YOSEMITE LAKE VILLAGE
PREPARED BY:
PRE-ANNEXATION APPLICATION
DATE: 01.17.2022
ATTACHMENT 2--Page 1
YOSEMITE LAKE VILLAGE
2 TABLE OF CONTENTS
I. INTRODUCTION......................................................................................................................... 5 Location
Physical Boundary Features & Uses Plan
Terrain, Vegetation & Drainage
II. PROPOSED ANNEXATION BOUNDARY ................................................................................... 5 Boundary
Ownership, APN’s & Entitlement Share by Owner
III. ENTITLEMENT BACKGROUND ............................................................................................... 11 History of Previous Entitlement Actions
IV. ANTICIPATED FUTURE ENTITLEMENT ACTIONS .................................................................... 11 V. COMMUNITY VISION AND GUIDING PRINCIPLES ................................................................. 12 Design and Implementation Goals
VI. LAND USE.............................................................................................................................. 12 Residential, Commercial, and Open Space Use with Density Information and General Plan Densities
Land Use Diagram and Tables with Densities and Unit Counts Conceptual Master Land Plan and Tables with Densities and Unit VII. CIRCULATION....................................................................................................................... 18 Roadways
Bikeway and Pedestrian
Public Transit
VIII. PUBLIC FACILITIES AND SERVICES ...................................................................................... 22 Sanitary Sewer
Domestic Water
Storm Drainage
Solid & Hazardous Waste
Police Protection
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YOSEMITE LAKE VILLAGE
3 Fire Protection
Fire Presentation & Emergency Medical
Public Schools
IX. COMMON AREA (BENEFIT) INFRASTRUCTURE AND FINANCING ALTERNATIVES.............. 31 &RPPRQ %HQHÀW ,QIUDVWUXFWXUH ,PSURYHPHQWV DQG (VWLPDWHG &RVW Development Fees
$UHD 6SHFLÀF ,PSDFW )HHV
Assessment District & Special Tax Districts
Community Facilities District
Private Funding
Other Funding
X. POTENTIAL PHASING PLAN .................................................................................................. 33 XI. PROJECT TEAM & PREVIOUS PROJECTS .............................................................................. 33 Owner: Michael Gallo - Joseph Gallo Farms
Project Director: Micah Gallo - Joseph Gallo Farms
Development Director: Kevin Brunk - J.K.B. Management & Development Architect: Christopher Pak - Archeon Group
Engineering & Planning: Sean Tobin - MVE, Inc.
Marketing: Debbie Bernard - The Bernard Partnership
XII. MERIT CRITERIA REVIEW...................................................................................................... 35 XIII. CLOSING STATEMENT ......................................................................................................... 36 TABLE OF CONTENTS (CONT’D)
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YOSEMITE LAKE VILLAGE
4 Figure 1: Regional Location Map........................................................................................................................ 6 Figure 2: Project Vicinity Map............................................................................................................................. 7 Figure 3: Proposed Annexation Map ................................................................................................................ 8 Figure 4: Property Ownership Map................................................................................................................... 9 Figure 5: Entitlement Percentage by Parcel ....................................................................................................10 Figure 6: Planning Study Areas & Potential Phasing Plan ...........................................................................14 Figure 7: General Plan Designations & Tables ....................................................................................... 15-16 Figure 8: Conceptual Land Plan & Tables................................................................................................ 19-20 Figure 9: Existing Transportation System.........................................................................................................21 Figure 10: Circulation Plan.................................................................................................................................23 Figure 11: Street Cross-Sections .......................................................................................................................24 Figure 12: City of Merced Existing & Proposed Bikeway System ............................................................25 Figure 13: “The Bus” – Merced County Transit...............................................................................................26 Figure 14: Proposed Sanitary Sewer System.................................................................................................27 Figure 15: Proposed Domestic Water System ...............................................................................................29 Figure 16: Proposed Storm Drain System.......................................................................................................30 Figure 17: Preservation, Open Space & Parks..............................................................................................38 Figure 18: Community Amenities.......................................................................................................................39
LIST OF FIGURES
ATTACHMENT 2--Page 4
YOSEMITE LAKE VILLAGE
5 I. INTRODUCTION
In July of 2021, the City of Merced adopted a new Annexation Pre-application process to facilitate City Council and L.A.F.C.O. review and provide direction for future annexation requests. This application is for a proposed 1,170 acre +/- annexation for the Yosemite Lake Village project area. The annexation boundary encompasses 10 parcels containing 734.22 acres owned by 5G’s (Joseph Farms) (Gallo Family), 6 parcels containing 133.61 acres (ranging from 7.17 acres to 100.31 acres), and 2 parcels containing 113.32 acres owned and operated by the Merced Golf and Country Club.
The project site (see Figure 1 - Regional Location Map) is located in the lower reaches of the western VORSHV RI WKH 6LHUUD1HYDGD LQ WKH 6DQ -RDTXLQ 9DOOH\ DQG LV VSHFLÀFDOO\ OR FDWHG LQ 0HUFHG &RXQW\ The project site is northwest of Lake Yosemite (a man-made irrigation reservoir) and approximately one and one-half miles north-east of the City of Merced (See Figure 2 – Project Vicinity). Old Lake Road bounds the site on the south, Lake Yosemite is to east, “G” Street is to the west, and Merced Golf and Country Club borders the south/center portion of the project area. The land to the north is held by the Cyril Smith Trust. This 3,000-acre area has been historically used for cattle grazing and is under a conservation easement to continue this land use for habitat protection and visual open space. /DNH <RVHPLWH DQG WKH &\ULO 6PLWK 7UXVW ÁDQN WKH HQWLUH HDVW ERXQGDU\ The proposed project area consists of gently rolling terrain with slopes from 0% to 10% over the majority of the property. The exception is a small area near Fahrens Creek in the north-west portion of the site that contains slope banks up to 30%. Vegetation is primarily grasslands with tree cover limited to a few sparse Willows along the sites waterways and Eucalyptus trees located along the canals. Numerous trees and shrubs exist along the perimeter of Lake Yosemite. The Redding soil that dominates the region underlies most of the project site. The project area has been primarily utilized as grazing land for cattle due to its relatively inferior soils. The site was originally drained by a series of gently sloping swales into Fahrens Creek. The construction of the Merced Irrigation District (MID) Crocker/Huffman Main Canal in the early 1900’s interrupted this drainage pattern. This earthborn canal is the primary tributary to Lake Yosemite.
II. PROPOSED ANNEXATION BOUNDARY
The proposed Yosemite Lake Village (YLV) annexation boundary is shown on Figure 3 – Proposed Annexation Boundary. Ownership and parcel information is shown on Figure 4 – Property Ownership Map. The share of responsibility and entitlements are shown on Figure 5 – Entitlement Percentage by Parcel.
