General Plan Amendment & Rezone Application No. PLN2025-0106 – Cipponeri

General Plan Amendment & Rezone Application No. PLN2025-0106 – Cipponeri

Request to amend the General Plan and zoning designations of four parcels totaling 13.53± acres, from Agriculture and General Agriculture (A-2-10 and A-2-40) to Planned Development (P-D) to legalize the expansion and alteration of an existing legal non-conforming (LNC) truck terminal, the existing storage of recreational vehicles (RVs), boats, personal storage container pods, and the operation of an existing towing company on-site. The project site is comprised of four parcels operating as one contiguous project site: 1. Assessor Parcel Number (APN) 074-003-003 is a 9.6± acre parcel improved with a single-family dwelling, a 10,000± square-foot fenced lease area for a towing company impound yard, a stormwater retention basin, and is utilized for the parking and storage of tractor-trailers, RVs, boats, personal storage container pods. The 3.4± acre rear portion of the parcel is proposed to remain vacant. The southeast 2-acre of the parcel was approved under Use Permit No. 85-32 to allow an agricultural service establishment, permitting the storage of fruit trailers and miscellaneous agricultural-related equipment during the off-season. Due to the size of the area and nature of the vehicles and equipment parked on-site altering the nature of the use approved under the use permit, a General Plan amendment and rezone is required to legalize the impound yard and truck, boat, RV, and equipment parking. 2. APN 074-005-010 is a 1.28± acre parcel improved with a single-family dwelling, a shop accessory to the on-site dwelling, and is utilized for a portion of the parking and storage area for tractor-trailers, RVs, boats, personal storage container pods. 3. APN 074-005-013 is a 1.65± acre parcel improved with a 720± square-foot office utilized by the towing company and is utilized for a portion of the parking and storage area for tractor-trailers, recreational vehicles, boats, and personal storage container pods. The existing LNC truck terminal, which included the parking of tractor-trailer combinations, was established on APNs 074-005-010 and -013 prior to 1979; Use Permit No. 79-26 allowed for the on-site administrative office serving the truck terminal. 4. APN 074-005-012 is a 1± acre parcel improved with a single-family dwelling and shop accessory to the on-site dwelling. A portion of the parcel is utilized for the parking and storage area for tractor-trailers, recreational vehicles, boats, and personal storage container pods. An approximately 7.25?± acre outdoor graveled area with 75 marked parking stalls is developed across all four APNs. Within the graveled footprint, both the marked stalls and unmarked areas on the periphery of the marked parking spaces are leased for the storage of tractor-trailer combinations, trailers, RVs, and boats. The applicant owns personal storage container pods which are also stored within unmarked graveled areas of the project site for customers to rent and store personal belongings. Tractor-trailer combinations up to 53 feet in length, as well as refrigerated tractor-trailers which may remain powered, are parked on-site. Approximately 40 tractor-trailer combinations typically lease parking space on-site at any given time, with approximately 30 round truck trips occurring daily. The project area is enclosed with a 6-foot-tall chain-link fence with slats to the north, south, and west. The facility is accessible via an existing electric gate along the frontage of Cipponeri Road which will remain open from 6:00 a.m. to 6:00 p.m. Monday through Friday, and Saturday 6:00 a.m. to 12:00 p.m. After-hours access to the parking facility and storage uses will be permitted for customers via card entry. The parking and storage operation is unmanned; however, the property owner is on-call to assist customers as needed. The towing company operates with three employees on-site from 8:00 a.m. to 5:00 p.m., Monday through Friday. No dismantling or crushing takes place on-site; however, both inoperable vehicles and vehicles with body damage are towed and contained within the on-site impound yard where they remain until sold. The three existing on-site dwellings are served by individual private well and septic systems. Portable restrooms are provided on-site for customers. No fueling, truck washing, maintenance or repairs occur on-site. A General Plan amendment and rezone is required to enlarge the approved parking area on APN 074-003-003, expand the permitted variety of vehicles and equipment to be stored within the project area to include boats, RVs, pod containers, and non-agricultural tractor-trailer combinations, and permit the existing towing company and impound yard on-site. The subject application was submitted to correct and legalize these zoning violations, which were cited under Code Enforcement Case No. 23-0109. APNs 074-005-010, -012, and -013 are located within Sphere of Influence of the City of Riverbank

Riverbank

Stanislaus

Citywide, Countywide, Northern California

California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Forestry and Fire Protection (CAL FIRE), California Department of Parks and Recreation, California Department of Resources Recycling and Recovery, 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 Governor's Office of Emergency Services (OES), 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 Fresno 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, 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

Commercial (Sq. Ft. 720, Acres 7.25, Employees 4), Industrial ( Sq.ft.: 10,000)(Sq. Ft. 720, Acres 7.25, Employees 4)

General Plan Update, General Plan Amendment, Rezone

N/A