Active Projects

CUP 2023-02 Time Extension

The applicant is requesting a one-year time extension for the previously approved project for the construction of an 88-room, 4-story hotel on a 2.58-acre parcel located at 2931 Sun Valley Court, Stanislaus APN 087-028-019. No changes from the original approval, site plans, and elevations are proposed. The original approved project requested an exception to the 35-foot height limit established in the Northwest Triangle Specific Plan for the Heavy Commercial (CH) zoning District to construct a 78,450 square foot hotel measures approximately 50-feet from grade to the parapet and approximately 53’6” in height for the architectural tower element at the port cochere. A total of 94 onsite-parking spaces and four motorcycle parking spaces are proposed. Access to the project site is provide through the existing 32’ access and utility easements on the east and west sides of the parcel. Additional onsite improvements include paving, parking lot striping, onsite lighting, an outdoor multiuse lawn and seating area and landscaping; off-site improvements including curb, gutter, and sidewalk have already been installed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2931 Sun Valley Court Quadrant: NW
APN: 087-028-019 Zoning District: CH
Application Received: 7/23/2024
Contact: AO Architects – Brenda Gutierrez (714) 923-6363
Planner: Joanne Foster
Public Hearing Date: Thursday, October 3, 2024
Status: Approved - 10/3/2024

Application
Site Plans

CUP 2024-02 (MIRAGE BANQUET HALL)

The applicant is requesting approval to develop two properties, totaling approximately 7-acres, with a 2-story 23,723 square foot banquet hall/event center, 5-story 120-room hotel, and a 4,040 square foot commercial building. The Mirage Banquet Hall measures 46’11” tall from grade to the top of the tower element. The building includes two event halls measuring 4,701 square feet and 8,596 square feet, respectively, an approximately 17,668 square foot outdoor space, a full-service catering kitchen, offices, guest changing rooms, and storage. The banquet hall/event center specializes in full-service catering and event planning. The majority of events occur Thursday, Friday, Saturday, and Sunday and include weddings & receptions, corporate events, conventions, birthday parties, proms, quinceañeras, and other similar events. During scheduled events the Mirage Banquet Hall will be able to accommodate between 500-1,000 guests between the two reception halls. The Mirage Banquet Hall includes an outdoor space that is approximately 17,668 square feet and will be decorated with landscaping, walkways, gazebos, trellis’, water features and an open plaza area. The outdoor spaces are accessory to the banquet hall and are intended for photo shoots and to provide an area of outdoor amenities for the guest attending the indoor events. A 4,040 square foot commercial building is proposed on a vacant area in front of the banquet hall. At this time specific tenants and uses have not been identified. The future commercial building will be subject to design review through the Minor Discretionary Permit Process prior to construction. All proposed uses will be required to comply with the uses established in the Community Commercial zoning district and the Westside Industrial Specific Plan. A 5-story, 120 room dual/brand hotel is also included in the overall development of the project. The 5-story hotel measures 60’ tall from grade to the top of the parapet. Access to the project sites will be from a new driveway on S. Kilroy, and two existing driveways from W. Main Street, including the shared driveway with parcel 044-007-041. Curb, gutters, and sidewalks are already installed along the W. Main Street frontage and are proposed to be installed along S. Kilroy. Onsite improvements include, paving, landscaping, parking and trash enclosures The subject properties are located at 2218 and 2250 W. Main Street, Stanislaus County APNs 044-007-024 and 044-007-040, respectively. A Mitigated Negative Declaration is proposed, declaring that the project will not have a significant effect on the environment, incorporating mitigation measures identified in the Initial Study, and subject to the appropriate conditions of approval.

Address: 2218 and 2250 W. Main Street Quadrant: SW
APN: 044-007-024 and 044-007-040 Zoning District: CC
Application Received: 1/2/2024
Contact: Kiranjit Kaur – (916) 865-6659
Planner: Adrienne Werner
Public Hearing Date: Thursday, August 1, 2024
Status: Approved - January 16, 2025

Application
Site Plans
Notice of Intent
Initial Study - Revised
Notice of Determination

CUP 2024-07 (Storage Building)

The applicant is requesting approval to build a 2,400-square-foot storage structure at 506 Dianne Drive, Stanislaus County APN: 089-013-003. The project includes demolishing an existing 2,000-square-foot barn to accommodate the new building. The proposed storage structure will be located in the northwest corner of the property, approximately 130 feet from the front property line and 10 feet from the side property line. It is intended for the storage of personal equipment. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15303(d) [New Construction or Conversion of Small Structures].

