[1. CALL TO ORDER]
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GOOD MORNING AND WELCOME TO THE, UH, UM, TED COUNTY PLANNING COMMISSION MEETING FOR, UH, DECEMBER 3RD, 2025.
I'D LIKE CALL THIS MEETING TO ORDER AND IF YOU'D ALL PLEASE JOIN ME IN THE PLEDGE OF ALLEGIANCE.
P SALUTE PLEDGE OF ALLEGIANCE.
DO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS.
ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE BRA.
UM, ROLL CALL COMMISSIONERS PLEASE.
[4. APPROVAL OF MINUTES]
UH, ONTO THE, HAS EVERYBODY HAD A CHANCE TO LOOK AT THE, UH, MINUTES FOR THE, UH, MEETING OF NOVEMBER 19TH, 2005? AND IF SO, ANY QUESTIONS OR CAN I GET A MOTION TO APPROVE? MOVE TO APPROVE.ALL THOSE OPPOSED? A UNANIMOUS PASS.
NOW IT'S TIME FOR, UH, CITIZENS COMMUNICATIONS.
AT THIS TIME, IF ANYBODY HAS SOMETHING, UM, THAT'S NADIA ON THE AGENDA OF INTEREST TO ANYONE, UH, THAT CAN COME UP AND SPEAK TO THAT AT THIS TIME.
SO YOU OPEN THE CITIZEN'S COMMUNICATION.
I WILL CLOSE THE CITIZEN'S COMMUNICATION AND WE'LL START THE,
[6. PUBLIC HEARING(S)]
UM, FIRST ITEM ON THE AGENDA.YOU OPEN THE PUBLIC HEARING? YES.
UH, MY NAME IS ANNA HERNANDEZ AND THE FIRST PROJECT BEFORE YOU TODAY IS MAJOR SUBDIVISION NUMBER MAS 24 DASH ZERO FOUR FOR THE APPLICANT.
THIS PROJECT IS A REQUEST TO SUBDIVIDED APPROXIMATELY 2.03 ACRE REMAINDER PARCEL INTO TWO PARCELS RESULTING IN PARCEL SIZES OF PARCEL.
ONE APPROXIMATELY 1.03 NET ACRES AND PARCEL TWO APPROXIMATELY ONE NET ACRE.
THE PROJECT SITE IS DESIGNATED AGRICULTURAL RESIDENTIAL LAND USE IN THE GENERAL PLAN AND ZONE RR RURAL RESIDENTIAL, WHILE TYPICALLY A SUBDIVISION THAT RESULTS IN FOUR PARCELS OR LESS IS PROCESSED AS A MINOR SUBDIVISION.
THE PROJECT, THE PROPOSED PROJECT IS BEING PROCESSED AS A MAJOR SUBDIVISION BECAUSE IT INVOLVES A SPLIT OF A PARCEL DESIGNATED A REMAINDER PARCEL IN MINOR, MINOR SUBDIVISION NUMBER MS 21 DASH ZERO FIVE AND WAS APPROVED BY THE PLANNING COMMISSION ON APRIL 28TH, 2021.
THIS IS THE VICINITY OF THE PROJECT SITE.
THE SITE IS OUTLINED IN RED AND CONSISTS OF AN APPROXIMATELY 2.03 ACRE PARCEL THAT IS VACANT AND LOCATED ON THE SOUTHEAST CORNER OF NORTH GIANNINI ROAD AND WEST PLEASANT VALLEY DRIVE IN THE ATWATER AREA.
THE SURROUNDING LAND USES ARE MADE UP OF AGRICULTURAL AND AGRICULTURAL RESIDENTIAL LAND USES SUCH AS RURAL RESIDENCES AND ROAD CROPS.
THIS IS A MAP EXHIBIT PARCEL ONE, APPROXIMATELY 1.03 NET ACRES OUTLINED IN BLUE AND PARCEL.
TWO, APPROXIMATELY ONE NET ACRE OUTLINED IN RED.
BOTH PARCELS WOULD REMAIN VACANT, BUT SHOULD DEVELOPMENT OCCUR IN THE FUTURE, THE PROPOSED PARCELS WOULD HAVE WASTEWATER MANAGED BY A SEPTIC SYSTEM AND WATER PROVIDED BY AN ONSITE WELL ACCESS TO BOTH PARCELS WOULD BE OFF GINI ROAD.
THE PROJECT IS CONSISTENT WITH THE APPLICABLE GOALS AND POLICIES OF THE MERC COUNTY GENERAL PLAN, INCLUDING BUT NOT LIMITED TO.
GOAL LU DASH THREE, POLICY LU DASH 3.1 AND POLICY LU DASH 3.3.