PRE-ANNEXATION APPLICATION
ATTACHMENT 2--Page 5
YOSEMITE LAKE VILLAGE
6 Y osemite
Lake
Village
MERCED COUNT Y BOUNDARY
MERCED COUNTY BOUNDARY
MERCED COUNTY BOUNDARY
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FIGURE 1: REGIONAL LOCATION MAP
ATTACHMENT 2--Page 6
YOSEMITE LAKE VILLAGE
7 FIGURE 2: PROJECT VICINITY MAP
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REEK
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99 MARIPOSA COUNTY
YOSEMITE LAKE
VILLAGE
Other Features
Merced County
City Limit
") Landfill
Highways
Major Roads
L
Urban Designations
CITY PLANNING AREA
URBAN COMMUNITIES
URBAN COMMUNITY "STUDY AREA"
RURAL CENTERS
RURAL RESIDENTIAL CENTERS
HIGHWAY INTERCHANGE CENTERS
ISOLATED URBAN DESIGNATIONS
ATTACHMENT 2--Page 7
YOSEMITE LAKE VILLAGE
8 FIGURE 3: PROPOSED ANNEXATION MAP
Old Lake Road
Lake Road
Farmland Avenue
Hillcrest Road
Bellevue Road
Golf Road
G Street
Fahrens Creek
Crocker-Huffm
an
IrrigationCanal
Merced
Golf &
Country
Club
Mike Gallo
Conservation
Area
Rotterdam
Lateral
Y osemite
Lake
University of
California
(UC Merced)
El Capitan
High School City of Merced City Limits
Proposed Annexation Area
City of Merced Sphere of Influence (SOI)
LEGEND
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ATTACHMENT 2--Page 8
YOSEMITE LAKE VILLAGE
9 FIGURE 4: PROPERTY OWNERSHIP MAP
Gallo Properties
Proposed Annexation
Y osemite
Lake
1 DAVID J CAMPBELL /
SUZANNE L CAMPBELL
(only a portion annexed)
No address
APN :170-100-018-000
4 SAAM FARMS L L C
No address
APN :170-100-011-000
7 UPDSIDE PROPERTIES LP
6722 G ST
MERCED, CA 95340-8640
APN :170-100-009-000
10 MICHAEL D GALLO /
LORI ROSSI GALLO
No address
APN :170-100-022-000
13 MICHAEL D GALLO /
LORI ROSSI GALLO
No address
APN :170-230-001-000
16 5 GS CORPORATION
No address
APN :170-230-002-000
19. FIVE GS CORPORATION
No address
APN :170-180-002-000
2 RYAN F STAIGER
No address
APN :170-100-015-000
5 SAAM FARMS L L C
No address
APN :170-100-013-000
8 UPDSIDE PROPERTIES LP
6500 G ST
MERCED, CA 95340-8639
APN :170-100-010-000
11 5 GS CORPORATION
No address
APN :170-100-023-000
14 MERCED GOLF &
COUNTRY CLUB
6333 GOLF RD
MERCED, CA 95340-9123
APN :170-100-020-000
17 5 GS CORPORATION
No address
APN :170-180-003-000
3 SAAM FARMS L L C
6136 G ST
MERCED, CA 95340-8638
APN :170-100-014-000
6 RANDOL RORY S &
JENNIFER H TRUSTEE
6400 G ST
MERCED, CA 95340-8402
APN :170-100-012-000
9 SAAM FARMS LLC
(only a portion annexed)
1504 OLD LAKE RD
MERCED, CA 95340-8606
APN :170-100-021-000
12 MICHAEL D GALLO /
LORI ROSSI GALLO
No address
APN :170-100-024-000
15 MERCED GOLF &
COUNTRY CLUB
No address
APN :170-230-003-000
18 FIVE GS CORPORATION
No address
APN :170-180-001-000
7 8
10 11
12 13 16
17 19.
Old Lake Road
Golf Road
G Street
Mike Gallo
Conservation Area
Rotterdam
Lateral
Fahrens Creek
Merced Merced
Golf &Golf &
Country Country
ClubClub
Crocker-Huffm
anIrrigationCanal
18 15
2 3 5
4 6
87 9
14 16
17 19
18 11
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ATTACHMENT 2--Page 9
YOSEMITE LAKE VILLAGE
10 FIGURE 5: ENTITLEMENT PERCENTAGE BY PARCEL
Old Lake Road
Lake Road
Golf Road
G Street
University of
California
(UC Merced)
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LEGEND
No. Property Owner APN Ac.
Percentage
Share
1 Campbell David J & Suzanne L Trustees 170-100-018-000 15.77 3.00% 2 Ryan Staiger 170-100-015-000 7.17 1.36%
3 Saam Farms LLC 170-100-014-000 40.22 7.64%
4 Campbell David J & Suzanne L Trustee 170-100-016-000 10.02 1.90% 5 Saam Farms LLC 170-100-011-000 16.97 3.22%
6 Saam Farms LLC 170-100-013-000 19.11 3.63%
7 Randol Rory S & Jennifer H Trustee 170-100-012-000 18.24 3.47% 8 Upside Properties LP 170-100-009-000 18.95 3.60%
9 Upside Properties LP 170-100-010-000 18.79 3.57%
10 Saam Farms LLC 170-100-021-000 48.02 9.12%
11 Michael D Gallo / Lori Rossi Gallo 170-100-022-000 64.88 12.33% 12 5 Gs Corporation 170-100-023-000 58.49 11.11%
13 Michael D Gallo / Lori Rossi Gallo 170-100-024-000 8.55 1.62% 14 Michael D Gallo / Lori Rossi Gallo 170-230-001-000 18.33 3.48% 15 Merced Golf & Country Club 170-100-020-000 98.63 0.00% 16 Merced Golf & Country Club 170-230-003-000 14.69 0.00% 17 5 Gs Corporation 170-230-002-000 39.14 7.44%
18 5 Gs Corporation 170-180-003-000 123.71 0.00%
19 5 Gs Corporation 170-180-001-000 302.61 57.49%
20 5 Gs Corporation 170-180-002-000 80.77 0.00%
1023.06 133.99%TOTAL
ENTITLEMENT PERCENTAGE SHARE SUMMARY PERCENT SHARE SUMMARY BY OWNER
OWNER PARCELS ACREAGE PERCENT
5G's 5 604.72 AC. 59.11%
MIKE GALLO 3 91.76 AC. 8.97%
UPSIDE 2 37.74 AC. 3.68%
SUB-TOTAL GALLO 10 734.22 AC. 71.76%
MERCED GOLF &
COUNTRY CLUB 2 113.32 AC. 11.08%
CAMPBELL 2 25.79 AC. 2.52%
RANDOL TRUST 1 18.24 AC. 1.78%
SAAM FARMS 4 124.32 AC. 12.15%
STAIGER 1 7.17 AC. 0.71%
SUB-VARIOUS OTHERS 9 175.52 17.16%
20 1,023.06 AC. 100%
GALLO CONTROLLED (PLANNING AREAS A, B, AND D)
VARIOUS OWNERS (PLANNING AREA E)
GOLF COURSE (PLANNING AREA C)
ANNEXATION AREA
Proposed Annexation Area
Gallo Owned Properties
Acreage Excluded from Total
Parcel Designation#
Fahrens Creek
Crocker-Huffm
an
IrrigationCanal
Merced
Golf &
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Club
Mike Gallo
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Y osemite
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ATTACHMENT 2--Page 10
YOSEMITE LAKE VILLAGE
11 III. ENTITLEMENT BACKGROUND
The Yosemite Lake Village project has had a series of residential entitlement actions that date back to the early 1960’s:
1963 - Merced County approved a zone change to single family residential Rr-1) 1981 - Merced County approved rezoning back to agricultural (A-2) 1962 - Merced County approved guidelines package for YLE S.U.D.P. 1994 - Initial plan withdrawn
2004 - Merced County approved General Plan Amendment (GPA03-006) designating WKH VLWH DV 68'3 VWXG\ DUHD
(,5 DSSURYHG DQG FHUWLÀHG IRU WKLV $ S S O L F D W L R Q 2012 - Merced County approved Guidance Package to expand boundary plus alternative Connection to “G” Street
2016 - Final Draft of Yosemite Lake Estates Community Plan completed (no submittal) Draft Environmental Impact Report Completed for Community Plan (no Submittal).
E.I.R. reviewed and Environmental approvals issued for Wildlife Habitat Easement as mitigation for any project impacts. (Cleared Fish & Game and Corps of Engineers for biological and wetlands.)
2020 - City of Merced Annexation Survey of voters completed 2021 - City of Merced Pre-annexation application submitted There are numerous other planning approvals that have been acted on in the past and impact the City of Merced review of this application. These approvals include the 2030 General Plan, The UC 0HUFHG DQG 8QLYHUVLW\ &RPPXQLW\ 6SHFLÀF 8UEDQ 'HYHORSPHQW 3ODQ WKH %HOO HYXH &RUULGRU &RPPXQLW\ Plan, and the University Vista Pre-annexation Application (see Figure 5 -Planning Areas and Urban Area Boundaries, Merced County 2030 General Plan).
