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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Merced Planning Commission Meeting Summary - August 5, 2026

City Council & Commissions — Wednesday, August 5, 2026

BodyMerced, California

SessionCity Council & Commissions

DateWednesday, August 5, 2026

StatusFILED

Video Record

0:00 / 45:46

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:01

All right, let's get started.

0:02

I call to order the meeting of the planning commission for August 5th, 2026.

0:07

I now ask for a moment of silence.

0:16

Commissioner Greggins, will you please lead us in the pleasure?

0:41

All right, thank you.

0:42

Cameron, roll call, please.

0:45

Commissioner Smith, absent excused.

0:48

Commissioner View.

0:50

Present.

0:51

Commissioner Swigger, absent excused.

0:55

Commissioner Ochoa.

0:56

Present.

0:57

Commissioner Gregens.

0:59

Present.

0:59

And Chairperson Gonzalez.

1:01

Present.

1:01

Thank you, Cameron.

1:02

We have a quorum.

1:03

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

1:08

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 chap council chambers.

1:16

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

1:22

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

1:26

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

1:31

on the day of the meeting.

1:33

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.

1:42

Materials may be emailed to planning web at city of Merced.gov and should be limited to 300 words or less.

1:52

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

1:55

For example, oral communications or the item number.

2:00

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

2:04

Any correspondence received after 1 p.m.

2:07

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

2:11

To view video or listen to the planning commission meeting live, go to the city's website at www.city of Merced.gov.

2:20

YouTube or Comcast Public Access Channel 96.

2:26

Thank you, Cameron.

2:26

We now move on to item C, which is public comment.

2:30

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.

2:38

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

2:44

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

2:51

Cameron, do we have any requests to speak?

2:54

Not at this time.

2:55

Is there anyone in the audience who would wish to speak during our public comment period?

3:02

Hearing and seeing none, we now move on to item D, which is consent calendar including minutes.

3:06

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

3:16

Hearing seeing none.

3:22

I'll make a motion to approve.

3:24

I'll second that.

3:25

We have a motion to approve by Commissioner Gregens, a second by Commissioner Ochoa.

3:29

We now move to a vote.

3:33

And it has been approved.

3:34

Thank you, gentlemen.

3:36

We now move on to item E, which is public hearings.

3:39

Item E1.

3:44

Subject.

3:45

Adopt a resolution approving minor modification number two six-zero zero zero eight and adopting environmental review number two six-zero zero six one.

4:14

Good evening, commissioners, uh, members of the audience.

4:18

Um, my name is Kayla.

4:20

I am the project planner uh for this application.

4:24

Um today we are going to be uh looking at minor modification number 26-0008 and environmental review number 26-0061.

4:38

To give some background on this, the purpose of the application is to revise the previously approved 146 single family lots.

4:47

Um, in addition to that, there were conditions of approval that were within the original resolution from 2022 that discussed improvements that were required.

Discussion Breakdown — Share of Meeting

Planning Commission Operations█████████████████████████████████33%

Land Use Authority███████████████████████23%

Community Engagement█████████████████17%

Procedural████████████12%

Engineering And Infrastructure██████████10%

Public Engagement█████5%

Summary of Proceedings

Merced Planning Commission Meeting Summary - August 5, 2026

The Merced Planning Commission met on August 5, 2026, at 6:00 PM in the City Council Chamber. The meeting included approval of consent calendar items, a public hearing on a minor modification for a subdivision, and a study session on the draft vision statement for the Comprehensive General Plan Update. The Commission unanimously approved the minor modification and provided feedback on the vision statement.

Consent Calendar

Approved Minutes: The Commission unanimously approved the minutes from the June 17, 2026, July 8, 2026, and July 22, 2026 Planning Commission meetings. No items were removed for separate consideration.

Public Comments & Testimony

No members of the public spoke during the general public comment period. For the public hearing, no opposition speakers were present. The applicant provided a presentation and answered questions.

