CITY OF MERCED
ADMINISTRATIVE REPORT
Merced Civic Center
678 W. 18th Street
Merced, CA 95340
File #: 22-122 Meeting Date: 3/9/2022
Planning Commission Staff Report
Report Prepared by: Julie Nelson, Senior Planner
SUBJECT: General Plan Amendment #21-03 and Zone Change #429, initiated by Peter Lau on behalf of Bellevue Ranch Paseo, LLC, for approximately 8.5 acres of land generally located at the northeast corner of Bellevue Road and Barclay Way. The General Plan Amendment would change the General Plan land use designation from Neighborhood Commercial (CN) to Low- Medium Density (LMD) Residential. The Zone Change would change the Zoning designation from Planned Development (P-D) #73 to Residential Planned Development (RP-D) #63 to allow the construction of single-family homes. **PUBLIC HEARING** ACTION: PLANNING COMMISSION:
Recommendation to City Council
1) Environmental Review #21-47 (CEQA Section 15162
Findings)
2) General Plan Amendment #21-03
3) Zone Change #429
CITY COUNCIL:
Approve/Disapprove/Modify
1) Environmental Review #21-47 (CEQA Section 15162
Findings)
2) General Plan Amendment #21-03
3) Zone Change #429
SUMMARY
The project site consists of approximately 8.5 acres of land generally located at the northeast corner of Bellevue Road and Barclay Way. The proposed General Plan Amendment would change the land use designation for this area from Neighborhood Commercial (CN) to Low-Medium Density (LMD) Residential and the Zone Change would change the zoning designation from Planned Development (P-D) #73 to Residential Planned Development (RP-D) #63. The proposed changes would revert the project site back to its original land use and make it consistent with the land use designations and design standards for the eastern half of the Paseo subdivision.
RECOMMENDATION
Planning Staff recommends that the Planning Commission recommend approval to the City Council CITY OF MERCED Printed on 3/3/2022Page 1 of 4
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1 ATTACHMENT 8
File #: 22-122 Meeting Date: 3/9/2022
of Environmental Review #21-47 (CEQA Section 15162 Findings), General Plan Amendment #21-03, and Zone Change #429 (including the adoption of the Draft Resolution at Attachment A) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of the Draft Resolution at Attachment A of Planning Commission Staff Report #22-122.
DISCUSSION
The project site consists of approximately 8.5 acres of land generally located at the northeast corner of Bellevue Road and Barclay Way (Attachment B of Planning Commission Staff Report #22-122).
The developer is requesting to change the General Plan land use designation from Neighborhood Commercial (CN) to Low-Medium Density (LMD) Residential and change the Zoning designation from Planned Development (P-D) #73 to Residential Planned Development (RP-D) #63 (refer to Attachment C of Planning Commission Staff Report #22-122). The project site was previously part of the Paseo subdivision (Attachment D of Planning Commission Staff Report #22-096) but, in 2011, was changed to allow commercial development on the project site. The developer is now requesting to revert the area back to its original land use to allow it to be developed with small-lot single-family homes consistent with the original design of the Paseo Subdivision. Additional information is provided in the Background section of this report.
Project Description
The proposed project consists of a General Plan Amendment to change the land use designation from Neighborhood Commercial (CN) to Low-Medium Density (LMD) Residential and to change the Zoning designation from Planned Development (P-D) #73 to Residential Planned Development (RP- D) #63. The adoption of the Zone Change would include design standards consistent with the standards for the eastern half of the Paseo subdivision. These standards are provided at Attachment F of Planning Commission Staff Report #22-122.
The project site consists of 75 individual lots. Of those lots, 57 are intended to have single-family dwellings constructed on them. The other 18 lots consist of open space, drainage basin, alleys, and landscape areas. The map at Attachment G of Planning Commission Staff Report #22-122 shows the lots that would have houses on them as well as identifying the additional 18 lots that are used for other purposes.
Surrounding uses as noted in Attachment B.