IV. ANTICIPATED FUTURE ENTITLEMENT ACTIONS
A positive response from the Merced City Council and L.A.F.C.O. to the Pre-annexation application would lead to a series of further applications and governmental actions. Concurrent submittals ZRXOG LQFOXGH DQ RIÀFLDO $QQH[DWLRQ DSSOLFDWLRQ D *HQHUDO 3ODQ $PHQGPHQ W DSSOLFDWLRQ WKDW ZRXOG LQFOXGH D PRGLÀFDWLRQ WR WKH &LW\ 6SKHUH RI ,QÁXHQFH
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Environmental Impact Report for the General Plan Amendment and Zone Change, and a Zone Change to Planned Development Zoning. These applications will require multiple public hearings with the Merced Planning Commission, L.A.F.C.O., and the Merced City Council. Subsequent submittal and DSSURYDO IRU 7HQWDWLYH 6XEGLYLVLRQ 0DS
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PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 11
YOSEMITE LAKE VILLAGE
12 V. COMMUNITY VISION AND GUIDING PRINCIPLES
The Yosemite Lake Village project will create a cohesive living environment through comprehensive community, village, and neighborhood design that provides a pedestrian and bicycle friendly access to a variety of residential, educational, recreational, and leisure opportunities. The use of an integrated design approach will generate individual neighborhoods, each with its own character, ZKLOH FRPSOLPHQWLQJ WKH RYHUDOO FRPPXQLW\ WKHPH 7KH FRPPXQLW\ ZLOO EH LGHQWLÀHG DQG XQLÀHG through common design elements such as architecture, signage, landscapes, walls, fencing, and entry treatments. Variation and diversity of styles is the key objective, while still maintaining an overall design compatibility and quality.
Neighborhoods will provide a range of housing types, sizes, and amenities to provide housing for a variety of socio-economic levels and family types creating overall community diversity. The project will provide numerous treatments of edges, setbacks, and building forms to generate a visually pleasing setting linked by well connected streets, trails, open space, and other amenities. The project design will incorporate sustainable design concepts to reduce environmental impacts. The neighborhood parks will be dual use open space that provide recreational use while also functioning as storm drain retention and ground water recharge opportunities. Integrated trail systems and paseos provide IRU SHGHVWULDQ DQG ELF\FOH WUDIÀF WR UHGXFH YHKLFXODU WULSV WR QHLJKERUKR RG FRPPHUFLDO HGXFDWLRQDO recreational, and leisure activities in the community.
The Country Styled architectural and landscaping theme for the community will provide the common element that unites the various neighborhoods into a common community. Building architecture will incorporate the use of natural materials including stonework, terra cotta roof tiles, and rustic shutters.
The landscaping will incorporate mounded turf, natural stone planters and seating walls, colonnaded courtyards with porticos and fountains generating an old-world style and relaxed quality of living.
Hundreds of acres of permanently preserved open space have been set aside on the East side of the project. This open space and wetlands preserve are the permanent home of dozens of wildlife and plant species forever protected under the terms of an agreement with the California Division of Fish & Wildlife and the U.S. Army Corps of Engineers. This open space is adjacent to Yosemite Lake, with it’s environmental, visual, and recreational resources, to the East and the Cyril Smith preserved open space to the North. The Merced Golf and Country Club is a visual and recreational open space amenity centrally located adjacent to this new community. These open space elements are supplemented with project neighborhood and pocket parks that link all the open space elements via paseos, trails, walkways, and linear open space.
VI. LAND USE
The Yosemite Lake Village project envisions the following land uses to meet Community Vision and Guiding Principles. The Land Use Boundaries are generalized and do not preclude minor deviations PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 12
YOSEMITE LAKE VILLAGE
13 from the designated pattern. Density ranges will remain in effect for each land use category, but the land uses are allowed to be moved throughout the plan area as appropriate and subject to future market analysis.
-Residential Uses
Low Density Residential (LDR) (General Plan Densities 2 to 6 du/acre) Single family units on medium to large lots. Densities range from 4 to 6 du/ac.
This land use includes “Estate” (min. 7,500 sq. ft. lot) and Move-Up” (minimum 6,200 sq. ft. lot)
Medium Density Residential (MDR) (General Plan Densities 6 to 12 du/acre) Single family units on small to medium lots. Densities range from 4 to 8 du/ac.
This land use includes “Active Adult” (4,000 to 5,000 sq. ft. lots) and “Blended” (4,500 to 6,000 sq. ft. lots)
Village Core Residential (VR) (General Plan Densities 7 to 30 du/acre) This land use includes “Work Force” housing that is affordable (3,000 to 4,000 sq. ft. lots), and the possibility of apartments (10 to 24 du/acre) The Conceptual Land Plan envisions an average of 10 du/acre for the use. -Commercial Uses (F.A.R. from 0.20 to 0.35)
Commercial
Neighborhood Commercial (NC)
(restricted to recreational, professional services, and special retail only) -Open Space (OS and P).
Open Space Preserves
(Habitat and Visual Open Space)
Existing Golf and Country Club
(Recreation and Visual Open Space)
Neighborhood Parks, Pocket Parks
(including dog parks, tot-lots and family areas), and Linear Open Space (Paseos and Trails)
The YLV land use elements have been divided into planning study area “A” through “E” (see Figure 6 – Planning Study Areas). The YLV Land Use Diagram (see Figure 7 – Land Use Diagram) depicts the physical location of the various land uses within the project boundary.
The Land Use Summary, summarizes the YLV land uses by type, acreage, and percentage distribution (See Figure 7 – Land Use Summary Tables).
The Land Use Summary, summarizes the YLV land uses by type, acreage, and percentage distribution PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 13
YOSEMITE LAKE VILLAGE
14 FIGURE 6: PLANNING STUDY AREAS & POTENTIAL PHASING PLAN
PLAN AREA A
0 D.U.
PLAN AREA B
813 D.U.
PLAN AREA D
822 D.U.
PLAN AREA
C
0 D.U.PLAN AREA E
1,054 D.U.
TOTAL DWELLING UNITS: 2,689
Mike Gallo
Conservation
Area
Merced Golf &
Country Club
NOTE: Phasing Map is preliminary. Phasing will be based on market demands. annexation
by separate
application
ATTACHMENT 2--Page 14
YOSEMITE LAKE VILLAGE
15 FIGURE 7: GENERAL PLAN DESIGNATIONS
NP
NP
NP
NP
NP
NP
Low Density Residential (LDR)
Medium Density Residential (MDR)
Village Core Residential (VR)
Neighborhood Commercial
(Retail/Recreational Uses Only)
Commercial
Open Space
Neighborhood Park
Proposed Annexation Boundary
Class I Trail Bike
Class II Trail Bike
LEGEND
NP
Old Lake Road
Farmland Ave.
G Street
Golf Road
Fahrens Creek
Rotterdam
Lateral
Merced
Golf &
Country
Club
Mike Gallo
Conservation Area
Hillcrest Road
Y osemite Lake
Village trail and
connection to future
trail to UC Merced
Y osemite
Lake
Bellevue Road
University of
California
(UC Merced)
Crocker-HuffmanIrrigationCanal
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ATTACHMENT 2--Page 15
YOSEMITE LAKE VILLAGE
16 FIGURE 7: GENERAL PLAN TABLES
Open Space &
Parks
55.1%
Neigh. Com.
0.3%
V.R.
10.3%
M.D.R.
19.9%
L.D.R.
13.3%
PLAN NEIGH. OPEN
AREA L.D.R. M.D.R. V.R. COM. SPACE TOTAL %
A0000 383.4 383.4 32.7
B 42.9 109.1 0 8.0 29.8 189.8 16.2
C0000 113.3 113.3 9.7
D 53.0 66.8 24.3 0 17.0 161.1 13.8
E 40.0 27.5 87.5 0 20.5 175.5 15.0
TOTAL 135.9 203.4 111.8 8 564.0 1023.1 100.0
% 13.3 19.9 10.3 0.3 55.1 100.0
GENERAL PLAN SUMMARY TABLE
RESIDENTIAL
ACRES ACRES ACRES ACRES
L.D.R. 42.9 53.0 40.0 135.9
M.D.R. 109.1 66.8 27.5 203.4
V.R. 0 24.3 87.5 111.8
TOTAL 152.0 144.1 155.0 451.1
PLANNING AREA "D"
UNITSUNITS
DENSITY
RANGE
PLANNING AREAS "A" AND "C" ARE EXCLUDED FROM THIS TABLE BECAUSE BOTH ARE OPEN SPACE AREAS ONLY WITH NO RESIDENTIAL DWELLING UNITS PLANNING AREA "E"PLANNING AREA "B" TOTAL PROJECT
UNITS UNITS
2 TO 6 D.U./ACRE
7 TO 30 D.U./ACRE
6 TO 12 D.U./ACRE 654 TO 1,309 400 TO 801 165 TO 330
98 TO 257
0 752 TO 1,574 676 TO 1,848
170 TO 729
106 TO 318
857 TO 3,195
612 TO 2,625
80 TO 240 271 TO 815
2,273 TO 7,391
782 TO 4,136
1,219 TO 2,440
ATTACHMENT 2--Page 16
YOSEMITE LAKE VILLAGE
17 (See Figure 7 – Land Use Summary Tables).
