APPEAL OF
PLANNING
COMMISSION’S
APPROVAL OF
CONDITIONAL
USE PERMIT
#25-0006
Submitted by Brenda Morgun
55-foot-tall stealth mono-palm
3400 Parsons Ave
Background
• Project originally went to the Site Plan
Review Committee Meeting on 4/3/2025.
• Due to interface review, a Public Hearing
was held; where 5 speakers spoke against
this project.
• Due to community interest, the Site Plan
Review Committee voted to refer this item
to the Planning Commission (per MMC
20.68.050(C)(2)
• The Planning Commission considered this
matter at the public hearing of May 7,
2025, and by a unanimous vote, approved
CUP #25-0006 and ERC #25-0002
Single-Family Residential
R-1-6
Single-Family Residential
R-1-6
Single-Family Residential
R-1-6
Chenoweth
Elementary
School
Merced County
Subject Site
Proposed Tower to be
located on ground
level, on the northwest
quadrant of the
subject site
Tower Equipment to be
located inside an 8-
foot tall CMU block
wall.
SITE PLAN
184 ft.
Stealth Mono-palm Tower Design
Height of structure is 55ft.
Branches up to 60ft.
Ancillary cabinet ground
equipment. Will be enclosed by an
8-foot-tall sound-proof CMU wall
Reason for Request
Green – reliable service indoor/outdoor
Yellow – reliable coverage in transit. Indoor coverage less reliable Blue – reliable coverage outdoors only. Indoor coverage less reliable Reason for Request
Green – reliable service indoor/outdoor
Yellow – reliable coverage in transit. Indoor coverage less reliable Blue – reliable coverage outdoors only. Indoor coverage less reliable
View from Shamrock Place
View from Nottingham Ave.
View from Cascade Creek Ave.
View from Parsons Ave.
View from Rahilly Park looking northeast at Site
Mandatory Findings
• Development Standards MMC 20.92.060 (Finding H, Exhibit B) Attachment #4
• Mandatory Findings for Conditional Use Permit MMC 20.68.020 (Finding J, Exhibit B) Attachment #4
• Wireless Communication Facilities Findings MCC 20.68 (Finding K, Exhibit B) Attachment #4
CEQA
• Categorical Exemption 15303(d) –New constructions or conversion of small structures.
• Categorical Exemption 15332-In-fill development projects Public Hearing
Notice
• Per MMC 20.68.050(E) SPR for
interface review required notifying
only property owners directly
adjacent to the subject site.
• For the May 7, 2025, public hearing,
a notice was mailed out to all
property owners within the 300-foot
radius of the subject site.
• For the July 21, 2025, City Council
Meeting, a notice was mailed out to
all property owners within the 300-
foot radius of the subject site.
Public Comments
Site Plan Review – Staff received 3
emails in opposition of the project.
At the meeting, there were 5
speakers in opposition to the
project.
Planning Commission meeting of
May 7, 2024, Staff has received 7
emails,1 petition with 51
signatures in opposition to the
project and 3 emails in support.
There were 7 speakers in
opposition and 1 speaker in
support to the project.
Public Comments
City Council meeting
of July 21, 2025, Staff
received 2 emails in
opposition of the
project.
City Council
Action
To Deny Project
Adopt a resolution to grant Brenda
Morgun’s appeal, thus denying CUP #25-
0006 and ERC #25-0002; or,
To Approve Project
Adopt a resolution to deny Brenda
Morgun’s appeal, thus upholding the
Planning Commission’s action to approve
CUP #25-0006 and ERC #25-0002; or
To Continue Project
This matter may be continued for good
cause
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