THE PROJECT IS ALSO CONSISTENT WITH THE SUBDIVISION MAP ACT AND TITLE 17.
ADDITIONALLY, THE PROPOSED PARCEL SIZES WOULD MEET THE MINIMUM PARCEL SIZE REQUIREMENTS OF THE RR RURAL RESIDENTIAL ZONE DISTRICT AS OUTLINED IN SECTION 18 POINT 12.030 OF THE MERCED COUNTY ZONING CODE.
STAFF HAS DETERMINED THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 1 5 1 8 3 PROJECT CONSISTENT WITH COMMUNITY PLAN, GENERAL PLAN AND ZONING OF THE SQL GUIDELINES.
THE PROJECT CONSISTS OF THE SUBDIVISION OF AN APPROXIMATELY 2.03 ACRE REMAINDER PARCEL INTO TWO PARCELS RESULTING IN PARCEL ONE 1.03 NET ACRES AND PARCEL TWO ONE NET ACRE.
THE SUBDIVISION WOULD MEET THE DENSITY STANDARDS OF THE AGRICULTURAL RESIDENTIAL LAND USE DESIGNATION OUTLINED IN THE GENERAL PLAN AND THE PROPOSED PARCEL SIZES WOULD MEET THE MINIMUM PARCEL SIZE OF THE RR RURAL RESIDENTIAL ZONE DISTRICT AND HAVE ADEQUATE ACCESS AND SERVICES PROVIDED SHOULD DEVELOPMENT OCCUR.
FINALLY, THE THE PROJECT DOES NOT PRESENT ANY UNUSUAL CHARACTERISTICS OR UNANTICIPATED IMPACTS THAT WERE NOT PREVIOUSLY ANALYZED.
NOTICE OF THE PUBLIC HEARING WAS PUBLISHED IN MERCED COUNTY TIMES AND MAILED TO PROPERTY OWNERS WITHIN 300 FEET OF THE PROJECT
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SITE ON NOVEMBER 20TH, 2025.NO COMMENTS WERE RECEIVED AT THIS TIME.
STAFF HAS TWO RECOMMENDATIONS.
NUMBER ONE, DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 1 5 180 3 PROJECT CONSISTENT WITH COMMUNITY PLAN, GENERAL PLAN OR ZONING OF THE SQL GUIDELINES.
AND TWO, APPROVE MAJOR SUBDIVISION NUMBER MAS 24 DASH 0 0 4 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
THIS CONCLUDES STAFF'S PRESENTATION.
ANY COMMISSIONERS HAVE ANY QUESTIONS, BRIANNA? YEAH, JUST, JUST CURIOUS.
UM, YOU TALKED ABOUT THE ONSITE, WELL, IT LOOKS LIKE THERE'S ONE WELL ALREADY.
WOULD THEY PUT A SECOND WELL FOR PARCEL TWO OR WOULD THEY SHARE THAT SAME WELL FOR BOTH PARCELS? UH, IN THE FUTURE ONCE DEVELOPMENT IS PROPOSED, EACH PARCEL WOULD HAVE ITS OWN.
IF NOT, I WILL OPEN UP THE, UH, C THE PUBLIC HEARING.
UH, IF ANYBODY WOULD LIKE TO COMMENT ON THIS, UH, PROJECT, UH, WE COME UP, STATE YOUR NAME AND ADDRESS AND YOU HAVE THREE MINUTES.
UM, JUST WANTED TO, UH, ANSWER ANY QUESTIONS IF YOU GUYS HAD ANY.
UM, I REPRESENT THIS PROJECT AND WE DESIGNED IT.
UM, THEN I'D LIKE TO, UH, THANK ANNA FOR HER, UH, HELP THROUGH THIS PROCESS ALONG WITH TIFFANY AND ENVIRONMENTAL AND ALSO ENVIRONMENTAL HEALTH.
IT WAS A LITTLE TRICKY GETTING THE SEPTICS AND WELLS AND STUFF CONFIGURED WITH A LINEAR BASIN ALONG UH HA OR PLEASANT VALLEY, BUT THEY, UH, WORKED WITH US REAL WELL AND WE GOT IT ALL, ALL DONE.
SO IF YOU HAVE ANY QUESTIONS, I CAN ANSWER 'EM, BUT ANY QUESTION.
I WILL CLOSE THE PUBLIC HEARING.
UM, DO WE GET A MOVE ON TO THE MOTION? CAN I HAVE A MOTION FROM ANY OF THE COMMISSIONERS FOR THIS PROJECT? I'LL MAKE THE MOTION.
UM, A MOTION TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM THE ENVIRONMENTAL REVIEW PURSUANT TO SECTION 1 5 1 8 3 PROJECTS CONSISTENT WITH COMMUNITY PLAN, GENERAL PLAN OR ZONING OF THE SQ GUIDELINES.