Surrounding Land
Existing Use of
Land
City Zoning
Designation
City General Plan
Land Use
Designation
North El Capitan High
School
P-D #42 School
South Single-Family
Dwellings (across
Bellevue Road)
P-D #42 Low-Density (LD)
and Low-Medium
Density (LMD)
Residential
East Vacant RP-D #63 Low-Medium Density
(LMD) Residential
CITY OF MERCED Printed on 3/3/2022Page 2 of 4
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2 File #: 22-122 Meeting Date: 3/9/2022
West Vacant P-D #42 Commercial Office
(CO)
Background
This property was annexed into the City in 2000 in connection with the Bellevue Ranch #2 Annexation. At that time, the project site was Zoned Residential Planned Development (RP-D) #63.
RP-D #63 also included the eastern portion of what is now known as the Paseo Subdivision (Attachment D of Planning Commission Staff Report #22-122). In 2006, the City approved General Plan Amendment #06-04 and Site Utilization Plan Revision #1 to Residential Planned Development (RP-D) #63, which changed the land use designation from Low Density Residential to Low-Medium Density Residential to allow the construction of 156 small-lot single-family dwellings on approximately
17.64 acres. Subsequently, Conditional Use Permit #1096 and Tentative Subdivision Map #1294 were approved. On February 27, 2007, a Final Subdivision map for the Paseo Subdivision was recorded creating 142 single-family lots. Shortly thereafter, 6 homes were constructed on the corner of Bellevue Road and G Street. Unfortunately, the housing market began its fall shortly thereafter and no additional homes have been constructed. Although only 6 homes were constructed, all the improvements were installed (i.e., streets, curb, gutter, sidewalk, etc.) throughout the subdivision, including the current project site.
In 2011, the City approved a request from the property owner to change the western half of the subdivision to allow for commercial uses. General Plan Amendment #11-04 and Zone Change #413 changed the land use designations for the current project site Neighborhood Commercial (CN) and Planned Development (P-D) #73, respectively.
Also in 2011, Site Utilization Plan (SUP) Revision #2 to RP-D #63 was approved changing the land use from detached single-family dwellings to attached single-family dwellings for the eastern half of the Paseo subdivision.
On November 18, 2021, the Site Plan Review Committee approved minor modifications to the Site Utilization Plan for the eastern half of the Paseo Subdivision which changed the land use back to the originally approved detached single-family dwellings and made some minor modifications to the Design Standards for RP-D #63 (refer to Site Plan Application #484 at Attachment E of Planning Commission Staff Report #22-122). The approved Design Standards are provided at Attachment F of Planning Commission Staff Report #22-122. The changes proposed with this application would be consistent with these Design Standards.
This item was scheduled to go before the Planning Commission on February 9, 2022. In order to work out some details related to conditions of approval, the applicant requested the matter be continued to the March 9, 2022, Planning Commission meeting. All the issues related to the conditions of approval have been resolved.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A of Planning Commission Staff Report #22-122.
CITY OF MERCED Printed on 3/3/2022Page 3 of 4
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3 File #: 22-122 Meeting Date: 3/9/2022
ATTACHMENTS
A. Draft Planning Commission Resolution
B. Location Map
C. Land Use Changes
D. Paseo Subdivision Final Map
E. Site Plan #484
F. Design Standards
G. Map of Different Types of Lots
H. House Plans
I. CEQA Section 15162 Findings
J. Presentation
CITY OF MERCED Printed on 3/3/2022Page 4 of 4
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4 Refer to Administrative Report Attachments 1
through 7 and Attachment 9 for Planning
Commission Staff Report Attachments A through
D, and F through I. Attachment J is not included
with this report.
CITY OF MERCED
SITE PLAN REVIEW APPLICATION
RESOLUTION #484
MG Star, LLC, on behalf of Bellevue
Ranch Paseo, LLC, property owner
Minor modifications to change the land
use from zero-lot line single-family
homes to detached single-family homes
and modify the setback, lot coverage,
and parking requirements for 79 lots
within Residential Planned
Development (RP-D) #63
APPLICANT PROJECT
P.O. Box 25543
110-282 Montage Dr., 5006-5092
Mosaic Ave., 5006-5098 Palisade Ave.,
123-295 Portico Dr., and 5008-5095
Savannah Ave.
