[1. CALL TO ORDER] [00:00:03] GOOD MORNING AND WELCOME TO THE MERCED COUNTY PLANNING COMMISSION MEETING. I'D LIKE TO CALL THIS MEETING TO ORDER. AND WOULD EVERYONE PLEASE JOIN ME IN THE PLEDGE OF ALLEGIANCE? I PLEDGE ALLEGIANCE TO 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 FOR ALL. OKAY. ROLL CALL OF COMMISSIONERS, PLEASE. COMMISSIONER JAWAD. HERE. COMMISSIONER SPYCHER. HERE. COMMISSIONER ERRECA. HERE. VICE CHAIRMAN TATUM. HERE. CHAIRMAN RAMIREZ. HERE. MR. CHAIR, YOU HAVE A QUORUM. THANK YOU. [4. APPROVAL OF MINUTES] APPROVAL OF MINUTES. RIGHT NOW, I'D LIKE TO OPEN UP THE FLOOR. ANYBODY WANTS TO SPEAK ON OUR MINUTES OF OUR LAST MEETING? IF YOU DO COME UP, YOU HAVE THREE MINUTES. STATE YOUR NAME, YOUR ADDRESS AND YOUR NAME. OKAY. SEEING NONE, I WILL CLOSE THAT AND MOVE ON TO THE MOTION TO APPROVE MINUTES. I READ THE MINUTES AND I MOVE FOR APPROVAL. SECOND. SECOND. ALL THOSE IN FAVOR? AYE. ALL THOSE OPPOSED? SO MOVED. OKAY. PUBLIC COMMENT. PUBLIC COMMUNICATION. NOW OPEN UP THE FLOOR TO ANYBODY THAT WANTS TO SPEAK TO ANYTHING THAT'S NOT ON THE AGENDA THAT WE HAVE JURISDICTION OVER AT THIS TIME. COME UP. STATE YOUR NAME. ADDRESS, NAME. YOU HAVE THREE MINUTES. OKAY. SEEING NONE, I WILL CLOSE THE PUBLIC COMMUNICATION SECTION AND MOVE ON TO PUBLIC HEARING. [6. PUBLIC HEARING(S)] OUR FIRST ITEM IS MS 26-0011. THANK YOU CHAIRMAN. GOOD MORNING. MY NAME IS RICARDO MERCADO AND I'M THE PROJECT PLANNER FOR THE PROJECT. BEFORE YOU MINOR SUBDIVISION NUMBER MS 26-011 FOR THE APPLICANT, JUDY SOUZA. THE PROJECT IS A REQUEST TO SUBDIVIDE AN APPROXIMATELY 210 ACRE PARCEL INTO TWO PARCELS, RESULTING IN PARCEL ONE 128.69 ACRES AND PARCEL 2 91.25 ACRES. THE PROJECT SITE IS DESIGNATED AGRICULTURAL LAND USE IN THE GENERAL PLAN AND ZONED A-1 GENERAL AGRICULTURAL. AND THIS NEXT SLIDE, WE HAVE A VICINITY OF THE PROJECT SITE. THE PROJECT SITE IS OUTLINED IN RED AND CONSISTS OF ONE PARCEL, APPROXIMATELY 210 ACRES IN SIZE, AS MENTIONED, AND IT IS LOCATED ON THE NORTH SIDE OF RIVER ROAD, 50FT WEST OF NORTHROP ROAD IN THE STEVENSON AREA. CURRENTLY, THE SITE IS DEVELOPED WITH A RURAL RESIDENCE AND USED FOR FARMING OPERATIONS. THE PROJECT SITE IS EQUIPPED WITH IRRIGATION, WITH IRRIGATION WELL AND AUXILIARY IRRIGATION EQUIPMENT TO SUPPORT THE FARMING OPERATIONS, AND HAS STREET FRONTAGE ALONG RIVER ROAD TO THE SOUTH AND ABUTS THE MERCED RIVER TO THE NORTH. THE PROJECT SITE AND SURROUNDING AREAS GENERALLY FLAT IN TOPOGRAPHY AND CHARACTERIZED BY AGRICULTURAL