Merced Planning Commission Meeting, December 17, 2025
Merced Planning Commission Meeting, December 17, 2025
The Merced Planning Commission held a regular meeting on December 17, 2025, starting at 6:00 PM. The meeting included the introduction of a new planning manager, approval of consent calendar items, a public hearing on a food truck conditional use permit, a public hearing on a 160-unit apartment complex, and an informational workshop on the Virginia Smith Trust Specific Plan. Commissioners also discussed future agenda items and attended community events.
Consent Calendar
- Planning Commission Minutes of November 5, 2025: Approved and filed unanimously.
Public Comments & Testimony
- No members of the public spoke during the general public comment period (Section C).
Discussion Items
Item E1: Conditional Use Permit #25-0017 – Two Food Trucks at 61 West 16th Street
- Proposal: Osvaldo Reyes, on behalf of property owner Arshvir Singh, requested a conditional use permit to operate two food trucks in the parking lot at 61 West 16th Street, within a Central Commercial (C-C) zone.
- Staff Presentation: Planner Matt presented the site plan, noting conditions such as two trash receptacles per truck, hours limited to 7 a.m. to 9 p.m., prohibition of alcohol sales, and requirement for indoor restroom access for employees. The site includes an existing boarded-up building formerly used as a car lot.
- Commissioner Questions: Commissioner Ochoa expressed concern about the proliferation of food truck parks along the 16th Street corridor, noting that multiple approvals could lead to 30 food trucks on a single block. He requested a map of all approved food truck locations and a review of the ordinance. The applicant clarified that the building will remain a car lot and food trucks would be temporary, though the owner plans to operate both simultaneously. Staff noted the car lot is a by-right use.
- Public Testimony: None.
- Outcome: Motion to approve the categorical exemption and conditional use permit with conditions passed 4-1. (Commissioner Ochoa requested future data on food truck approvals before similar items.)
Item E2: Conditional Use Permit #25-0018, Site Plan Review #25-0010, Minor Use Permit #25-0017 – 160-Unit Apartment Complex at 1250 W Cardella Rd
- Proposal: Cesar Perez, on behalf of ISEA International LLC, requested approvals to construct a 160-unit apartment complex on approximately 10.7 acres. Two acres will be reserved for future commercial use. The site is zoned Planned Development #50 with commercial designations, requiring conditional use and design standard deviations.
- Staff Presentation: Associate Planner Valeria Benturia presented the site plan: 13 buildings (two- and three-story), 73 open-air parking spaces, entrance from El Redondo Drive, and emergency access from Cardella Road. Conditions include traffic signal contributions at Cardella/El Redondo and Cardella/Horizon, frontage improvements, and a storm drain analysis modification (Condition #25).
- Commissioner Questions: Commissioner Ochoa inquired about road connections (El Redondo Drive and West Cardella Road), noting poor road conditions and multiple jurisdictions. The developer will be responsible for frontage improvements. Commissioner Gregens noted the parking layout backs up to existing homes, reducing privacy concerns. Commissioner Smith supported the project as beneficial for UC Merced students.
- Public Testimony: None.
- Outcome: Motion to approve all permits and the categorical exemption with staff conditions passed unanimously.
Item F1: Workshop – Virginia Smith Trust Specific Plan Update
- Presentation: Senior Planner Francisco Mendoza provided an overview of the 655-acre Virginia Smith Trust (VST) Specific Plan, located south of UC Merced. Key points:
- History: Established in 1975 to fund scholarships; annexed into the city in 2024 after AB 3312; specific plan and development agreement approved by City Council in 2024.
- Land Uses: Over 400 acres residential, 44 commercial, 115 acres parks/open space, 20 acres for schools. Includes a town center, regional sports complex, and trail network.
- Affordable Housing: Two options in the development agreement: (1) a multi-prong approach including a UC workers-first program and partnership with Self-Help Enterprises, or (2) an in-lieu fee projected to generate $6.5–$8 million. The specific plan originally called for 400 enforceable affordable units (100 extremely low, 100 very low, 100 low, 75 moderate, plus 25 very low in mixed housing).
