559
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF MERCED, CALIFORNIA, APPROVING
SITE UTILIZATION PLAN REVISION #12 TO
PLANNED DEVELOPMENT (P-D) #42 CHANGING
THE LAND USE DESIGNATION FOR
APPROXIMATELY 141 ACRES OF LAND WITHIN
THE BELLEVUE RANCH MASTER DEVELOPMENT
PLAN (BRMDP) AREA AND AMENDING TABLE 6.1
OF THE BRMDP
THE CITY COUNCIL OF THE CITY OF MERCED DOES ORDAIN
AS FOLLOWS:
SECTION 1. AMENDMENT TO CODE. The property described in Exhibit A and shown on the map at Exhibit B, attached hereto, and by reference made a part of this Ordinance, is hereby re-designated as shown on said Official Site Utilization Plan for Planned Development (P-D) #42 as described on Exhibit C.
SECTION 2. CHANGE OF MAP. The Director of Development Services is hereby directed to make the appropriate markings on the Official Site Utilization Plan for Planned Development #42 in conformance with this Ordinance and the provisions of Title 20 of the Merced Municipal Code.
SECTION 3. BELLEVUE RANCH MASTER DEVELOPMENT PLAN
(BRMDP). The Director of Development Services is hereby directed to make the appropriate changes to the BRMDP including Table 6.1in conformance with this Ordinance. The changes to Table 6/1 shall be shown on Exhibit D, attached hereto and by reference made a part of this Ordinance.
SECTION 4. EFFECTIVE DATE. This Ordinance shall be in full force and effect thirty (30) days after its adoption.
SECTION 5. SEVERABILITY. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance, and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, X: \Ordinances|2024\Planning|SUP Revision - Bellevue Ranch MDP.docx 1 subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.
SECTION 6. PUBLICATION. The City Clerk is directed to cause a summary of this Ordinance to be published in the official newspaper at least once within fifteen (15) days after its adoption showing the vote thereon.
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Merced on the day of , 2024, and was passed and adopted at a regular meeting of said City Council held on the _day , 2024, by the following called vote:
AYES: Council Members:
NOES: Council Members:
ABSTAIN: Council Members:
ABSENT: Council Members:
APPROVED:
MATTHEW SERRATTO, MAYOR
Mayor
ATTEST:
D. SCOTT MCBRIDE, CITY CLERK
BY:
Assistant/Deputy City Clerk
(SEAL)
APPROVED AS TO FORM:
CRAIG J. CORNWELL, CITY ATTORNEY
orwell 1/14/24
City Attorney
X:\Ordinances\2024\Planning\SUP Revision - Bellevue Ranch MDP.docx
EXHIBIT A
LEGAL DESCRIPTION
All or portions of the following:
Bellevue Ranch West
Villages 18-B, 19-A, 19-B, 21-A, 21-B, 22-A as shown on that certain map entitled "Bellevue Ranch West, Villages 17-22," recorded in Volume 81, Page 1 of Merced County Records.