$ &RQFHSWXDO 0DVWHU /DQG 3ODQ KDV EHHQ SUHSDUHG WR LOOXVWUDWH SRWHQWLDO UH ÀQHPHQWV WR WKH /DQG 8VH 'LDJUDP DQG IXUWKHU UHÀQH WKH LPSOHPHQWDWLRQ RI WKH &RPPXQLW\ 9LVLRQ DQG * XLGLQJ 3ULQFLSOHV VHH
Figure 8 – Conceptual Master Land Plan)
PLANNING AREA “A ” is a 383.4 acre area designated as Open Space. It has a Permanent Habitat Protection Conservation Easement over the entire parcel under an agreement with the California Division of Fish & Wildlife and the U.S. Army Corp of Engineers. This area is bounded by Yosemite Lake to the south and east, the Merced Irrigation District (M.I.D.) Crocker/Huffman Main Canal to the west (and then by Planning Area “B”), and the Cyril Smith Trust lands to the north. The 3,000 acre Smith Trust land is under a permanent conservation easement to continue its land use as habitat protected RSHQ VSDFH 3ODQQLQJ $UHD ´$µ ODQG XVH SURYLGHV VLJQLÀFDQW DUHD RI ZLOGO LIH KDELWDW SUHVHUYHV historic view shed, and can provide for a ground water re-charge area for the City of Merced. This land use is an extension of existing open space habitat conservation lands to the north and east. The use is consistent with many of the General Plan goals, policies, and implementations.
PLANNING AREA “B” is a 189.8 acre area designated primarily as mixed use low and medium density residential. The area is bounded by Planning Area “A” to the east, the Cyril Smith Trust lands to the north, existing Old Lake Road with fronting rural residential housing to the south, and the existing Merced Golf and Country Club to the west (Planning Area “C”). Planning Area “B” will provide mixed- use residential housing products targeted the “Active Adult” market. “Active Adult” is a term relating to the fast-growing population of those over aged 55 (baby boomers) who are attracted to the area due to the Golf and Country Club, U.C. Merced campus (educational opportunities), Yosemite Lake (and it’s recreational opportunities), and the close proximity of Mercy Medical Center. The central valley’s warm weather, and the ample opportunities for shopping, dining, entertainment, and work available in the City of Merced all around out the potential lifestyle. This use will provide a mix of small to medium sized single family residential lots. An 8.0 acre Community Center will offer a new entry statement into the Merced Golf and Country Club providing a link between the planning area and the country club. Although the YLV project cannot support full commercial use such as grocery, hardware, and the OLNH LW FDQ VXSSRUW D UHVWDXUDQW KHDOWK FOXE SURIHVVLRQDO RIÀFHV DQG V SHFLDOW\ UHWDLO FRPPHUFLDO XVHV The inclusion of an “Active Adult” area in the plan helps meet the goals of the Community Vision and Guiding Principles by providing an additional element into the community socio-economic diversity. A segment of estate lots (minimum 7,500 sq. ft. lots) has been designed along Old Lake Road to obtain a buffer for the existing residences fronting along the south side of the road. A landscaped trail has also EHHQ SURYLGHG DORQJ WKH QRUWK VLGH RI WKH URDG WR IXUWKHU PLWLJDWH YLVXDO DQ G WUDIÀF LPSDFW FRQFHUQV for the existing neighbors.
PLANNING AREA “C” is a 111.3 acre parcel currently owned and operated by the Merced Golf and Country Club. The Golf and Country Club was established in 1926 as an 18 hole (par 72) golf PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 17
YOSEMITE LAKE VILLAGE
18 course with a full service lounge and restaurant, banquet and private party accommodations, pool area, locker rooms, storage facilities cart leasing options, and fully stocked member owned golf shop.
The golf course is bounded by Planning Area “B” and existing Golf Road on the east, Planning Areas “D” and “E” on the west, and existing rural residential single-family homes on the South. The Golf Course provides a major recreational use, visual open space, and dining and entertainment facilities to members and the general public.
PLANNING AREA “D” is a 161.1 acre area that is bounded by Planning Area “B” to the east, the Merced Golf and Country Club (Planning Area “C”) to the south-west, Planning Area “E” to the South. “G” Street to the west, and Cyril Smith Trust lands to the north. This area is designated as blended use residential. The uses provide traditional medium to large lot single family residential lots that will target U.C. Merced professors and upper work force markets (it should be noted that a large portion of U.C. Merced professors commute from outside the area due to a lack of upscale housing in the area). Additionally, it will provide an area of small to medium sized lots targeting work force and entry level buyers. This land use will meet community vision and guiding principles by providing blended use housing, a blended of socio-economic diversity.
PLANNING AREA “E” is a 175.7 acre area bounded by Planning Area “D” on the north, Merced Golf and Country Club (Planning Area “C”) on the east, Old Lake Road fronted by two undeveloped parcels on the south, and “G” Street (then Planning Area “F”) on the west. This area is primarily designated as mixed use residential. Low density residential estate lots are designed on the area VRXWK DQG HDVW RI )DKUHQV &UHHN WR YLVXDOO\ EXIIHU WKH SURMHFW DQG UHGXFH WU DIÀF LPSDFWV RQ 2OG /DNH Road. Medium and small lot single family residential lots provide additional Work Force housing options and is the primary Village Core Residential Area. This planning area provides further housing mix and socio-economic diversity.
VII. CIRCULATION
An orderly network of streets, pedestrian, and bicycle facilities are essential for the health and welfare of the community. It is intended that YLV. becomes a walkable community with easy access to neighborhoods, public, and private amenities. The existing circulation transportation network provides State Highways, including Route 99 and Route 59 (Snelling Highway), major collectors, including Bellevue Road (east-west) and “G” Street (north-south), and local serving Old Lake Road (see Figure 9 – Existing Transportation System). The YLV project proposes roadway improvements to existing “G” Street and Old Lake Road. “G Street provides the most direct access to all urban services such as shopping, schools, medical services, and others. New neighborhood collector roads will be designed WR HQFRXUDJH WUDIÀF WRZDUGV ´*µ 6WUHHW WKHUHE\ UHGXFLQJ LPSDFWV WR H[LVWL QJ UHVLGHQFHV RQ 2OG /DNH Road. The land uses for the area served by Old Lake Road and Golf Road are “Estate Lots”, the lowest proposed density for the project, and “Active Adult” the senior and retired target group which W\SLFDOO\ GR QRW JHQHUDWH QRUPDO LPSDFWV GXULQJ SHDN KRXU WUDIÀF 7KLV ZLO O IXUWKHU UHGXFH SRWHQWLDO PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 18
YOSEMITE LAKE VILLAGE
19 FIGURE 8: CONCEPTUAL LAND PLAN
Estate (7,500 SF)
Move-Up (6,250 SF)
Blended (4,500 to 6,000 SF)
Active Adult (4,000 to 5,000 SF)
Workforce (3,000 to 4,000 SF)
Community Center (Retail/Recreation)
Open Space/Parks
Proposed Annexation Boundary
Class I Trail Bike
Class II Trail Bike
ES
MU
BL
AA
WF
LEGEND
OS
CC
Old Lake Road
Farmland Ave.
