General Plan
Amendment
#21-03 &
Zone Change
#429
NORTHEAST CORNER OF
BELLEVUE ROAD AND
BARCLAY WAY
ATTACHMENT 13
Subject
Site
Background
2000
•Project Site Annexed into the City and
zoned Residential Planned
Development (RP-D) #63.
2006
•General Plan Amendment & Site
Utilization Plan (SUP) Revision to allow
small-lot single-family homes
2007
•Final Map for Paseo Subdivision
Recorded (6 Homes Constructed)
2011
•General Plan Amendment to Change
western half of Paseo Subdivision to
Neighborhood Commercial.
•SUP Revision to allow zero-lot line homes
in eastern half of Paseo Subdivision
Proposed Land Use Changes
Proposed General
Plan Land Use
Change from CN to Low
w-
w
-
Medium
Change from CN to Low
w
w
Med
M
M
Density (LMD Residential)
Proposed Zoning
Change from P
P
P-
P
P
-
D #73 to RP
RP
RP-
P
P
-D #63
RP-D
#63
LMD
All Design Standards for RP-D #63
would apply to the project site.
Lots within
Project Area
57 lots for Single-Family Dwellings
18 lots for alleys, basin, landscaping, etc.
Findings
General Plan and Zoning Code Compliance:
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If approved, the project would comply with the General Plan designation of Low-Medium Density (LMD) Residential and the Zoning designation of RP-D #63.
Traffic:
The traffic impacts would be consistent with what was analyzed with the Merced Vision 2030 General Plan. The site is located near alternative transportation facilities (i.e., bus, bicycle, pedestrian).
Public Improvements:
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All the streets and public improvements are existing but may need to be repaired/replaced (Condition #10).
Developer would be required to pay Public Facilities Impact Fees to help pay for city-wide improvements.
Findings
Building Design
ggggg ggggg
The homes constructed on
the project site would be
required to comply with the
Design Standards for RP-D
#63.
There are 4 different floor
plans, with each plan having 3
different elevations.
1,642 s.f.
1,691 s.f.
1,724 s.f.
1,857 s.f.
Findings
Site Design:
ggggg
Setbacks shall comply with the Design Standards for RP-D #63 (Condition #2). Homeowner’s Association required for maintenance of lots that are not intended for dwellings (Condition #12).
Parking:
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3 parking spaces per dwelling. The Garage will count as 2 spaces (2-car garages) and one space of on-street parking.
Streets have been striped to allow for parking.
Alleys are considered fire lanes. No parking allowed (Condition #16).
Findings
Landscaping:
pppp gggg
Each lot is required to provide landscaping for all yards visible to the public (MMC Section 20.36). Each lot with frontage along the exterior of the subdivision shall install landscaping along the exterior side of the block wall prior to a certificate of occupancy being issued for that lot (Condition #24).
Neighborhood Impact:
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There are 6 homes constructed in the subdivision.
El Capitan High School to the north, vacant commercial to the west, and residential to the east and south of the site.
The project is consistent with the previous use for the site. Public hearing notices mailed to all property owners within 300 feet of the site. No comments received.
Environmental Review
The proposed project is returning the land use to what was included with the EIR for the Merced Vision 2030 General Plan.
Because the project remains consistent with the General Plan EIR, CEQA Section 15162 Findings were prepared. No additional analysis was required.
Planning
Commission
Action
Held a Public Hearing to consider the matter on
March 9, 2022.
No one spoke in opposition to the project.
Voted unanimously to recommend approval of:
Environmental Review #21-47;
General Plan Amendment #21-03; and,
Zone Change #429
City Council Action
Adopt a Motion to Approve or Deny the project.
To approve the project, the motion should include:
1. The adoption of RResolutionn 2022-19, approving Environmental Review #21-47 (CEQA Section 15162 Findings) and approving General Plan Amendment #21-03 changing the General Plan designation from Neighborhood Commercial (CN) to Low-Medium Density (LMD) Residential; and,
2. The Introduction of OOrdinancee 2539, amending the Official Zoning Map by rezoning property generally located at the northeast corner of Bellevue Road and Barclay Way from Planned Development (P-D) #73 to Residential Planned Development (RP-D) #63; and,
3. The approval of the LLegislativee Actionn Agreementt and authorizing the City Manager or Deputy City Manager to execute the necessary documents.