City Council 1/16/24, continued from 1/2/2024
REQUESTED CHANGES
f Land Use Changes
f General Plan
f Site Utilization Plan
f Changes to Table 6.1
LAND USE CHANGES
Proposed General Plan and Site Utilization Plan Land Use Designation changes are provided in the table at Pages
2 and 3 of Attachment 6 of Administrative Report #23-
1026.
The proposed changes would
affect approximately 156 acres
within the Bellevue Ranch Master
Development Plan Area.
LAND USE CHANGES
Area Approved BRMDP Proposed & Existing Units Difference BRE 1,375 1,429 +54
BRW 1,982 1,829 -153
BRN 3,305 1,814 -1,491
Total difference in BRMDP and Proposed and Existing Units -1,590 Factors affecting the number of units that could be constructed:
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IMPACT OF WETLAND
DELINEATION
f Approximately 120 acres of land affected by
wetland features and creeks.
WETLAND
DELINEATION
North of Bellevue Road
West of G Street
CONCEPTUAL
MASTER SITE PLAN
FOR BELLEVUE
RANCH WEST AND
NORTH
TABLE 6.1 CHANGES
Changes to infrastructure and timing for the installation of improvements.
PROPOSED TABLE 6.1 CHANGES
Implement the North Merced Major Roadway Improvement Fee (NMMRIIF) (formerly known as a Category II fee in the BRMDP.
Clarifies what improvements are eligible for PFFP credit.
Identifies projects that would be CIP (City to install improvements when sufficient funds are received an all right-of-way has been obtained).
Eliminates 3 bridges north of Bellevue Road due to biological constraints.
Eliminates the extension of Catherine A Hostetler Blvd. north of Bellevue Road.
CIRCULATION
CHANGES
TABLE 6.1
Proposed elimination of
bridge due to biological and
construction constraints.
Catherine A. Hostetler Blvd would
not be extended across Bellevue
Road due to the elimination of the
bridge north of Bellevue Road.
Proposed elimination
of bridge due to
biological and
construction
constraints.
Bridge not needed for
vehicular traffic.
Pedestrian bridge
proposed.
AFFORDABLE HOUSING
• A Mitigation Measure for the BRMDP EIR,
requires 17.3% of all housing units within
the area to be affordable.
• Previous developers of BRE did not meet
this obligation, but did provide 66
affordable units off-site and constructed
an 81-unit subdivision at the NWC of
Cardella and M St.
• The current developer of BRW and BRN
intends to meet the obligation based on
the number of units in the BRW and BRN
area.
• If an in-lieu fee is approved by Council,
the fee could be paid rather than
constructing some of the units.
• Based on the number of units that would
be developed if this request is granted,
485 affordable housing units would be
required.
Income
Level
% of Project
Housing
Very Low 4.33%
Low 6.63%
Moderate 6.35%
Total 17.31%
AFFORDABLE
HOUSING
NO NET LOSS
f State law requires a “NO NET LOSS” Finding if property used to accommodate the RHNA is “down-zoned.”
f Villages 22 A & B were sites used to accommodate the
affordable housing requirement of the RHNA.
f The proposed changes would change the land use
designation from High-Medium Density Residential (12-24 units/acre) to Low-Medium Density Residential (6-12
units/acre).
f If all the changes are approved as proposed, there
would be no net loss due to the other areas being “up-
zoned” to High-Medium Density.
PARKS/OPEN SPACE/
PUBLIC FACILITIES
f The areas designated as being
biologically sensitive would be
dedicated as open-space/park
land. Some of the land in the
buffer areas around the sensitive
areas could be developed as
parks. The sensitive areas would
remain undeveloped.
f Over 293 acres of open
space/parks would be dedicated
within the BRMDP.
f The existing El Capitan HS was part
of the BRMDP (relocated from
south of Bellevue Rd).
f An elementary school site has
been dedicated at the NWC of
Arrowwood and M St.
f An elementary school site is
designated in BRN, northwest of El
Capitan H.S.
f An Addendum to the General Plan EIR was
prepared by JB Anderson Land Use Planning.
f The General Plan EIR considered the
development within the BRMDP area.
f A Traffic Analysis [including Greenhouse
Gas(GHG) Emissions] was prepared to
analyze the changes proposed with Table
6.1 and to comply with state law on GHG
emissions. No impacts were identified.
f The proposed changes would result in a net
loss of units within the BRMDP area.
f The addendum did not identify any new
impacts or require any additional mitigation
measures.
f The project would be required to comply
with all mitigation measures of the Merced
Vision 2030 General Plan EIR.
PUBLIC COMMENT
f 3 Speakers at the January 2, 2024, City Council
meeting.
f All correspondence provided at Attachment 13 of
Administrative Report.
f Neighborhood meeting held on January 9th.
November 8, 2023
¾ Held a Public Hearing
¾ No one spoke in opposition.
¾ Recommended Approval of:
¾ General Plan Amendment #17-02
¾ Site Utilization Plan Revision #12 to P-D #42
¾ Environmental Review #17-0 7
PLANNING COMMISSION ACTION
December 6, 2023
¾ Adopted an Amended Resolution
Clarifying the total number of acres
affected by the proposed changes.
CITY COUNCIL MEETING 1/2/24
f The City Council held a public hearing.
f The applicant requested the matter be continued to
the January 16th City Council meeting.
f Three people spoke regarding the proposed changes
to the R Street parcel.
f The applicant held a neighborhood meeting to address
the concerns related to the R Street parcel.
CITY COUNCIL ACTION
f Re-open the Public Hearing
f Take action to Approve/Disapprove/Modify
f General Plan Amendment #17-02
f Site Utilization Plan Revision #12 to Planned Development (P-D) #42 f Environmental Review #17-02 (Addendum to the General Plan EIR) f Authorize the City Manager to execute the Legislative Action Agreements.