Also, known as Assessor's Parcel Numbers: 224-300-005; -007; -008; -010; -011; -012 Bellevue Ranch North
Portions of Parcels A and B as shown on that certain map recorded in Volume 103,
Also known as Assessor's Parcel Numbers: 170-060-018 and -019
EXHIBIT A
PROPOSED GENERAL PLAN AMENDMENT
BELLEVUE RANCH
MERCED, CALIFORNIA
10 нис
LAND USE REVISION
V-34A/B
I VR TO LD 9.42 AC
LOT B
& LD TO P/OS 1.46 AC
LOT F
LMD TO P/OS 1.92 AC
Kes * LD TO P/OS 9.42 Ac
LOT D3
LD TO P/OS 1.16 Ac
LOT J
6 LD TO P/OS 1.45 AC
© LOT D2
LMD TO P/OS 3.67 Ac
118 V-35A
8 HMD TO NG 3.73 AC
LOT D1
• NG TO P/OS 1.21 AC
1V- 35B
19 NC TO P/OS 15.55 Ac
DV-26 LMD TO P/OS 24.02 Ac
DY-25A
LMD TO SCH 7.26 Ac
B3V-25B
LMD TO P/OS 12.30 Ac
> V-26
4 I MD TO HMD 6.77 A
LOT H
15 LMD TO P/OS 0.70 AC
daar V-18B
bOs TO LMD 2.05 AC
OV-19A&B
P/OS TO HMD 10.55 AC
V-21A & V-21B
RC TO LMD 20.35 Ac
V-22A
19 HMD TO LMD 7.78 AC
LEGEND
HIGH TO MEDIUM DENSITY RESIDENTIAL (HMD)
LOW TO MEDIUM DENSITY RESIDENTIAL (LMD)
- LOW DENSITY RESIDENTIAL (LD)
MERCED CITY SCHOOL DISTRICT (SCH)
PARK, BASIN, OR OPEN SPACE (P/OS)
NEIGHBORHOOD COMMERCIAL (NC)
BENCHMARK ENGI
Land Use Table
General Plan Amendment #17-02
Site Utilization Plan Revision #12 to P-D #42
Proposed Site
Current General Plan Proposed General Plan Utilization Plan Land Use Designation Land Use Designation Designation
Village/Lot Acres
Bellevue Ranch West (BRW)
Single-family,
Low-Medium Density including duplexes,
Park/Open Space Residential and townhomes
18B 2.05 High Medium Density
Residential Multi-family
19A & 19B 10.55 Park/Open Space
Single-family,
Regional/Community Low Medium Density including duplexes, Residential and townhomes
21A & 21B 20.35 Commercial
Single-family,
High Medium Density Low Medium Density including duplexes, EXHIBIT C Residential and townhomes
22A 7.78 Residential
Bellevue Ranch North (BRN)
School/Low Medium School
Density Residential School
25A 7.26
Low Medium Density
Park/Open Space Park/Open Space
25B 12.30 Residential
Low Medium Density
Residential Park/Open Space Park/Open Space
26 24.02 High Medium Density
Low Medium Density
Residential Multi-family
28B 6.77 Residential
Low Density Residential Park/Open Space Park/Open Space Lot B 1.46 Park/Open Space
Neighborhood Commercial Park/Open Space
Lot D1 1.21
Land Use Table
General Plan Amendment #17-02
Site Utilization Plan Revision #12 to P-D #42
Proposed Site
Proposed General Plan Utilization Plan
Current General Plan
Land Use Designation Designation
Village/Lot Acres Land Use Designation
Low-Medium Density Park/Open Space
3.67 Residential Park/Open Space
Lot D2 Park/Open Space Park/Open Space
Lot D3 1.16 Low Density Residential Park/Open Space
1.92 Low Density Residential Park/Open Space
Lot F Park/Open Space Park/Open Space
Lot G 9.42 Low Density Residential
Low-Medium Density
Park/Open Space Park/Open Space
Lot H .70 Residential
Low Density Residential Park/Open Space Park/Open Space Lot J 1.45
Single-family,
including duplexes and
townhomes or Multi-
9.42 Village Residential Low Density Residential family (Reconfigured) 34A & B Neighborhood Neighborhood
High-Medium Density Commercial
Residential Commercial
35A 3.73 Park/Open Space
| Neighborhood Commercial Park/Open Space
35B 15.55
Bellevue Ranch Master Development Plan (MDP) Table 6.1
Major Infrastructure Phasing
(Revised & Adopted by City Council on June 21, 2004)
(Revision & Adopted by Planning Staff on August 17, 2005) (Revision & Adopted by Planning Commission on June 18, 2008) (Revision to be presented to Planning Commission and City Council Fall of 2023)
The following table shows the same circulation and major infrastructure improvements listed in the MDP Table new columns have been added to show the village interior improvements as well as concurrent construction phasing. 6.1,adopted by the City Council May 15, 1995, in the columns for contiguous and non-contiguous improvements. Two This table indicates when certain improvements are warranted by Sub-Phase development. It does not address funding sources or the timing of available funding. In general, each Developer shall be responsible for construction of the warranted improvements, with the exception of wells, which the City will construct.