ADDRESS PROJECT SITE
Fresno, CA 93729
170-021-001 to -028; 170-023-001 to -
003 & -005 to -008; 170-024-001 to
008 & -010 to -012;170-042-001 to -
006; 170-043-001 to -006; 170-044-002
to -016 &-023 to -028
CITY/STATE/ZIP APN
559-994-1197 Residential Pl anned Development (RP-
D) #63
PHONE ZONING
In accordance with Chapter 20.68.050 of the Me rced City Zoning Ordinance, the Site Plan Review Committee reviewed and admin istratively approved Site Plan Review application #484 on November 18, 2021, submitte d by MG Star, LLC, on behalf of Bellevue Ranch Pa seo, LLC, property owner. The approval allows for minor modifications to the setback, lot coverage, and parking requirements for 79 lots within Residential Planned De velopment (RP-D #63, generally locat ed at the northwest corner of G Street and Bellevue Road within the Paseo Subdivision. Said property being more particularly described as Lots 29 through 83 and Lots 113 through 142 as shown on that subdivision map recorded in Volume 76, Pa ge 39, Merced County Records; also known as Assessor’s Parcel Number’s (APN’s) 170-021-001 to -028; 170-023-001 to -003, and - 005 to -008; 170-024-001 to 008, and -010 to -012;170-042-001 to -006; 170-043-001 to -006; 170-044-002 to -016, and -023 to -028.
ATTACHMENT E 23
Site Plan Approval #484
November 18, 2021
N:\SHARED\PLANNING\Site Plan Review\Resolutions\Final Resolutions\2021\SP 484 - Paseo Subdivision.doc
WHEREAS, the proposal is exempt from th e California Environmental Quality Act (CEQA), in accordance with Section 15305 (M inor Alterations in Land Use Limitations) and 15332 (In-Fill Development Projects); and,
WHEREAS, the Merced City Site Plan Review Committee makes the following Findings:
A) The project site is located at the northwest corner of G Street and Bellevue Road (Exhibit A). The proposal complies with the General Plan designation of Low-Medium Density (LMD) Residentia l and the Zoning classification of Residential Planned Development (RP-D) #63.
B) Design Standards for RP-D #63 were orig inally established by Ordinance No. 2227. General Plan Amendment #06-04 and Site Utilization Plan Revision #1 to RP-D #63 approved a change in th e General Plan designation from Low Density (LD) Residential to Low-Me dium Density (LMD) Residential and revised the Design Standards as provi ded in Ordinance No. 2251, adopted by the City Council on July 17, 2006.
C) Vesting Tentative Subdivision Map #1294 for the Paseo subdivision was approved by the Planning Commission on September 6, 2006.
D) A Final Map for the Paseo subdivision was recorded on February 27, 2007.
E) Site Utilization Plan Revision #2 to R-PD #63 changed the land use designation for 79 lots to zero-lot line single-family homes. However, the Design Standards were not updated to reflect the zero-lot line design.
Therefore, the Design Standards appr oved by Ordinance No. 2251 still apply.
A comparison of the different Design St andards approved for this site along with the proposed Design Standards is provided at Exhibit B.
F) The western half of this subdivision was changed to a Neighborhood Commercial General Plan designation in 2014.
G) The Paseo subdivision was annexed into the City ’s Community Facilities District for Services (CFD #2003-2) as part of Annexation No. 7.
H) Per Zoning Ordinance Section 20.40.050 (B ) the parking requirements for small lot developments with lots be tween 3,000 and 4,000 square feet are two on-site parking spaces per unit. For typical residential lots, only one space is required. The proposed parking standard for RP-D #63 is 3 spaces per unit provided through a combination of two on-site parking spaces and one on- street parking space. Because the alleys are also fire lanes, parking would be prohibited in this area (Condition #17).