G Street
Golf Road
Fahrens Creek
Rotterdam
Lateral
Merced
Golf &
Country
Club
Mike Gallo
Conservation Area
Hillcrest Road
Y osemite Lake
Village trail and
connection to future
trail to UC Merced
Y osemite
Lake
Bellevue Road
University of
California
(UC Merced)
Crocker-HuffmanIrrigationCanal
AA 1
AA 2
AA 3
ES 1
ES 2
ES 3
ES 4
ES 5
CC 1
OS 1
OS 2
OS 3
OS 4
OS 5
MU 2
MU 3BL 1
BL 2
BL 7
BL 8
WF 1
WF 2
WF 3
WF 5
WF 6
WF 4
MU 1
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ATTACHMENT 2--Page 19
YOSEMITE LAKE VILLAGE
20 FIGURE 8: CONCEPTUAL LAND PLAN TABLES
98.9 9.7% 4.0/AC 395
37.0 3.6% 5.0/AC 185
88.8 8.7% 5.5/AC 488
115 11.2% 6.0/AC 690
111.8 10.9% 8.5 950
564 55.1% N/A 0
8.0 0.8% N/A 0
1,023.1 100.0% NOTE 1 2,708
NOTE 1:
AREA
(ACRES) % AREA DENSITY
(DU/AC)
TOTAL
D.U.'S MINIMUM LOT SIZES
TOTAL
AVERAGE DENSITY IS 2.83 DU/AC ON GROSS PROJECT AREA, 5.72 DU/AC NET RESIDENTIAL AREA. 4-5,000 S.F.
3-4,000 S.F.
CONCEPTUAL LAND PLAN SUMMARY TABLE
ESTATE (ES)
MOVE-UP (MU)
BLENDED (BL)
ACTIVE ADULT (AA)
WORK FORCE (WF)
OPEN SPACE/PARK (OS)
NEIGH. COMMERCIAL (NC)
7,500 S.F.
6,250 S.F.
4.5-6,000 S.F.
LAND USE
37.0 3.6% 5.0/AC 185MOVE-UP (MU) 6,250 S.F.
98.9 9.7% 4.0/AC 395ESTATE (ES) 7,500 S.F.
88.8 8.7% 5.5/AC 488BLENDED (BL) 4.5-6,000 S.F.
115 11.2% 6.0/AC 690 4-5,000 S.F.ACTIVE ADULT (AA)
111.8 10.9% 8.5 950 3-4,000 S.F.WORK FORCE (WF)
564 55.1% N/A 0OPEN SPACE/PARK (OS)
8.0 0.8% N/A 0NEIGH. COMMERCIAL (NC)
OS
55.1%
ES
14.6%
BL
18%
AA
25.5%
WF
35.1%
MU
6.8%
NC
0.8%
ATTACHMENT 2--Page 20
YOSEMITE LAKE VILLAGE
21 FIGURE 9: EXISTING TRANSPORTATION SYSTEM
99 G St
W Bellevue Rd E Bellevue Rd
Old Lake Rd
Lake Rd
Golf Rd
Snelling Hwy
E Y osemite Ave
W Olive Ave
YOSEMITE LAKE
VILLAGE
G St
Belcher Ave
M St
R St
59 59
99 140
Merced
E Childs Ave
Bear Creek
R St
R St
V St
M St
N Parson Ave
McKee Rd
Kibby Rd
E Santa Fe Ave
E Olive Ave
59 Franklin Rd
Gurr RdGurr Rd Gurr Rd
Ave One
Ave Two
N Arboleda Dr
Castle AIRPORT-MERCED
99 140
140
J7
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ATTACHMENT 2--Page 21
YOSEMITE LAKE VILLAGE
22 impacts to the existing residences on Old Lake Road. The local neighborhood roadway system will be GHVLJQHG WR GLVFRXUDJH WKURXJK YHKLFXODU WUDIÀF7UDIÀF FDOPLQJ GHVLJ Q IHDWXUHV VXFK DV URXQGDERXWV and bulb-out intersections, along with the use of cul-de-sacs and knuckles be utilized where feasible. (See Figure 10 – Circulation Plan and Figure 11)
Pedestrian and bicycle circulation is encouraged throughout the project and adjacent areas. The majority of the streets are designed with bicycle lanes. Pedestrian and bicycle trails will be provided in the paseos that interconnect the project amenities, parks, and open space. A Class 1 Bike Trail is proposed along the east side of Planning Area “A”, adjacent to the Crocker/Huffman Main Canal (and habitat preserve open space) and connects to the County planned bicycle and pedestrian trail planned on the dam along the east side of Yosemite Lake. This trail connection will provide bicycle and pedestrian access directly to U.C. Merced Campus. A Class 2 Bike Trail is proposed along the North side of Old Lake Road to provide the planned linkage in the City and County of Merced Master Bicycle Circulation Plan (see Figure 12 – City of Merced Existing and Proposed Bikeway System). “The Bus” is the Merced County Transit System, a consolidated bus system for the City and County of 0HUFHG 7KLV V\VWHP SURYLGHV À[HGURXWH VHUYLFH DQG 'LDO$5LGH WR XUE DQ DQG UXUDO GHVWLQDWLRQV WKURXJKRXW WKH &RXQW\ 7KHUH DUH QR À[HG EXV URXWHV ORFDWHG DORQJ URDGZD\V DGMDFHQW WR WKH SURMHFW site. There is service to the U.C. Merced campus via the U.C. Merced route along Old Lake Road (see Figure 13 – “The Bus” Merced County Transit). The Dial-A-Ride service is primarily for seniors and GLVDEOHG SHUVRQV RU WKRVH XQDEOH WR QDYLJDWH WKH À[HG EXV URXWHV ZLWKRXW VS HFLDO DVVLVWDQFH$PWUDN SURYLGHV SDVVHQJHU UDLO VHUYLFH WKURXJK 0HUFHG EHWZHHQ 2DNODQG 6WRFNWR Q DQG %DNHUVÀHOG7KH Amtrak station is located at 24th and K Streets.
VIII. PUBLIC FACILITIES AND SERVICE
Public facilities include sanitary sewer service, domestic water service, storm drainage systems, and VROLG ZDVWH GLVSRVDO 3XEOLF VHUYLFHV LQFOXGH SROLFH VHUYLFHV ÀUH SUR WHFWLRQ HPHUJHQF\ PHGLFDO services, and public schools.
The City of Merced has existing sanitary sewer capacity to serve up to 3,350 equivalent dwelling units (edu). The pre-annexation process includes a conditional wastewater collection capacity allocation that determines how much existing capacity will be available to the project prior to additional major infrastructure construction scheduled and detailed in the adopted Master Sewer Plan. The closest existing sanitary sewer collection facilities is an 18” v.c.p. sanitary sewer main located at the intersection of Farmland Avenue and “G” Street. Sanitary Sewer service will require extension of this main for approximately 1 mile north along existing “G” Street. The major project sanitary sewer collection system is shown on Figure 14 - Proposed Sanitary Sewer System. Appling general plan population generation of 3.2 persons per single family dwelling unit and 1.9 persons per “Active Adult” dwelling PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 22
YOSEMITE LAKE VILLAGE
23 FIGURE 10: CIRCULATION PLAN
Minor Arterial Class I Bike Trail
Community Parkway Collector Class II Bike Trail Collector
Local Roadway
Proposed Annexation Boundary
LEGEND
Y osemite
Lake
Lake Road
Bellevue Road
Golf Road
G Street
Fahrens Creek
Crocker-Huffm
an
IrrigationCanal
Merced
Golf &
Country
Club
Mike Gallo
Conservation
Area
Rotterdam
Lateral
University of
California
(UC Merced)
Old Lake Road
Farmland Road
Y osemite Lake
Village trail and
connection to future
trail to UC Merced
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ATTACHMENT 2--Page 23
YOSEMITE LAKE VILLAGE
24 FIGURE 11: STREET CROSS-SECTIONS
13’
Bike Lane
Curb-to-Curb
92’
Sidewalk/Parkstrip
8’ 14’
Median
20’14’
Lane Lane
14’ 14’ 8’
Bike LaneLaneLane
13’
Sidewalk/Parkstrip
118’ ROW
Minor Arterial (G Street)Minor Arterial (G Street)
16’
Median/Turn Lane
11’
Travel Lane
Community Parkway/Collector
82’ ROW
5’
Bike Lane
6’avg.
Planting
Strip
5’
Meandering
Walk
6’avg.
Planting
Strip
6’avg.
Planting
Strip
5’
Meandering
Walk
6’avg.