The Sub-Phases have been reorganized to show the order in which the Villages are now expected to be developed by adopted Table 6.1 shall be maintained except as noted. MDP Villages 6, 11, 13 and 19 have been excluded from this Crosswinds and Woodside, for the area south of Bellevue Road. North of Bellevue Road the order shown in the proposed sequence due to floodplain constraints.
by Notes #1 and #2. These notes referred to recommended improvements of the Fehr & Peers memorandum of 12- The "Clarification Revision" of August 2008 to the 6-18-08 version of Table 6.1 clarifies inconsistencies presented 2-04. The notes stated that certain improvements were "revised" as recommended in said traffic report. However, the text within Table 6.1 did not reflect those changes. To view these referenced changes, one needs to look at Table 6 of the 12-2-04 memorandum. The August 2008 Table 6.1 presented here reconciles the inconsistencies by showing where modification to text in Table 6.1 would have to be made in order to be consistent with Staff accepted portions of Table 6 of the 12-2-04 memorandum.
NOTE: Table 6.1 was not officially amended to include these "clarifications." This document is prepared to show Staff's interpretation and affect of the 12-2-08 traffic study.
Color Coding of Responsible Areas:
Red Bold=Bellevue Ranch East Improvements (Crosswinds)
Green Bold Underlined =North Merced Major Roadway Improvement Impact Fee Blue Underlined=Bellevue Ranch West Improvements (Woodside) Black Bold-Bellevue Ranch Improvements, joint responsibility in Village 22 Black=Bellevue Ranch Improvements, North of Bellevue Road (unchanged since May 15, 1995). [Phases are as noted on Minor Phasing Diagram in Master Development Plan-page 60 and Attachment B of Planning Commission Staff Report #04-13 2nd Addendum]
EXHIBIT D
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Non-Contiguous Interior Improvements
Sub- Contiguous
Phase Improvements Improvements
(Village)
BIIP I Collectors • Village 15, 16,
BIP 1 None • M St (Barclay Rd. to 8A, 14 and 9
Lehigh)(1/2 street) • Sewer, Drain and
• M St Cottonwood Water
Creek Bridge (1/2 Detention Basins
Street) DB-P, T and U
• Well Site (G St/ •
Cardella Rd)
V-8A streets and • Concurrent with
8A None None BIIP I
utilities
• Village-15 streets • Concurrent with
15 None • Fire Station BIP I
Dedication and utilities
• V-1 streets and • None
1 • M St: Lehigh • M St: Cottonwood Ck
to Cardella Rd utilities
to Note: Sub-Phase
Cottonwood intersection (1/2 street)
(Village) 1 is not
Ck (1/2 dependent on Sub-
Street) Phases BBIP I, 8A,
• M St: and 15.
Cottonwood
Bridge (1/2
street) and
bike crossing V-9 streets and •
None • Bip trent with
9 None
utilities
V-3 streets and • Village 2
3 • Cardella None
Road: M St to utilities
Bancroft Dr • Cardella Rd/Bancroft • V-11 drainage basin (1/2 street) Signal (as part of the
Cottonwood development of the Phases BBIP 1, 8A, 9,
•
Ck bike commercial site).
path/imp.
• Cardella Rd
(Bancroft Dr
to G St) (1/2
street)
None • V-2 streets and • Concurrent with
2 • Cottonwood Village 3
Ck bike utilities
Path improve
Cardella: (M • V-5 streets and Villages 4, 10, &
5 • None
St to Round utilities
Hill Dr Note: Sub-Phase
(Freemark)) (4 (Village) 5 is not
lanes total) dependent on Sub-
• Well site Phases BBIP I. 8A,
(Cardella 15 and 9.