SECOND, UH, MOTION AND A SECOND.
ANY OPPOSED? PASSES UNANIMOUSLY ONTO THE, UH, PROJECT TERMINATION MOTION.
I WILL MOTION TO APPROVE MAJOR SUBDIVISION NUMBER MAS 24 DASH ZERO FOUR BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
ON TO, UH, SECOND ITEM, UH, MINOR SUBDIVISION MS 25 DASH 0 1 1.
UM, THANK YOU CHAIRMAN AND GOOD MORNING COMMISSIONERS.
UM, MY NAME IS Y PIZA AND THE PROJECT BEFORE YOU IS MINOR SUBDIVISION NUMBER MS 25 DASH 0 1 1 FOR THE APPLICANT.
THE PROJECT IS A REQUEST TO SUBDIVIDE A APPROXIMATELY 49.6 ACRE PARCEL INTO TWO PARCELS RESULTING INTO PARCEL ONE APPROXIMATELY 25 POINT 29 ACRES AND PARCEL TWO APPROXIMATELY 25 POINT 20 ACRES.
NO NEW DEVELOPMENT OR RESIDENTS ARE BEING PROPOSED WITH THE SUBDIVISION AND THE, THE PARCEL IS DESIGNATED AGRICULTURAL LAND USE IN THE GENERAL PLAN AND ZONED A ONE GENERAL AGRICULTURE.
THIS IS THE VICINITY OF THE PROJECT SITE OUTLINED IN RED.
THE PROJECT SITE CONSISTS OF ONE LEGAL PARCEL, APPROXIMATELY 49.6 ACRES IN SIZE.
IT IS LOCATED 1,360 FEET SOUTH OF PIONEER ROAD AND WEST OF CENTER AVENUE IN THE LOS ANOS AREA.
CURRENTLY, THE THE SITE HAS ONE RURAL RESIDENCE LOCATED ON THE EAST SIDE OF THE PARCEL AND THE HOME HAS ITS OWN ONSITE WELL AND SEPTIC SYSTEM.
IN ADDITION, THERE'S A BARN SHOP AND SHED LOCATED BEHIND THE HOME.
THE HOUSE HAS AN ENTRANCE DRIVEWAY SITUATED ON THE WEST SIDE OF CENTER AVENUE.
THE PRODUCT SITE CAN BE ACCESSED BY A DRIVEWAY LOCATED ON THE SOUTH OF THE PARCEL AND WEST OF CENTER AVENUE.
THE SURROUNDING AREAS CONSISTS OF AGRICULTURAL USAGE SUCH AS ROW CROPS, ORCHARDS, AND RURAL RESIDENTS.
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PARCEL MAP WHICH DISPLAYS THE PROPOSED TWO PARCELS.PROPOSED PARCEL ONE IS OUTLINED IN RED AND PROPOSED PARCEL TWO IS OUTLINED IN BLUE PARCEL ONE.
ONE WOULD REMAIN WITH ROW CROPS AND WOULD HAVE ACCESS TO CENTER AVENUE AND PARCEL TWO WOULD MAINTAIN THE REST OF THE EXISTING STRUCTURES WHICH INCLUDE THE HOUSE, THE BARN, THE SHOP AND SHED, AND CONTINUE TO HAVE ACCESS TO CENTER AVENUE WITH THE EXISTING DRIVEWAY.
THERE IS NO CONSTRUCTION OR CHANGE OF USE BEING PROPOSED WITH THIS SUBDIVISION.
BOTH PARCEL WOULD REMAIN IN AGRICULTURAL PURPOSES.
IN TERMS OF CONSISTENCY WITH LOCAL REGULATIONS, THE PROJECT SITE IS DESIGNATED AGRICULTURAL LAND USE IN THE GENERAL PLAN.
THE PROJECT IS CONSISTENT WITH APPLICABLE GENERAL PLAN POLICIES REGARDING THE FACILITATION AND PRESERVATION OF AGRICULTURAL LAND USES IN COMPLIANCE WITH THE POLICY AG DASH 3 1 12 STAFF HAS RECOMMENDED THAT THE FINAL MAP INCLUDE A NOTE STATING THAT ANY NEW RESIDENCES WILL REQUIRE A CONDITIONAL USE PERMIT FROM THE COUNTY.
THE PROJECT IS ALSO CONSISTENT WITH THE APPLICABLE PROVISIONS OF THE SUBDIVISION MAP ACT AND TITLE 17.
ADDITIONALLY, THE PROJECT IS CONSISTENT WITH THE APPLICABLE DEVELOPMENT STANDARDS OF THE MERCED COUNTY ZONING CODE MEETING.