Address: 506 Dianne Dr. Quadrant: SW
APN: 089-013-003 Zoning District: IBP
Application Received: 12/2/2024
Contact: Pablo Ramos (209) 380-6187
Planner: Joanne Foster
Public Hearing Date: Thursday, February 6, 2025
Status: Approved - February 6, 2025

Application
Site Plans

CUP 2024-08 (Commercial Recreation Center)

The applicant is seeking approval to construct and operate an indoor playground in an existing 11,500 square foot suite at 749 N Golden State Blvd, Stanislaus County APN 061-041-003. The design of the indoor playground will include age-appropriate equipment such as soft play areas, climbing structures, obstacle courses, interactive games, and sensory activities aimed at fostering physical, cognitive, and social development. Additionally, the facility will incorporate seating areas for parents and guardians as well as restrooms. No onsite or offsite improvements are proposed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15301 [Existing Facilities].

Address: 749 N Golden State Blvd Quadrant: SW
APN: 061-041-003 Zoning District: CC
Application Received: 12/4/2024
Contact: Natalie Topete (510) 909-5799
Planner: Kate Bailey
Public Hearing Date: Thursday, February 6, 2025
Status: Approved - February 6, 2025

Application
Site Plans

CUP 24-09 (2400 Fulkerth Road)

The applicant has submitted an application to develop a 1.31-acre parcel for a mobile food truck park at 2400 Fulkerth Road, Stanislaus County APN 089-019-022. The applicant has planned for 14 food trucks, a 40’x20’ covered eating area, parking, trash enclosure, restrooms, landscaping, 6’8” wrought iron fencing and gates on the west, south, and north property lines securing the food park area and a 7’ masonry wall along the east property line. Access to the food truck park is provided from Fulkerth Road through an existing 30’ access easement. Off-site improvements including curb, gutter, and sidewalk have been constructed along the Fulkerth Road frontage. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2400 Fulkerth Rd Quadrant: SW
APN: 089-019-022 Zoning District: CC
Application Received: 12/18/2024
Contact: Nimrat Sandhu – (209) 328-6463
Planner: Katie Quintero
Public Hearing Date: Thursday, March 6, 2025
Status: Under Review

Application
Site Plan
Revised Site Plan
Public Comments
Public Comments
Public Comments

CUP 25-01 Adult Day Care Center

The applicant is requesting approval to construct a new Adult Day Care Center on two parcels totaling 2.31 acres at 2600 & 2630 Polous Drive (Stanislaus County APNs 089-019-013 & 089-019-014). The project will be completed in two phases: Phase 1 will include a 12,000 sq. ft. main facility with communal spaces, activity rooms, dining areas, and administrative offices to support social engagement and specialized care services. Phase 2, to commence within two years from issuance of CUP, will add a 10,000 sq. ft. expansion with additional program spaces, therapy rooms, and recreational areas. The site will feature perimeter fencing, a gated transportation area, and on-site improvements such as paving, curbing, lighting, parking, a trash enclosure, and landscaping. Off-site improvements will include new curb, gutter, and sidewalk installations. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2600 & 2630 Polous Drive Quadrant: SE
APN: 089-019-013 & 089-019-014 Zoning District: CC
Application Received: 2/13/2025
Contact: Zandy Investments LLC/Vartan Hekimian – (559) 209-7253
Planner: Kate Bailey
Public Hearing Date: Thursday, May 1, 2025
Status: APPROVED MAY 1, 2025