Planting
Strip
5’
Bike Lane
11’
Travel Lane
Community Parkway/Collector
5’
Travel LanePlanting
Strip
Collector (Old Lake Road)
67’ ROW
15’
Meandering
Walk
12’ 10’
AB
Shoulder
4’
Roadside Ditch
5’
Parking
4’
Paved
Shoulder
12’
Travel Lane
Collector (Old Lake Road)
5’
Travel Lane Travel LanePlanting
Strip
Local
56’ ROW
Community Parkway/Collector
5’
Walk
10’ 10’ 5’
Planting
Strip
5’
Walk
8’
Parking
8’
Parking
Local
Roundabout Example
Open Ended Cul-de-sac Example (Connection to Open Space) Open Ended Cul-de-sac Example
(Connection to Collector)
Collector (Old Lake Road)
Local
1 2
3 4
ATTACHMENT 2--Page 24
YOSEMITE LAKE VILLAGE
25 FIGURE 12: CITY OF MERCED EXISTING & PROPOSED BIKEWAY SYSTEM
YOSEMITE LAKE
VILLAGE
ATTACHMENT 2--Page 25
YOSEMITE LAKE VILLAGE
26 FIGURE 13: “THE BUS” - MERCED COUNTY TRANSIT
YOSEMITE LAKE
VILLAGE
ATTACHMENT 2--Page 26
YOSEMITE LAKE VILLAGE
27 FIGURE 14: PROPOSED SANITARY SEWER SYSTEM
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8” SS6” FM
6” FM
6” FM
6” FM
8” SS
12” FM
12” SS
12” SS
SS LIFT STATION
LS
12” SS
12” SSConnected to existing
City of Merced 18”
VCP Sewer Main at the
intersection of “G” Street
and Farmland Avenue
6” FM
LS
12” SS
8” SS
6” FM
6” FM
6” FM
6” FM
8” SS
12” FM
12” SS
12” SS
SS LIFT STATION
LS
12” SS
6” FM
LS
12” SS
12” SS
LEGEND
LS
Gravity Sewer Main and Size
Force Main and Size
Lift Station
Proposed Annexation Boundary
12” SS
6” FM
N
Y osemite
Lake
Lake Road
G Street
Fahrens Creek
Crocker-Huffm
an
IrrigationCanal
Merced
Golf &
Country
Club
Rotterdam
Lateral
University of
California
(UC Merced)
Old Lake Road
Golf Road
Mike Gallo
Conservation Area
ATTACHMENT 2--Page 27
YOSEMITE LAKE VILLAGE
28 unit yields a project wide demand of 3,982 edu (or approximately 677,030 g.p.d.).
Domestic Water service is provided by the City of Merced, primarily from groundwater fed wells.
The City of Merced has determined that continued use of groundwater fed wells (supplemented with a ground water recharging program) is the most effective and environmentally sensitive source for meeting growth generated domestic water demands. The 2030 General Plan shows a potential new well site near the intersection of Old Lake Road and Golf Road. This potential well would be part of the overall master water plan facilities. The well site could be provided near this intersection as determined by demand and cost. The closest domestic water service main is a 16” D.I.P. pipe located in the intersection of Farmland Avenue and “G” Street. Domestic water service would require extending this main for approximately 1 mile north in existing “G” Street and to provide a looped system (option A) construction of a new main in existing Old Lake Road from “G” Street to Golf Road, or (option B) construct a new main in Golf Road from Bellevue Road to Old Lake Road, then construction of a new main north in Golf Road, and lastly a new water main would be constructed in the new proposed Community Parkway Road from Golf Road to “G” Street to provide the necessary looped system requirements. The major domestic water system is shown on Figure 15 - Proposed Domestic Water System. It is estimated that the YLV project area will generate demand of 3,982 edu (or approximately 716,855 g.p.d.)
The project site currently drains storm runoff into two areas. The habitat conservation area (Planning Area “A”) and the southern portion of Planning Area “B” ultimately drains into Yosemite Lake. The balance of the property drains into Fahrens Creek. Utilization of onsite detention basins will not LQFUHDVH UXQ RII UDWHV IRU )DKUHQV &UHHN DQG ZLOO PLWLJDWH GRZQVWUHDP ÁRRG SODLQ LPSDFWV </9 ZLOO implement (where feasible) Low Impact Development (LID) principles. LID uses site design and storm runoff management to maintain the sites predevelopment runoff rates and volumes. The goal of LID LV WR PLPLF D VLWHV SUHGHYHORSPHQW K\GURORJ\ E\ XVLQJ GHVLJQ WHFKQLTXHV WK DW LQÀOWUDWH ÀOWHU VWRUH evaporate, and detain runoff closer to the source of rainfall. Project runoff will be collected and directed into three detention basins (see Figure 16 – Proposed Storm Drain System). Storm drainage will be detained in the basins until levels in Fahrens Creek subside. The rate of discharge from the basins into Fahrens Creek will be limited to historic levels via metered pumps installed at each basin.
Open space areas that currently drain into Yosemite Lake will continue and not be included in the new facilities design.
Solid and hazardous waste shall be required to adequately provide storage, handling, and collection through the development review, permitting process, support and promotion of waste reduction, recycling, and composting efforts.
Law enforcement is provided by the City of Merced Police Department. There are currently three Police Districts within the City Limits. The project location is outside of any current Police District boundaries.
The General Plan addresses the possibility of relocating the existing central district station to an area PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 28
YOSEMITE LAKE VILLAGE
29 FIGURE 15: PROPOSED DOMESTIC WATER SYSTEM
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8”W
8”W
8”W
8”W8”W
12”W
8”W
8”W
12”W
8”W 8”W
8”W 8”W
8”W
12”W
12”W
8”W
12”W
12”W 12”W
12”W
12”W
16”W
12”W
Connect to existing City
Merced 16” DIP Water
Main in the intersection
of “G” Street and
Farmland Avenue
8”W
8”W
8”W
8”W
8”W
12”W
8”W
8”W
12”W
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ATTACHMENT 2--Page 29
YOSEMITE LAKE VILLAGE
30 FIGURE 16: PROPOSED STORM DRAIN SYSTEM
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ATTACHMENT 2--Page 30
YOSEMITE LAKE VILLAGE
31 WKDW VHUYHV WKH QRUWKZHVWHUQ SRUWLRQ RI WKH &LW\ 6SKHUH RI ,QÁXHQFH WKDW ZR XOG LQFOXGH WKH %HOOHYXH Corridor Community Plan and the Yosemite Lake Village project. Financing for this potential relocation would normally be through project impact fees collected at building permits.
Fire Protection and emergency medical services are provided by the City of Merced Fire Department. 7KHUH DUH FXUUHQWO\ ÀYH VWDWLRQV ORFDWHG WKURXJKRXW WKH H[LVWLQJ &LW\ /LP LWV7KH *HQHUDO 3ODQ envisions doubling the number of Fire Stations to meet anticipated growth demands. One of the proposed new Fire Station sites is indicated near the intersection of Hillcrest Road and Old Lake Road.
This site would service the Yosemite Lake Village project with substantially reduced response times compared to existing conditions. Financing for these new facilities is normally through impact fees collected at building permits.
Public schools are under the authority of the Merced City School District and the Merced Union High School District. The nearest elementary school is Peterson Elementary which is approximately 4.5 miles south of the project. The nearest middle school is Cruckshank Middle School that is approximately 3.5 miles south of the project. The nearest high school is El Capitan High School located approximately
0.5 miles southwest from the project. The need for additional schools will be determined during development review process. School funding is the responsibility of the State of California, with interim impacts normally funded by school impact mitigation fees collected at building permits.
IX. COMMON AREA INFRASTRUCTURE AND FINANCING ALTERNATIVES 7KHUH DUH D YDULHW\ RI LQIUDVWUXFWXUH LPSURYHPHQWV WKDW EHQHÀW WKH HQWLUH SURMHFW EHVLGHV DGGLQJ EHQHÀWV WR WKH VXUURXQGLQJ DQG &LW\ZLGH DUHDV0DQ\ RI WKHVH LPSURYHPH QWV DUH LQFOXGHG LQ WKH various master plans that were developed to provide for the 2030 General Plan growth projections and impacts. The following is a list of City of Merced Improvements and estimated construction cost that are necessary for the project to develop.