THE MINIMUM REQUIRED PRICE PARCEL SIZES OF THE A ONE GENERAL AGRICULTURAL ZONE DISTRICT.
NOTICE IF THE PUBLIC HEARING WAS FIRSTLY PUBLISHED IN THE WEST SIDE EXPRESS ON NOVEMBER 19TH, 2025.
SECONDLY, IT WAS ALSO PUBLISHED IN THE MERCED COUNTY TIMES AND MAILED TO PROPERTY OWNERS WITHIN 300 FEET OF THE PROJECT SITE ON NOVEMBER 20TH, 2025.
NO VERBAL COMMENTS OR LETTERS WERE RECEIVED.
STAFF HAS DETERMINED THAT NO, UM, SORRY.
STAFF HAS DETERMINED THAT NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 1 5 1 6 2 SUBSEQUENT E AND NEGATIVE DECLARATIONS OF THE SQL GUIDELINES BASED ON THE ANALYSIS OF THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM, ENVIRONMENTAL IMPACT REPORT, AND THE ATTACHED SE L GUIDELINES, SECTION 1 5 1 16 2 FINDINGS AND ANALYSIS.
UM, ATTACHMENT C OF THE STAFF REPORT IS THE SQL GUIDELINES, SECTION 1 5 1 6 2 FINDINGS AND ANALYSIS AND THE 2030 MERCED COUNTY GENERAL PLAN.
EIR CONTAINED AN EXTENSIVE ANALYSIS OF THE POTENTIAL IMPACTS FROM SUBJECT AGENTS LOCATED IN THE AGRICULTURAL AREAS OF THE COUNTY.
THE DRAFT IN THE FINAL PROGRAM EIR, CONCLUDED THAT THE IMPACT FROM AGRICULTURAL SUBDIVISIONS WAS LESS THAN SIGNIFICANT WHEN NO NEW RESIDENTS ARE BEING PROPOSED.
THE EIR FOUND THAT THE AGRICULTURAL SUBDIVISIONS WERE LESS THAN SIGNIFICANT.
THEREFORE, UM, MINOR SUBDIVISION, UM, MS 25 DASH ZERO 11 WAS CONSISTENT WITH THIS.
UM, FINDINGS IN THE ATTACH C STAFF HAS TWO RECOMMENDATIONS.
UM, DETERMINE NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 1 5 1 62 SUBSEQUENT E AND NEGATIVE DECLARATIONS OF THE SQA GUIDELINES BASED ON THE ANALYSIS IN THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM, ENVIRONMENTAL IMPACT REPORT, AND THE ATTACHED CQA GUIDELINES, SECTIONS 1 5 1 6 2 FINDINGS AND ANALYSIS.
SECOND APPROVED MINOR SUBDIVISION NUMBER MS 25 DASH ZERO 11 BASED ON THE FINDINGS INCLUDED IN STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
THIS CONCLUDES STAFF, UM, PRESENTATION.
DO YOU HAVE ANY QUESTIONS FOR YOUR MARY? NO.
SEEING NONE, I WILL, UH, OPEN THE PUBLIC HEARING FOR THIS ITEM.
UH, IF ANYBODY WOULD LIKE TO SPEAK ON THIS ITEM, YOU STEP UP TO THE PODIUM, STATE YOUR NAME AND ADDRESS.
UM, CAN I GET A, UH, COMMISSION FOR A MOTION ON THIS PROJECT? I'LL MAKE THE MOTION THAT THE COMMISSION DETERMINES NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 1 5 1 6 2 SUBSEQUENT EIR AND NEGATIVE DECLARATIONS OF THE SECRET GUIDELINES BASED ON THE ANALYSIS AND THE 2030 MERCED COUNTY GENERAL PLAN PROGRAMMED ENVIRONMENTAL IMPACT REPORT AND THE ATTACHED SECRET GUIDELINES SECTION 1 15 1 62 FINDINGS AND ANALYSIS.
ANY OPPOSED? PASSES UNANIMOUSLY ON TO PROJECT DETERMINATION.
I'LL MAKE THE MOTION THAT THE COMMISSION APPROVE MINOR SUBDIVISION NUMBER MS TWO FIVE DASH 0 1 1 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND THE SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
OKAY, WE HAVE A MOTION AND A SECOND.
ALL THOSE IN FAVOR? ALL THOSE OPPOSED PASSES UNANIMOUSLY.
UM, ON ANY COMMISSIONER, ACTION ITEMS,
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DIRECTOR'S REPORT.COMMISSIONER COMMENTS? WELL, SEEING NONE THIS MEETING IS NOW ADJOURNED.