Planning commission approves Virginia Smith Trust Phase 1D tentative subdivision map

The Merced City Planning Commission voted unanimously on March 4 to approve Tentative Subdivision Map 25-0011 for Phase 1D of the Virginia Smith Trust master plan, authorizing the subdivision of approximately 58.17 acres into 197 lots subject to 39 conditions of approval and environmental review number 25-0036.

Valeria, a city planning staff member, presented the proposal and described the site and layout. "The project I have before you today is tentative subdivision map number 25-0011 for Phase 1D of the Virginia Smith Trust Master Plan," she said, showing maps of the site in the northeast quadrant of the city. Staff said Phase 1D is one of six phases in the master plan; across all phases the project is anticipated to have about a 15-year buildout and could yield roughly 4,400 dwelling units and more than 860,000 square feet of retail and office space.

During the presentation Valeria detailed proposed on-site and off-site infrastructure: construction of Center Street and Kibbe Road connections, extension and dedication of Cardella Road, installation of gravity sewer mains and water mains on Cardella, Center Street and Kibbe Road, and new storm drain basins along Cardella Road. Staff also noted key conditions tied to the map: limitations on residential driveway access on arterial and collector streets in certain zones (Condition 18), required dedication of right-of-way and easements at final map (Condition 29), and a requirement that the final map for this phase cannot be recorded until a related large-lot subdivision map (BTSM 250008) is recorded (Condition 39). Staff reported no public comments had been received at the time the staff report was prepared.

Chairperson Gonzales asked Tim, the director who oversaw the project's review, to comment on why this phase had been delayed. Tim said the map was previously brought before the commission in January and had been held for follow-up work and compliance checks. "This was our first opportunity to be able to bring it back, and then continue to move forward," he said, adding that the proposal meets the specific-plan circulation criteria.

An applicant representative thanked city staff for their work and gave a market update. The representative said the applicant is actively searching for a master developer but has encountered market "headwinds" — including builders waiting for existing product to sell, sensitivity to higher interest rates and rising construction and labor costs. "We're facing some headwinds with this project as I work with the master developers," the representative said, adding that the team was talking with three potential developers and hoped to sign a master developer within about six months.

Commissioner Ochoa said he expected the project to be successful and moved to approve the tentative map "subject to the 39 conditions of approval and Environmental Review 25-0036." Commissioner Grama seconded the motion, and the chair announced the motion passed unanimously.

The commission also handled routine business, including approval of the consent calendar and a brief announcements section. The director noted possible Conditional Use Permit applications for food vendors in April, upcoming training materials for commissioners, and that several commissioners would attend an academy next week. The commission adjourned at approximately 6:18 p.m.

Next steps: the approval allows the applicant to proceed with final-map preparation and satisfy listed conditions; staff and the applicant indicated the project remains contingent on executing a master developer agreement and completing related mapping steps referenced in Condition 39.