OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Merced Planning Commission Meeting Approves Multiple VST Subdivision Maps on January 21, 2026

City Council & Commissions — Wednesday, January 21, 2026
BodyMerced, California
SessionCity Council & Commissions
DateWednesday, January 21, 2026
StatusFILED
Video Record
0:00 / 58:31

Transcript — Verbatim
0:00

Thank you, ladies and gentlemen for being patient with us.

0:02

I call to order the meeting of the Planning Commission for January 21st, 2026.

0:07

I now ask for a moment of silence.

0:20

Commissioner Ochoa, would you plead lead us in the Pledge of Allegiance?

0:46

We now move on to item B.

0:48

Kayla, roll call.

0:52

Commissioner Smith.

0:57

Present.

0:58

Swiggert.

0:59

Absent excused.

1:00

Ochoa.

1:02

Present.

1:02

Gregens.

1:03

Present.

1:04

And Chairperson Gonzalez.

1:05

Present.

1:06

We have a quorum.

1:07

Kayla will now read information about how the public may participate in the meeting.

1:12

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.

1:20

Please submit the completed card to the clerk before the item is called, preferably before the meeting begins.

1:26

I would like to briefly go over the process of submitting comments to the planning commission.

1:30

Please submit your public comment to the planning commission electronically no later than 1 p.m.

1:34

on the day of the meeting.

1:36

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.

1:44

Material may be emailed to Planning Web at City of Merced.gov and should be limited to 300 words or less.

1:50

Please specify which portion of the agenda you are commenting on.

1:54

For example, oral communication or item number.

1:57

Your comments will be presented to the planning commission at the appropriate time.

2:01

Any correspondence received after 1 p.m.

2:03

will be distributed to the planning commission and retained for the official record.

2:06

TV video or listen to the planning commission meeting live, go to the city's website, www.city of versette.gov, Facebook Live or Comcast Public Access Channel 96.

2:18

Thank you, Kayla.

2:19

We now move on to item C public comment.

2:22

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.

2:29

State law prohibits the planning commission from acting at this meeting on any matter raised during the public comment period.

2:35

Members of the public who wish to speak on a matter that is listed on the agenda will be called upon to speak during discussion of that item.

2:42

Kayla, do we have any requests to speak?

2:46

No.

2:46

Thank you.

2:48

We now move on to item D, which is consent calendar, including meeting minutes.

2:52

Would the commission like to remove any items for separate consideration?

2:57

Done.

3:01

Do we have any requests to speak forms for any of the consent items?

3:07

No, we do not.

3:08

No.

3:09

I'll be able to approve items on a vote.

3:14

Motion to approve.

3:17

Second.

3:18

I have a motion to approve consent calendar by Commissioner Orchoa, second by Commissioner Gregens.

3:22

We now move it to a vote.

3:26

And it has passed unanimously.

3:29

Thank you for that.

3:30

Let me clear this.

3:33

There we go.

3:34

Thank you.

3:36

We now move on to item E, public hearings.

3:38

Item E1.

3:42

Vesting tentative subdivision map number 25-0008.

3:49

Large plot map for Virginia Smith Trust Specific Plan Phase 1 and Environmental Review Number 25-0029, initiated by the applicant, Board of Education of the County of Merced Trustee Property Owner.

4:02

This application involves a request to subdivide approximately 654 acres into 53 lots with a designated remainder of approximately 285 acres.

Discussion Breakdown — Share of Meeting
Procedural███████████████████████████████████35%
Urban Planning████████████████████████████28%
Land Use Authority██████████████████18%
Engineering And Infrastructure██████████10%
Public Engagement█████5%
Planning Commission Operations██2%
Water And Wastewater Management██2%
Summary of Proceedings

Merced Planning Commission Meeting – January 21, 2026

The Merced Planning Commission met on the evening of January 21, 2026, to consider six public hearing items related to the Virginia Smith Trust (VST) Specific Plan, including one large lot map and five small lot subdivision maps. All items except one were approved unanimously; one phase was continued to the February 4, 2026 meeting due to an administrative error. No members of the public provided oral or written comments on any agenda item.

Consent Calendar

  • Approved the Planning Commission Minutes of December 17, 2025 (Item D.1) unanimously.

Public Comments & Testimony

  • No members of the public spoke on any agenda item, and no written comments were received prior to the meeting.