- Infrastructure: Improvements to Lake Road (sidewalks, cycle track, lighting), Campus Parkway road diet, and dedicated bike lanes.
- Upcoming Applications: Six tentative maps (one large-lot and five small-lot) expected for Planning Commission review in January 2026.
- Public Testimony: Ashley Marie Suarez, policy advocate with Leadership Counsel for Justice and Accountability, spoke in favor of ensuring true affordability. She noted that if the developer chooses the in-lieu fee, it could yield only about 150 units instead of the 400 enforceable units, and urged the commission to require on-site affordable housing rather than fees.
- Commissioner Discussion: Commissioners expressed support for the project and noted its importance for UC Merced growth. No action was taken as this was an informational workshop.
Key Outcomes
- Food Truck CUP (Item E1): Approved 4-1, with a directive for staff to provide a map of all approved food truck locations and consider ordinance review.
- Apartment Complex (Item E2): Approved unanimously, with conditions including road improvements and modified storm drain analysis.
- VST Workshop: No action; staff will present tentative maps in January 2026. Public testimony highlighted concerns about affordable housing implementation.
- Upcoming Meetings: Next Planning Commission meeting scheduled for January 7, 2026 (possible cancellation). Training for commissioners anticipated after February.
- Commissioner Announcements: Commissioner Gregens reported attending the ribbon-cutting for the R Street tiny home project (20 units for unhoused veterans and individuals).
Meeting Transcript
I call to order the meeting of the planning commission for December 17th, 2025. I now ask for a moment of silence. Commissioner Swigard, will you please lead us in the Pledge of Allegiance? Kayla, roll call. Commissioner Smith. Present. View. Absent excused. Swigert. Present. Ochoa? Present. Gregens? Present. And Chairperson Gonzalez. Present. We have a quorum. Before we get started, we'd like to move it over or give the mic to uh deputy city manager Frank Wintero. Thank you, Mr. Chairman. Sir and Commissioners, just like to share with you that tonight we have the opportunity to introduce to our new planning manager, Sam Roche. Sam comes from us or comes to us from Madera County. We stole him, so we're very proud of that. Uh he has private sector experience and also served as a planning commissioner in years gone by. Also with you up at the dice uh is our chief deputy city attorney, Miss Rhonda Lucas. And I do want to give a wholehearted thank you to Johnny Land, who served as acting planning manager for six months, and to Francisco Mendoza Gonzalez, who served as acting principal planner in May did both a very worthy job and represented the city well in those capacities. So, sir, I'll turn it over back to you. Thank you. And just reiterating uh Francisco and Johnny did an amazing job, so thank you for all the support and guidance through the last six months. Uh welcome, Sam. We look forward to a great 2026 uh with all the products we've got going on. Um real excited about what we have going forward. So thank you, everybody. Uh Kayla. Members of the audience who wish to address the planning commission are requested to complete a speaker card available at the podium at the back of the council chamber. Please submit the completed card to the clerk before the item is called, preferably before the meeting begins. I would like to briefly go over the process of submitting comments to the planning commission. Please submit your public comment to the planning commission electronically, no later than 1 p.m. on the day of the meeting. Comments received before the deadline will be sent to the planning commission and will be part of the record and mentioned as part of the public comment portion of the agenda. Material may be emailed to planning web at city of Merced.gov and should be limited to 300 words or less. Please specify which portion of the agenda you were commenting on. For example, oral communications or item number. Your comments will be presented to the planning commission at the appropriate time. Any correspondence received after 1 p.m. will be distributed to the planning commission and retained for the official record. TV video or listen to the planning commission meeting live, go to the city's website, www.city of Merced.gov, Facebook Live or Comcast Public Access Channel 96. We now move on to Section C, which is public comment. Members of the public who wish to speak on any matter not listed on the agenda may speak during this portion of the meeting and will be allotted three minutes. State law prohibits the planning commission from acting at this meeting on any matter raised during the public comment period.
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