County of Merced, Department of Community and Economic Development
Bradbury Master Plan
NOP - Notice of Preparation of a Draft EIR
Present Land Use
Zoning: A-1 (General Agriculture)/General Plan: Low Density Residential, Medium Density Residential, Business Park, and Neighborhood Commercial. Site contains several single-family residences, agricultural use, and undeveloped.
The applicant is requesting approval of a general plan amendment to modify the land use designations in the community plan that apply to the Bradbury Master Plan (“Bradbury master plan”) area as illustrated in the community plan. Figure 3, Delhi Community Plan Land Use Designations for the Bradbury Master Plan Area, shows the current land use designations. Figure 4, Proposed Bradbury Master Plan Area Land Use, illustrates the proposed land uses. The primary proposed changes are to eliminate the Business Park use, reduce the size of the area designated Medium Density Residential, and increase the size of the area designated Low Density Residential. Table 1, Community Plan/Master Plan Development Capacity Comparison, summarizes how the proposed land use changes would affect projected development capacity.
The applicant is not proposing amendments to community plan policies, guidelines, or development standards. Future individual projects proposed within the master plan boundary would, therefore, be developed consistent with existing community plan guidance. A zoning amendment is required to establish a planned development district for the site. A master plan approval is also required to implement the planned development zoning as codified in Chapter 18.20.020, Planned Development Zone Approval Process, of the Merced County Zoning Code.
After County approval of the requested entitlements, applications for future individual developments within the master plan boundary would be submitted and processed. No such applications have yet been submitted and there is no known timeframe for when such submittals might occur. Future individual projects would be subject to CEQA review, with that review potentially tiering from the Delhi Community Plan Environmental Impact Report (“community plan EIR”) and the supplemental EIR to be prepared for the proposed project as described below.
County of Merced Community and Economic Development Dept.
Community of Delhi, CA (unincorporated Merced County)
Bradbury Road and Vincent Road
046-030-017, 018, 008, 007, 006, 014, 011, 021, 022, 015, and 013 011-120-003, 002, and 001
State Highway 99
Union Pacific Railroad
Notice of Completion
State Review Period Start
State Review Period End
State Reviewing Agencies
California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Education, California Department of Forestry and Fire Protection (CAL FIRE), California Department of Housing and Community Development (HCD), California Department of Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Governor's Office of Emergency Services (OES), California Highway Patrol (CHP), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Central Valley Fresno Region 5 (RWQCB), California State Lands Commission (SLC), Central Valley Flood Protection Board, Department of General Services (DGS), Office of Historic Preservation, State Water Resources Control Board, Division of Water Quality, California Native American Heritage Commission (NAHC), Department of Toxic Substances Control, California Department of Fish and Wildlife, Central Region 4 (CDFW)
State Reviewing Agency Comments
California Native American Heritage Commission (NAHC), Department of Toxic Substances Control, California Department of Fish and Wildlife, Central Region 4 (CDFW)
Residential (Units 1069, Acres 196.2), Commercial (Sq. Ft. 136680, Acres 10.1, Employees 300), Educational (Project includes a 23.8 acre school site), Recreational (Two neighborhood parks and one community park 37.4 acres), Other (Project includes a 2.8 acre site for a county fire station)
General Plan Amendment, Master Plan, Planned Unit Development
Agriculture and Forestry Resources, Air Quality, Biological Resources, Greenhouse Gas Emissions, Hydrology/Water Quality, Noise, Transportation, Utilities/Service Systems
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