LAND USES SUCH AS DISPERSED RURAL RESIDENCES, ROW CROPS AND ORCHARDS. THIS NEXT SLIDE, WE HAVE THE TENTATIVE PARCEL MAP WHICH DISPLAYS THE TWO PROPOSED PARCELS. PARCEL TWO WOULD MAINTAIN THE RURAL RESIDENCE WITH ITS RESPECTIVE SEPTIC SYSTEM, DOMESTIC WELL AND ACCESSORY STRUCTURES, ALONG WITH THE PORTION OF THE FARMING OPERATIONS. PARCEL ONE WOULD ALSO MAINTAIN A PORTION OF THE FARMING OPERATIONS AND THE MAJORITY OF A PRIVATE IRRIGATION PIPELINE. BOTH PARCELS AS MENTIONED BEFORE, WOULD CONTINUE TO HAVE ACCESS ALONG RIVER ROAD AND CONTINUE TO ABUT THE MERCED RIVER TO THE NORTH. STAFF HAS FOUND THAT THE PROJECT IS CONSISTENT WITH THE APPLICABLE GENERAL PLAN GOALS AND POLICIES REGARDING THE FACILITATION AND PRESERVATION OF AGRICULTURAL LAND USES. THE PROJECT SITE, THE PROJECT IS ALSO FOUND CONSISTENT WITH THE APPLICABLE PROVISIONS OF THE SUBDIVISION MAP ACT IN TITLE 17 OF THE MERCED COUNTY SUBDIVISION CODE. ADDITIONALLY, IN COMPLIANCE WITH POLICY AG-3.12, STAFF HAS RECOMMENDED THE FINAL MAP INCLUDE A NOTE STATING THAT ANY NEW RESIDENTS WILL REQUIRE A CONDITIONAL USE PERMIT FROM THE COUNTY. FURTHERMORE, THE PROJECT CAN BE FOUND CONSISTENT WITH TITLES 18 OF THE COUNTY ZONING CODE, SECTION 18.10.30, SUBSECTION C, BY MEETING THE MINIMUM PARCEL SIZES OF 20 GROSS ACRES AND THE A-1 GENERAL AGRICULTURAL ZONING DESIGNATION. STAFF HAS DETERMINED THAT NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 15162, SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES. THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM EIR CONTAIN AN EXTENSIVE ANALYSIS OF THE POTENTIAL IMPACTS FROM SUBDIVISIONS LOCATED IN AGRICULTURAL AREAS OF THE COUNTY. THE DRAFT AND FINAL PROGRAM EIR CONCLUDED THAT IMPACTS FROM AGRICULTURAL SUBDIVISIONS WERE LESS THAN SIGNIFICANT WHEN NO NEW RESIDENCES WERE PROPOSED. FURTHER ANALYSIS THAT SUPPORTS THIS DETERMINATION CAN BE FOUND IN ATTACHMENT C OF THE STAFF REPORT. [00:05:06] MOVING FORWARD TO PUBLIC COMMENT, NOTICE OF THIS PUBLIC HEARING WAS PUBLISHED ON THE WEST SIDE EXPRESS ON JULY 29TH, 2026 AND IN THE MERCED COUNTY TIMES AND MAILED TO PROPERTY OWNERS OF RECORD WITHIN 300FT OF THE PROJECT SITE ON JULY 30TH, 2026. NO COMMENTS WERE RECEIVED FROM THE PUBLIC. AND THIS NEXT SLIDE, WE HAVE STAFF'S RECOMMENDATIONS. THE FIRST ONE IS TO DETERMINE THAT NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 15162, SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES. BASED ON THE ANALYSIS IN THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM, ENVIRONMENTAL IMPACT REPORT AND DETACHED CEQA GUIDELINES, SECTION 15162 FINDINGS AND ANALYSIS, AND THEN TO APPROVE MINOR SUBDIVISION NUMBER MS 26-011 BASED ON THE FINDINGS IDENTIFIED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. THIS NOW CONCLUDES STAFFS PRESENTATION. I'M AVAILABLE FOR QUESTIONS. THANK YOU RICARDO. THE COMMISSIONERS HAVE ANY QUESTIONS FOR RICARDO? NO. OKAY. SO AT THIS TIME, I'D LIKE TO OPEN UP THE PUBLIC HEARING. IF ANYBODY WOULD LIKE TO SPEAK ON THIS ITEM, PLEASE STEP FORWARD, STATE YOUR NAME, ADDRESS, AND YOU HAVE THREE MINUTES. OKAY. SEEING NONE, I WILL NOW CLOSE PUBLIC COMMENT ON THIS ITEM AND MOVE ON FOR THE MOTION. I'LL GO AHEAD AND MAKE THE MOTION IN DETERMINING NO FURTHER ENVIRONMENTAL REVIEW IS AS REQUIRED PURSUANT TO SECTION 15162, SUBSEQUENT EIR AND NEGATIVE DECLARATION OF THE CEQA GUIDELINES BASED ON THE ANALYSIS IN THE 2030 MERCED COUNTY GENERAL PLAN PROGRAM, ENVIRONMENTAL IMPACT REPORT AND ATTACHED CEQA GUIDELINES SECTION 15162 FINDINGS AND ANALYSIS. HERE WE HAVE A MOTION A SECOND. ALL THOSE IN FAVOR? AYE, AYE. THOSE OPPOSED? MOTION MOVED. ON TO THE PROJECT DETERMINATION. ALSO MAKE THE MOTION APPROVING MINOR SUBDIVISION NUMBER MS 26-011. BASED ON THE FINDINGS IDENTIFIED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. AND WE HAVE A MOTION. SECOND. AND A SECOND. ALL THOSE IN FAVOR? AYE. ANY OPPOSED? SO MOVED. THANK YOU. ON TO ITEM MS 25-023. THANK YOU CHAIRMAN. THANK YOU, CHAIRMAN, AGAIN FOR THE RECORD, MY NAME IS RICARDO MERCADO AND I'M ALSO THE PROJECT PLANNER FOR THE PROJECT. BEFORE YOU. MINOR SUBDIVISION NUMBER MS025-023 FOR THE APPLICANT, ALEXANDER CAMERINO. THE PROJECT IS A REQUEST TO SUBDIVIDE AN APPROXIMATELY 19.4 ACRE PARCEL INTO FIVE PARCELS, RESULTING IN PARCELS ONE THROUGH FOUR BEING ONE ACRE AND ONE DESIGNATED REMAINDER PARCEL AT 15.4 ACRES. THE PROJECT SITE IS DESIGNATED MERCED CITY PLANNING AREA, URBAN EXPANSION AREA AND THE GENERAL PLAN, AND IT'S ZONED RR RURAL RESIDENTIAL. HERE WE HAVE A VICINITY OF THE PROJECT SITE. THE SITE IS OUTLINED IN RED AND CONSISTS OF ONE PARCEL, APPROXIMATELY 19.4 ACRES IN SIZE, LOCATED ON THE NORTH SIDE OF EAST CARDELLA ROAD, 0.5 MILES EAST OF G STREET IN THE MERCED AREA. THE PROJECT SITE CURRENTLY CONTAINS A SINGLE FAMILY HOME WITH ITS ASSOCIATED RESIDENTIAL ACCESSORY STRUCTURES. THE HOME ALSO MAINTAINS AN ON SITE WELL FOR WATER AND HAS A SEPTIC SYSTEM TO MANAGE ITS WASTEWATER. AND THERE ARE TWO EXISTING DRIVEWAYS