I) The proposed changes to the Design Standards would apply to the 79 vacant lots and would allow the following (refer to the site plan at Exhibit C):
7’ front yard setback 67% Lot Coverage
2.5’ rear yard setback 3 Parking Spaces per Unit
3’ side yard setback
24 Site Plan Approval #484
November 18, 2021
N:\SHARED\PLANNING\Site Plan Review\Resolutions\Final Resolutions\2021\SP 484 - Paseo Subdivision.doc
J) The developer has proposed four floor plans, each with two different elevations to be used throughout the subdi vision. Each floor plan is for a two- story home and includes a two-car garage (two plans have a tandem garage) (Exhibit D). Condition #11 Requires that there be a variation in floor plans and elevations throughout the subdivisi on with no two homes next to each other having the same elevation.
Required Findings for Site Plan Review
K) Per Merced Municipal Code Section 20.68.050 – Site Plan Review Permit, the Site Plan Review Committee may appr ove an application for a Site Plan Review Permit only if all of the following findings can be made:
1. The proposed project is consistent with the General Plan, and any adopted area, specific, community, or neighborhood plan.
The proposed project is consistent with the Low-Medium Density (LMD) Residential General Plan designation. If the proposed modifications are approved to allow detached single-family homes and the design standards are approved, the project would co mply with the requirements of Residential Planned Development (RP-D) #63.
2. The proposed project complies with all applicable provisions of the Zoning Ordinance and Municipal Code.
If the proposed modifications are a pproved, the project would comply with the Zoning Ordinance and the Site Utilization Plan for R-D #63. The proposed design standards would reduce the setbacks and lot coverage requirements to accommodate the pr oposed single-family dwellings for this subdivision.
3. The design and layout of the proposed project will not interfere with the use and enjoyment of existing and future neighboring properties and structures.
The subject site is located at the corner of G Street and Bellevue Road.
There are six existing homes within th e subdivision located at the corner of Palisade Avenue and Montage Drive (refer to the location map at Exhibit A). The proposed modification to allow detached homes would be consistent with the existing homes in the subdivision. These homes would be separated from any new homes by a 20-foot driveway. The proposed setbacks would be reduced from 4 feet to 2.5 feet. This would make the homes 1.5’ feet closer than origin al intended for the existing homes.
However, given the 20-foot-wide driveway, there should be no impact from the reduced setback.
4. The proposed architectural design ma kes use of appropriate materials, texture and color, and will rema in aesthetically appealing and appropriately maintained.
25 Site Plan Approval #484
November 18, 2021
N:\SHARED\PLANNING\Site Plan Review\Resolutions\Final Resolutions\2021\SP 484 - Paseo Subdivision.doc
The proposed design and materials is compatible with the existing homes in the subdivision. Conditions of approval are included to require the exterior of the homes and landscaping be maintained in an aesthetically please manner and all graffiti removed in a timely manner (Conditions #14 and #15).
5. Any proposed landscaping design, includi ng color, location, size, texture, type, and coverage of plant materials, as well as provisions for irrigation, maintenance, and protection landsc aping elements, will complement structures and provide an attractive environment.
All homes will be required to install landscaping and irrigation in compliance with Zoning Ordinance Section 20.36.050.
6. The proposed design will not be mate rially detrimental to the public health, safety, or welfare, or be injurious to the property or improvements in the vicinity of the proposed project.
The proposed project complies with the intended land use for the site. The construction of single-family homes would not be detrimental to the public health, safety, or welfare. Due to the reduced setbacks, Condition #13 is being added to prohibit fences between the structures if there is less than a 5-foot setback. This will allow fo r Fire Department access between the structures.
NOW, THEREFORE, BE IT RESOLVED that the Merced City Site Plan Review Committee does approve Site Plan Review Application #484 subject to the following conditions:
1. All conditions contained in Site Plan Review Resoluti on #79-1 (“Standard Conditions for Site Plan Review Application”) shall apply.
2. The proposed project shall be constr ucted in compliance with the Design Standards at Exhibit E, and as shown on Exhibit C (Site Plan) and Exhibit D (Floor Plans and Elevations), unless otherwise modified by the conditions within this resolution.
3. All applicable conditions of Pla nning Commission Resolution #2996 for General Plan Amendment #11-04 and Site Utilization Plan Revision #2 to Residential Planned De velopment (RP-D) #63 and Planning Commission Resolution #2896 for Conditional Us e Permit #1096 shall apply, unless superseded by this approval.
