Rejected north Merced housing plan gets second chance. What changed leaders’ minds?
A north Merced housing proposal previously rejected by city leaders was given a second chance Monday — and garnered the necessary support to advance forward this time.
Although the revised project received general support, some community members aired ongoing concerns about the implications of expanding Merced’s city limits further north.
The Branford Point Annexation project was first brought before the Merced City Council in July as a preliminary annexation application, but the plan split the council 3-3. One member was absent from the meeting.
The project site, situated on the west side of Lake Road and south of Bellevue Road, is owned by Greg Opinski Construction and represented by Precision Engineering.
Even though critics praised aspects of the project, they voiced doubts over whether it adequately addressed the community’s needs, specifically a lack of affordable housing options and creating jobs for Merced residents.
Following the project’s halt, applicant Greg Opinski met with elected city leaders, staff and community members to discuss potential flaws in the proposal. He later submitted a revised preliminary application that addressed those concerns.
Housing project inspires optimism — and concern over growth
The new proposal was reconsidered by the City Council during Monday’s meeting.
“At our previous pre-application meeting before the City Council, we failed to properly outline our intentions,” Opinski said in a letter to the City Council.
The initial proposal mistakenly stated affordable housing units wouldn’t be constructed until late in the project’s development, after the market rate units were built. Rather, all housing components will be built in tandem during the project’s first phase, Opinski clarified in the letter.
The percentage of affordable units included in the project will also comply with the 12.5% minimum required by the city, he said. The number of affordable units outlined in the Branford Point plan slightly exceeds that minimum threshold.
Opinski further noted that his track record shows over 70% local participation in his past construction projects from 2009-2011. He also he has recently met with local building trade representatives, he said.
The updated plan brought to the council for consideration Monday received supportive testimony from several city officials and residents.
“I’m truly optimistic and excited about not just this project, but the possibilities in housing in Merced right now,” said North Valley Labor Federation Executive Director Will Kelly.
“In a lot of ways, I think the challenge everyone is trying to figure out right now is, ‘how do we build a lot of housing, a lot of affordable housing, and do it in a way that creates opportunity and good local jobs?’”
Kelly went on the Branford Point project appeared to be part of the solution.
Still, some community members voiced concerns Monday. The criticism was less directed at the Branford Point project specifically, but how the city is generally growing.
“I want to express our continued concern about these pre-annexation applications,” said Sheng Xiong, a Merced resident and policy advocate with Leadership Counsel for Justice and Accountability. “We are putting all the city’s resources into north Merced.”
Xiong noted the growing number of mixed-use developments planned that will expand the city north. Meanwhile, existing neighborhoods in the south part of the city struggle with outdated infrastructure and a lack of essential resources like groceries and medical care.
Residents and city leaders have frequently noted the need for more affordable housing units in the generally more affluent north region of the city. Affordable units have costs fixed so that lower-income occupants spend no more than 30% of their income on housing.
The same proponents have also criticized what they see as an over-concentration of affordable units in south Merced coupled with a dearth of resources and adequate infrastructure compared to north Merced.
“When we make these comments, it’s not specifically against the actual projects and developments. It’s how you are spreading your resources,” Xiong said. “You’re ignoring and dismissing south Merced.”
Councilmember Fernando Echevarria, whose District 2 represents part of south Merced, echoed Xiong’s concerns but noted that the city only approves projects.
“It’s not the city making these investments. It’s the investors, who will get more bang for their buck that way,” Echevarria said of the north Merced annexation projects. “So we must focus on getting investors to south Merced.”
Housing, hospitality and more planned for north Merced
The council ultimately voted 6-1 to show general support for an official annexation application to proceed. Councilmember Jesse Ornelas cast the “no” vote.
The vote represented an early step in the city’s preliminary annexation process. After reviewing a project, the City Council indicates general support or non-support for an official annexation application to move forward. The applicants then decide whether to proceed.
If the Branford Point plan does eventually come to fruition, it’s slated to add 50 acres of mixed-use development near UC Merced to the city’s boundaries.
More than 650 dwelling units are planned as part of the mixed-use development. Those will be comprised of 92 affordable units, 325 apartments, 233 town homes and an unknown number of mixed-use units, according to preliminary plans.
The development would also comprise nearly 759,000 square feet of commercial and industrial buildings that includes office, hospitality, retail and research space.
This story was originally published September 20, 2022 at 1:03 PM.
