City Council/Public Finance and Economic Development Authority/Parking Authority
October 6, 2025

CITY OF MERCED

ADMINISTRATIVE REPORT
Merced Civic Center
678 W. 18th Street
Merced, CA 95340
File #: 25-638 Meeting Date: 7/9/2025
Report Prepared by: Jonnie Lan, AICP, Acting Planning Manager and Valeria Renteria, Associate Planner, Development Services Department
SUBJECT: Public Hearing - General Plan Amendment #24-03, Residential Planned Development (RP-D) Establishment #83, Vesting Tentative Subdivision Map #1333 , Zone Change #435 and Environmental Review Checklist #24-30, initiated by Lennar Homes of California, on behalf of Merced Gateway, LLC and Lyons Investments, property owners. These actions are to support the construction of over 61 acres of residential development (up to 570 detached units) and over 9 acres of commercial development. The approximate 73.7-acre subject site is located at 3610 East Gerard Avenue (APNs 061-680-001, 061-710-009 and 061-710-023) generally located on the southwest corner of East Gerard Avenue and Campus Parkway.

REPORT IN BRIEF
Request for Planning Commission to consider recommending approval of General Plan Amendment #24-03 to amend the General Plan Land Use Designation from being listed as Business Park (BP) and Manufacturing/Industrial (IND) to Business Park (BP), Low Medium Residential (LMD), High-Medium Residential (HMD) and Open Space-Park Recreation (OS-PK) and recommend approval or denial of Zone Change #435 to rezone the site to establish Residential Planned Development (RP-D) #83. In addition , staff requests that the Planning Commission consider approving Vesting Tentative Subdivision Map (VSTM) #1333 and adopting Environmental Review Checklist #24-30. The applicant is proposing to develop 570 residential lots and about 9 acres of commercial/business park uses.

RECOMMENDATION
Recommend approval or denial to City Council:
1) Environmental Review #24-30 (Negative Declaration)
2) General Plan Amendment #24-03
3) Residential Planned Development Establishment #83
4) Zone Change #435
Approve/Disapprove/Modify:
1) Environmental Review #24-30 (Negative Declaration)
2) Vesting Tentative Subdivision Map #1333
[subject to City Council approval of General Plan Amendment #24-03, Residential Planned Development Establishment #83 and Zone Change #435]
CITY OF MERCED Printed on 8/15/2025Page 1 of 4
powered by Legistar™
1Attachment 10
File #: 25-638 Meeting Date: 7/9/2025

ALTERNATIVES

1. Approve or recommend approval; or,

2. Deny or recommend denial; or,

3. Refer back to staff for reconsideration of specific items (to be addressed in the motion); or,

4. Continue to a future meeting (date and time to be specified in the motion).

DISCUSSION
Project Description
The Project Site consists of 3 parcels that total approximately 73.7 acres located at 3610 East Gerard Avenue (APNs 061-680-001, 061-710-009 and 061-710-023) (Attachment A). The properties are currently designated in the General Plan as Business Park and Manufacturing/Industrial (IND) (Attachment D). The properties are currently zoned as Business Park (B-P) and Heavy Industrial (I- H). The subject site is surrounded to the north by residential uses, to the west by commercial uses, to the east by vacant land in the City limits zoned Heavy Industrial and to the south vacant County land zoned by Merced County as General Agricultural and designated as Business Park Reserve by the City of Merced General Plan.

The applicant is requesting approval to amend the General Plan Land Use Designation from Business Park (BP) and Manufacturing/Industrial (IND) to Business Park (BP), Low Medium Residential (LMD), High-Medium Residential (HMD) and Open Space-Park Recreation (OS-PK) (Attachment E) and recommend approval or denial of Zone Change #435 to rezone the site to establish Residential Planned Development (RP-D) #83. The action is being requested to support the development of 570 single-family homes, 3 acres of open space and 9 acres of commercial/business park uses. The proposed residential lots would range in size between 2,347 square feet and 6,889 square feet.

The developer has submitted building designs for the residential lots. Because this site is proposed to be zoned as Residential Planned Development, any changes to the building design/elevations shall be reviewed and approved by Planning Staff prior to issuance of a building permit for this subdivision. The homes shall be required to comply with the City’s minimum design standards for single-family homes as required under Merced Municipal Code Section 20.46.020 - Design Standards for Single-Family Dwellings and Mobile Homes. The minimum parking requirement for single-family homes is one parking space per unit. These units have at least one covered parking space. In addition, each unit has at least one space located on the driveway. Attachment G illustrates the proposed elevations for the residential units. Attachment H illustrates the parking. The commercial/business park parcels will be developed at a later time.

Surrounding uses as noted in Attachment A
Surrounding Land Existing Use of Land City Zoning
Designation
City General Plan
Land Use Designation
North Single-Family
Homes (across E.

Gerard Avenue)
Low Density
Residential (R-1-5)
Low Density
Residential (LDR)
South County Agriculture County Business Park
Reserve (BP)
West Regional
Commercial
Regional
Commercial Via
Merced Gateway
Master Plan
Low Density
Residential (LDR) and
Commercial Office
(CO)
East Vacant
Manufacturing/Indust
rial (IND)
Heavy Industrial (I-H) Manufacturing/Industri
al (IND)
CITY OF MERCED Printed on 8/15/2025Page 2 of 4
powered by Legistar™
2 File #:25-638 Meeting Date: 7/9/2025Surrounding Land Existing Use of LandCity Zoning Designation
City General Plan
Land Use Designation
North Single-Family
Homes (across E.

Gerard Avenue)
Low Density
Residential (R-1-5)
Low Density
Residential (LDR)
South County AgricultureCounty Business Park
Reserve (BP)
West Regional
Commercial
Regional
Commercial Via
Merced Gateway
Master Plan
Low Density
Residential (LDR) and
Commercial Office
(CO)
East Vacant
Manufacturing/Indust
rial (IND)
Heavy Industrial (I-H)Manufacturing/Industri
al (IND)
Background
The subject site (approximately 73.7 acres) was annexed into the City in 1999, as part of the Lyons Annexation (Annexation No. 183). This annexation incorporated approximately 565 acres of land into the City limits. The subject site is designated Business Park (BP) Nd Manufacturing/Industrial (IND).

However, the site has remained vacant for several decades.

Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment B for the Findings related to General Plan Amendment #24-03, Zone Change #435 and the establishment of Residential Planned Development #83. Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment C for the Findings related to Vesting Tentative Subdivision Map #1333 Environmental Review
Planning staff conducted an environmental review of the project in accordance with the requirements of the California Environmental Quality Act (CEQA) and concluded that Environmental Review #24- 30 results in a Mitigated Negative Declaration as the proposal would not have significant effects on the environment if mitigations are implemented. A copy of the Initial Study with a Mitigated Negative Declaration can be found at Attachment J. This review was posted for public comment in accordance with CEQA law.

ATTACHMENTS
A. Location Map
B. Draft Planning Commission Resolution #4163 (GPA, ZC and RPD Est #83) C. Draft Planning Commission Resolution #4164 (Approving Tentative Map) D. Current Land Use Diagram
E. Proposed Land Use Diagram
F. Tentative Map
G. Residential Unit Elevations
CITY OF MERCED Printed on 8/15/2025Page 3 of 4
powered by Legistar™
3 File #: 25-638 Meeting Date: 7/9/2025
H. Parking Exhibit and Illustrative Detail
I. Development Standards
J. Initial Study (Mitigated Negative Declaration)
K. Presentation
CITY OF MERCED Printed on 8/15/2025Page 4 of 4
powered by Legistar™
4 Attachment A
Location Map
061-710-023
061-710-023
061-710-009
5 CITY OF MERCED
Planning Commission
Resolution #4163
WHEREAS, the Merced City Planning Commission at its regular meeting of July 9, 2025, held a public hearing and considered General Plan Amendment #24-0 3, Zone Change #435 and Residential Planned Development Establishment #83 , initiated by Lennar Homes of California, on behalf of Merced Gateway, LLC and Lyons Investments property owners for the property located at 3610 East Gerard Avenue (APNs 061-680-001, 061-710- 009 and 061-710-023). The General Plan Amendment would change the General Plan land use designation of the 73.7-acre site from Business Park (BP) and Manufacturing/Industrial (IND) to Business Park (BP), Low Medium Residential (LMD), High-Medium Residential (HMD) and Open Space-Park Recreation (OS-PK). Zone Chang e #435 would rezone the site to establish Residential Planned Development (RP -D) #83 changing the zone for 64.6 acres from Business Park (BP) and Heavy Industrial (I-H) to Residential Planned Development #83 and to Busin ess Park for the remaining 9 acres. The approximate 73.7- acre subject site is generally located on the southwest corner of East Gerard Avenue and Campus Parkway. The property being more particularly described as Lots “9” and “23” of Assessors Map Book 61 - Page 71 and Lot “1” of Assessors Map Book 61 – Page 68.

WHEREAS, the Merced City Planning Commission concurs with Findings/Considerations A thro ugh E of Staff Report #25-638 (Exhibit B of Plan ning Commission Resolution #4163); and,
WHEREAS, the Merced City Planning Commission concurs with the Findings for Planned Development (P-D) Zoning Districts in Merced Municipal Code Section 20.20.020 (J); and, NOW THEREFORE, after reviewing the City’s Initial Stud y and Draft Environmental Determination, and fully discussing all the issues, the Merced City Planning Commission does resolve to hereby recommend to City Council adoption of a Negative Declaration regarding Environmental Review #2 4-30, and recommend approval of General Plan Amendment #2 4-03, Zone Chan ge #435 and Residential Plan ned Development # 83 Establishment, subject to the Conditions set fo rth in Exhibit A attached hereto and incorporated herein by this reference.

Upon motion by Commissioner ____________________, seconded by Commissioner ____________________, and carried by the following vote:

AY
ES: Commissioner(s)
NO
ES: Commissioner(s)
AB
SENT: Commissioner(s)
ABSTAIN: Commissioner(s)
ATTACHMENT B 6
PLANNING COMMISSION RESOLUTION #4163

July 9, 2025

Adopted this 9th of July 2025

______________________________
Chairperson, Planning Commission of
the City of Merced, California

ATTEST:

_______________________________
Secretary

Exhibits:

Exhibit A – Conditions of Approval
Exhibit B – Findings/Considerations

7 CITY OF MERCED
Planning Commission
Resolution #4164
WHEREAS, the Merced City Planning Commission at its regular meeting of July 9, 2025, held a public hearing and considered Vesting Tentative Subdivision Map #1333 initiated by Lennar Homes of California, on behalf of Merced Gateway, LLC and Lyons Investments property owners for the property located at 3610 East Gerard Avenue (APNs 061 -680-001, 061 -710-009 and 061 -710-023). The Vesting Tentative Subdivision Map would divide the site and create 570 single-family residential lots, four lots designated as open space, and two lots designated for business park/commercial uses. The approximate 73.7-acre subject site is generally located on the southwest corner of East Gerard Avenue and Campus Parkway. The property being more particularly described as Lots “9” and “23” of Assessors Map Book 61 - Page 71 and Lot “1” of Assessors Map Book 61 – Page 68; and, WHEREAS, the Merced City Planning Commission concurs with Findings/Considerations A through J of Staff Report #25-638 (Exhibit B of Planning Commission Resolution #4164); and,
NOW THEREFORE, after reviewing the City’s Initial Study and Draft Environmental Determination, and fully discussing all the issues, the Merced City Planning Commission does resolve to hereby adopt a Mitigated Negative Declaration regarding Environmental Review #24-30 and approve Vesting Tentative Subdivision Map #1333 s ubject to the Conditions set forth in Exhibit A attached hereto and incorporated herein by this reference.