4. Notwithstanding all other conditions, a ll construction and improvements shall be in strict accordance with Zoning, Bu ilding, and all other codes, ordinances, standards, and policies of the City of Merced.
5. All other applicable codes, ordinances, policies, etc., adopted by the City of Merced shall apply, including, but not li mited to, the California Building Code 26 Site Plan Approval #484
November 18, 2021
N:\SHARED\PLANNING\Site Plan Review\Resolutions\Final Resolutions\2021\SP 484 - Paseo Subdivision.doc
and Fire Codes. This may include adding a hydrant, as required by the Fire Department.
6. The developer/applicant shall indemnify, protect, defe nd (with counsel selected by the City), and hold harmless the City, and any agency or instrumentality thereof, and any officers, officials, em ployees, or agents thereof, from any and all claims, actions, suits, proceedings, or judgments against the City, or any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof to attack, set aside, void, or annul, an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project and the approvals granted herei n. Furthermore, developer/applicant shall indemnify, protect, de fend, and hold harmless the City, or any agency or instrumentality thereof, against any and all claims, actions, suits, proceedings, or judgments against any governmental entity in which developer/applicant’s project is subject to that other governmental entity’s approval and a condition of such approval is that the City indemn ify and defend (with counsel selected by the City) such governmental entity. City shall promptly notify the developer/applicant of any cla im, action, suits, or proceeding.
Developer/applicant shall be responsib le to immediately prefund the litigation cost of the City including, but not limited to, City’s attorney’s fees and costs. If any claim, action, suits, or proceeding is filed challenging this approval, the developer/applicant shall be required to execute a separate and formal defense, indemnification, and deposit agreement th at meets the approval of the City Attorney and to provide all required de posits to fully fund the City’s defense immediately but in no event later than five (5) days from that date of a demand to do so from City. In addition, the de veloper/applicant shall be required to satisfy any monetary obligations imposed on City by any order or judgment.
7. The developer/applicant shall construc t and operate the project in strict compliance with the approvals granted herein, City standards, laws, and ordinances, and in compliance with all State and Federal laws, regulations, and standards. In the event of a conflict between City laws and standards and a State or Federal law, regulation, or standa rd, the stricter or higher standard shall control.
8. All plans and supporting documents sub mitted for Building Permits shall meet or exceed the building codes in effect at the time of building permit application submittal. Plans shall be drawn by a licensed design professional.
The
construction work shall be performed by an appropriately licensed Contractor.
9. Full public improvements shall be installed/repaired if the permit value of the project exceeds $100,000.00. Public improve ments may include, but not be limited to, repairing/replacing the sidewalk, curb, gutter, street corner ramp(s), and other relevant City of Merced/State/Federal standards and regulations.
10. The elevations provided at Exhibit D are to be minimum standards, not optional upgrades.
27 28
BELLEVUE RD
G ST
BARCLAY WAY
PORTICO DR
DURANT WAY
REINES CT
MONTAGE DR
LANGLEY WAY
TOLMANWAY
WEBBER CT
MOSAIC AVE
PROMENADE
AVE
BECKMAN
WAY
COUNTRYSIDE
AVE
SAVANNAH AVE
PALISADE AVE
DEXTER CTKINROSS CT
MANDEVILLE LN
Paseo Subdivision Vacant Lots
¯EXHIBIT A 29
Paseo Subdivision
Proposed Development Standards
Standard Originally Approved Current Proposed
Lot Size 3,500 s.f.
