May 21, 2025 Planning Commission: Fitness Center Approval and Annual CIP Review

The Merced Planning Commission met on May 21, 2025, at 6:00 PM in the City Council Chamber. The Commission approved a conditional use permit for a fitness center to be operated by Students With Aspiring Goals (SWAG), recommended the 2025-2030 Capital Improvement Program as consistent with the General Plan, and received an update on upcoming agenda items including a General Plan update workshop. All votes were unanimous with five members present; Commissioners Ochoa and Tao were absent excused.

Consent Calendar

• Minutes of May 7, 2025: The Commission unanimously approved and filed the meeting minutes.

Public Comments & Testimony

• Public Comment (Non-Agenda): No members of the public spoke during this period.
• Public Hearing Testimony (Item E.1):
  • Marcello Martinelli, applicant and operator of SWAG, spoke in support of the conditional use permit. He described his background as a fourth-generation Merced native and his goal of providing semi-private strength and performance training for youth, noting that athletes previously had to travel to Fresno or Modesto. He highlighted successes including an athlete on the 18U USA national water polo team and multiple college scholarship recipients.
  • Devon Hilliard, founder of SWAG, spoke in support, emphasizing SWAG’s mission to provide mentorship and training to student athletes, including sponsorship for those who cannot afford fees. He noted a contract with the Merced City School District to reach all 13 schools and plans to bring students to the facility.
• No opposition comments were received.

Discussion Items

• Conditional Use Permit #25-0002 – Fitness Center at 2250 Cessna Way:
  • Staff presented the proposal to convert a 7,500 square foot industrial building into a fitness center on a 0.48-acre site in the Light Industrial zone. The use requires a conditional use permit. Operations would be by appointment, primarily serving 4th through 10th graders, with three employees and operating hours from 8 AM to 8 PM daily but often vacant. Parking is limited to nine spaces, far fewer than the standard requirement of 25. Staff recommended approval with 27 conditions, including a condition (No. 27, as modified) requiring a parking demand study under Merced Municipal Code Section 20.38.050 (low demand) to be approved by the Development Services Director prior to occupancy. Other conditions addressed fire safety and signage compliance.
  • Commissioners asked clarifying questions about operating hours and membership fees. They expressed support for the project’s community benefits.
  • The Commission voted unanimously to approve the categorical exemption (Environmental Review #25-0010) and Conditional Use Permit #25-0002, subject to the 27 conditions with the modifications to condition 27 and finding C as outlined in the staff memo.
• Annual Review of the Five-Year Capital Improvement Program (CIP) 2025-2030 (Item F.1):
  • Senior Engineer Rick Maddox presented the CIP, explaining that staff had cleaned up and reorganized the project list from the previous year. The Planning Commission’s role is to determine consistency with the Merced Vision 2030 General Plan. No public comments were received.
  • After brief discussion, the Commission unanimously voted to recommend to the City Council that the Draft Five-Year Capital Improvement Program is consistent with the General Plan and related master plans.
• Information Items:
  • Acting Planning Manager Johnny Lann reported on upcoming meetings: June 4, 2025, will include consideration of conditional use permits; June 18, 2025, will be a special joint meeting with the City Council for a workshop on the General Plan update (Vision 2030 Plus) and the station area plan for high-speed rail, Amtrak, and ACE. He also announced a call for one to two Planning Commission members to join a 17-member citizen advisory focus group for the General Plan update, which will involve seven to eight meetings over 18 months. Interested commissioners were asked to express interest via email.

Key Outcomes

• Conditional Use Permit #25-0002: Approved unanimously (5-0). The fitness center may proceed subject to the 27 conditions, including a parking demand study.
• Capital Improvement Program Consistency: The Commission recommended to the City Council that the 2025-2030 CIP is consistent with the Merced Vision 2030 General Plan. Unanimous vote.
• Next Steps: The City Council will consider the CIP recommendation. The General Plan update workshop is scheduled for June 18, 2025, at 6 PM in the Council Chamber.