Upon motion by Commissioner ____________________, seconded by Commissioner ____________________, and carried by the following vote:

A
YES: Commissioner(s)
N
OES: Commissioner(s)
A
BSENT: Commissioner(s)
ABSTAIN: Commissioner(s)

ATTACHMENT C
8 PLANNING COMMISSION RESOLUTION #4164

July 9, 2025

Adopted this 9th day of July 2025

______________________________
Chairperson, Planning Commission of
the City of Merced, California

ATTEST:

_______________________________
Secretary

Exhibits:

Exhibit A – Conditions of Approval
Exhibit B – Findings/Considerations

9 EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4164

Conditions of Approval
Planning Commission Resolution # 4164
Vesting Tentative Subdivision Map #1333

General

1. The proposed project shall be constructed/designed as shown on Attachment G of Planning Commission Staff Report 25- 638 (Site Plan, Floor Plans and Elevations), and as supported by the conditions of approval within this resolution.

2. The Project shall comply with all applicable conditions set forth in the resolutions for Annexation No. 183 previously approved for this site.

3. All other applicable codes, ordinances, policies, etc., adopted by the City of Merced shall apply.

4. The developer/owner is required to finance the annual operating costs for police and fire services as well as storm drainage, public landscaping, street trees, streetlights, parks and open space, which may include a financing mechanism such as a Community Facilities District (CFD) or, assessment district. Procedures for financing these services and on- going maintenance shall be initiated before final map approval or issuance of a certificate of occupancy for any building, whichever comes first. Developer/Ow ner shall submit a request agreeing to such a procedure, waiving right to protest and post deposit as determined by the City Engineer to be sufficient to cover procedure costs and maintenance costs expected prior to first assessments being received.

5. The developer/applicant shall indemnify, protect, defend (with counsel selected by the City), and hold harmless the City, and any agency or instrumentality thereof, and any officers, officials, employees, 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 herein.

Furthermore, developer/applicant shall indemnify, protect, defend, 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 10 EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4164

City indemnify and defend (with counsel selected by the City) such governmental entity. City shall promptly notify the developer/applicant of any claim, action, suits, or proceeding. Developer/applicant shall be responsible to immediately prefund the lit igation 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, in demnification, and deposit agreement that meets the approval of the City Attorney and to provide all required deposits 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 developer/applicant shall be required to satisfy any monetary obligations imposed on City by any order or judgment.

6. The developer/applicant shall construct 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 standard, the stricter or higher standard shall control.

Building

7. The project shall comply with all requirements of the California Building Code and all flood requirements of the Federal Emergency Management Agency (FEMA), as well as the requirements for the California Urban Level of Flood Protection (CA 200-year flood) at the time of permit issuance.

Landscaping

8. All landscaping in the public right- of-way shall comply with State Water Resources Control Board Resolution No. 2015- 0032 “To Adopt an Emergency Regulation for Statewide Urban Water Conservation” and the City’s Water Conservation Ordinance (Merced Municipa l Code Section

15.42) and any amendments. Xeriscape or pervious artificial turf shall be used in place of natural sod or other living ground cover. If turf is proposed to be installed in park-strips or on-site, high quality artificial turf (approved by the City Engineer and Development Services Director) shall be installed. All irrigation provided to street trees, parking lot trees, or other landscaping shall be provided with a drip irrigation or micro-spray system. All landscaping shall 11 EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4164

comply with the City’s Water Efficient Landscape Ordinance (MMC Section

20.36.030) and any amendments

9. All landscaping shall be kept healthy and maintained in good condition. Any damaged or missing landscaping shall be replaced immediately.

10. Trees and or fast-growing vines or other plants shall be planted on or near the required sound wall along roadways to soften the visibility of the walls and protect them from graffiti. Details to be worked out with Planning staff during the building permit stage.

11. Sound walls must be coated in a graffiti protectant coating as approved by Public Works director or designee to protect them from tagging and graffiti prior to landscape growth.

Engineering

12. Full public improvements shall be installed/repaired if the permit value of the project exceeds $100,000.00. Public improvements may include, but not be limited to, repairing/replacing the sidewalk, curb, gutter, and street corner ramp(s), so that they comply with ADA standards and other relevant City of Merced/State/Federal standards and regulations.

13. Any missing or damaged improvements along the property frontage shall be installed/repaired to meet City Standards. Any improvements that don’t meet current City Standards shall be replaced to meet all applicable standards.

14. The project shall comply with all the Post Construction Standards required to comply with State requirements for the City’s Phase II MS -4 Permit (Municipal Separate Storm Sewer System) and include onsite or approved offsite stormwater retention capacity for a 50-year, 24-hour storm.

15. The developer must address general storm water drainage on-site unless approved by the City Engineer or their designee. The developer will submit storm water drainage plans and agreements, if applicable, with their final map application, all to be approved by the City Engineer.

16. All residential exterior setback areas, excluding areas required for access to the property, shall be landscaped. Landscaping may consist of any combination of living plants such as trees, shrubs and turf; related natural features such as rock, stone or bark chips; or pervious artificial turf that meets acceptable standards as determined by the Department of Developme nt Services Director or their designee. Decorative hardscape featuring pervious 12 EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4164

materials are permitted within required landscaping areas. Drought tolerant landscape materials are required, unless otherwise approved with a minor use permit. Any street trees must be per city standards.

17. Drainage from the individual residential lots shall be retained on the lots. No drainage shall run-off onto adjacent properties or the right of way.

18. Prior to approval of final map, Developer will work with the City Engineer or their designee to satisfy the requirements for a looped water system from Mission Avenue to Gerard Avenue

19. Prior to approval of final map, Developer will work with the City Engineer or their designee to satisfy the requirements for the development to be served by City sewer, including ensuring there is enough sewer capacity and that it can be supported by the proposed lift station. If required, the Project Developer will enter into a fair-share agreement to address the sewer services.

20. Prior to approval of final map, developer shall provide the City Engineer with storm drainage calcs for the proposed storm drainage basin.

21. Developer must work with utilities who will serve this area and comply with all requirements.

22. Developer will provide their fair share of improvements as determined by the City Engineer including, but not limited to street, curb, sidewalk and any traffic control devices along Pluim, Gerard, Campus Parkway and/or Mission.

23. Improvement agreement for any and all improvements, including, but not limited to those listed above shall be provided to the City Engineer prior to approval of final map.

24. Any temporary improvements must be reviewed by the City Engineer.

Merced Irrigation District

25. An Encroachment Agreement with MID will be required for any work associated with MID facilities and for any roadways, walkways, bike paths, utilities and pipelines crossing MID facilities or rights of way. A joint use agreement between the City of Merced a nd MID will be executed for those sections of the City’s improvements within MID’s right of way.

26. Pending MID Board approval, MID will quitclaim its existing 40.00 -foot easement. In return, the developer will grant back to MID an exclusive 30.00- foot-wide easement prior to the subdivision map filing. 13 EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4164

27. If storm water runoff from the site is to be discharged into an MID facility, the Owner would be required to enter into a Storm Drainage Agreement with the MID, paying all applicable fees.

28. Design plans for the development shall be reviewed for any impacts to MID facilities and signed off by MID.

29. No structures, trees or fences will be allowed within MID rights of way.

30. MID reserves the right for further comment as unforeseen circumstances may arise.

Public Safety

31. Developer shall work with the Police Department and the City Engineer to establish location of stop signs during the final map approval process.

32. Any gates to support public access shall be provided with a Knox Box, as required by the Fire Department.

33. Any construction must meet any and all fire codes applicable at the time of development and building permit application.

Planning

34. Minor modifications to the tentative map may be reviewed and approved by the Director of Development Services or designee as allowed by Merced Municipal Code Section 20.20.020 (O). If the Director of Development Services determines the map modifications require a higher level of approval, they may elevate the review and refer the consideration to the Site Plan Committee or Planning Commission, as the changes require.

35. This resolution for a Vesting Tentative Subdivision Map (VTSM #1333) does not become effective until the General Plan Amendment (GPA #24- 03) and establishment of Residential Planned Development (R-PD #83) are approved by the City Council.

36. All mechanical equipment shall be screened from public view.

37. A sound wall shall be required and constructed to a minimum height of 7 feet above ground level along all residential properties adjacent to arterial and collector roads unless otherwise determined by the City. Suitable construction materials include concrete blocks, masonry, or stucco on both sides of a wood or steel stud wall.
14 EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4164

38. The developer/applicant will be subject to the mitigations as determined by ERC #25-30 Mitigated Negative Declaration (SCH 2025060379).

39. Unless further restricted in the City of Merced Municipal Code, grading and construction shall not take place beyond the hours of 7:00 A.M. and 7:00 P.M.

Monday- Sunday.

40. Two-story home construction of lots that will be directly adjacent with Campus Parkway shall be constructed without second-floor balconies. A note prohibiting such second-floor balconies shall be placed as a Note on the VSTM #1333, and all plans and specs.

41. The developer shall use proper dust control procedures during site development in accordance with San Joaquin Valley Air Pollution Control District rules.

42. Developer shall dedicate and improve the proposed park spaces unless otherwise approved by the City.

43. Developer will pay impact fees applicable at the time of building permit submission.

44. Any modifications to the street parking plan as shown in Attachment H of SR 25-638 shall be reviewed by the Director of Development Services or designee.

15 EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4164

Findings and Considerations
Planning Commission Resolution # 4164
Vesting Tentative Subdivision Map #1333

FINDINGS/CONSIDERATIONS:

General Plan Compliance and Policies Related to This Application A) If the General Plan Amendment is approved, the proposed project would comply with the General Plan land use designation of Business Park (BP), Low Medium Residential (LMD), High- Medium Residential (HMD) and Open Space-Park Recreation (OS-PK), which allows for the development of a residential small lot subdivision, open space and adjacent commercial/business park uses. The project would also comply with the Zoning classification of Residential Planned Development (RP-D) #83 with the change in land use designation from Business Park (BP) and Heavy Industrial (I-H) to Business Park (BP), Low Medium Residential (LMD), High-Medium Residential (HMD) and Open Space-Park Recreation (OS-PK).

The proposed project, with conditions of approval, will help achieve the following General Plan land use policies:

Policy L-3.2: Encourage Infill Development and a Compact Urban Form The proposed project would develop an approximate 73.7 -acre site that has been vacant for decades. Developing this site addresses some maintenance issues associated with undeveloped parcels, such as overgrown weeds (fire hazard), vandalism, and loitering which could impact neighboring parcels. In addition, infill development is an efficient use of development that utilizes existing infrastructure within City limits as opposed to annexing land that requires expanding City infrastructure and services.

Traffic/Circulation
B) The proposed development includes a small lot subdivision that is proposed with approximately 570 residential units, and 9 acres of adjacent Business Park/Commercial uses. The site is located on an approximately 73.7-acre vacant parcel located at 3610 East Gerard Avenue at the southwest corner of East Gerard Avenue and Campus Parkway. The project site fronts a collector road to the north (East Gerard Avenue) Campus Parkway to the east and an 16 EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4164

arterial to the south (East Mission Avenue). Vehicle access would be available from East Gerard Avenue, East Mission Avenue and Pluim Drive, once it is completed. Campus Parkway, which dissects the development, is designed to carry large volumes of traffic traveling north and south from Highway 99 to eventually the University of California, Merced, campus. Its close connection to Highway 99 connects this development and the rest of Merced with other regional communities throughout the State.

Vehicle Miles Traveled
The residential use is expected to generate 5,141 daily trips with an internal trip capture of 912 daily trips. Though the expected daily trips required that analysis be done, the result of that analysis showed that with mitigations the impact of the proposed trip generation would be less than significant with implemented mitigations. The roadways surrounding the p roject are built to address the additional traffic.

Improvements
The development requires the construction of a street network connecting the residential subdivision to Campus Parkway, East Gerard Avenue and East Mission Avenue. This street network shall be built to Merced City Standards (Planning Commission Resolution #4164 – Attachment C of Planning Commission Staff Report #25-638).

Public Improvements/City Services
C) Any damaged or missing public improvements shall be repaired if the permit value of the project exceeds $100,000.00. The need for repairs or replacement of any missing improvements would be evaluated at the building permit stage by the City’s Engineering Department.

D) Developer/applicant will share the cost of improvements as needed and required by the City Engineer to support the circulation and operation of the development. These costs may be addressed through paid fees. If those improvement agreements are private, the City Engineer must be made aware of such arrangements and agree that such arrangements meet the requirements necessary to support development. This information will be supplied to the City Engineer at final map application.