Application
Site Plans

GPA 24-01, Rezone 24-02, PD284, VTSM 24-01

The applicant is proposing to subdivide two parcels totaling 13.61 acres, into 114 single-family residential lots. The subject properties are located at 1601 W. Monte Vista Avenue and 3201 Four Seasons Drive, Stanislaus County APNs 087-012-053 and 087-008-085. The 9.86-acre parcel located at 1601 W. Monte Vista Avenue is zoned Community Commercial (CC) with an underlying General Plan Designation of Community Commercial (CC). The request is to amend the General Plan Designation of Community Commercial (CC) to Medium Density Residential (MDR) and rezone the property from Community Commercial to PD 284 to facilitate the subdivision of the 9.86-acre parcel into single-family residential lots. The 3.75-acre parcel located at 3201 Four Seasons Drive is zoned Medium Density Residential (RM) with a General Plan designation of Medium Density Residential (MDR). The 3.75-acre parcel will be rezoned from Medium Density Residential to PD 284 to facilitate the subdivision of the property into single-family lots. The proposed lots will range in size from 3,150 square feet to 5,488 square feet. The entrance into the development will be from Snowbird Drive. All internal roadways will be private roads. A General Plan Amendment, Rezone and Planned Development are proposed to allow for the amendment to the underlying general plan designation and rezoning of the commercial property for residential use, deviations from the development standards in the Medium Density Residential (RM) zoning district, and the proposed internal private roads. The proposed setbacks for the development will be 10’ front yard, 16’ rear yard, 10’ corner side yard and 5’ interior side yard. All setbacks are measured from the property line to the nearest portion of the building. A dual use drainage basin will be installed and landscaped to handle the stormwater for the development as well as provide an open space area. A masonry wall is proposed to be constructed along the N. Walnut Road, W. Monte Vista Avenue, and Four Seasons Drive property lines. Off-site improvements including curb, gutter, and sidewalks will be installed along the W. Monte Vista Avenue, Four Seasons Drive, Snowbird Drive, and N. Walnut Road frontages. A “Mitigated Negative Declaration” is proposed, declaring that the project will not have a significant effect on the environment, incorporating mitigation measures identified in the Initial Study, and subject to the appropriate conditions of approval.

Address: 1601 W. Monte Vista Ave. and 3201 Four Seasons Dr. Quadrant: NW
APN: 087-012-053 and 087-008-085 Zoning District: CC and RM
Application Received: 10/18/2024
Contact: Bright Development – Dave Butz – 209-652-3721
Planner: Adrienne Werner
Public Hearing Date: Thursday, February 6, 2025
Status: Under Review

Application
Site Plans
Initial Study
Notice of Intent
Notice of Determination

MAA 2025-01 (Techo-Bloc)

The applicant proposes to construct an 8' x 5' x 6" concrete slab to support a 500-gallon diesel tank, which measures approximately 50 inches in diameter and 73 inches in length. Four-foot protective bollards will be installed along the north and east sides of the slab. This installation will serve solely as a fueling station for a forklift. The project is located at 805 S. Kilroy Road, Stanislaus County, APN 044-055-016. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 805 S. Kilroy Road Quadrant: SW
APN: 044-055-016 Zoning District: I
Application Received: 3/12/2025
Contact: Kyle Nelson/Nelson Construction (209) 485-8618
Planner: Kate Bailey
Status: Under Review

Application
Site Plan

MDP 2022-05 Time Extension 2025

The applicant is requesting a one-year time extension on a previously approved development for a 261-unit multi-family residential project on an 8.58-acre parcel located at 4131 Geer Road (Stanislaus County APN: 071-066-067). No changes from the original approval, site plans and elevations are proposed. The project will construct a total of 9 three-story buildings approximately 40’ in height. Each unit will include a patio (1st floor apartments) or balcony area (2nd and 3rd story apartments). The apartment buildings are setback approximately 45’ from the north and west property lines with a minimum 5’ wide landscape area, parking stalls and drive aisles providing additional buffering from the residential subdivisions to the north and west. Main access to the complex is provided by driveways on Geer Road and Christoffersen Parkway. Onsite improvements include parking, carports, landscaping, clubhouse and pool, and a 900 square foot children’s outdoor play area. Off-site frontage improvements, including, curb, gutter and sidewalk will be installed along the Geer Road and Christoffersen Parkway frontages. Pursuant to CEQA Guidelines Section §15162, the City of Turlock adopted a Mitigated Negative Declaration of Environmental Effect and a Mitigation Monitoring Program identified in the Initial Study on February 1, 2023. No substantial changes are proposed that would alter the certification of the General Plan EIR.