1.) Utilities for “G” Street from Farmland Road to Old Lake Road (approximately 2,950 l.f. @ $400/l.f. = $1,180,000.00)
2.) Roadway and Utilities for “G” Street from Old Lake Road to the proposed Community Parkway Collector entrance into Yosemite Lake Village. (approximately 2,450 l.f. @ $1,500/l.f. = $3,675,000.00)
3.) Roadway and Water for Old Lake Road from “G” Street to Golf Road. (approximately 2,700 l.f. @ $1,250/l.f. = $3,17500.00)
4.) Roadway improvements for Old Lake Road from Golf Road to Yosemite Lake Dam (approximately 1,650 l.f. @ $1,190/l.f. = $1,963,500.00) PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 31
YOSEMITE LAKE VILLAGE
32 5.) Golf Road from Old Lake Road to Club House parking lot. (approximately 900 l.f. @ $1,250/l.f. = $1,125,000.00)
6.) Project wide Community Parkway Collectors.
(approximately 26,900 l.f. @ $1,500/l.f. = $40,350,000.00)
7.) Police services – requirements and cost unknown at this time.
8.) Fire Protection services – requirements and cost unknown at this time.
9.) Public Schools – requirements and cost unknown at this time.
TOTAL ESTIMATED COMMON AREA COST = $51,468,500.00
(or approximately $15,480.00/d.u.)
Each Planning Area will be responsible for their own storm drainage (including detention storge and monitored pumping) and construction of parks within their neighborhoods.
7KH ÀQDQFLQJ RI WKH FRPPRQ DQG DUHDZLGH LQIUDVWUXFWXUH FRVW FDQ EH IXQGHG LQ D FRPELQDWLRQ RI D variety of ways. The City of Merced currently accounts for $18,997,224 in Development Impact Fees.
The allocation of these funds will be determined on further review. The following discussion addresses VHYHUDO IXQGLQJ VRXUFHV DQG ÀQDQFLQJ VWUDWHJLHV EXW LW VKRXOG EH QRWHG WK DW ÀQDO PL[ RI IXQGLQJ ZLOO EH determined during the implementation process.
$UHD 6SHFLÀF ,PSDFW )HHV
6SHFLÀF 3ODQ )HHV FDQ EH GHYHORSHG IRU DOO RI WKH < RVHPLWH /DNH 9LOODJH SURMHFW DUHD DQG OHYLHG DJDLQVW DOO QHZ GHYHORSPHQW ZLWKLQ WKH SURMHFW DUH D EDVHG RQ EHQHÀW WR facilitate construction of public facilities and infrastructure to serve the project area.
Assessment District and Special Tax Districts: The State of California has laws and procedures in place WR OHY\ DVVHVVPHQWV DJDLQVW SURSHUWLHV EHQHÀWLQJ IURP LPSURYHPHQWV DQG W R LVVXH WD[H[HPSW ERQGV WR ÀQDQFH VDLG LPSURYHPHQWV7KH GLVWULFWV PXVW EH LQLWLDWHG E\ D JRYHUQLQ J ERG\ &LW\ &RXQFLO
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VXEMHFW WR D PDMRULW\ SURWHVW RI WKH SURSHUW\ RZQHUV$VVHVVPHQWV DUH GL VWULEXWHG EDVHG RQ WKH EHQHÀWV received by each property and act as a lien against the property. The assessments are typically a À[HG GROODU DPRXQW DQG PD\ EH SUHSDLG KRZHYHU PRVW SURSHUW\ RZQHUV RU GHY HORSHUV SD\ WKHP back over time with accrued interest.
Community Facilities District: California Mello-Roos Community Facilities Act of 1982 allows the creation RI VSHFLDO GLVWULFWV DXWKRUL]HG WR OHY\ VSHFLDO WD[ DQG LVVXDQFH RI WD[H[ HPSW ERQGV WR ÀQDQFH SXEOLF facilities and services. The creation of a C.F.D. can be initiated by a governing agency (City Council) or by the property owners with a two-thirds majority signature of registered property owners within the district boundaries. Bonds issued to a C.F.D. have a broader range of improvements that can be funded PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 32
YOSEMITE LAKE VILLAGE
33 DQG SURYLGH ÁH[LELOLW\ ZLWK WKH WLPLQJ RI LPSURYHPHQWV EHFDXVH WKH PRQLH V DUH DYDLODEOH DV QHHGHG and not on a pay as you go system.
Private Funding: Private funding, or developer funding, means that the improvements associated with the project area will be the responsibility of developer and/or private property owners. Should private funding be the mechanism chosen, Reimbursement Agreements will be required between the developer and the City of Merced to assure the developer that reimbursements will be paid for EHQHÀWV UHFHLYHG E\ RWKHUV7KH &LW\ DFWV DV D ERRNNHHSHU DQG LV UHVSRQVL EOH IRU FROOHFWLQJ PRQLHV and issuing payments to the developer.
Other Funding Sources:2WKHU IXQGLQJ VRXUFHV LQFOXGH SXEOLF DQGRU SULYDWH ÀQDQFLQJ WKURXJK J UDQWV bonds, and overrides. Some of the most popular are Federal and State Grants, General Obligation Bonds, Revenue Bonds, School Bonds, and Sales Tax Overrides (some of these alternatives require two- thirds voter approval).
X. POTENTIAL PHASING PLAN
A preliminary Phasing Plan has been prepared that attempts to provide reasonable product mix and absorption for each of the Planning Areas (see Figure 17 – Preliminary Phasing Plan). These phases are subject to market demand and allocation of existing sewer and water availability via City Council allocations at annexation. The Preliminary Phasing Plan and Unit Summary is provided WR KHOS GHWHUPLQH DYDLODEOH XWLOLW\ VHUYLFH DOORFDWLRQV$ ÀQDO 3KDVLQ J 3ODQ DQG )LQDQFLQJ 3ODQ ZLOO be developed and submitted after the property has been annexed and as a part of a Planned Development application.
XI. PROJECT TEAM AND PREVIOUS PROJECTS
Michael Gallo, Joseph Gallo Farms
Mike is the co-owner of Joseph Gallo Farms, a family owned and operated dairy processing and agriculture business in California. He oversees the strategic direction of the company and serves as Chairman of the Board. Gallo is a 2nd generation owner and formally took over as CEO in 1986. He has been recognized for his many accomplishments including environmental awards with the US Fish and Wildlife Service and California Environmental Protection Agency. Mr. Gallo serves as a current board member of the California State Board of Food and Agriculture and is past Chairman of the University of California Merced Foundation Board. He was born and raised in the San Joaquin Valley and is a graduate of Fresno State University.
Micah Gallo, Joseph Gallo Farms
As co-owner and Director of Business Affairs at Joseph Gallo Farms, Micah has been instrumental in SLORWLQJ D QXPEHU RI QHZ YHQWXUHV IRU WKH ÀUP LQFOXGLQJ KHOSLQJ ZLWK WKH FRP SDQ\·V VWUDWHJLF YLVLRQ PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 33
YOSEMITE LAKE VILLAGE
34 A graduate of the University of Southern California’s School of Cinema and Television, Micah built a post-production business in 2007 in Los Angeles, which he then sold in 2014. After joining Joseph Gallo )DUPV IXOO WLPH LQ
0LFDK EHFDPH WKH ÀUVW SRLQW RI FRQWDFW IRU DQ\ FRQWU DFWXDO DJUHHPHQWV OHJDO disputes, company negotiations and serves as the community liaison. Micah was born and raised in the San Joaquin Valley and is the 3rd generation Gallo to be active in the family business.
Christopher C. Pak, Archeon Group
As Founder and Principal of Archeon Group and DCX Development, Mr. Pak combines his extensive architectural experience with intimate development knowledge to successfully complete projects in a cost effective, sustainable and expeditious manner. Mr. Pak has directed projects for clients such as WKH /$ 8QLÀHG 6FKRRO 'LVWULFW &LW\ DQG &RXQW\ RI /$ DQG GHVLJQHG RYHU XQLWV RI DIIRUGDEOH housing projects, as well as a 150,000 SF Retail/Health/Sports facility. Mr. Pak has been called on to lead many civic projects, as both the Chairman of the Board of Zoning Appeals in LA and the Board of Airport Commissioners. Mr. Pak formed DCX Developers in 2018 to focus on Urban In-Fill developments.