1860 s.f. interior lots/2,100
s.f. corner lots Same as current
Units/Acre 104/17.64 150 units/17.64 acres 85 units/8.14 acres Density 5.9 8.5 units/acre 10.4 units/acre
Setbacks
8’ front yard
10’ rear yard (except for alley
loaded units)
3’ side yard
7’ to 10’ front yard
4’ rear yards
4’ side yards
7’ front yard
2.5’ rear yard (25’ between
buildings with alleys)
3’ side yards
Building Heights 35’ Maximu m 35’ Maximum 35’ Maximum
Distance Between Buildings 6’ house side to house side 10’ house side to house side 6’ house side to house side
25 rear to rear at alleys
Lot coverage 60% 52% 67%
Building Densities 1 unit per lot 1 unit/lot 1 unit/lot Parking Required
Average 5 spaces for each
unit (includes tandem,
driveway, and on-street
parking)
Average 5 spaces for each
unit (includes tandem,
driveway, and on-street
parking)
3 spaces per lot (garage & on-
street)
Landscaping Requirements
All Plan material appropriate
for Sunset Zones 8 & 9, focus
on low water plants,
programmable automatic
controllers; mixed species
trees; reduced water &
maintenance focus for turf.
All Plan material appropriate
for Sunset Zones 8 & 9, focus
on low water plants,
programmable automatic
controllers; mixed species
trees; reduced water &
maintenance focus for turf.
All Plan material appropriate
for Sunset Zones 8 & 9, focus
on low water plants,
programmable automatic
controllers; mixed species
trees; reduced water &
maintenance focus for turf.
EXHIBIT B
30 EXHIBIT C 31
Garage
Tandem
Entry
Porch
Living
Kitchen
Dining
Loft
Lndry
Bath 2
Bedrm 3
W.I.C.
Bath 1
Bedrm 2
Master
W.I.C.
Bedrm 4 Lndry
Bath 2
Bath 1
Bedrm 2
Master
W.I.C.
605 S.F. 1037 S.F.
Bedrm 3
W.I.C.
3-BEDROOM
1037 S.F.
4-BEDROOM
1642 S.F. - 3 Bedroom with Loft or
Front Elevation 'A'
4 Bedroom - 2 Car Garage
Plan 1
Front Elevation 'B'
Plan 1
Rear Elevation
Plan 1
1 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
EXHIBIT D 32
Dining
Kitchen
Pwdr.
Living
Porch
Garage
Bath 1
Bedrm 2
Bedrm 3
Lndry
Master
Bath 2
Hall
Hall
Bedrm 4
W.I.C.
LndryHall
Loft
1691 S.F. - 3/4 Bedroom
Opt. Loft - 2 Car Garage
Front Elevation 'A'
Plan 2
Front Elevation 'B'
Plan 2
Rear Elevation
Plan 2
2 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
33 Garage
Kitchen
Pwdr.
Dining
Porch
Family Entry
Master
Bath 1
Hall
Bedrm 3
Bedrm 4
1034 S.F.
4-Bedroom
Bedrm 2 Hall
Loft
Front Elevation 'A'
1724 S.F. - 4 Bedroom - 2 Car
PLAN 3
Front Elevation 'B'
PLAN 3
Rear Elevation
PLAN 3
3 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
34 Garage
TandemLiving
Kitchen
Dining
Porch
Den
Entry
Pwdr.
Bedrm 4
Bedrm 2
Bedrm 3
Loft
Master
W.I.C. Bath 1
Hall
W.I.C.
Bath 2
W.I.C.
Front Elev.'A'
1857 S.F. - 4 Bedroom - 2 Car Garage
PLAN 4
Front Elev.'B'
PLAN 4
Rear Elevation
PLAN 4
4 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
35 Design Standards for Residential Planned Development (RP-D) #63 Lot Size 1,860 s.f. interior lots/2,100 s.f. corner lots Units/Acre 79 units/8.14 acres
Density 10.4 Units/acre
Setbacks 7’ front yard
2.5’ rear yard (25’ between buildings with alleys)
3’ side yards
Building Heights 35’ Maximum
Distance Between Buildings 6’ house side to house side* 25 rear to rear at alleys
*No side yard fences allowed if less than a 5-foot side yard setback is provided.
Lot Coverage 67%
Parking Required 3 spaces per lot (garage & on-street)
Landscaping Requirements All Plan material appropriate for Sunset Zones 8 & 9, focus on low water plants, programmable automatic controllers; mixed species trees; reduced water & maintenance focus for turf.