Rd/Fahrens
Ck.) • Village-14 streets Concurrent with
14 None None BIP I
and utilities
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 2
Interior Improvements Villages Able to
Sub- Contiguous Non-Contiguous onstruct out
Phase Improvements Improvements quence with th
(Village) sub-phase
• M St: Cardella to Village-16 streets • Concurrent with • Well Site (G and utilities
Street/Bellev Barclay (remainder to
ue Road) full improvements)
BIP I Collector • Village 8B, 7 and
ВІР ПІ None None
Roadways Lot Q
• Sewer, Drain and
Water
• V-4 streets and • Concurrent with
4 • Cottonwood None Village 5
Ck pedestrian utilities
bridge Concurrent with
None • V-8B streets and •
8B None ВІР I
utilities
• V-7 streets and • Concurrent with
7 • Cardella Rd utilities ВІР II
(M St to G
St)(1/2 street)
• Cardella
Road/G
Street signal Concurrent with
None V-10 streets and •
10 None Villages 5 and
utilities
BBIP I (M Street
component only)
V-12 streets and • Concurrent with
12 None • M St/Cardella Rd •
utilities Village 10
signal', Villages 18 & 19
17 None • R St (Yosemite to • V-17 streets and :
utilities Note: Sub-Phase
Cardella)(4 lanes total) (Village) 17 is not
1,810
dependent on Sub-
• Cardella Rd (Round Phases BBIP I,
Hill Dr (Freemark) to R 8A, 15, 9, 14, 16,
St) (4 lanes total) +8 10 BBIP I1, 8B and 7.
• Fahrens Ck Bridge at Excepting "M"
/Cardella Rd (4 Street portion
lanes total) 4,8 14 of BBIP I.
• R St/Cardella Rd
Signalt
R Street: Cardella Rd to • V-18 streets and • Concurrent with 18 None • Village 17
Franciscan Dr (4 lanes utilities
total) 4,8 10
• R Street: Franciscan Dr •
(Arrow Wood)
total) +8 10
• Cardella Rd/Bancroft
Signal
• Franciscan Dr
Arrow Woody
t signa
• R St/Bellevue Rd
Signal+ 11
Cardella Rd/Round Hill
Dr (Freemark) signal
Bellevue Ranch Master Development Plan
Table 6.1-Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 3
on-Contiguou Interior Improvements Villages Able to
Sub- Contiguous Construct out of
Phase Improvements mprovement sequence with this
(Village) sub-phase
Franciscan Dr • V-19 streets and • Concurrent with
19 None • Village 17
(Arrow Wood) utilities
Bellevue Road
Frontage (Freemark Aveto R
St) +8 10)
• Fahrens Creek Bridge at
Franciscan Dr (Arrow
Wood) & 10
• Lot Q streets & Concurrent with
Lot Q None • None BIIP II
utilities
Bellevue/G Signal!.& None None
22-East® • M Street
(Barclay •• Bellevue Rd: M St to
(MFR)
Drive to G St (3 lanes)®, 9
Bellevue
Road) (2
lanes) on east
side including
Transit
Circle w/ V-
21 segments
None None
22-West • M Street • Well site (Bellevue/R
(MFR) (Barclay St)?8
Drive to • Bellevue Rd: R St to
Bellevue M St (3 lanes)8, 9
Road) (2
lanes) on
west side
including
Transit
Circle w/ V-
21 segments-
21° M & Bellevue Signal !. •None
•• G St: Bellevue to
(Comm)
Merced College (4
lanes total)3 10, or
Measure V Funds
• G& Foothill (Harves!
• Fahrens Creek Bridge
Laneglevue Rd(3
• Cardella Rd/Round Hill
Dr (Freemark) signal (at
time western portion of
V-21 is developed.
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 4
Above [ Same as adopted in Von-Contiguou Each village's streets and Bellevue the MDP, 5/15/95 Improvement utilities
Road (see below)
20 • Fahrens Creek • Fahrens Creek • V. 20 streets and
Bypass Bypass (Phase 3) utilities
(Drainage
Phase 3)
23 None None • V. 23 streets and
utilities
Well Site No. 6 None • V. 24 streets and
: Old Lake Rd utilities
(Nevada
Street) (2
lanes)
Collector None • V. 25 streets and
St./Fahrens Cr. utilities
Bridge (near-
Phase 23/24)
(omit)
• Collector St
(Farmland
Avenue)
/Fahrens Cr.