ALONG CARDELLA ROAD. THE PROJECT SITE AND SURROUNDING AREA IS CHARACTERIZED BY VACANT OR AGRICULTURAL LAND WITH DISPERSED RURAL RESIDENCES, AND ADDITIONALLY, THE PROJECT SITE BORDERS THE CITY OF BURNSIDE TO THE SOUTH AND WEST. HERE WE HAVE THE TENTATIVE PARCEL MAP, WHICH DISPLAYS THE FIVE PARCELS PROPOSED PARCELS ONE THROUGH FOUR ON THE RIGHT HAND SIDE INDICATED TO HAVE A 20 FOOT WIDE ACCESS EASEMENT FOR THEIR BENEFIT. THE REST OF THE LAND IS BEING DESIGNATED AS A REMAINDER PARCEL, WHICH WOULD HOLD ON TO THE EXISTING DEVELOPMENT. THE DIVISION OF ENVIRONMENTAL HEALTH HAS REVIEWED AND DETERMINED THAT THE PROPOSED PARCELS, ONE THROUGH FOUR, WOULD HAVE ADEQUATE SPACE TO SUPPORT INDIVIDUAL DOMESTIC WELLS AND SEPTIC SYSTEMS SHOULD DEVELOPMENT OCCUR. THE EXHIBIT WAS ALSO REVIEWED BY THE CITY OF MERCED, IN WHICH THEY HAVE CONDITIONED THE PROJECT TO ADD AN ADDITIONAL 19 FOOT DEDICATION TO AN EXISTING 40 FOOT WIDE DEDICATION TO THE NORTH SIDE OF THE ROAD. AND THAT IS TO MEET THE CITY'S 118 FOOT WIDE ARTERIAL STREET SECTION. THE PROJECT IS CONSISTENT WITH THE APPLICABLE GENERAL PLAN GOALS AND POLICIES THAT SPEAK TO HOUSING, RESIDENTIAL DENSITIES AND CITY CONSULTATION AND IS CONSISTENT WITH THE [00:10:02] APPLICABLE PROVISIONS OF THE SUBDIVISION MAP ACT AND TITLE 17 OF THE MERCED COUNTY SUBDIVISION CODE. ADDITIONALLY, THE PROJECT IS CONSISTENT WITH THE APPLICABLE GOALS AND DEVELOPMENT STANDARDS OF TITLE 18 OF THE MERCED COUNTY ZONING CODE MEETING THE MINIMUM PARCEL SIZE REQUIREMENTS FOR THE RR RURAL RESIDENTIAL DISTRICT AS OUTLINED IN CHAPTER 1812. STAFF HAS FOUND THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE CEQA GUIDELINES DUE TO THE FOLLOWING FINDINGS. THE PROJECT CONSISTS OF A DIVISION OF A PROPERTY IN AN URBANIZED AREA ZONED RESIDENTIAL INTO FOUR OR FEWER PARCELS, AND IS IN CONFORMANCE WITH THE GENERAL PLAN AND ZONING, WITH NO VARIANCES OR EXCEPTIONS REQUIRED. THE PROJECT SITE DOES NOT HAVE A SLOPE GRID, AND 20% HAS NOT BEEN INVOLVED IN A DIVISION OF A LARGER PARCEL WITHIN THE PREVIOUS TWO YEARS. AND FINALLY, THE PROPOSED PARCEL MAINTAINS ADEQUATE SPACE TO HAVE THE INDIVIDUAL DOMESTIC WELLS AND ONSITE SEPTIC SYSTEMS, WHICH WOULD BE SUBJECT TO PERMITS ISSUED BY ENVIRONMENTAL HEALTH. NOTICE OF THIS PUBLIC HEARING WAS PUBLISHED IN THE MERCED COUNTY TIMES AND THE PROPERTY OWNERS WITHIN 300FT OF THE PROJECT SITE ON JULY 30TH, 2026. NO WRITTEN OR VERBAL COMMENTS WERE RECEIVED BY STAFF. STAFF HAS TWO RECOMMENDATIONS. FIRST ONE IS TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LAND DIVISIONS OF THE CEQA GUIDELINES AND TO APPROVE MINOR SUBDIVISION NUMBER MS-25-023 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. SO NOW CONCLUDES THE PRESENTATION. I'M AVAILABLE FOR QUESTIONS. THANK YOU RICARDO. ANY QUESTIONS FROM THE COMMISSIONERS FOR RICARDO? OKAY. SEEING NONE, I WILL NOW OPEN UP THE PUBLIC COMMENT ON THIS ITEM. IF ANYBODY WOULD LIKE TO SPEAK ON THIS ITEM, PLEASE STEP FORWARD. STATE YOUR NAME, ADDRESS, AND YOU HAVE THREE MINUTES. OKAY. SEEING NONE, I WILL NOW CLOSE THE PUBLIC HEARING AND MOVE ON TO THE MOTION. I'LL MAKE THE MOTION THAT WE DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15315 MINOR LANDS, LAND DIVISIONS OF THE CEQA GUIDELINES. GOOD. MOTION. SECOND. A SECOND. ALL THOSE IN FAVOR? AYE. AYE. ANY OPPOSED? MOTION MOVED. ON TO THE PROJECT DETERMINATION. MOTION THAT WE APPROVE MINOR SUBDIVISION NUMBER MS 25 25-023. BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. WE HAVE A MOTION. WE HAVE A SECOND. ALL THOSE IN FAVOR? AYE. ANY OPPOSED? MOTION MOVED. OKAY. THANK YOU. ON TO ITEM. CUP26-005. THANK YOU CHAIR. GOOD MORNING COMMISSION. MY NAME IS ANNA BROWNING AND THE FINAL PROJECT BEFORE YOU TODAY IS CONDITIONAL USE PERMIT NUMBER CUP26-005 FOR THE APPLICANT, LUIS BRAVO. THE PROJECT IS A REQUEST FOR A CONDITIONAL USE PERMIT TO EXPAND A TRUCK PARKING OPERATION BY ADDING TRUCK REPAIRS AND ONGOING TRUCK SERVICES THAT WOULD OPERATE MONDAY THROUGH FRIDAY FROM 8 A.M. TO 5 P.M.. THE PROJECT WOULD INCLUDE THE CONSTRUCTION OF A 4800 SQUARE FOOT METAL BUILDING AND IMPROVEMENTS TO THE SITE SUCH AS PARKING, LANDSCAPING, LIGHTING, STORM DRAINAGE AND A NEW SEPTIC SYSTEM. ADDITIONALLY, THE PROJECT WOULD EMPLOY TWO NEW EMPLOYEES. MOVING FORWARD TO SOME PROJECT HISTORY. CONDITIONAL USE PERMIT NUMBER CUP21-010 WAS APPROVED BY THE PLANNING COMMISSION ON JUNE 23RD, 2021 TO OPERATE A COMMERCIAL AND RECREATIONAL VEHICLE STORAGE SERVICE. THIS PROJECT WAS APPROVED TO PARK NO MORE THAN 93 VEHICLES ON SITE. THERE WILL BE NO CHANGES TO THE NUMBER OF PERMITTED VEHICLES ALLOWED ON SITE AS A RESULT OF THIS PROJECT, ALL PARKING OPERATIONS WOULD REMAIN THE SAME. THE APPLICANT IS LOOKING TO EXPAND THEIR BUSINESS BY ADDING COMMERCIAL VEHICLE REPAIR TO THE TRUCKS PARKED ON SITE. HERE'S THE PROJECT SITE, WHICH CONSISTS OF TWO PARCELS TOTALING APPROXIMATELY 5.6 ACRES. LOCATED ON THE NORTH SIDE OF ASHBY ROAD, APPROXIMATELY 0.27 MILES WEST OF FERN STREET IN THE FRANKLIN