Discussion Items – VST Specific Plan Subdivisions

E.1 – Large Lot Map (VST Phase 1)

  • Application: Subdivide approximately 654 acres into 53 lots, with a 285-acre designated remainder. Location: east of Lake Road, about 5,000 feet north of E. Yosemite Avenue.
  • Staff Recommendation: Approve Environmental Review #25-0029 (CEQA Section 15162 – reuse of prior EIR) and Vesting Tentative Subdivision Map #25-0008 with 23 conditions; modify condition 13 to require approximately one acre (not exactly one acre) for the police/fire station.
  • Applicant Comment: Stephen Peck (Tech Planning and Development) spoke in support, noting the project provides more affordable housing than city standards and that the applicant agrees to the modifications.
  • Vote: Motion to approve with modification; passed 5–0.

E.2 – VST Phase 1A

  • Application: Subdivide approximately 78.1 acres into 167 lots.
  • Staff Recommendation: Approve Environmental Review #25-0033 (CEQA 15162) and Map #25-0007 with 40 conditions; modify conditions 8 (CFD formation to be completed before final map), 18 (allow driveways on arterial/collector roads for R3/R4 multifamily), and 38 (police/fire station dedication to approximately one acre).
  • Vote: Motion to approve with modifications; passed 5–0.

E.3 – VST Phase 1B

  • Application: Subdivide approximately 78.1 acres. Note: The agenda stated 167 lots, but the staff presentation indicated 328 total lots – a discrepancy between the agenda and the presentation.
  • Staff Recommendation: Approve Environmental Review #25-0034 (CEQA 15162) and Map #25-0009 with 39 conditions; modify conditions 8 and 18 as in E.2.
  • Vote: Motion to approve with modifications; passed 5–0.

E.4 – VST Phase 1C

  • Application: Subdivide approximately 75.57 acres into 66 lots. This phase includes the planned downtown/main street area.
  • Staff Recommendation: Approve Environmental Review #25-0035 (CEQA 15162) and Map #25-0010 with 39 conditions; modify conditions 8 and 18 as in previous phases.
  • Vote: Motion to approve with modifications; passed 5–0.

E.5 – VST Phase 1D

  • Application: Subdivide approximately 58.17 acres into 197 lots.
  • Staff Comment: Due to an administrative error on the map, staff recommended continuation to the February 4, 2026 meeting.
  • Vote: Motion to continue; passed 5–0.

E.6 – VST Phase 1E

  • Application: Subdivide approximately 89.58 acres into 300 lots. Includes a K–8 school site and a regional sports complex.
  • Staff Recommendation: Approve Environmental Review #25-0037 (CEQA 15162) and Map #25-0012 with 41 conditions; modify conditions 8 and 18 as in earlier phases.
  • Questions: Commissioner Ochoa asked about the school; applicant clarified it will serve both Merced City and Weaver school districts.
  • Vote: Motion to approve with modifications; passed 5–0.

Key Outcomes

  • All six resolutions were approved (five subdivisions) or continued (E.5) by unanimous 5–0 votes.
  • The Commission modified conditions on multiple phases to clarify CFD completion timing, driveway allowances for multifamily developments, and the police/fire station dedication size.
  • Phase 1D (E.5) will be heard again at the February 4, 2026 Planning Commission meeting.
  • Commissioners were reminded of a General Plan update workshop on January 28, 2026, from 2:00 p.m. to 8:00 p.m. in the Samuel Pipes room.

Meeting Transcript

Thank you, ladies and gentlemen for being patient with us. I call to order the meeting of the Planning Commission for January 21st, 2026. I now ask for a moment of silence. Commissioner Ochoa, would you plead lead us in the Pledge of Allegiance? We now move on to item B. Kayla, roll call. Commissioner Smith. Present. Swiggert. Absent excused. Ochoa. Present. Gregens. Present. And Chairperson Gonzalez. Present. We have a quorum. Kayla will now read information about how the public may participate in the meeting. 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 are commenting on. For example, oral communication 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 versette.gov, Facebook Live or Comcast Public Access Channel 96. Thank you, Kayla. We now move on to item C 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. Members of the public who wish to speak on a matter that is listed on the agenda will be called upon to speak during discussion of that item. Kayla, do we have any requests to speak? No. Thank you. We now move on to item D, which is consent calendar, including meeting minutes. Would the commission like to remove any items for separate consideration? Done. Do we have any requests to speak forms for any of the consent items? No, we do not. No. I'll be able to approve items on a vote. Motion to approve. Second. I have a motion to approve consent calendar by Commissioner Orchoa, second by Commissioner Gregens. We now move it to a vote.

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