City Council Chamber
Merced Civic Center
678 W. 18th Street
Merced, CA 95340
CITY OF MERCED
Minutes
Planning Commission
6:00 PMWednesday, November 5, 2025
A. CALL TO ORDER
Chairperson GONZALEZ called the meeting to order at 6:00 PM.
A.1. Moment of Silence
A.2. Pledge of Allegiance to the Flag
Commissioner OCHOA led the Pledge of Allegiance to the Flag.
B. ROLL CALL
Clerk's Note: Commissioner SWIGGART was absent, excused.
Chair Anthony Gonzalez, Member Yang Pao Thao, Member Walter Smith, Member Emanuelle Ochoa, Vice Chair Jeremiah Greggains, and Member Jerry Vue
Present: 6 -
Member Conchita SwiggartAbsent: 1 -
C. PUBLIC COMMENT
LEAH BROWN, Management Analyst, City of Merced, Merced, CA D. CONSENT CALENDAR
D.1 SUBJECT: Planning Commission Minutes of September 17, 2025 ACTION:
Approving and filing the Planning Commission Minutes of September 17, 2025
A motion was made by Member Ochoa, seconded by Vice Chair Greggains and carried by the following vote, to approve the Planning Commission Minutes of September 17, 2025.
Aye: Chair Gonzalez
Member Pao Thao
Member Smith
Member Ochoa
Vice Chair Greggains
Member Vue
6 -
November 5, 2025Planning Commission Minutes
No: 0
Absent: Member Swiggart1 -
D.2 SUBJECT:
Adopt a Resolution Recommending Denial to the City Council of General Plan Amendment # 24-02, and Site Utilization Plan Revision # 3 to Planned Development (P-D) #20, a Resolution Denying Site Plan Review Permit # 551, Minor Use Permit # 24-13, and Environmental Review # 24-25, and a Resolution Approving Vesting Tentative Subdivision Map # 1332, and Environmental Review # 24-25 initiated by Eric Gonsalves, on behalf of Yosemite 1380 LLC, property owner.
ACTION: PLANNING COMMISSION:
Adopt a Resolution to Recommend Denial to City
Council for:
1) General Plan Amendment #24-02
2) Site Utilization Plan Revision #3 to Planned
Development (P-D) #20
Adopt a Resolution Denying:
1) Site Plan Review Permit #551
2) Minor Use Permit #24-13
Adopt a Resolution Approving:
1) Vesting Tentative Subdivision Map #1332
2) Environmental Review #24-25 (Negative Declaration)
SUMMARY
On September 17, 2025, the Planning Commission (“Commission”) held a public hearing regarding General Plan Amendment # 24-02, Site Utilization Plan Revision # 3 to Planned Development (P-D) #20, Vesting Tentative Subdivision Map # 1332, Site Plan # 551Minor Use Permit # 24-13 and Environmental Review # 24-25 (Negative Declaration) for a request to develop a self -storage facility with 500 storage units and gated residential subdivision with 28 lots at 1380 Yosemite Avenue and 3595 Parsons Avenue.
At the Commission Hearing, the Commission made a motion to recommend denial to the City Council for General Plan Amendment #24-02, and Site Utilization Plan Revision # 3 to Planned Development (P-D) #20. The Commission failed to reach the requisite four (4) vote threshold for denial of recommendation of General Plan Amendment #24-02 and Site Utilization Plan Revision # 3 to Planned Development (P-D) #20. Therefore, the recommendation is automatically deemed to be a recommendation of denial pursuant to Municipal Code Section
20.82.040 (B). In addition, the Commission denied recommendation of
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Site Utilization Plan Revision #3 to Planned Development (P-D) #20.
By separate motion, the Commission voted 3-2 in favor of approving Vesting Tentative Subdivision Map # 1332, Site Plan Review Permit # 551 Minor Use Permit # 24-13 and Environmental Review # 24-25 (Negative Declaration). Pursuant to City of Merced Municipal Code Section
20.64.040(e), the Site Review Permit and Minor Use Permit are deemed denied by the Commission, since those two entitlements failed to receive the required four (4) affirmative votes. However, the Vesting Tentative Subdivision Map and Environmental Review are deemed approved, since approval of a Vesting Tentative Subdivision Map and Environmental Review (Negative Declaration) only require a simple majority approval.
Additional details and background information about the project can be found at Attachment D (staff report from Planning Commission Meeting of September 17, 2025).
RECOMMENDATION
General Plan Amendment Site Utilization Plan Revision to Planned Development
Planning staff recommends the Planning Commission adopt the Resolution to Recommend Denial for General Plan Amendment # 24-02 and Site Utilization Plan Revision # 3 to Planned Development # 20 in accordance with the Commission ’s action taken at the September 17, 2025 Commission meeting and pursuant to Municipal Code Section
20.82.040(B).
Site Plan Review Permit and Minor Use Permit
Planning staff recommends that the Planning Commission adopt the Resolution to deny Site Plan Review Permit #551 and Minor Use Permit #24-13, in accordance with the Commission’s action taken at the September 17, 2025 Commission meeting and pursuant Municipal Code Section 20.64.040 (E).
Vesting Tentative Subdivision Map
Planning staff recommends the Commission adopt the Resolution to approve Vesting Tentative Subdivision Map #1332, and Environmental Review #24-25 (Negative Declaration) subject to the conditions set forth in Exhibit A of Attachment B, and based on the reasoning provided by the Planning Commission at their meeting of September 17, 2025, and the Findings found at Exhibit B of Attachment C.