BEECHWOOD COMMUNITY PLAN AREA. THE SURROUNDING AREA IS MOSTLY VACANT AND MADE UP OF SEVERAL DIFFERENT LAND USES, SUCH AS COMMERCIAL, RESIDENTIAL AND AGRICULTURE. TO THE EAST OF THE PROJECT SITE IS A MOBILE HOME STORAGE AND SALES LOT AND ADDITIONAL TRUCK PARKING. HIGHWAY 99 AND THE UNION PACIFIC RAILROAD ARE LOCATED SOUTH OF THE PROJECT SITE. HERE IS A CLOSER LOOK AT THE SITE. AGAIN, THE CURRENT SITE CONTAINS COMMERCIAL VEHICLE PARKING. ACCESS IS PROVIDED BY TWO FULL ACCESS DRIVEWAYS OFF ASHBY ROAD AND CLOSED BY A SIX FOOT FENCE. THERE IS AN EXISTING WELL AND SEPTIC SYSTEM AND AS PART OF THE PROJECT, THE APPLICANT IS PROPOSING TO DEMOLISH THE EXISTING SEPTIC SYSTEM THROUGH PERMITS ISSUED [00:15:07] BY THE MERCED COUNTY DIVISION OF ENVIRONMENTAL HEALTH AND REPLACE IT WITH A NEW ONE. HERE IS THE PROPOSED SITE PLAN. IN THE CENTER OF THE PROJECT, YOU CAN SEE THE PROPOSED BUILDING LABELED AS REPAIR SHOP. THE PROPOSED BIOSWALES FOR DRAINAGE ARE LOCATED ON THE NORTH AND SOUTHEAST PORTION OF THE PROJECT SITE. THE APPLICANT IS PROPOSING NEW LANDSCAPING ALONG THE FRONTAGE AND AS PART OF AND AS PART OF THE NEW PARKING AREA. ADDITIONALLY, THE PROJECT IS PROPOSING A TOTAL OF 14 PARKING SPACES 12 STANDARD, ONE ACCESSIBLE, TWO EV CHARGING OR TWO ELECTRIC VEHICLE SPACES, AND TWO EMPLOYEE DEDICATED SPACES. AS PART OF THE ONGOING SERVICES, ANY HAZARDOUS MATERIALS THAT EXCEED THE QUANTITY OUTLINED UNDER CAL EPA REGULATIONS WOULD BE SUBJECT TO PERMITS ISSUED THROUGH THE MERCED COUNTY DIVISION OF ENVIRONMENTAL HEALTH. HERE'S A PICTURE OF THE FLOOR PLAN OF THE PROPOSED BUILDING SHOWING THE REPAIR BAYS, THE OFFICE AND THE STORAGE AREA. AND HERE IS A PICTURE OF THE ELEVATIONS. IN TERMS OF CONSISTENCY, THE PROJECT IS DESIGNATED GENERAL COMMERCIAL LAND USE IN THE GENERAL PLAN AND CAN BE FOUND CONSISTENT WITH THE GOALS AND POLICIES OF THE GENERAL PLAN AND THE FRANKLIN BEECHWOOD COMMUNITY PLAN LISTED HERE REGARDING THE PROMOTION OF BUSINESSES WHILE REMAINING COMPATIBLE WITH THE SURROUNDING AREAS AND MEETING THE NEEDS OF THE COMMUNITY RESIDENTS. ADDITIONALLY, THE ADDITION OF TRUCK REPAIR AND MAINTENANCE SERVICES COMPLEMENTS THE EXISTING TRUCK PARKING OPERATION, ALLOWING THE BUSINESS TO PROVIDE A BROADER RANGE OF SERVICES AT A SINGLE LOCATION WHILE MEETING THE NEEDS OF COMMERCIAL TRUCKING OPERATORS. THE PROPOSED PROJECT WOULD MAKE SEVERAL IMPROVEMENTS TO THE SITE, INCLUDING PAVED PARKING, LANDSCAPING AND THE CONSTRUCTION OF THE METAL BUILDING. THE PROJECT