Bridge (near
Phase 20)
26 Old Lake Rd: 2 • G St: 2 lanes Old • V. 26 streets and lanes (omit) Lake Rd to Bellevue utilities
• Old Lake Rd (4 lanes total)
Rd/Fahrens • G St/Collector St
Creek Bridge Traffic Signal (near
(omit) Phase 20/23)
Calicor suFahrens V. 27 streets and
27 • M St: 2 lane •
ultimate section Cr. Bridge (near utilities
Phase 20/23)
• N/S
Collector/Bellevue
Signal
28 None None • V. 28 streets and
utilities
• M St: 2 lane • N/S • V. 29 streets and
ultimate section Collector/Fahrens- utilities
Creek Bridge
(between M & R Sts.)
(omit)
• M St: 2 lanes (So. To
Bellevue)
• M St/Fahrens Creek
Bridge
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 5
R St: 2 lanes • R St: 2 lanes ½ mile • V. 30 streets and 30 utilities
north of Bellevue to
Fire Station
Bellevue Rd 10
• R St: 2 lanes
bellevue to ½ mil
outh of Bellevue (
lanes total) I°
• R St
Bellevue/Fahrens
Creek Bridge: 2
lanes (4 lanes
total)i'
• RSt/Collector St
Traffic Signal (near
Phases 13/18)
None • V. 31 streets and
None
utilities
None • V. 32 streets and
32 None utilities
33 R St: 2 lanes • Old Lake Rd: 2 lanes • V. 33 streets and : Old Lake Rd: 2 (in Phase 35) utilities
lanes
None • V. 34 streets and
34 None
utilities
None • V. 35 streets and
35 None
utilities
None None • V. 36 streets and
utilities
The R Street improvements as well as the staging of signal improvements, including the specified lane configurations throughout the plan area have been revised as recommended by in Table 6 of the memorandun lated December 2, 2004 entitled "Timing of off-site roadway improvements for Bellevue Ranch" prepared by Fehr & Peers, except that: (a) the signal at "M" Street and Cardella Road will remain as a requirement of Street road widening between Bellevue Road and Merced College will remain a Village 21 requirement; and Phase 12; (b) the signal at "G" Street and Bellevue will remain a Village 22-"East" requirement; (c) "G" the signal at Cardella Road and "G" Street will remain a Village 7 requirement. "R" Street will be constructed as shown in Table 6.1, not the Fehr & Peers memo dated 12-2-04. 1B.
Bellevue Ranch Master Development Plan
Table 6.1—Major Infrastructure Phasing
Clarification Memorandum - August 2008, Page 6
2. Not used. "R" Street will be constructed as shown in Table 6.1; the Fehr & Peers memo dated 12-2-04 did not change the timing of this improvement.
The G Street improvements have not been revised as recommended by-in Table 6 of the memorandum dated December 2, 2004 entitled "Timing of off-site roadway improvements for Bellevue Ranch" prepared by Fehr & Peers.
4. Projects revised due to lack of Corps of Engineers drainage projects:
a. Cottonwood Creek Bypass (Drainage Phase 1, 2): By Bellevue Ranch West, Villages 1-3. b. Fahrens Creek Bypass (Drainage Phase 1, 2, 3): deleted Project moved to a later phase: Bellevue Rd: M to R (last 1 of 6 lanes) is moved into Phase 3/4.
6. The timing and responsibility (Crosswinds or Woodside) for these improvements in Village 21 (commercial) will be determined at the time of conditional use permit approval for this village.
7. Well site may be required sooner if deemed necessary by the City Engineer.
8. Improvements shall be completed prior to occupancy of any unit in this village.
9. Frontage improvements per Table B (Attachment H) of PC Staff Report #07-32 - 3rd Addendum.
10. North Merced Major Roadway Improvement Impact Fee (NMMRIIP)
11. To be installed at the time intersection improvements are made. PFFP Eligible.
12. To be installed as "warranted" per Traffic Study prepared by Traffic Engineering Consultant. PFFP Eligible.
13. City of Merced Capital Improvement Project PFFP Funds and Fees collected with Bellevue Ranch building permits.
14. City of Merced Capital Improvement Project utilizing PFFP funds.
V:ISHAREDIPLANNING/APPLICATIONS|GPAIGPA 17-02 SUP Rev #12 to P-D #42 BRN & BRWOrd & Resolutions\CC Resolution\EXHBITSIExhibit D - 2023.08.03 Table 6.1 Revisions. docx-RS