17 EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4164

Parking
E) The parking requirements for Single Family Dwellings is 1 parking stall per unit. The proposed residential development proposes at least a one-car garage per unit which would meet the parking requirements.

Site Design
F) The proposed development includes a residential subdivision of 570 residential lots, 3 acres of open space and 9 acres of business park/commercial uses. The applicant proposes two-story units. The proposed residential lots would range in size between 2,347 square feet and 6,889 square feet.

Development Standards for the 570 residential lots shall meet standards set on Attachment I - Planned Development Standards of Staff Report #25-638 .

Because this site has a zoning classification of Residential Planned Development, the building design/elevations shall be reviewed and approved by Planning Staff prior to issuance of a building permit for this subdivision.

The minimum parking requirement for single -family homes is one parking space per unit. Each one of these units would have at least one covered parking space within a garage, with some of the units have two parking spaces located within a garage.

Elevations
G) The elevations shown at Attachment G illustrate the proposed residential structures for this project. The developer/applicant will be required to provide variation in the elevations for visual interest.

Landscaping
H) The proposal does not include a landscape plan, but all future landscaping for mulch, shrubs, turf, or trees should be drought tolerant and all irrigation systems must comply with the latest requirements for water conservation. In addition, parking lot trees in the future commercial shall be installed as required by the City’s Parking Lot Landscape Standards at the time of development approval. Parking lot trees shall be selected from the City’s approved tree list, providing a 30- foot minimum canopy at maturity . If needed, street trees would be installed along E ast Gerard Avenue, Campus Parkway, Pluim Drive and East Mission Avenue as required by City 18 EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4164

standards. All trees shall be planted away from the City’s 10-foot clear vision corner triangle area.

Neighborhood Impact
I) The subject site is surrounded by a variety of uses which include residential to the north, vacant industrial to the east, county agricultural uses to the south and regional commercial to the west. The subject site is designated Business Park (BP) and Heavy Commercial (I- H). Even though the applicant is proposing a General Plan designation of Business Park, Low Medium Density Residential (LMD), High Medium Density Residential (HMD) and Open Space-Park Recreation (OS-PK), the proposed use s are expected to produce less traffic than expected for a Business Park development and would not significantly alter the traffic patterns throughout the adjacent neighborhood.

Public hearing notices were sent to all property owners within 300 feet of the project site. At the time that this report was prepared, the City had not received any comments regarding this project.

Environmental Clearance

J) Infill projects over 5 acres or projects that don’t comply with Zoning/General Plan designations require an Initial Study, per the California Environmental Quality Act (CEQA). In this case, the project is over 5 acres (at 73.7 acres), and the site is not consistent with Zoning or the General Plan requiring an Initial Study. An Initial Study includes a wide range of analysis required by the State covering an array of subjects including, but not limited to, impacts on vehicle miles traveled, air quality, biological resource, public services, cultural resources, and City utilities. Planning staff has conducted an environmental review of the project in accordance with the requirements of CEQA and concluded that Environmental Review #24-30 results in a Mitigated Negative Declaration as the proposal would not have a significant effect on the environment if mitigations are implemented (Attachment J of Planning Commission Staff Report #2 5-638) and does not require the preparation of an Environmental Impact Report. A copy of the Initial Study with a Mitigated Negative Declaration can be found at Attachment J of Planning Commission Staff Report #25-638.
19 ATTACHMENT D
20 ATTACHMENT E
21 CAMPUS PKWYE MISSION AVE

E GERARD AVE

E CHILDS AVE
99 FWY

S COFFEE ST
ICV
ICV
ICV
ICV
ICV
ICV
PUMP
PUMP
MAIL
MAIL
WV
WV
WV WV

WVWV WV
WV

WV WV WV
WV
WV WV
WV
WVWV
WV
WV
WV
WV
WM
WM
WM
WM
WM
WM
WM
ICV
ICV
ICV
ICVICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV

ICV ICV
ICV
ICV
DCV
ICV
DCV
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
38 40
41 4243
4445
46 47
48 49
505152535455
5657585960616263646566676869
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 33
34 91
92 93
94 97 98 99 100 101 102 103104 105 106 107 108109 110 111 112 113114 115 116 117118 119 12095 96 123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
121 122
156
157
158
159
160
161
162
154
155
163
164
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241 165
166242
CAMPUS PKWY.CAMPUS PARKWAY

PLUIM DRIVE
E. GERARD AVENUE
E. MISSION AVENUE
CAMPUS PKWY.

LILY
DRIVE

CAMPUS PARKWAY

PLUIM DRIVE
E. GERARD AVENUE
E. MISSION AVENUE
LILY
DRIVE
39 37
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 22 23 24 25 26 27 28 29 30 31 1 2
3 4
5 6
7 8
9 10
20 21 32 33 34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
53545556
11 12
5758 5960 61
82 83 84 85 86 87 88 89 90
93949596979899 100101
121 122 123 124 125 126 127 128 129 130
133134135136137138 139 140141142
131
132
35 62
81 102
91 92
63 64 6566 6768 69
72 73 74 75 76 77 78 79 80
103104 105106 107108 109110111
112 113 114 115 116 117 118 119 120
143144 145146 147148 149150
7071
151
36 LILY DRIVE

E STREET

H STREET

O COURT

C AVENUE

P AVENUE

O DRIVE

Q AVENUE

R AVENUE

S AVENUE

G DRIVE

F DRIVE

J AVENUE

N AVENUE

B DRIVE

A DRIVE

D AVENUE

K AVENUE

N AVENUE

T AVENUE
52 64 65 66 67 68 69 70 71
7576 77 787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
137 151150
161
160
136
177
63 13 14 15 16 17 18 19 20 21 22
23 24 2526 2728 29 30
33 34 35 36 37 38 39 40 41 42
43 44 4546 4748
3132
49 50
53 54 55 56 57 58 59 60 61 62
5152
74 104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
132
133
134
135 138
139
140
141
142
143
144
145
146
147
148
149 152
153
154
155
156
157
158
159
162 163 164
165
166
167
168
169
170
171
172173
174175176
LOT A
LOT D
LOT B
LOT E
LOT J
LOT H
LOT F

PARSONS AVENUE

LILY DRIVE

CAMPUS PARKWAY

CAMPUS PARKWAY

PLUIM DRIVE

PLUIM DRIVE
E. GERARD AVENUE
E. MISSION AVENUE

LILY DRIVE

E STREET

H STREET

O COURT

J AVENUE

P AVENUE

O DRIVE Q AVENUE

R AVENUE

S AVENUE

G DRIVE

F DRIVE

N AVENUE

B DRIVE

A DRIVE

C AVENUE

D AVENUE

B DRIVE

A DRIVE

K AVENUE

N AVENUE

E STREET

T AVENUE

PLUIM DRIVE
LOT G
LOT C
45'

MERCED CITY LIMIT LINE

MERCED CITY LIMIT LINE
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 1.1.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN
A. REGULATORY AGENCY: CITY OF MERCED
678 W 18TH ST
MERCED, CA 95340
T: (209) 385-6834
B. APPLICANT:

1. ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS PER THE CITY OF MERCED STANDARD PLANS AND SPECIFICATIONS EXCEPT AS NOTED.

2. STORM DRAINAGE: CONNECT TO PROPOSED CITY STORM DRAIN FACILITIES AT THE

INTERSECTION OF MISSION AVENUE AND PLUIM DRIVE AND ALONG PLUIM DRIVE NORTH OF CAMPUS PARKWAY. DIRECTION OF DRAINAGE FLOW AS SHOWN.

3. SANITARY SEWER: DISCHARGE TO PROPOSED CITY SEWER LINES WITHIN PLUIM DRIVE.

4. WATER SYSTEM: CONNECTION TO CITY OF MERCED WATER SYSTEM.

5. STREET LIGHTING SHALL BE INSTALLED PER CIT OF MERCED STANDARD DETAILS SL-1 THROUGH SL-6.

6. PUBLIC UTILITIES ARE TO BE INSTALLED UNDER GROUND IN EASEMENTS.

7. THE SUBDIVIDER HEREBY RESERVES THE RIGHT TO FILE "MULTIPLE SUBDIVISION MAPS" AS SET FORTH BY THE SUBDIVISION MAP ACT, ARTICLE 4, SECTION 66456.1., AND FILE PARCEL MAPS FOR REASON OF SALE. ALL PARCEL LINES SHALL CONFORM TO THIS TENTATIVE MAP.

8. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ALONG ALL STREET IN-TRACT FRONTAGES.

9. NO EXISTING STRUCTURES OR TREES EXIST ON SITE. ANY UNEXPECTED STRUCTURES ENCOUNTER WILL BE REMOVED PER CITY OF MERCED REQUIREMENTS.

10. THE ENTIRE PROJECT SITE IS IN FLOOD ZONE "AO", AREAS OF 100 YEAR FLOOD WITH DEPTHS OF 1'-3', PER F.I.R.M. PANEL NO. 06047C0445G, MAP REVISED DEC. 2, 2008.

11. ALL LOT SETBACK REQUIREMENTS AND LOT SIZES ARE PER PROJECT RESIDENTIAL PLAN DEVELOPMENT AND CITY OF MERCED SMALL LOT DESIGN STANDARDS.

12. TWO-STORY HOME CONSTRUCTION FOR LOTS DIRECTLY ADJACENT WITH CAMPUS PARKWAY SHALL BE CONSTRUCTED WITHOUT SECOND-FLOOR BALCONIES.

PROPOSEDEXISTING

BOUNDARY LINE

CENTERLINE

RIGHT-OF-WAY

PARCEL LINE
PUBLIC UTILITY EASEMENT (P.U.E.)
CONTOUR (1' INTERVAL)

EDGE OF PAVEMENT

STORM DRAIN (MAIN)

STORM DRAIN MAINTENANCE HOLE

CURB INLET

WATER (MAIN)

WATER VALVE

FIRE HYDRANT

STREET LIGHT

SEWER MAINTENANCE HOLE

SEWER (MAIN)

IRRIGATION STRUCTURE

IRRIGATION (MAIN)

POWER POLE

CURB, GUTTER, AND SIDEWALK

FENCE (CHAINLINK OR VINYL)

FENCE (WIRE OR HOGWIRE)

FENCE (WOOD OR WROUGHT IRON)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A

1. TM1.1 COVER SHEET

2. TM1.2 TYPICAL CROSS SECTIONS

3. TM2.1 DIMENSIONS AND TOPOGRAPHY PLAN

4. TM2.2 DIMENSIONS AND TOPOGRAPHY PLAN

5. TM2.3 DIMENSIONS AND TOPOGRAPHY PLAN

6. TM3.1 GRADING PLAN

7. TM3.2 GRADING PLAN

8. TM3.3 GRADING PLAN

9. TM4.1 UTILITY PLAN

10. TM4.2 UTILITY PLAN

11. TM4.3 UTILITY PLAN
0 1" =
150 75 150
150'
ALL THAT CERTAIN REAL PROPERTY BEING A PORTION OF LOTS 171, 172, 231 AND 232 AS SHOWN ON THAT CERTAIN MAP ENTITLED “MAP OF MERCED COLONY” FILED FOR RECORD IN BOOK 4 OF OFFICIAL PLATS, AT PAGE 24, MERCED COUNTY RECORDS AND ALL OF PARCEL 1 AS SHOWN ON THAT CERTAIN MAP FILED FOR RECORD IN BOOK 119 OF PARCEL MAPS, AT PAGE 27, MERCED COUNTY RECORDS, LYING IN A PORTION OF THE SOUTH ONE-HALF OF SECTION 34, TOWNSHIP 7 SOUTH, RANGE 14 EAST, MOUNT DIABLO MERIDIAN, CITY OF MERCED, COUNTY OF MERCED, STATE OF CALIFORNIA.

ATTACHMENT F
22 MAIL
MAIL
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
38 40
41 4243
4445
46 47
48 49
505152535455
5657585960616263646566676869
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 33
34 91
92 93
94 97 98 99 100 101 102 103104 105 106 107 108109 110 111 112 113114 115 116 117118 119 12095 96 123
124
125
126
127
128
129
130
131132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
121 122
156
157
158
159
160
161
162
154
155
163
164
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241 165
166242
CAMPUS PKWY.CAMPUS PARKWAY

PLUIM DRIVE
E. GERARD AVENUE
E. MISSION AVENUE
CAMPUS PKWY.

