SITE PLAN REVIEW PERMIT #26-0018,
MINOR USE PERMIT #26-0030 AND
ENVIRONMENTAL REVIEW CHECKLIST #26-0050
SELF-STORAGE FACILITY
S/W CORNER OF E. YOSEMITE AVE & PARSONS AVE
CITY COUNCIL HEARING JUNE 15, 2026
CITY COUNCIL ACTION ITEMS
SITE PLAN REVIEW PERMIT #26-0018
• A DISCRETIONARY ACTION THAT ENABLES THE CITY TO DETERMINE A PROJECT’S
COMPLIANCE WITH THE ZONING ORDINANCE AND ENSURE IT WILL NOT CREATE NEGATIVE IMPACTS TO ADJACENT PROPERTIES OR THE GENERAL PUBLIC. • APPROVED IF THE PROPOSED PROJECT:
• IS CONSISTENT WITH THE GENERAL PLAN AND ANY ADOPTED SPECIFIC PLAN; • COMPLIES WILL ALL APPLICABLE ZONING ORDINANCE AND MUNICIPAL CODE PROVISIONS; • DESIGN AND LAYOUT WILL NOT INTERFERE WITH THE USE AND ENJOYMENT OF EXISTING AND FUTURE NEIGHBORING PROPERTIES AND STRUCTURES;
• ARCHITECTURAL DESIGN MAKES USE OF APPROPRIATE MATERIALS, TEXTURE AND COLOR AND WILL REMAIN AESTHETICALLY APPEALING AND APPROPRIATELY MAINTAINED; • LANDSCAPING DESIGN AND PROVISIONS FOR IRRIGATION, MAINTENANCE AND PROTECTION
OF LANDSCAPING ELEMENTS COMPLEMENT STRUCTURES AND PROVIDE AN ATTRACTIVE ENVIRONMENT;
• DESIGN WILL NOT BE MATERIALLY DETRIMENTAL TO THE PUBLIC HEALTH, SAFETY OR WELFARE
OR BE INJURIOUS TO THE PROPERTY OR IMPROVEMENTS IN THE VICINITY OF THE PROPOSED PROJECT.
(MERCED MUNICIPAL CODE § 20.68.050)
CITY COUNCIL ACTION ITEMS
MINOR USE PERMIT #26-0030
• A DISCRETIONARY ACTION THAT ENABLES THE CITY TO ENSURE A PROPOSED USE IS
CONSISTENT WITH ALL GENERAL PLAN GOALS AND POLICIES AND WILL NOT CREATE NEGATIVE IMPACTS TO ADJACENT PROPERTIES OR THE GENERAL PUBLIC. • APPROVED IF:
• PROPOSED USE IS CONSISTENT WITH THE PURPOSE AND STANDARDS OF THE ZONING DISTRICT, THE GENERAL PLAN, AND THE ADOPTED SPECIFIC PLAN; • THE LOCATION, SIZE, DESIGN AND OPERATING CHARACTERISTICS OF THE PROPOSED USE WILL
BE COMPATIBLE WITH THE EXISTING AND FUTURE LAND USES IN THE VICINITY OF THE SUBJECT PROPERTY;
• PROPOSED USE WILL NOT BE DETRIMENTAL TO THE PUBLIC HEALTH, SAFETY, AND WELFARE OF THE CITY;
• PROPOSED USE IS PROPERLY LOCATED WITHIN THE CITY AND ADEQUATELY SERVED BY EXISTING OR PLANNED SERVICES AND INFRASTRUCTURE.
(MERCED MUNICIPAL CODE § 20.68.020)
SUBJECT SITE DESIGNATIONS
• GENERAL PLAN DESIGNATION OF BUSINESS PARK (BP).
• ZONING CLASSIFICATION OF PLANNED DEVELOPMENT (P-D) #20 • PERMISSIBLE LAND USES ON THIS SITE INCLUDE “SELF STORAGE,” WHICH ALLOWS FOR
SELF-STORAGE FACILITIES UNDER THE CITY ZONING ORDINANCE WITH APPROVAL OF A SITE PLAN REVIEW PERMIT.