Discussion Items

Public Hearing: Minor Modification #26-0008 and Environmental Review #26-0061

Proposal: The applicant requested approval of a minor modification to revise a previously approved 146-lot single-family subdivision (Plan Development No. 50) to 161 lots. The changes included realigning R Street eastward, adjusting lot sizes, and revising conditions of approval related to off-site improvements on R Street, Cardella, Monaco, and Lehigh Drive. The modification was needed to offset the cost of required off-site frontage improvements and right-of-way dedications.
Staff Presentation: Project planner Kayla presented the background, noting that the modification was categorical exempt under CEQA Section 15183. Public notices were sent.
Applicant Testimony: The applicant's representative explained that the additional 15 lots (from 146 to 161) came from realigning R Street to maximize usable space and reducing some lot sizes. The engineer, David Jacobi, confirmed that internal streets remained unchanged and that the off-site improvements were the primary driver.
Commissioner Questions: Commissioner Ochoa asked about road development responsibilities; city engineer Daryl Jordan confirmed that the roads meet safety and access standards for fire trucks. Commissioner Gregins thanked the applicant for working with the city on development costs.
Vote: The Commission unanimously approved Resolution #4182, approving Minor Modification #26-0008 and adopting Environmental Review #26-0061 (Categorical Exemption). Motion by Commissioner Gregins, second by Commissioner Vu.

Study Session: Draft Vision Statement of the Comprehensive General Plan Update

Presentation: Michael Gibbons (project manager) and Hannah Woolsey (project planner) from Mid-tier Harnish presented the draft vision statement. They outlined the six-phase project, noting that the visioning phase (Phase 3) is near completion. Community outreach included a second open house (January 28, 2026), an online survey (closed March 16, 2026, available in English, Spanish, and Hmong), and two meetings with the Community Advisory Focus Group (CAFG) on February 25 and May 27, 2026. The draft vision statement was released for public comment on July 1, 2026.
Public Comments Received: The consultant summarized public comments requesting greater emphasis on: downtown as a cultural and economic heart; UC Merced and Merced College as educational anchors; active transportation and street design; residents as stakeholders; and condensing the four-paragraph statement.
Commissioner Feedback:
- Commissioner Gregins appreciated the length and substance, but suggested adding a reference to K-12 education and CTE (Career Technical Education) to complement the focus on higher education.
- Commissioner Ochoa noted a grammatical issue in the second paragraph (double "and") and requested adding mention of the tech industry (e.g., ag tech, health tech).
- Chairperson Gonzalez and others expressed general support, noting the vision statement is ambitious and aligns with the city's growth.
Next Steps: The consultant will incorporate the feedback and present the draft vision statement to the City Council on September 21, 2026. Following adoption, the policy document update (Phase 4) will begin in early October 2026 and continue through most of 2027.

Business: Upcoming Agenda Items

Planning Manager reported that the next Planning Commission meeting on August 19, 2026, will include election of Chair and Vice Chair. New planner Cody Whitney was introduced.

Key Outcomes

Approved Consent Calendar: Minutes of June 17, July 8, and July 22, 2026, approved unanimously.
Approved Minor Modification: Resolution #4182 passed unanimously, approving the lot increase from 146 to 161 and adopting the categorical exemption.
Vision Statement Feedback: The Commission provided specific edits (add K-12 education, fix grammar, include tech industry) to be incorporated before the City Council presentation on September 21, 2026.
Next Meeting: August 19, 2026, at 6:00 PM for chair/vice chair election.

Meeting Transcript

All right, let's get started. I call to order the meeting of the planning commission for August 5th, 2026. I now ask for a moment of silence. Commissioner Greggins, will you please lead us in the pleasure? All right, thank you. Cameron, roll call, please. Commissioner Smith, absent excused. Commissioner View. Present. Commissioner Swigger, absent excused. Commissioner Ochoa. Present. Commissioner Gregens. Present. And Chairperson Gonzalez. Present. Thank you, Cameron. We have a quorum. Cameron 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 chap council chambers. 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. Materials 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 communications or the 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 official record. To view video or listen to the planning commission meeting live, go to the city's website at www.city of Merced.gov. YouTube or Comcast Public Access Channel 96. Thank you, Cameron. We now move on to item 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. Members of the public who wish to speak on this matter on a matter that is listed on the agenda will be called upon to speak during discussion of that item. Cameron, do we have any requests to speak? Not at this time. Is there anyone in the audience who would wish to speak during our public comment period? Hearing and seeing none, we now move on to item D, which is consent calendar including minutes. Would the commission like to remove any items for separate consideration? Hearing seeing none. I'll make a motion to approve. I'll second that. We have a motion to approve by Commissioner Gregens, a second by Commissioner Ochoa. We now move to a vote. And it has been approved. Thank you, gentlemen.

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