LILY
DRIVE

CAMPUS PARKWAY

PLUIM DRIVE
E. GERARD AVENUE
E. MISSION AVENUE
LILY
DRIVE
39 37
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 22 23 24 25 26 27 28 29 30 31 1 2
3 4
5 6
7 8
9 10
20 21 32 33 34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
53545556
11 12
5758596061
82 83 84 85 86 87 88 89 90
93949596979899100101
121 122 123 124 125 126 127 128 129 130
133134135136137138139140141142
131
132
35 62
81 102
91 92
63646566676869
72 73 74 75 76 77 78 79 80
103104105106107108109110111
112 113 114 115 116 117 118 119 120
143144145146147148149150
7071
151
36 LILY DRIVE

E STREET

H STREET

O COURT

C AVENUE

P AVENUE

O DRIVE

Q AVENUE

R AVENUE

S AVENUE

G DRIVE

F DRIVE

J AVENUE

N AVENUE

B DRIVE

A DRIVE

D AVENUE

K AVENUE

N AVENUE

T AVENUE
52 64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
137 151 150
161
160
136
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
132
133
134
135 138
139
140
141
142
143
144
145
146
147
148
149 152
153
154
155
156
157
158
159
162 163 164
165
166
167
168
169
170
171
172173
174175176
45'
18' 6.5'

24.5'℄
10'

2.0%
49' RW INTERIOR STREET WITH LANDSCAPE LOTC
NTS

24.5'

2.0%
P.U.E.

R/W
F/C18'6.5'10' F/C
SIDE-
WALK

0.5'
49'

DRIVE OVER CURB AND

SIDEWALK PER CITY OF MERCED
STANDARD DETAIL SCG-1A
R/W
1'

LS LOT/PUE
LL
64' RW TYPICAL INTERIOR STREETB
NTS
18'8.5'

0.5'
10'
32'
18' 8.5' 5'

0.5'
10'
32'

2.0%2.0%

VERTICAL OR ROLLED

CURB AND SIDEWALK

PER CITY OF MERCED

STANDARD DETAIL
SCG-1 AND 1A
℄
SIDE-
WALK
SIDE-
WALK
64'
P.U.E.P.U.E.

VERTICAL OR ROLLED

CURB AND SIDEWALK

PER CITY OF MERCED

STANDARD DETAIL
SCG-1 AND 1A

R/W R/W
5'
74' RW GERARD AVED
NTS

2.0%
℄
SAWCUT EX.

PAVEMENT
74'
SIDE-
WALK

7.5'±24' 24'

VERTICAL CURB AND

SIDEWALK PER CITY OF

MERCED STANDARD
DETAIL SCG-1
R/W
EX
R/W
5'

0.5'
10'

LS LOT/PUE
LL
±13'
20'
EX
R/W 17'37'

MASONRY WALL
74' RW MISSION AVEE
NTS

2.0%2.0%
℄
5'12'
SIDE-
WALK

TRAVEL LANE
25'
67'

0.5'

7.5'

VERTICAL CURB AND

SIDEWALK PER CITY OF

MERCED STANDARD
DETAIL SCG-1
24'
R/W
EX
R/W
30' 7'
EX
R/W30' 10'

LS LOT/PUE
LL

MASONRY WALL
18' 6.5'

24.5'℄
10'

2.0%
49' RW TYPICAL INTERIOR STREETA
NTS

24.5'

2.0%
P.U.E.

R/W
F/C18'6.5'10' F/C
SIDE-
WALK

0.5'
49'

DRIVE OVER CURB AND

SIDEWALK PER CITY OF MERCED
STANDARD DETAIL SCG-1A
R/W
P.U.E.

SIDE-
WALK

0.5'
74' RW PLUIM DRIVEF
NTS
℄
74'
±24' 24'
EX
R/W
±13'
37'
EX
R/W
37'
±13'

PROPOSED

MASONRY WALL
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 1.2 X-SECT.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN
0 1" =
150 75 150
150'
23 Ex36"SD
Ex18"SD
Ex24"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex24"SD
Ex6"SS
SLB
SLB
SLB
PG&E
PP
PP

ELB ELB
ELB
DET
SLB
TEL
UTL
TEL
UTL
UTL

DET DET
ELB
PP
PP
PP
PP
PP
PP
PP
DET
SLB
TS
TS
TS
TS
TS
UTL
WV
WV

WVWV WVWV WV
WV

WV WV WV
WV
WV WV
WV
WVWV
WV
WV
WV
WV
WM
WM
WM
WM
WM
WM
DDCV
DDCV
ICV
ICV

ICVPUMPPV
PV
ExIRR ExIRR ExIRR ExIRR
ICV

ICV ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV

ICV ICV
ICV
ICV
Ex36"SD
Ex36"SS Ex36"SS
Ex36"SS
Ex36"SS
DCV
ICV
DCV
30'

PROPOSED MID

EASEMENT
30'

PROPOSED MID

EASEMENT

PLUIM DRIVE
E. GERARD AVENUE
LILY
DRIVE

PLUIM DRIVE
E. GERARD AVENUE
LILY
DRIVE
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 22 23 24 25 26 27 28 29 30 31 1 2
3 4
5 6
7 8
9 10
20 21 32 33 34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
53545556
11 12
5758596061
82 83 84 85 86 87 88 89 90
93949596979899100101
121 122 123 124 125 126 127 128 129 130
133134135136137138139140141142
131
132
62 81
102
91 92
63646566676869
72 73 74 75 76 77 78 79 80
103104105106107108109110111
112 113 114 115 116 117 118 119 120
143144145146147148149150
7071
151

E STREET

C AVENUE

G DRIVE

F DRIVE

J AVENUE

N AVENUE

B DRIVE

A DRIVE

D AVENUE
75'
34'
38'
26'
26'
34' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42'
75'
75'
75'
74'
74'
74'
74'
74' 74'
75'
42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 35'
26'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
45' 40' 40'
40'
40'
40'
40'
40' 40'
57'
51' 52'
33'40'40'40'40'40'40'40'40'
27'
25'
53'
50'
70'
70'
70'
70'
70'
70'
70'
70'
70'
51'
26'
26'51'
26' 40' 40' 40' 40'
40'
40'
40'
40' 32'
45' 40' 40' 40' 40' 40' 40'
40'
40'
50'
26'
26'32'40'40'40'40'40'40'
40'
40'26'
51'
51'
70'
70'
70'
70'
70'
70'
70'
70'
70'
26'51'
70'
70'
70'
70'
70'
70'
70'
70'
70'
51'
26'
26' 40' 40' 40' 40' 40' 40' 40'
40' 32'
45'
40'
40'
40' 40' 40' 40' 40' 50'
45'
40'
50' 45' 45' 45' 45' 45'
45'
66'
26'32'
45'45'45'45'45'45'45'32'
26' 67'
85'
85'
85'
85'
85'
85'
85'
85'
67' 51'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
26'
27' 40' 40' 40' 40' 40' 40'
39'
39'
39'
40'
42'
42'
42'
42'41'40'40'40'40'40'45'50'
45' 45' 45' 45' 45'
45'
45'
45'
45'
26'
31' 45' 45' 45' 45'
45'
48'
48'
48'
48'
85'
84'
85'
85'
85'
85'
85'
85'
85'
85'
52'
70'
70'
70'
70'
70'
45'45'45'47'40'
26'
58' 47' 45' 45' 45' 33'
82'
49'
31' 49'
44'
40'
55'
24'
26'
39'
39'
39'
39'
39'
34'
26'52'
73'
78'
86'
97'
110' 73'
70'
43' 44' 45' 47'
37'
101'
58'
43'
79'
70'
58'
23'
24'
39'
39'
39'
39'
29' 27'
49'
51'
27'
31'
45'
45'
45'
45'
43'28'
50'
70'
70'
70'
70'
70'
45'
42'
42'
42'
42'
58'
51'
43'
43'
43'
43'
48'
80'
4 46'
46'
46'
46'
46'
46'
42'
28' 50'
47'
41'
41'
41'
41'
70'
70'
70'
70'
70'
70'
62'
44 '
44'
44'
63'
36'
41'
44'
39'
92' 45' 51'
46'
45'
43'
45' 45' 47' 26'
48'
26'
47'45'49'53'
45'
45'
43'
53'
32'
32'
45'
43'
45' 45' 45' 45' 45' 45' 45' 45' 31'
19'
76'
45'45'45'45'45'45'
45'
45'46'53'56'65'
24' 27'
86'
90'96'
97'
97'
97'96'
76'99'
84'
88'
90'
90'
90'
90'
90'
90'
90'
90'
90'
71' 19'
32' 45' 46'
45'
45' 45'
44'
45'
45'
45'
44'
44'
47'
34'
31'
46'
46' 44' 44' 44' 44' 44' 44' 44'
44'
44'
44'
44'
45'
45'
83'
85'
85'
85'
85'
85'
85'
85'85'85'85'86'88'92'89'88'
105'
85'
98'
90'
85'
85'
85'
85'
86'
85'
85'
85'
85'
85'
85'
45'
46'
47'
47'
47'
47'
47'47'47'47'47'47'48'47'63'34'
70'
87'
45'
50'
47'
45'
46'
46'47'
45'
45'45'46'45'
45'
26'
67'
69'
25'
33'
53'
47'
47'
50'46'45'45'45'45'
32'
26' 67' 67' 26'
32' 45' 45' 45' 45' 45'
44'
44'
44'
44'
33'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
50' 45' 45' 45' 45' 45'
47'
45' 47'
45' 47'
50' 47'
55' 52'
83'
87'
50'
49'
49'
49'
49'48'45'45'45'45'32'
26'
67'
66' 27'
46' 45' 45' 45'
45' 45'
44'
44'
44'
44'
45'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
89'
47'
47'
47'
47'
47'46'45'45'45'45'56'
85'
85'
85'
85'
85'
85'
85'
86'
86'
89'
85'
25'
68'
66'
27'48'45'45'
45'
45'45'45'45'
58'
25' 64'
70' 24'
39' 45' 45' 45'
45'
45' 45' 45' 33'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
68' 45' 45'
45'
45' 45' 45' 45' 60'
26'
66'67'
26'32'45'
45'
45'45'45'45'45'32'
26' 66' 67' 26'
32' 45' 45' 45' 45'
45'
45' 45'
32'
50' 45' 45' 45' 45' 45'
45' 45' 50'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
85'
37'
3877 SF
3099 SF
3085 SF
3090 SF
3095 SF
3099 SF
3104 SF
3109 SF
3113 SF
3118 SF
3123 SF
3619 SF
5268 SF
3963 SF
4350 SF
4682 SF
4383 SF
4402 SF
4583 SF
4007 SF
4862 SF
6889 SF 3936 SF 4257 SF 4081 SF 4040 SF 4040 SF 4040 SF 4040 SF 4040 SF 4040 SF 4040 SF 4305 SF 4305 SF 4040 SF 4097 SF 3830 SF 3829 SF 3829 SF 3925 SF 3902 SF 3856 SF 3825 SF 3891 SF 4071 SF 4193 SF 5268 SF
6559 SF
4348 SF
4242 SF
4127 SF
3975 SF
3902 SF
3892 SF
3892 SF
3892 SF
3892 SF
3892 SF
3892 SF
3892 SF
3892 SF
3845 SF
3778 SF
3250 SF
2979 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 3586 SF 4156 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2979 SF 2979 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 3329 SF 3329 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2979 SF 4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 4079 SF 3329 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2979 SF 5939 SF
3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 5267 SF 4443 SF3825 SF3825 SF3825 SF3825 SF3825 SF3825 SF3825 SF5128 SF 4078 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 4079 SF 4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 4079 SF 4278 SF 3825 SF 3825 SF 3825 SF 3825 SF 3983 SF 4099 SF 4113 SF 4140 SF 4215 SF 4170 SF 3996 SF3875 SF3875 SF3875 SF3875 SF3857 SF3825 SF3825 SF3825 SF3825 SF5082 SF 4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3894 SF 4136 SF 3919 SF 3919 SF 4354 SF 4359 SF
4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3839 SF 3883 SF 3883 SF 3883 SF 3883 SF 4288 SF 4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3957 SF 3934 SF 3934 SF 3931 SF
2979 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2818 SF 2832 SF 2832 SF 2832 SF 2869 SF
70'
70'
70'
70'
70'
3912 SF 3309 SF 3168 SF 3168 SF 3168 SF 4300 SF
3876 SF
3129 SF
4750 SF
3353 SF
2928 SF
4305 SF3780 SF3380 SF3096 SF
3719 SF
3714 SF
3081 SF
3084 SF
3084 SF
3084 SF
3920 SF 3199 SF 3084 SF
3084 SF
3037 SF
3243 SF
3093 SF
2833 SF
2833 SF
3093 SF
3094 SF
3093 SF
3860 SF
3363 SF
2833 SF
2833 SF
52 3378 SF
64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
72 73
161
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 172173
174175176
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
40'