• PRIOR CITY COUNCIL SELF-STORAGE ACTION DIRECTED THE APPLICANT TO ADDRESS
SPECIFIC ELEMENTS OF THE SELF-STORAGE BUSINESS PORTION OF THE PROJECT,
INCLUDING LANDSCAPING IN AND AROUND THE SELF-STORAGE BUSINESS AND TO ADDRESS POTENTIAL “HEAT SINK” CONCERNS OF THE PROPOSED SELF-STORAGE BUILDINGS.
THE PERMITS BEING CONSIDERED TODAY ARE NEW SITE PLAN AND MINOR USE PERMITS BASED, IN PART, UPON APPLICANT’S “HEAT SINK” ANALYSIS AND UPDATED LANDSCAPING PLANS, AS REQUESTED BY THE CITY COUNCIL.
Single-Family Residences
Church
Single-Family Residences
Single-Family Residences
Single-Family Residences
Medical Offices
Project site
3.19 Acres
• 500 Storage Units
SITE PLAN
LANDSCAPE PLAN
HEAT SINK
ANALYSIS
Frontage along E. Yosemite Avenue
Office space and storage units with stucco finish with stone veneer accents and large storefront windows
ENVIRONMENTAL REVIEW
ENVIRONMENTAL REVIEW #26-0050
• THE PROJECT IS CATEGORICALLY EXEMPT UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT BECAUSE THE PROPOSAL HAS ALREADY BEEN
ANALYZED AND ADOPTED BY THE CITY COUNCIL UNDER ENVIRONMENTAL REVIEW #24-25.
CONDITIONS
• CONDITION #10 - ALL LANDSCAPING SHALL BE KEPT HEALTHY AND
MAINTAINED IN GOOD CONDITION AND ANY DAMAGED OR MISSING LANDSCAPING SHALL BE REPLACED IMMEDIATELY.
• CONDITION #22 - PARKING LOT LIGHTS AND BUILDING LIGHTS SHALL BE SHIELDED OR ORIENTED IN A WAY THAT DOES NOT ALLOW “SPILL-OVER” ONTO ADJACENT LOTS OR BE A NUISANCE TO ADJACENT RESIDENTIAL PROPERTIES. • CONDITION #24 - THE SELF-STORAGE FACILITY MAY OPERATE DAILY BETWEEN 7:00 A.M. AND 7:00 P.M.
• CONDITION #25 - DWELLINGS WITHIN THE STORAGE UNITS ARE PROHIBITED
STAFF RECOMMENDATION
• SELF-STORAGE FACILITIES ARE ALLOWED ON THE SUBJECT SITE UNDER THE CITY’S ZONING ORDINANCE WITH APPROVAL OF A SITE PLAN REVIEW PERMIT. • WITH THE FINDINGS AND CONDITIONS BEING PROPOSED BY STAFF FOR BOTH SITE PLAN REVIEW PERMIT #26-0018 AND MINOR USE PERMIT #26-0030, THE
PROPOSED SELF-STORAGE PROJECT IS CONSISTENT WITH THE UNDERLYING ZONING AND LAND USE CLASSIFICATIONS AS WELL AS THE CITY’S CURRENT GENERAL PLAN.
• STAFF CONCURS WITH THE HEAT SINK ANALYSIS CONCLUSION THAT THE PROPOSED SELF-STORAGE FACILITY’S ROOFING BE CONSTRUCTED WITH THE APPROPRIATE SLOPE AND MATERIALS CONSISTENT WITH CALIFORNIA’S 2022 APPLICABLE GREEN BUILDING STANDARDS.
• THE LANDSCAPING PLAN INCLUDES LANDSCAPING THROUGH THE WEST,
NORTH AND EAST PERIMETER THAT WILL SERVE AS AN ENHANCED NATURAL BARRIER FROM SURROUNDING USES.
CITY COUNCIL ACTION
ADOPT / MODIFY / DENY:
• RESOLUTION APPROVING SITE PLAN REVIEW PERMIT #26-0018, MINOR USE PERMIT #26-0030 AND ENVIRONMENTAL REVIEW #26-0050