SITE IS ZONED C-2 GENERAL COMMERCIAL. THE EXISTING USE OF THE SITE WAS PERMITTED IN 2021 UNDER CONDITIONAL USE PERMIT NUMBER CUP21-010. THE PROJECT DOES NOT MEET THE CRITERIA OF A MINOR MODIFICATION PURSUANT TO SECTION 18.1, 30.090, SUBSECTION C, DUE TO THE EXPANSION OF THE BUSINESS, THEREFORE, A NEW CONDITIONAL USE PERMIT IS REQUIRED. THE PROPOSED USE AND BUILDING WOULD MEET ALL DEVELOPMENT STANDARDS OF THE C-2 GENERAL COMMERCIAL ZONE, AS OUTLINED IN THE ZONING CODE IN REGARD TO SETBACKS, PARKING, LANDSCAPING AND SOLID WASTE. STAFF HAS DETERMINED THAT THE PROJECT CAN BE FOUND CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15303 NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES OF THE CEQA GUIDELINES. THE SITE HAS HISTORICALLY BEEN USED AS A TRUCK STORAGE FACILITY AND THE ONGOING COMMERCIAL USE CLASSIFIES THE SITE AS DISTURBED. THE PROJECT SITE HAS ADEQUATE SERVICES PROVIDED WITH AN EXISTING WELL AND A SEPTIC SYSTEM THAT WE WOULD BE PERMITTED THROUGH THE DIVISION OF ENVIRONMENTAL HEALTH. THE PROJECT SITE WOULD ALSO HAVE ADEQUATE ACCESS PROVIDED THROUGH TWO EXISTING FULL ACCESS DRIVEWAYS ONTO ASHBY ROAD. THE PROPOSED STRUCTURE DOES NOT EXCEED THE 10,000 SQUARE FOOT THRESHOLD OUTLINED IN CLASS THREE AND, AND FINALLY, THE PROJECT SITE IS NOT ENVIRONMENTALLY SENSITIVE AND THE USE WOULD NOT BE DETRIMENTAL TO THE SITE OR THE SURROUNDING AREA. NOTICE OF THIS PUBLIC HEARING WAS PUBLISHED IN THE MERCED COUNTY TIMES AND MAILED TO PROPERTY OWNERS WITHIN 300FT OF THE PROJECT SITE ON JULY 30TH, 2026. NO COMMENTS WERE RECEIVED. GIVEN ALL THE INFORMATION, STAFF HAS TWO RECOMMENDATIONS. NUMBER ONE DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15303 NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES OF THE CEQA GUIDELINES AND APPROVE CONDITIONAL USE PERMIT NUMBER CUP26005 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL. THIS CONCLUDES STAFF'S PRESENTATION. THE APPLICANT IS IN THE AUDIENCE AND AVAILABLE FOR QUESTIONS. THANK YOU. ANY QUESTIONS FROM OUR COMMISSIONERS? OKAY. SEEING NONE, I WILL NOW OPEN UP THE PUBLIC COMMENT. IF ANYBODY WOULD LIKE TO SPEAK ON THIS ITEM, PLEASE STEP FORWARD. STATE YOUR NAME, ADDRESS, AND YOU HAVE THREE MINUTES. MY NAME IS LISA MAYO. YOU NEED MY ADDRESS, YOU SAID. YES, PLEASE. MY ADDRESS IS 2195 PINEHURST COURT. THANK YOU. MY FAMILY OWNS APPROXIMATELY 24.5 ACRES NEXT TO THIS PROPOSED PROJECT. OF THOSE ACRES, WE HAVE A MIX OF BOTH COMMERCIAL AND RESIDENTIAL ACRES. SO WE WOULD LIKE TO