J. Kevin Brunk, JKB Construction Management & Development Kevin brings decades of experience as a Real Estate development entrepreneur and construction management leader to this and every team. He is the General Managing Partner on over $27 million in real estate development assets. Kevin’s has been recognized for excellence in commercial, industrial and residential projects and a client diversity from both the private and public sectors. He is widely acknowledged by Federal, State, County and Municipal governing bodies for his exceptional formation of local, community-based development teams and community service contributions. He has a long list of outstanding projects and actively contributes his leadership with several civic, professional and non- SURÀW RUJDQL]DWLRQV
Sean Tobin, Mid-Valley Engineering (MVE, Inc.)
Established in 1969, Mid Valley-Engineering stays ahead of engineering trends by employing new DQG HPHUJLQJ WHFKQRORJLHV DQG VWDWH RI WKH DUW LQIUDVWUXFWXUH GHVLJQV 7K H ÀUP·V SRUWIROLR LQFOXGHV public works projects, infrastructure improvements, business and industrial parks, medical, schools, tunnels, bridges, master-planned communities, residential subdivisions and commercial centers. Most projects include top level project management, planning, surveying and construction. As Senior VP , Sean provides an outstanding commitment to quality, detailed management and experience on how to bring a project in at a budget level suitable to the client and the market area.
Debra Bernard, The Bernard Partnership
As a boutique Real Estate marketing company, The Bernard Partnership oversees all aspects of residential project development and packaging. Projects have ranged from entry-level single family detached homes to apartments, condominiums, mixed-use and master-planned communities. The philosophy is very team oriented--believing that the synergy between professional developers, architects, engineers, agencies and merchandisers is what makes for an outstanding project. The Bernard Partnership has a PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 34
YOSEMITE LAKE VILLAGE
35 QDWLRQDO UHSXWDWLRQ $W WKH DJH RI VKH ZDV QDPHG WKH ÀUVW ZRPDQ 93 IRU .DX IPDQ DQG %URDG .%
Homes), the largest developer in California. Debra has sat on various Boards and committees and is a member of the NAHB.
XII. MERIT CRITERIA REVIEW
The City of Merced Vision 2030 General Plan Urban Expansion Implementing Action UE-1.3 is used as the “merit criteria” for evaluating annexation request
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Response: A portion of the project is contiguous with the current City Limits and the majority of the land is within the SUDP and SOI. There is 150.64 acres (four parcels) of the proposed 1,171.58 acre annexation area that is not currently within the SUDP/SOI (see Figure 3 – Proposed Annexation Map). All other lands between the proposed annexation area and the current City Limits ore within the SUDP/SOI, and do not create peninsulas or islands of unincorporated area.
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Response: Water and sewer impacts have been estimated in the application. Conditional capacity allocations will determine the amount of existing capacity that could be utilized for initial development. 6WRUP 'UDLQ IDFLOLWLHV ZLOO EH GHYHORSHU FRQVWUXFWHG DQG ÀQDQFHG3ROLFH DQG ÀUH SURWHFWLRQ VHUYLFHV ZLOO be determined and conditioned on subsequent submittals. Parks and on-site roadway improvements ZLOO EH GHYHORSHU SURYLGHG DQG ÀQDQFHG2IIVLWH URDGZD\ LPSURYHPHQWVDQG XQNQRZQ SXEOLF VHUYLFHV ZLOO EH SURYLGHG DQG ÀQDQFHG WKURXJK YDULRXV ÀQDQFLQJ PHFKDQLVPV GLVFXVV HG LQ WKH DSSOLFDWLRQ7KH GHYHORSHURZQHUV DUH ZLOOLQJ WR ÀQDQFH UHDVRQDEOH FRQGLWLRQHG LPSURYHP HQWV DQG FRVW VXEMHFW WR D GHYHORSPHQW DJUHHPHQW DQG UHSD\PHQW RI IDLU VKDUH FRVW IRU DUHD ZLGH EHQHÀ WV WR RWKHUV
PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 35
YOSEMITE LAKE VILLAGE
36 G
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Response: There are no agricultural uses on any adjacent, or nearby, lands excepting livestock grazing.
Wetlands and Habitat Easements are in place on the lands to north and to the east. A golf course and developed rural residential homes are existing to the south. Low density residential development is designated on the General Plan for lands to the west.
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3URYLGH NH\ LQIUDVWUXFWXUH IDFLOLWLHV RU RWKHU GHVLUDEOH DPHQLWLH V" Response: The annexation does not affect the U.C. Merced or University Community annexations. The plan does include some job generating land uses including 20.2 acres of Commercial and 8.0 acres of 1HLJKERUKRRG &RPPHUFLDO
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Infrastructure improvements include improvements to sewer collection and water distribution systems improvements in “G” Street, water distribution systems in Old Lake Road, Roadway improvements to “G” Street to minor arterial collection standards, provisions to provide groundwater recharge areas in the habitat conservation area (Planning Area “A”0 and storm water detention ponds (approximately 5 different ponds located throughout the site), and expansion of wildlife habitat and visual open space of over 380 acres that is contiguous with the Cyril Smith Trust Lands currently under a conservation easement with the State Fish & Game and U.S. Army Corps of Engineers.
XIII. CLOSING STATEMENTS
The Yosemite Lake Village Community provides the City of Merced with unique and innovative opportunities not offered by other proposed developments. One key element of the proposed project is an “Active Adult” component that has not been utilized previously within the Merced. This product type has typically proven itself to be low impacting on a majority of public provided services. This housing type generates approximately 1.9 persons per dwelling unit and are typically age restricted
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ATTACHMENT 2--Page 36
YOSEMITE LAKE VILLAGE
37 FRPPXWH WLPHV WKHUHE\ UHGXFLQJ &LW\ ZLGH SHDN KRXU WUDIÀF LPSDFWV7KH DJH UHVWULFWLRQ PHDQV WKDW there are normally very light impacts on elementary, middle, and high school demands or facilities.
The neighborhood parks trails, and linear open space provided within the neighborhood (along with the proximity of Merced Golf and Country Club) reduces impacts on other recreational facilities in the City. These neighborhoods are typically low crime areas and have minimal impacts on police protection. The only services with higher potential impact than typical residential housings might be HPHUJHQF\ PHGLFDO
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DQG OLEUDU\ VHUYLFHV7KH FODVVLÀF DWLRQ RI ´$FWLYH $GXOWµ LPSOLHV mobility and the ability to live independently. Pedestrian and Bicycle circulation have been designed WKURXJKRXW WKH FRPPXQLW\ WR HQFRXUDJH QRQYHKLFXODU WUDIÀF The mix of “Estate” and “Move-up” housing provides housing for professionals and move up markets. “Blended” housing provided for traditional residential housing and “Work Force” provides smaller lot and denser product types to meet affordable work force and entry level housing markets. The variety of housing types and target market areas provides the perfect setting for a multi-generational project that offers a socio-economic mix that offers complete diversity.
Almost 50% of the annexation area is set aside for open space, parks, and trails (see Figure 17 – Preservation, Open Space, and Parks). The open space elements include habitat conservation and view corridor open space, active parks, and recreational open space, and they are interconnected with pedestrian and bicycle trails that provide access to amenities throughout the project (see Figure 18 - Community Amenities) and connect with City wide pedestrian and bicycle master plan systems that include connections to U.C. Merced. The open space also offers the opportunity to provide ground water recharging areas to meet the City of Merced Master Water Plans policies and goals. Finally, most of the Project environmental studies have been previously completed and accepted by Local, State, and Federal agencies. There is a potential for some of the studies will need to be updated or expanded to cover additional areas , such as the Rogina Property. This means that most of the lands within the proposed Yosemite Lake Village annexation area can proceed with subsequent entitlement applications without environmental based delays.
PRE-ANNEXATION APPLICATION (CONT’D)
ATTACHMENT 2--Page 37
YOSEMITE LAKE VILLAGE
38 FIGURE 17: PRESERVATION, OPEN SPACE & PARKS
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YOSEMITE LAKE VILLAGE
39 FIGURE 18: COMMUNITY AMENITIES
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1 2
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Y osemite Lake: All boating is permitted, including jet skis and water skiing. A kayak/SUP rental business (The Padyak Shack) is in operation. Onshore, shaded picnic areas, which feature picnic tables, barbecue pits, restrooms, and a small playground, are available. 2 ATTACHMENT 2--Page 39