EXISTING MID

EASEMENT TO BEQUITCLAIMED BY

SEPARATE INSTRUMENT
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=52.0'
R=26.0'
R=40.0'
R=

52.0' R=
282.0'
R=318.0'
R=482.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'R=26.0'
R=26.0'
R=26.0'
R=40.5'
R=40.5'
R=26.0'
R=26.0'
R=
282.0'
R=1982.0'
R=
2018.0'
R=
318.0'
R=

52.0'
R=40.0'
R=52.0'
R=1260.7'
R=1265.7'
R=1224.7'
R=26.0'
R=52.0'
R=40.0'R=52.0'
R=26.0'
R=52.0'
R=40.0'
R=

52.0'
R=1505.0'
R=1541.0'
R=1322.0'
R=1286.0'
R=1118.0'
R=26.0'
R=26.0'
R=1082.0'
R=1082.0'
R=26.0'
R=1229.7'
R=26.0'
R=694.5'
R=658.5'
R=

26.0'
R=1040.7' R=1076.7'
R=
694.5'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
LOT D

PROPOSED PARK
±1.7 AC
LOT C

PROPOSED PARK
±0.2 AC
LOT E

PROPOSED PARK
±0.5 AC
40' EXISTING MID

EASEMENT TO BE

QUITCLAIMED BY
SEPARATE INSTRUMENT.
42'
69'
64'
45'
3008 SF
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 2.1 DIM-TOPO.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
0 1" =
60 30 60
60'
24 Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex18"SD
Ex18"SD
Ex18"SD

SLB SLB
ICV
ExIRR ExIRR ExIRR ExIRR ExIRR
ICV
ICV
ICV
ICV
ELB
30'

PROPOSED MID

EASEMENT
28 29
30 31
32 38
40 41
4243
4445
46 47
48 49
505152535455
5657585960616263646
33 34
142
143
144
145
146
147
CAMPUS PKWY.CAMPUS PARKWAY

PLUIM DRIVE
CAMPUS PKWY.CAMPUS PARKWAY

PLUIM DRIVE
39 37
1 2
3 4
5 6
7 8
9 10
47 48
49 50
51 53545556
11 12
5758596061
35 62636465666768697071
36 LILY DRIVE

H STREET

O COURT

C AVENUE
E

G DRIVE

F DRIVE

J AVENUE

K AVENUE

N AVENUE
75'
34'26
26'
34' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42'
75'
75'
75'
74'
74'
74'
74'
74'
74'
75'
42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 35' 28'
26'
26'26'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
45' 40' 40' 40' 40' 40' 40'
40'
40' 57'
41'
51' 52'
40' 40' 40' 40' 40' 40' 40'
40'
46'
33'40'40'40'40'40'40'
40'
40'27'
25'
53' 27'
50'
70'
70'
70'
70'
70'
70'
70'
70'
70'
51'
26'
26'51'
26' 40' 40' 40' 40' 40'
40'
40'
40' 32'
45' 40' 40' 40' 40' 40' 40'
40'
40'
50'
26'
26'32'40'40'40'40'40'40'40'
40'26'
51'
51'
70'
70'
70'
70'
70'
70'
70'
70'
70'
26'51'
70'
70'
70'
70'
70'
70'
70'
70'
70'
51'
26'
26' 40' 40' 40' 40'
40'
40'
40'
40' 32'
45' 40' 40' 40' 40' 40' 40' 40' 50'
45'
40'
50' 45' 45' 45' 45' 45' 45'
66'
67'
85'
85'
85'
85'
85'
85'
85'
85'
67' 51'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
70'
26'
27' 40' 40' 40' 40' 40' 40'
39'
39'
39'
40'
42'
42'
42'
42'41'40'40'40'40'40'45'
50'
45'
45'
45' 45' 45'
45'
45'
45'
45'
85'
84'
85'
85'
85'
85'
85'
85'
85'
85'
52'
70'
70'
70'
70'
70'
45'45'45'
47'40'
26'
58'
47' 45' 45' 45' 33'
82'
49'
31' 49'
44'
40'
55'
24'
26'
39'
39'
39'
39'
39'
34'
26'52'
73'
78'
86'
97'
110' 73'
70'
43' 44' 45' 47'
37'
101'
58'
43'
79'
70'
58'
23'
24'
39'
39'
39'
39'
29' 27'
49'
51'
27'
31'
45'
45'
45'
45'
43'28'
50'
70'
70'
70'
70'
70'
45'
42'
42'
42'
42'
58'
51'
43'
43'
43'
43'
48'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
82'
72'
77'
136'
73'80'75'71'70'70'70'70'70'
51'
26'
27'
35'
46'
46'
46'
46'
46'
46'
46'
42'
28' 50'
47'
41'
41'
41'
41'
41'
41'
41'
47'
51'
70'
70'
70'
70'
70'
70'
70'
70'
62' 24'
28'
38'
38'
38'
38'
38'
38'
25'
24'
61'54'
44'
44'
44'
44'
44'
44'
63'
77'
77'
77'
77'
77'
77'
77'
29'
57'
57'
73'
50'
27' 39' 43' 43' 43' 55' 31'
48'
46'43'43'43'50'
93'
41'
73'
132'
70'
34'104'
48'
53'
101'
73'
36'
41'
44'
70'
70'
70'
70'
87'
74'
49'
52'
26' 30' 43' 43' 43' 45' 51' 39' 26'
52'
48'
43'43'43'43'44'49'
70'
70'
70'
70' 70' 70'
56'
23'
24'38'40'40'40'40'31'
26'
52'
70' 70' 70' 70' 70' 70'
40' 40' 40' 40' 45'
60'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
39'
38'
43'
34'
28'
28'50'
39'39'39'40'40'40'40'27'
45' 40' 40' 40' 40' 43' 44' 45' 53' 107' 5'
108'
57'
40'
47'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
44'
44'
44'
45'
45'
83'
85'
85'
85'
85' 45'
46'
47'
47'
47'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
24'
18'
20'
10'
108'
107'
106'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
121'
164'
71'
62'
27'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
53'
49'
31'
28'28'28'29'29'29'30'34'
22' 28'
61'
10'
24'
24'
24' 25' 24' 24' 24'
100
'
104'108'113'119'126'134'143'
'28'30'
28'
48'
17'
84'
94'
7' 25' 25'
9'29'
31'
31'
25' 27' 25'
95'95'
95'95'
95'
95'
16'
84 '
37'
3877 SF
3099 SF
3085 SF
3090 SF
3095 SF
3099 SF
3104 SF
3109 SF
3113 SF
3118 SF
3123 SF
3619 SF 3892 SF
3892 SF
3892 SF
3845 SF
3778 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3250 SF
3249 SF
3250 SF
3250 SF
3250 SF
3250 SF
3431 SF
3193 SF
9266 SF
9266 SF
2979 SF
2800 SF
2800 SF
2800 SF
2800 SF
2866 SF
2994 SF
3237 SF
3537 SF
5520 SF
3259 SF
3045 SF
3045 SF
3045 SF
3282 SF
3587 SF
3082 SF
3259 SF
2809 SF
2800 SF
2800 SF
2800 SF
2896 SF
3354 SF
4164 SF
3010 SF
3010 SF
3010 SF
3696 SF
5393 SF
3801 SF
4564 SF
4463 SF
5392 SF
2979 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 3586 SF 4156 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2979 SF 2979 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 3329 SF 3329 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2979 SF 4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 4079 SF 3329 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2800 SF2979 SF 4079 SF 3825 SF 3825 SF 3825 SF 3825 SF 3825 SF 3957 SF 3934 SF 3934 SF 3931 SF
2979 SF 2800 SF 2800 SF 2800 SF 2800 SF 2800 SF 2818 SF 2832 SF 2832 SF 2832 SF 2869 SF
70'
70'
70'
70'
70'
3912 SF 3309 SF 3168 SF 3168 SF 3168 SF 4300 SF
3876 SF
3129 SF
4750 SF
3353 SF
2928 SF
4305 SF3780 SF3380 SF3096 SF
3719 SF
3714 SF
3081 SF
3084 SF
3084 SF
3084 SF
3920 SF 3199 SF
3199 SF
3199 SF
3199 SF
3199 SF
3199 SF
3584 SF
3388 SF
3084 SF
3084 SF
3084 SF
3037 SF
3243 SF
3093 SF
2833 SF
2833 SF
3093 SF
3094 SF
3093 SF
3860 SF
3363 SF
2833 SF
2833 SF
5371 SF
4273 SF
2724 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF2681 SF
2638 SF
2634 SF2653 SF
2682 SF2721 SF2770 SF
2721 SF2449 SF
2511 SF
2711 SF
2511 SF2583 SF
3680 SF
3436 SF
3223 SF
3057 SF
2861 SF
2748 SF
2641 SF
52 3378 SF
64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
137 151150
161
160
136
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
132
133
134
135 138
139
140
141
142
143
144
145
146
147
148
149 152
153
154
155
156
157
158
159
162 163 164
165
166
167
168
169
170
171
172173
174175176
4090 SF
4261 SF
5835 SF
30'
R=1265.7'
R=40.0
R=1118.0'
R=26.0'
R=26.0'
R=1082.0'
R=1082.0'
R=26.0'
R=1229.7'
R=

26.0'
R=26.0'
R=694.5'
R=658.5'
R=26.0'
R=

26.0'
R=1040.7' R=1076.7'
R=
694.5'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=471.0'
R=507.0' R=52.0'
R=40.0'
R=52.0'
R=
318.0'
R=
282.0'
R=1229.7'
R=26.0'
R=26.0'
R=1265.7'
R=1229.7'
R=26.0'
R=318.0'
R=282.0'
R=462.0'
R=498.0'
R=26.0'
R=

26.0'
R=1229.7'
R=40.0'
R=

52.0'
R=1613.7'
R=26.0'
R=

26.0'
R=26.0'
R=26.0'
R=760.0'
R=796.0'
LOT E

PROPOSED PARK
±0.5 AC
TH
40' EXISTING MID

EASEMENT TO BE

QUITCLAIMED BY
SEPARATE INSTRUMENT.