EXHIBIT E 36
EXHIBIT F 37
Design Standards for Residential Planned Development (RP-D) #63 Lot Size 1,860 s.f. interior lots/2,100 s.f. corner lots Units/Acre 79 units/8.14 acres
Density 10.4 Units/acre
Setbacks 7’ front yard
2.5’ rear yard (25’ between buildings with alleys)
3’ side yards
Building Heights 35’ Maximum
Distance Between Buildings 6’ house side to house side* 25 rear to rear at alleys
*No side yard fences allowed if less than a 5-foot side yard setback is provided.
Lot Coverage 67%
Parking Required 3 spaces per lot (garage & on-street)
Landscaping Requirements All Plan material appropriate for Sunset Zones 8 & 9, focus on low water plants, programmable automatic controllers; mixed species trees; reduced water & maintenance focus for turf.
ATTACHMENT F 38
PORTICO DR
BARCLAY WAY
WEBBER CT
MONTAGE DR
DEXTER CT
BELLEVUE RD
MOSAIC AVE
PROMENADE AVE COUNTRYSIDE AVE
Single-Family Lots
Alleys, Landscape, Basin
P-D #73 ¯
Different Lot Types in Project Area
ATTACHMENT G 39
Garage
Tandem
Entry
Porch
Living
Kitchen
Dining
Loft
Lndry
Bath 2
Bedrm 3
W.I.C.
Bath 1
Bedrm 2
Master
W.I.C.
Bedrm 4 Lndry
Bath 2
Bath 1
Bedrm 2
Master
W.I.C.
605 S.F. 1037 S.F.
Bedrm 3
W.I.C.
3-BEDROOM
1037 S.F.
4-BEDROOM
1642 S.F. - 3 Bedroom with Loft or
Front Elevation 'A'
4 Bedroom - 2 Car Garage
Plan 1
Front Elevation 'B'
Plan 1
Rear Elevation
Plan 1
1 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
ATTACHMENT H 40
Dining
Kitchen
Pwdr.
Living
Porch
Garage
Bath 1
Bedrm 2
Bedrm 3
Lndry
Master
Bath 2
Hall
Hall
Bedrm 4
W.I.C.
LndryHall
Loft
1691 S.F. - 3/4 Bedroom
Opt. Loft - 2 Car Garage
Front Elevation 'A'
Plan 2
Front Elevation 'B'
Plan 2
Rear Elevation
Plan 2
2 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
41 Garage
Kitchen
Pwdr.
Dining
Porch
Family Entry
Master
Bath 1
Hall
Bedrm 3
Bedrm 4
1034 S.F.
4-Bedroom
Bedrm 2 Hall
Loft
Front Elevation 'A'
1724 S.F. - 4 Bedroom - 2 Car
PLAN 3
Front Elevation 'B'
PLAN 3
Rear Elevation
PLAN 3
3 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
42 Garage
TandemLiving
Kitchen
Dining
Porch
Den
Entry
Pwdr.
Bedrm 4
Bedrm 2
Bedrm 3
Loft
Master
W.I.C. Bath 1
Hall
W.I.C.
Bath 2
W.I.C.
Front Elev.'A'
1857 S.F. - 4 Bedroom - 2 Car Garage
PLAN 4
Front Elev.'B'
PLAN 4
Rear Elevation
PLAN 4
4 PREPARED BY:
P.O. Box 349
Merced, CA 95341
ENGINEERING & SURVEYING
GOLDEN VALLEY
Ph.: (209) 722-3200
Fax: (209) 722-3254
No. Date Description
ENGINEER
405 West 19th Street 95340
Date:
Checked By:
Drawn By:
Job. No.:
Rick R.
21-167
October 2021
Jim Xu
PROJECT DATA:
SHEET NUMBER:
SHEET CONTENTS:
PRELIMINAY ELEVATIONS & FLOOR PLAN FOR
JOB SITE:
NORTHWEST CORNER OF BELLEVUE RD. & 'G' STREET
PASEO SUBDIVISION
CITY OF MERCED, CA 95348
PREPARED FOR:
-
-
-
.
.
Preliminary Site Plan
-.
-.
1 --
P.O. Box 25543
Fresno CA 93729
MG STAR, LLC
Ph.: (559)-994-1197
Attn.: Mubarak Geham
43