Use Permit Application No. PLN2025-0030 – Vernalis Warehouse, LLC

Use Permit Application No. PLN2025-0030 – Vernalis Warehouse, LLC

This is a request to change the use of an existing legal nonconforming produce storage facility to an agricultural service establishment for an irrigation supply business within an existing 26,720± square-foot warehouse located on a 1.78± acre parcel in the General Agriculture (A-2-40) zoning district. The irrigation supply business will serve as a wholesale warehouse for delivery or pickup of irrigation materials by agricultural customers. The warehouses will store PVC pipe, drip irrigation hoses, steel and plastic fittings, filtration and pump components for irrigation systems. The warehouse fronts onto County-maintained McCracken Road but is also bordered by Highway 33. The irrigation supply business proposes to serve customers consisting of farming operations primarily located in the following areas: Patterson, Crows Landing, Tracy, Manteca, Salida, and Grayson. The proposed service establishment will consist of a maximum of 12 employees on a single shift with an estimated number of ten customers per-day on-site. The business will be open Monday through Friday, 7:00 a.m. to 5:00 p.m. and Saturdays from 7:00 a.m. to 12:00 p.m., and closed on Sundays. The majority of the orders will be in bulk and delivered to or picked up by customers, and a limited amount of retails sales will occur on-site. The applicant estimates 2-3 truck trip deliveries per-day to customers. Resupply of the establishment will consist of ten truck trip deliveries per week to the project site. No construction is proposed as part of this request. The site is served by an existing well and septic system and has access to County-maintained McCracken Road via two existing driveways on-site. The existing warehouse is considered to be legal but nonconforming to current zoning standards as it was permitted under building permits in the 1940’s. A variance to the setback requirements from Highway 33 to the existing warehouse was approved and recorded on October 14, 1970, for the project site which permitted an addition to the warehouse at a distance of 25-feet less than the required setback off Highway 33, and expanded as an agricultural storage facility under a Staff Approval permit in 1989. Storage of agricultural produce is allowed in A-2 zoning district, provided a Tier One Use Permit is obtained. For the current request, a Tier Two Use Permit is required to establish the agricultural service establishment under the current Zoning Ordinance. The site is currently under a Code Enforcement case for operating an irrigation supply business on-site without securing the necessary land use entitlements. There will be no change to stormwater drainage, which will be maintained via overland runoff.

Vernalis

Stanislaus

Citywide, Countywide

California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Parks and Recreation, California Department of Toxic Substances Control (DTSC), California Department of Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Fish and Game Commission (CDFGC), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB), California San Joaquin River Conservancy (SJRC), California State Lands Commission (SLC), Central Valley Flood Protection Board, Delta Protection Commission, Delta Stewardship Council, Department of General Services (DGS), Office of Historic Preservation, State Water Resources Control Board, Division of Drinking Water, State Water Resources Control Board, Division of Water Quality, State Water Resources Control Board, Division of Water Rights, State Water Resources Control Board, Divison of Financial Assistance, California Department of Conservation (DOC)

California Department of Conservation (DOC)

Commercial (Sq. Ft. 26720, Acres .61, Employees 12)

Use Permit

Not Applicable