LOT F

PROPOSED PARK
±0.6 AC
LOT A

FUTURE BUSINESS PARK
±4.35 AC
10'
42'
69'
64'
45'
3008 SF
45'
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 2.1 DIM-TOPO.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
SEE SHEET TM2.1
0 1" =
60 30 60
60'
25 JP
JP
JP
JP
JP
JP
PP
PP
PP
PP
TP
JP

TPTELTEL
ICV
ICV
MAIL
MAIL
Ex36"SD
Ex36"SD
Ex36"SD
Ex18"SD
Ex18"SD

SLB SLB
PP
JP
ExIRR ExIRR ExIRR ExIRR
ELB
30'

PROPOSED MID

EASEMENT
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
38 40
41 4243
4445
46 47
48 49
505152535455
5657585960616263646566676869
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 33
34 91
92 93
94 97 98 99 100 101 102103 104 105106 107108 109110 111112 113114 115116 117 118 119 12095
96 123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
121 122
156
157
158
159
160
161
162
154
155
163
164
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241 165
166242
CAMPUS PKWY.CAMPUS PARKWAY
E. MISSION AVENUE
CAMPUS PKWY.CAMPUS PARKWAY
E. MISSION AVENUE
39 37
35 36

O COURT

P AVENUE

O DRIVE Q AVENUE

R AVENUE

S AVENUE
K A

T AVENUE
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
82'
72'
77'
136'
73'80'75'71'
55 31'
48'
4 51' 39' 26'
52'
48'
43'
70' 70'
56'
23'
24'38'
70' 70'
45'
60'
39 39'
39'
39'
39'
39'
39'
39'
39'
38'
43'
34'
28'
28'50'
39'39'39'
43' 44' 45' 53' 107' 5'
108'
57'
40'
47'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
42'
87'
12'
17'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25' 28'27'15'14'
18'
19'
27'
28'
25'
25'
25'
25'
25'
25'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
26'
24'
18'
20'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
116'
104'
97'121'
111'
96'
103'
112'
110'
108'
107'
106'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
105'
121'
164'
71'
62'
27'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
25'
53'
49'
31' 77' 15' 25' 25' 33'
25' 25'
95'
25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 26' 68' 12'
26'
25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25'
25' 25'
25' 25'
25' 25' 25' 25' 25' 25' 25' 26'
12'
68'
26'16'
25'25'25'25'25'25'25'25'25'25'25'
25'25'
25'25'
25'25'25'25'25'25'25'25'25'16'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
26'
78'
53'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'27'27'27'28'28'28'28'29'29'29'30'34' 22' 28'
61'
10'
24'
24'
24' 25' 24' 24' 24' 24' 24' 24' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 35' 97'
97'
97'
96'
96'
96'
96'
96'
96'
96'
96'
96'
96'
96'
95'
95'
95'
95'
95'
95'
95'
95'
95'95'96'98'100'104'108'113'119'126'134'143'
26'
16'25'25'25'25'25'25'25'25'25'16'
26'
77'
76'
26' 16' 25' 25' 25' 25' 25' 25' 25' 25' 25' 16' 26'
77'
76'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
35' 25' 25' 25' 25' 25' 25' 25' 25' 25' 35'
76'
26'
16'25'25'27'28'28'28'28'28'30'
28'
48'
17'
84'
94'
7' 25' 25' 25' 25' 25' 25' 27' 25' 25' 16' 26'
77'
35'25'25'27'29'29'29'29'29'
31'
31'
25' 27' 25' 25' 25' 25' 25'
95'
95'
95'95'95'95'95'95'95'
95'
95'
95'
95'95'95'95'95'95'
95'
95'
76'
26'
17'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'28'32'32'46' 16'
84'
92'
7' 18' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 17' 26' 77'
35'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'30' 26' 26' 27' 95'
95'95'
95'95'95'95'95'95'
95'95'95'95'95'
95'95'95'95'95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'
95'95'95'
95'95'
95'95'95'95'
26'
77' 76'
26'
17'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'43'
16'
85'
26' 25'
51'
5' 17' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 25' 17' 35'25'25'25'25'25'25'25'25'25'25'25'25'25'25'25'
95'95'95'95'95'95'95'95'
95'
95'
95'
95'
95'
95'
95'
95'
95'95'95'95'95'95'95'95'95'95'95'95'
95'95'
95'95'95'
3250 SF
3250 SF
3250 SF
3250 SF
3249 SF
3250 SF
3250 SF
3250 SF
3250 SF
3431 SF
3193 SF
9266 SF
9266 SF
2866 SF
2994 SF
3237 SF
3537 SF
5520 SF
3282 SF
3587 SF
2896 SF
3354 SF
5371 SF
4273 SF
2724 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF
2681 SF2681 SF
2638 SF
2634 SF2653 SF
2682 SF2721 SF2770 SF
2721 SF2449 SF
3537 SF
5231 SF
4556 SF
2455 SF
2795 SF
2649 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2511 SF
2711 SF
2511 SF
2511 SF
2511 SF
2511 SF
2511 SF
2564 SF
2375 SF
2375 SF2375 SF
2375 SF
2564 SF
2583 SF
2583 SF
2583 SF
2583 SF
2583 SF
2794 SF
2792 SF
2615 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
3154 SF3154 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
3154 SF3154 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
2375 SF
3154 SF
2375 SF2375 SF
2375 SF 2375 SF
2375 SF2375 SF
2375 SF 2375 SF
2375 SF2375 SF
2375 SF 2375 SF
2375 SF2375 SF
2375 SF 2375 SF
2375 SF2375 SF
3154 SF 3154 SF
3680 SF
3436 SF
3223 SF
3057 SF
2861 SF
2748 SF
2641 SF
2558 SF
2499 SF
2462 SF
2427 SF
2370 SF
2372 SF
2375 SF
2377 SF
2379 SF
2381 SF
2383 SF
2386 SF
2388 SF
2390 SF
2392 SF
2394 SF
2397 SF
2399 SF
2401 SF
2403 SF
2406 SF
2408 SF
2410 SF
2412 SF
2414 SF
2417 SF
4972 SF
3023 SF 2375 SF 2375 SF 2375 SF2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 2375 SF 3023 SF2375 SF 3396 SF
3849 SF
3154 SF
3154 SF 3154 SF
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
141
142
143
144
145
155
3867 SF
4092 SF
4090 SF
4261 SF
5835 SF
97'
30'
30'
40'

EXISTING MID

EASEMENT TO BEQUITCLAIMED BY

SEPARATE INSTRUMENT
R=471.0'
R=507.0' R=52.0'
R=40.0'
R=52.0'
R=
318.0'
R=
282.0'
R=1229.7'
R=26.0'
R=26.0'
R=1265
R=1229.7'
R=26.0'
R=318.0'
R=282.0'
R=40.0'
R=

52.0'
R=1613.7'
R=26.0'
R=

26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=

52.0'
R=40.0'
R=52.0'
R=318.0'
R=282.0'
R=521.0'
R=557.0' R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=760.0'
R=796.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
R=26.0'
LOT H

SEWER UTILITY LOT
LOT B

FUTURE BUSINESS PARK
±4.65 AC
LOT J
LOT H
LOT G
LOT F

PROPOSED PARK
±0.6 AC
LOT A

FUTURE BUSINESS PARK
±4.35 AC
2347 SF
10'
45'
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 2.1 DIM-TOPO.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
SEE SHEET TM2.2
0 1" =
60 30 60
60'
26 Ex36"SD
Ex18"SD
Ex24"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex24"SD
Ex6"SS
SLB
SLB
SLB
PG&E
PP
PP

ELB ELB
ELB
DET
SLB
TEL
UTL
TEL
UTL
UTL

DET DET
ELB
PP
PP
PP
PP
PP
PP
PP
DET
SLB
TS
TS
TS
TS
TS
UTL
WV
WV

WVWV WVWV WV
WV

WVWV WV
WV
WV WV
WV
WVWV
WV
WV
WV
WV
WM
WM
WM
WM
WM
WM
DDCV
DDCV
ICV
ICV

ICVPUMPPV
PV
ExIRR ExIRR ExIRR ExIRR
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV

ICV ICV
ICV
ICV
Ex36"SD
Ex36"SS Ex36"SS
Ex36"SS
Ex36"SS
DCV
CV
DCV
30'

PROPOSED MID

EASEMENT
30'

PROPOSED MID

EASEMENT

PLUIM DRIVE
E. GERARD AVENUE
LILY
DRIVE

PLUIM DRIVE
E. GERARD AVENUE
LILY
DRIVE
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 22 23 24 25 26 27 28 29 30 31 1 2
3 4
5 6
7 8
9 10
20 21 32 33 34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
53545556
11 12
5758596061
82 83 84 85 86 87 88 89 90
93949596979899100101
121 122 123 124 125 126 127 128 129 130
133134135136137138139140141142
131
132
62 81
102
91 92
63646566676869
72 73 74 75 76 77 78 79 80
103104105106107108109110111
112 113 114 115 116 117 118 119 120
143144145146147148149150
7071
151

E STREET

C AVENUE

G DRIVE

F DRIVE

J AVENUE

N AVENUE

B DRIVE

A DRIVE

D AVENUE
52 64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
161
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 162 171
172173
174175176
40'

EXISTING MID

EASEMENT TO BEQUITCLAIMED BY

SEPARATE INSTRUMENT

0.41%

0.25%

0.33% 0.25%

0.40%

0.30%0.62%

0.25% 0.28% 0.28% 0.25%

0.25% 0.37%

0.59%

0.59%

0.25% 0.29%

0.25%

0.33%

0.26%

0.25%

0.25%

0.24%

0.43%

0.24%

0.25%

0.22%

0.29%

0.30%

0.30%

0.25%

0.24%

0.24%

0.38%

0.40%

0.28%

0.28%

0.41%

0.26%

0.24%
LOT D

PROPOSED PARK
±1.7 AC
LOT C

PROPOSED PARK
±0.2 AC
LOT E

PROPOSED PARK
±0.5 AC
40' EXISTING MID

EASEMENT TO BE

QUITCLAIMED BY
SEPARATE INSTRUMENT.

0.25%
183.94
FL/RTN
184.52
FL/RTN
184.52
FL/RTN
183.94
FL/RTN
183.94
FL/RTN
184.30
FL/RTN184.29
FL/RTN
183.94
FL/RTN
184.11
FL/PRC
184.11
FL/PRC
183.40
FL/RTN
183.96
FL/RTN
183.98
FL/RTN
183.40
FL/RTN
183.39
FL/RTN
183.97
FL/RTN
183.97
FL/RTN
183.39
FL/RTN
183.94
FL/RTN
184.30
FL/RTN
184.30
FL/RTN
183.94
FL/RTN
183.94
FL/RTN
184.24
FL/RTN
184.24
FL/RTN
183.94
FL/RTN
183.18
FL/RTN
183.81
FL/RTN
183.81
FL/RTN 182.85
FL/RTN
183.18
FL/RTN183.54
FL/RTN183.54
FL/RTN
183.18
FL/RTN
182.71
FL/RTN
183.29
FL/RTN
183.29
FL/RTN 182.73
FL/RTN
185.54
FL/HP
186.84
FL/HP
181.92
FL/HP
181.40
FL/LP
182.73
FL/RTN183.06
FL/RTN
183.07
FL/RTN
182.72
FL/RTN
182 80
182.32
FL/BC
182.22
FL/PRC
182.14
FL/PRC
181.86
FL/PRC
181.78
FL/PRC
181.68
FL/EC
182.32
FL/BC182.16
FL/RTN181.86
FL/RTN
181.68
FL/EC
181.49
FL/RTN
180.95
FL/RTN
181.45
FL/BC
181.27
FL/EC
181.00
FL/RTN
181.28
FL/RTN
181.53
FL/RTN
180.96
FL/RTN
180.96
FL/RTN
181.68
FL/RTN
181.68
FL/RTN
180.96
FL/RTN
180.96
FL/RTN
181.53
FL/RTN
181.28
FL/RTN 180.93
FL/RTN
181.80
FL/RTN 181.45
FL/RTN
180.93
FL/RTN181.52
FL/RTN
181.45
FL/RTN181.81
FL/RTN
181 54
185.20
FL/PCC
185.35
FL/EC
185.56
FL/BC
186.51
FL/PRC
186.74
FL/PRC
186.47
FL/PRC186.04
FL/BC
185.97
FL/EC
185.83
FL/BC
185.46
FL/EC
184.88
FL/BC
186.74
FL/RTN
186.48
FL/RTN
185.97
FL/EC
185.83
FL/BC
185.46
FL/EC
184.88
FL/BC
184.14
FL/BC
184.14
FL/BC
184.81
FL/PRC
184.90
FL/PRC
185.20
FL/RTN
184.89
FL/RTN
185.28
FL/PRC
185.19
FL/PRC
185.54
FL/PRC
185.45
FL/PRC
185.16
FL/PRC
185.06
FL/PCC
185.16
FL/RTN
185.46
FL/RTN
184.57
FL/BC
184.57
FL/BC
183.93
FL/BC
183.93
FL/BC
184.85
FL/RTN
185.43
FL/RTN
183.88
FL/RTN
184.24
FL/RTN
184.52
FL/RTN183.99
FL/RTN
183.90
FL/PCC
185.19
FL/RTN
184.84
FL/RTN
183.96
FL/RTN
184.54
FL/RTN
183.15
FL/RTN
183.68
FL/RTN
183.21
FL/PRC
183.21
FL/PRC
183.44
FL/RTN
183.12
FL/RTN
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 3.1-3.3 GRD.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
0 1" =
60 30 60
60'
27 Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex18"SD
Ex18"SD
Ex18"SD