UNDERSTAND HOW THIS PROPOSED TRUCK PARKING AND REPAIR OPERATION COULD AFFECT OUR PROPERTY. FIRST, WHAT NOISE CONTROLS OR RESTRICTIONS WILL BE REQUIRED FOR THIS PROJECT? DO I LIST ALL OF MY QUESTIONS NOW? OKAY. SECOND, WILL THERE BE RESTRICTIONS ON OUTDOOR LIGHTING AND TRUCK HEADLIGHTS TO MINIMIZE IMPACTS ON NEIGHBORING PROPERTIES? AND LASTLY, WILL THE PROJECT BE REQUIRED TO PROVIDE FENCING, LANDSCAPING, OR OTHER BUFFERING BETWEEN THE TRUCK OPERATIONS AND NEIGHBORING PROPERTIES? THANK YOU. DO I SIT DOWN? DO I SIT DOWN? THANK YOU. [00:20:06] THANK YOU. IS THERE ANYONE ELSE THAT WOULD LIKE TO SPEAK ON THIS PROJECT? OKAY. SEEING NONE, I WILL NOW CLOSE PUBLIC COMMENT AND MOVE ON TO THE MOTION. I WONDER IF WE COULD HAVE STAFF MAYBE ANSWER SOME OF THE THE CONCERNS SHE HAD OR QUESTIONS, OR IF YOU HAVE THE ABILITY TO ANSWER THOSE QUESTIONS BEFORE WE MAKE A DECISION. YES. THANK YOU. THE PROPOSED PROJECT WILL BE SUBJECT TO ALL THE DIFFERENT DEVELOPMENT STANDARDS IN THE ZONING CODE, INCLUDING NOISE AND LIGHTING. AND ANY PROPOSED LIGHTING WILL BE SUBJECT TO COUNTY STANDARDS. SO WE'LL DEFINITELY BE TAKING A LOOK AT THAT THROUGH THE BUILDING PERMIT PROCESS. AS FAR AS FENCING, THERE IS EXISTING FENCING ON THE FRONT AND THE BACK SIDE OF THE PROJECT SITE THAT ACTS AS A BARRIER BETWEEN THE DIFFERENT PROPERTIES AND THAT WAS ACTUALLY CONDITIONED THROUGH THE FIRST CONDITIONAL USE PERMIT APPROVED BACK IN 2021. DIFFERENT BARRIERS BETWEEN PROPERTIES ARE OUTLINED WITHIN OUR ZONING CODE AND IT DEPENDS ON THE, ON THE ZONING. AND TYPICALLY IF IT'S WITHIN THE SAME ZONING NO BARRIERS ARE NECESSARILY REQUIRED. BUT THERE IS EXISTING FENCING ON SITE. THANK YOU. THAT'S HELPFUL. ANYTHING ELSE TO MOVE ON TO THE MOTION? I'LL MAKE A MOTION. I'LL MAKE A MOTION TO DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15303 NEW CONSTRUCTION OF CONVERSION OF SMALL STRUCTURES OF THE CEQA GUIDELINES. I'LL SECOND. A MOTION AND A SECOND. ALL THOSE IN FAVOR? AYE. ANY OPPOSED? MOTION MOVED ON TO PROJECT DETERMINATION. MOTION TO APPROVE A CONDITIONAL USE PERMIT NUMBER CUP26-005. BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO RECOMMENDED CONDITIONS OF APPROVAL. SECOND, WE HAVE A MOTION AND A SECOND. ALL THOSE IN FAVOR? AYE AYE. ANY OPPOSED? SO MOVED. THANK YOU. OKAY. ANY COMMISSION ACTION ITEMS? DIRECTOR'S REPORT. NO. WELCOME BACK. COMMISSIONERS COMMENTS. OKAY, THIS MEETING IS ADJOURNED. THANK YOU EVERYONE. * This transcript was compiled from uncorrected Closed Captioning.