Clerk's Note: This item was pulled for separate consideration.
Chief Deputy City Attorney LUCAS noted that the Resolution for Vesting Tentative Subdivision Map #1332 was renumbered to Resolution #4172
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due to a clerical error.
Speaker from the Audience in Opposition
ROBERT DYLINA, Resident, Merced, CA
A motion was made by Vice Chair Greggains, seconded by Chairperson Gonzalez and carried by the following vote, to adopt Resolutions recommending Denial to the City Council of General Plan Amendment #24-02, Site Utilization Plan Revision #3 to Planned Development (P-D) #20, Site Plan Review Permit #551, Minor Use Permit #24-13, and Environmental Review #24-25 and approve Vesting Tentative Subdivision Map #1332.
Aye: Chair Gonzalez
Member Pao Thao
Member Smith
Member Ochoa
Vice Chair Greggains
Member Vue
6 -
No: 0
Absent: Member Swiggart1 -
E. PUBLIC HEARINGS
E.1 SUBJECT: Vesting Tentative Subdivision Map # 25-0013, initiated by Paramjit Singh and Jaswinder Kaur, property owners. This application involves a request to subdivide approximately 3.38 acres of land at 2500 E Childs Avenue, into 17 residential lots generally ranging in size between 5,565 square feet and 14,579 square feet. This proposed project would create a new cul -de-sac going south off East Childs Avenue. This subject site is generally located south of East Childs Avenue, approximately 500 feet east of Brimmer Road, with a General Plan designation of Low Density Residential (LD), and a Zoning classification of Low Density Residential (R-1-5). **PUBLIC HEARING**
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0038 (Categorical
Exemption)
2) Vesting Tentative Subdivision Map #25-0013
SUMMARY
The applicant is proposing a vesting tentative subdivision map for 17 low density residential lots at 2500 E. Childs Avenue. The subject site is generally located south of East Childs Avenue, approximately 500 feet east of Brimmer Road (Attachment B). The proposed subdivision would
November 5, 2025Planning Commission Minutes
subdivide approximately 3.38 acres of land into 17 residential single -family lots generally ranging in size from 5,565 square feet to 14,579 square feet .
Planning staff, along with other City staff, have reviewed the project and recommend approval subject to conditions.
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review # 25-0038 (Categorical Exemption) and Vesting Tentative Subdivision Map # 25-0013 (including the adoption of the Draft Resolution) subject to the conditions in Exhibit A and the findings/considerations in Exhibit B of Draft Resolution # 4167 at Attachment A.
Assistant Planner LIVINGSTON reviewed the report on this item. For further information, refer to Staff Report #25-919.
Public Testimony was opened at 6:24 PM.
Staff received 3 emails from MID, JEFF DENNO, and ROBERT RUYBE.
The emails were provided to the Planning Commission via email prior to the meeting and posted on the City's website.
Speaker from the Audience in Favor
PARAMJIT SINGH, Applicant, Tracy, CA
CESAR PEREZ, Engineer for the Applicant, Golden Valley Engineering, Merced, CA
AMY VALENCIA, Resident, Merced, CA
PATRICIA GONZALEZ, Resident, Merced, CA
ROBERT RUYBE, Resident, Merced, CA
Speakers from the Audience in Opposition
ROBERT DYLINA, Resident, Merced, CA
CHRISTIAN AMADO, Resident, Merced, CA
Speaker from the Audience (Neutral)
ARIEL MANN, Resident, Merced, CA
Public Testimony was closed at 6:42 PM.
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A motion was made by Member Ochoa, seconded by Vice Chair Greggains and carried by the following vote, to adopt a Categorical Exemption regarding Environmental Review #25-0038, and approve Vesting Tentative Subdivision Map #25-0013, subject to the Findings and forty-nine (49) Conditions as set forth in Staff Report #25-919 (RESOLUTION #4167).
Aye: Chair Gonzalez
Member Pao Thao
Member Smith
Member Ochoa
Vice Chair Greggains
Member Vue
6 -
No: 0
Absent: Member Swiggart1 -
F. INFORMATION ITEMS
F.1 SUBJECT: Report by Acting Planning Manager of Upcoming Agenda Items
ACTION
Information only.
Acting Planning Manager LAN went over items for the next several Planning Commission meetings.
F.2 SUBJECT: Calendar of Meetings/Events
Nov. 3 City Council, 6:00 p.m.
5 Planning Commission, 6:00 p.m.
17 City Council, 6:00 p.m.
19 Planning Commission, 6:00 p.m.
Dec. 1 City Council, 6:00 p.m.
3 Planning Commission, 6:00 p.m.
9 Bicycle and Pedestrian Advisory Committee, 4:00 p.m.
15 City Council, 6:00 p.m.
17 Planning Commission, 6:00 p.m.
G. ADJOURNMENT
Clerk's Note: The Regular Meeting adjourned at 6:53 PM.
A motion was made by Vice Chair Greggains, seconded by Member Ochoa and carried by the following vote, to adjourn the Regular Meeting.
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Aye: Chair Gonzalez
Member Pao Thao
Member Smith
Member Ochoa
Vice Chair Greggains
Member Vue
6 -
No: 0
Absent: Member Swiggart1 -