SLB SLB
ICV
ExIRR ExIRR ExIRR ExIRR ExIRR
ICV
ICV
ICV
ICV
ELB
30'

PROPOSED MID

EASEMENT
28 29
30 31
32 38
40 41
4243
4445
46 47
48 49
505152535455
5657585960616263
33 34
142
143
144
145
146
147
CAMPUS PKWY.CAMPUS PARKWAY

PLUIM DRIVE
CAMPUS PKWY.CAMPUS PARKWAY

PLUIM DRIVE
39 37
1 2
3 4
5 6
7 8
9 10
47 48
49 50
51 53545556
11 12
5758596061
35 62636465666768697071
36 LILY DRIVE

H STREET

O COURT

C AVENUE

G DRIVE

F DRIVE

J AVENUE

K AVENUE

N AVENUE
52 64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
137 151150
161
160
136
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
132
133
134
135 138
139
140
141
142
143
144
145
146
147
148
149 152
153
154
155
156
157
158
159
162 163 164
165
166
167
168
169
170
171
172173
174175176

0.28% 0.28% 0.25%

0.25%

0.25%

0.25%

0.37%

0.59%

0.29%

0.25%

0.33%

0.25%

0.26%

0.24%

0.25%

0.29%

0.30%

0.30%

0.25%

0.29%

0.25%

0.28%

0.24%

0.24%

0.28%

0.28%
25%

0.30%

0.24%

0.39%

0.41%

0.29%

0.33%
LOT E

PROPOSED PARK
±0.5 AC
40' EXISTING MID

EASEMENT TO BE

QUITCLAIMED BY
SEPARATE INSTRUMENT.

LOT F

PROPOSED PARK
±0.6 AC
LOT A

FUTURE BUSINESS PARK
±4.35 AC
FL/RTN
184.24
FL/RTN
184.24
FL/RTN
FL/RTN
183.18
FL/RTN
183.81
FL/RTN
183.81
FL/RTN 182.85
FL/RTN
183.18
FL/RTN183.54
FL/RTN183.54
FL/RTN
183.18
FL/RTN
182.71
FL/RTN
183.29
FL/RTN
183.29
FL/RTN 182.73
FL/RTN
181.92
FL/HP
184.93
FL/HP
182.01
FL/LP
181.40
FL/LP
184.43
FL/LP
182.73
FL/RTN183.06
FL/RTN
183.07
FL/RTN
182.72
FL/RTN
183.29
FL/BC
183.29
FL/BC
183.11
FL/RTN
182.80
FL/RTN 182.78
FL/RTN 183.38
FL/RTN
183.42
FL/RTN
182.76
FL/RTN
182.76
FL/RTN
183.12
FL/RTN
183.74
FL/RTN
183.43
FL/RTN
183.35
FL/RTN 184.02
FL/RTN
FL/RTN
180.96
FL/RTN
180.96
FL/RTN
FL/RTN
181.28
FL/RTN 180.93
FL/RTN
181.80
FL/RTN 181.45
FL/RTN
181.54
FL/RTN 182.12
FL/RTN
180.93
FL/RTN181.52
FL/RTN
181.45
FL/RTN181.81
FL/RTN
182.12
FL/RTN
181.54
FL/RTN
182.29
FL/RTN
182.64
FL/RTN
182.86
FL/RTN
182.29
FL/RTN
182.80
FL/BC
183.07
FL/RTN
183.40
FL/RTN
182.80
FL/BC
183.01
FL/PRC
183.09
FL/PRC
183.37
FL/PRC
183.45
FL/PRC
183.57
FL/PCC
185.20
FL/PCC
185.35
FL/EC
185.56
FL/BC
185.16
FL/PRC
185.06
FL/PCC
FL/BC
183.93
FL/BC
183.93
FL/BC
184.85
FL/RTN
185.43
FL/RTN
183.88
FL/RTN
184.24
FL/RTN
184.52
FL/RTN183.99
FL/RTN
183.90
FL/PCC
185.19
FL/RTN
184.84
FL/RTN
183.96
FL/RTN
184.54
FL/RTN
183.15
FL/RTN
183.68
FL/RTN
183.21
FL/PRC
183.21
FL/PRC
183.44
FL/RTN
183.12
FL/RTN
184.54
FL/RTN
183.96
FL/RTN
184.49
FL/RTN 184.83
FL/RTN
184.77
FL/RTN
184.42
FL/RTN
184.95
FL/RTN
184.42
FL/RTN
185.65
FL/RTN
185.15
FL/RTN
185.08
FL/RTN185.40
FL/RTN
184.31
184.71
FL/RTN
185.86
FL/PRC
185.81
FL/PRC
185.67
FL/EC

0.25%
186.05
FL/HP
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 3.1-3.3 GRD.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
SEE SHEET TM3.1
0 1" =
60 30 60
60'
28 JP
JP
JP
JP
JP
JP
PP
PP
PP
PP
TP
JP

TPTELTEL
ICV
ICV
MAIL
MAIL
Ex36"SD
Ex36"SD
Ex36"SD
Ex18"SD
Ex18"SD

SLB SLB
PP
JP
ExIRR ExIRR ExIRR ExIRR
ELB
30'

PROPOSED MID

EASEMENT
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
38 40
41 4243
4445
46 47
48 49
505152535455
5657585960616263646566676869
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 33
34 91
92 93
94 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 95 96
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
121 122
156
157
158
159
160
161
162
154
155
163
164
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241 165
166242
CAMPUS PKWY.CAMPUS PARKWAY
E. MISSION AVENUE
CAMPUS PKWY.CAMPUS PARKWAY
E. MISSION AVENUE
39 37
35 36

O COURT

P AVENUE

O DRIVE Q AVENUE

R AVENUE

S AVENUE
K A

T AVENUE
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
141
142
143
144
145
155
40'

EXISTING MID

EASEMENT TO BEQUITCLAIMED BY

SEPARATE INSTRUMENT
LOT H

SEWER UTILITY LOT

0.25%

0.26%

0.62%

0.48%

0.48%

0.68% 0.34%

0.25%

0.34%0.25%

0.25%

0.25%

0.26%

0.27%

0.24%

0.25%

0.28%

0.27%

0.25%

0.30%

0.24%

0.49%

0.59%

0.29%

0.33%
LOT B

FUTURE BUSINESS PARK
±4.65 AC
LOT J
LOT H
LOT G
LOT F

PROPOSED PARK
±0.6 AC
LOT A

FUTURE BUSINESS PARK
±4.35 AC
181.29
FL/LP
FL/BC
183.29
FL/BC
183.74
FL/RTN
183.43
FL/RTN
183.35
FL/RTN 184.02
FL/RTN
182.80
FL/BC
183.07
FL/RTN
183.40
FL/RTN
182.80
FL/BC
183.01
FL/PRC
183.09
FL/PRC
183.37
FL/PRC
183.45
FL/PRC
183.57
FL/PCC
182.61
FL/RTN182.87
FL/RTN
181.78
FL/RTN182.14
FL/RTN

98.26 FL/RTN
183.42
FL/RTN
184.33
FL/RTN
183.81
FL/RTN
184.95
FL/RTN
184.42
FL/RTN
185.65
FL/RTN
185.15
FL/RTN
184.00
FL/RTN
183.64
FL/RTN
183.14
FL/RTN
182.78
FL/RTN
185.08
FL/RTN185.40
FL/RTN
184.31
FL/RTN
184.71
FL/RTN
183.69
FL/RTN
184.11
FL/RTN
180.83
FL/RTN 181.44
FL/RTN
181.65
FL/RTN
182.26
FL/RTN
182.36
FL/RTN 181.78
FL/RTN 181.40
FL/RTN
180.83
FL/RTN
181.96
FL/RTN
182.78
FL/RTN
183.64
FL/RTN
184.22
FL/RTN
183.29
FL/RTN
182.61
FL/RTN
183.36
FL/RTN
181.65
FL/RTN
183.54
FL/BC
183.54
FL/BC
183.73
FL/BC
183.73
FL/BC 184.45
FL/BC 184.45
FL/BC
181.96
FL/RTN
181.96
FL/RTN
182.96
FL/RTN
182.96
FL/RTN
183.31
FL/BC
183.40
FL/PRC
183.78
FL/BC183.69
FL/PRC
184.13
FL/BC
185.86
FL/PRC
185.81
FL/PRC
185.67
FL/EC
186.05
FL/HP
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 3.1-3.3 GRD.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
SEE SHEET TM3.2
0 1" =
60 30 60
60'
29 Ex36"SD
Ex18"SD
Ex24"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex24"SD
Ex6"SS
SLB
SLB
SLB
PG&E
PP
PP

ELB ELB
ELB
DET
SLB
TEL
UTL
TEL
UTL
UTL

DET DET
ELB
PP
PP
PP
PP
PP
PP
PP
DET
SLB
TS
TS
TS
TS
TS
UTL
WV
WV

WVWV WVWV WV
WV

WVWV WV
WV
WV WV
WV
WVWV
WV
WV
WV
WV
WM
WM
WM
WM
WM
WM
DDCV
DDCV
ICV
ICV

ICVPUMPPV
PV
ExIRR ExIRR ExIRR ExIRR
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV
ICV

ICV ICV
ICV
ICV
Ex36"SD
Ex36"SS Ex36"SS
Ex36"SS
Ex36"SS
DCV
CV
DCV
30'

PROPOSED MID

EASEMENT
30'

PROPOSED MID

EASEMENT
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 22 23 24 25 26 27 28 29 30 31 1 2
3 4
5 6
7 8
9 10
20 21 32 33 34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
53545556
11 12
5758596061
82 83 84 85 86 87 88 89 90
93949596979899100101
121 122 123 124 125 126 127 128 129 130
133134135136137138139140141142
131
132
62 81
102
91 92
63646566676869
72 73 74 75 76 77 78 79 80
103104105106107108109110111
112 113 114 115 116 117 118 119 120
143144145146147148149150
7071
151
6"SS
6"SS 6"SS
6"SS
8"SS 8"SS
6"SS
6"SS
6"SS
6"SS
6"SS6"SS
8"SS 8"SS
8"SS
6"SS
52 64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
161
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 162 171
172173
174175176
18"SD
18"SD
18"SD 18"SD 24"SD
24"SD
18"SD 18"SD 18"SD
18"SD
18"SD

CONNECT TO

EXISTING WATER STUB
8"SS
6"SS
6"SS
6"SS
8"SS 8"SS
6"SS
6"SS
6"SS
6"SS
40'

EXISTING MID

EASEMENT TO BEQUITCLAIMED BY

SEPARATE INSTRUMENT
12"W 12"W
12"W 12"W 12"W
12"W
8"W 8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
12"W
12"W
12"W
8"W
8"W
8"W
8"W
8"W
8"W 8"W 8"W 8"W
8"W
12"W
12"W
LOT D

PROPOSED PARK
±1.7 AC
LOT C

PROPOSED PARK
±0.2 AC
LOT E

PROPOSED PARK
±0.5 AC
40' EXISTING MID

EASEMENT TO BE

QUITCLAIMED BY
SEPARATE INSTRUMENT.

LILY DRIVE

CAMPUS PARKWAY

PLUIM DRIVE
E. GERARD AVENUE

LILY DRIVE

E STREET

J AVENUE

G DRIVE

F DRIVE

N AVENUE

B DRIVE

A DRIVE

C AVENUE

D AVENUE

B DRIVE

A DRIVE

E STREET

F DRIVE

J AVENUE
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 4.1-4.3 UTL.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
0 1" =
60 30 60
60'
30 Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex36"SD
Ex18"SD
Ex18"SD
Ex18"SD

SLB SLB
ICV
ExIRR ExIRR ExIRR ExIRR ExIRR
ICV
ICV
ICV
ICV
ELB
30'

PROPOSED MID

EASEMENT
28 29
30 31
32 38
40 41
4243
4445
46 47
48 49
505152535455
5657585960616263646
33 34
142
143
144
145
146
147
39 37
1 2
3 4
5 6
7 8
9 10
47 48
49 50
51 53545556
11 12
5758596061
35 62636465666768697071
36 8"SS
6"SS
8"SS
6"SS
6"SS
8"SS
10"SS10"SS
6"SS6"SS
6"SS
8"SS 8"SS
8"SS
6"SS
52 64 65 66 67 68 69 70 71
757677787980
81 82 83 84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
72 73
137 151150
161
160
136
177
63 13 14 15 16 17 18 19 20 21 22
2324252627282930
33 34 35 36 37 38 39 40 41 42
434445464748
3132
4950
53 54 55 56 57 58 59 60 61 62
5152
74 104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
132
133
134
135 138
139
140
141
142
143
144
145
146
147
148
149 152
153
154
155
156
157
158
159
162 163 164
165
166
167
168
169
170
171
172173
174175176
18"SD 24"SD
24"SD
24"SD24"SD24"SD
18"SD 18"SD 18"SD
18"SD
18"SD
18"SD
18"SD

CONNECT TO

SEWER STUB
165.06FL(10")W

CONNECT TO

STORM DRAIN STUB
173.27FL(24")W

CONNECT TO

EXISTING WATER STUB
10"SS
6"SS
8"SS
8"SS
8"SS 8"SS
6"SS
6"SS
6"SS
12"W
12"W
12"W
12"W 12"W
12"W
12"W
12"W
12"W
8"W
12"W
12"W
12"W
8"W
8"W 8"W
8"W
8"W
8"W
8"W
8"W 8"W 8"W
12"W
8"W
12"W
12"W12"W
12"W
LOT E

PROPOSED PARK
±0.5 AC
TH
40' EXISTING MID

EASEMENT TO BE

QUITCLAIMED BY
SEPARATE INSTRUMENT.

LOT F

PROPOSED PARK
±0.6 AC
LOT A

FUTURE BUSINESS PARK
±4.35 AC

CAMPUS PARKWAY

PLUIM DRIVE

LILY DRIVE

H STREET

O COURT

J AVENUE

O DRIVE

G DRIVE

F DRIVE

N AVENUE

LILY DRIVE

F DRIVE

N AVENUE

K AVENUE

J AVENUE
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 4.1-4.3 UTL.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
SEE SHEET TM4.1
0 1" =
60 30 60
60'
31 JP
JP
JP
JP
JP
JP
PP
PP
PP
PP
TP
JP

TPTELTEL
ICV
ICV
MAIL
MAIL
Ex36"SD
Ex36"SD
Ex36"SD
Ex18"SD
Ex18"SD

SLB SLB
PP
JP
ExIRR ExIRR ExIRR ExIRR
ELB
30'

PROPOSED MID

EASEMENT
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
38 40
41 4243
4445
46 47
48 49
505152535455
5657585960616263646566676869
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 33
34 91
92 93
94 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 95 96
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
121 122
156
157
158
159
160
161
162
154
155
163
164
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241 165
166242
39 37
35 36
8"SS
6"SS
6"SS
8"SS8"SS
6"SS
8"SS
8"SS
6"SS
8"SS

CONNECT TO SEWER STUB
167.31FL(10")W
113
114
115
116
117
118
119
120
121122
123124
125
126
127
128
129
130
131
141
142
143
144
145
155
18"SD
18"SD
18"SD
18"SD
18"SD
24"SD
18"SDCONNECT TO SD MANHOLE
167.65FL(72")W
167.71FL(60")NCONNECT TO EXISTING WATER STUB
6"SS
8"SS
6"SS
8"SS
8"SS
8"SS
8"SS
10"SS
6"SS
40'

EXISTING MID

EASEMENT TO BEQUITCLAIMED BY

SEPARATE INSTRUMENT
16"W 16"W
12"W
12"W
12"W
12"W
12"W
12"W
8"W
8"W
8"W
12"W
16"W
LOT H

SEWER UTILITY LOT
LOT B

FUTURE BUSINESS PARK
±4.65 AC
LOT J
LOT H
LOT G
LOT F

PROPOSED PARK
±0.6 AC
LOT A

FUTURE BUSINESS PARK
±4.35 AC

CAMPUS PARKWAY

PLUIM DRIVE
E. MISSION AVENUE

O COURT

P AVENUE

O DRIVE

Q AVENUE

R AVENUE

S AVENUE

T AVENUE
c

APPROVED
SHEET
NUMBER

DATE DESCRIPTIONS

REVISIONS
NO.

JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/30/2025 14:50 PLOTTED BY: Eroos
DWGNAME: F:\23-3403 Merced Gateway\Planning\Tentative Map\TM 4.1-4.3 UTL.dwg COPYRIGHT 2025 NORTHSTAR ENGINEERING GROUP, INC 06/27/2025
NG/ER
ER
TPD
23-3403

AS SHOWN

NOT TO SCALE
SEE SHEET TM4.2
0 1" =
60 30 60
60'
32 Elevations and Plot Plans

ATTACHMENT G
33 34
35 36
37 38
39 40
41 42
43 PLAN
1521
PLAN
1531

18'

34.7'

12.4'
5'5'
25'
95'
18'
5'5'
25'
95'
12'

32.7'
44  Square Feet
&+$50Plan 
75($685(6 SERIES
45 6TXDUHIHHW
%
$
&+$50Plan 
75($685(6 SERIES
46 6TXDUHIHHW
&
&+$50Plan 
75($685(6 SERIES
47 
Squaree Feet
-(:(/Plan 
75($685(6 SERIES
48 
6TXDUHIHHW
%
$
75($685(6 SERIES
-(:(/Plan 
49 
6TXDUHIHHW
&
75($685(6 SERIES
-(:(/Plan 
50  Square Feet
75($685(6 SERIES
.((36$.(Plan 
51 6TXDUHIHHW
%
$
75($685(6 SERIES
.((36$.(Plan 
52 6TXDUHIHHW
&
75($685(6 SERIES
.((36$.(Plan 
53 PORCH
PORCH
PORCH

18'
7'
10'
5'5'
45'
85'
18'
5'5'
45'
85'
18'
5'5'
45'
85'

17.33'
14' 13'
11'
54 AAlfa Series
1 55
Alfa Series
Charlie
Elevation A
Elevation B
Elevation C
56 First Floor Second Floor
Alfa Series
Charlie
57 Alfa Series
Delta
Elevation A
Elevation B
Elevation C
58 First Floor Second Floor
Alfa Series
Delta
59 Alfa Series
Echo
Elevation A
Elevation B
Elevation C
60 First Floor Second Floor
Alfa Series
Echo
61 Alfa Series
Foxtrot
Elevation A
Elevation B
Elevation C
62 First Floor Second Floor
Alfa Series
Foxtrot
63 Alfa Series
Plan Mix
64 70'
13'
18'18'

40'
70'
40'
5' 5'70'
40'

PORCH
2 CAR GARAGE

PORCH
2 CAR GARAGE

PORCH
2 CAR GARAGE
5'5'
10'

17.67' 14.67' 18' 18.17'
14'
5' 5'
65 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 38
40 41
4243
4445
46 47
48 49505152535455565758596061626364656667686970
71 72
73 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 90
33 34
91 92
93 94
97 98 99 100 101 102 103 104105 106 107 108109 110 111 112113 114 115116 117 118 11912095 96 123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
121 122
156
157
158
159
160
161
162
154
155
163
164
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205
206
207208
209
210
211
212
213
214
215
216
217
218
219
220
221
222
223
224
225
226
227
228
229
230
231
232
233
234
235
236
237
238
239
240
241 165
166242
39 37
35 36

UTILITY OUT LOT

1. ONE GARAGE AND DRIVEWAY PARKING SPACE PROVIDED PER
LOT FOR A TOTAL OF 484 SPACES.

2. ONE ON-STREET PARKING SPACE PER APPROXIMATELY EVERY

OTHER LOT, PLUS SIDE STREET PARKING FOR A TOTAL OF
APPROXIMATELY 143 SPACES.

APRIL 03, 2025
0 1" =
120 60 120
120'
PLOTTED: 4/3/2025 2:59 PM PLOTTED BY: Sallen
DWGNAME: F:\23-3403 Merced Gateway\Planning\Exhibits\Parking Exhibit\2025_04-03\_3403 Parking Exhibit (2025_02-26).dwg COPYRIGHT  2025 NORTHSTAR ENGINEERING GROUP, INC
PARKING SPACE (10' X 25')

STREET LIGHT

FIRE HYDRANT WITH PAINTED RED CURB

WASTE BINS
2' x 10.5' MAILBOX CLUSTER

RED CURB, NO PARKING

ATTACHMENT H
66 49' RW TYPICAL INTERIOR STREET

PER CITY OF MERCED STANDARDS
NTS
R/W
F/C6.5' F/C
SIDE-
WALK
SIDE-
WALK
49' R/W
18'18' C/L 6.5'
GARAGE (TYP.)
DRIVEWAY (TYP.)

1. ALL LOTS ARE TYPICALLY 25' WIDE BY 95' DEEP.

2. GARAGES ARE SETBACK 20' FROM FRONT PROPERTY LINE.

3. ONE COVERED (GARAGE), AND ONE UNCOVERED PARKING
SPACE (DRIVEWAY) PROVIDED PER LOT.

4. ONE ON-STREET PARKING SPACE PROVIDED IN BETWEEN
EVERY OTHER LOT.

5. FIRE HYDRANTS TO BE PLACED ON THE PROPERTY LINES
WHERE THE ON-STREET PARKING IS IMPRACTICAL. CURB TO BE
PAINTED RED.

APRIL 03, 2025

STANDARD MID-SIZED AUTOMOBILE
(SOURCE: CAR AND DRIVER)

STREET LIGHT

FIRE HYDRANT WITH PAINTED RED CURB

UTILITY BOX

WASTE BINS
2' x 10.5' MAILBOX CLUSTER
PLOTTED: 4/3/2025 2:59 PM PLOTTED BY: Sallen
DWGNAME: F:\23-3403 Merced Gateway\Planning\Exhibits\Parking Exhibit\2025_04-03\_3403 Parking Exhibit (2025_02-26).dwg COPYRIGHT  2025 NORTHSTAR ENGINEERING GROUP, INC
67 Merced Gateway
Residential Design Standards
Vesting Tentative Map #1333
T
he design standards have been outlined to ensure design consistency within the community and should be followed for all site plan and design review.

T
raditional Front-Loaded Lots
All l
ots are shown as Traditional Front-Loaded Lots and the following design standards shall apply to these lots.

1. Lo
t & Setback Standards
a. Sin
gle & Two Story Single Family Detached Homes with a max height of 32’ b. E
ach home will have at least a one-car garage, and one parking space for a standard sized vehicle in driveway. Must have 20 foot setback from front property line to garage door
c. H
ouse Setbacks
F
ront Yard – 10’
Side Yard – 3’-6”
Rear Yard – 15’
d. Sid
e yards will have a 6’ tall privacy fence between each home.

2. A
rchitectural Standards
a. E
ach plan shall have a minimum or three different architectural styles. b. P
lans shall incorporate a mixture of exterior finishes including stucco, stone, brick, siding & tile.
c. E
ach plan shall have three different color scheme options. d. R
oofs will be either tile, composition and may incorporate metal roofs where required for architectural authenticity.
e. Wi
ndow trim and grids shall be standard on all front and rear of homes. f. C
orner lots shall have enhanced elevations.

ATTACHMENT I
68 Attachment K
Presentation

POWER POINT PRESENTATION TO BE PRESENTED

AT PLANNING COMMISSION MEETING
1077