Address: 4131 Geer Road Quadrant: NW
APN: 071-066-067 Zoning District: CC and RH
Application Received: 3/7/2025
Contact: Craig DeJong – (209) 456-1427
Planner: Joanne Foster
Status: Under Review

Application
Site Plan

MDP 2023-13 Time Extension 2025

The applicant is requesting a one-year time extension on a previously approved development for a truck sales lot located at 1101 Fulkerth Road, (Stanislaus County APN 071-014-004). No changes from the original approval, site plans and elevations are proposed. The project will develop the 0.89-acre parcel, including the construction of a new 440 square foot sales office. The existing house will remain and continue to be used as a residence. Access to the site will be from Fulkerth Road with a right-in, right-out only driveway. On-site improvements include paving, parking, parking stall striping, trash enclosure, on-site storm drain basin and landscaping. Off-site improvements including curb, gutter and sidewalks are already constructed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 1101 Fulkerth Road Quadrant: NW
APN: 071-014-004 Zoning District: CH
Application Received: 3/5/2025
Contact: Vicente Fuentes – (209) 988-1472
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MDP 2024-10 (Duplex)

The applicant is proposing to construct a 1,140 square foot single-story duplex on a 0.88-acre lot at 985 Park Street, Stanislaus County APN: 061-002-063. Once completed, the site will contain a total of nine residential units. The current 1,554 square foot single-family home will be demolished to accommodate the new duplex. The design of the duplex will be consistent with existing structures, featuring stucco walls and composition roofs. Offsite improvements, including curb, gutter, and landscaping along Park Street, have already been installed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Projects].

Address: 985 Park St Quadrant: SW
APN: 061-002-063 Zoning District: RM
Application Received: 9/6/2024
Contact: Pedro Reyes - 386-2795
Planner: Joanne Foster
Status: Approved

Application
Site Plans

MDP 2024-11 (Chick-Fil-A)

The applicant is seeking approval to construct a 4,977 square-foot drive-thru fast food restaurant on a 2.46-acre parcel located at 2630 W Tuolumne Road (Stanislaus County APN 088-010-052). The restaurant will include a two-lane drive-thru aisle, designed to optimize traffic flow and ensure efficient access to the site. On-site improvements along W. Tuolumne Road will consist of parking, paving, landscaping, and site lighting. Off-site improvements will include curb, gutter, sidewalks, and street trees. Off-site improvements along Countryside Drive will consist of landscaping. Curb, gutter and sidewalks have been previously installed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2630 W. Tuolumne Rd. Quadrant: NW
APN: 088-010-052 Zoning District: CC
Application Received: 11/7/2024
Contact: Jennifer Kirby – (669) 800-4168
Planner: Kate Bailey
Status: Approved - December 20, 2024

Application
Site Plans

MDP 2024-12 (Spiritual Science Church #4)

The applicant is requesting to operate a church in the existing 6,396 square foot building located at 227 W Canal Dr. Stanislaus County APN 042-008-018. Office space, storage and a small 205 square foot utility space are part of the interior improvement work. On-site improvements include paving, parking spaces, parking stall striping, trash enclosure, landscaping, curb, gutter and sidewalks are already installed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15301 [Existing Facilities].

Address: 227 W. Canal Dr. Quadrant: SW
APN: 042-008-018 Zoning District: CH
Application Received: 11/21/2024
Contact: Gaylene Cornell (209) 604-5413
Planner: Kate Bailey
Status: Under Review

Application
Site Plan

MDP 2025-01 4240 N. Golden State Blvd

The proposed project is to construct a new 9,102 square foot multi-tenant retail building on a 1.058-acre property located at 4240 N. Golden State Boulevard, Stanislaus County APN 087-029-001. The building will feature four suites intended for commercial uses. On-site parking spaces, paving, trash enclosures and landscaping are already established at this location as part of the existing shopping center. The development of this parcel is the last parcel to be developed for commercial uses in PD241. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 4240 N. Golden State Boulevard Quadrant: NW
APN: 087-029-001 Zoning District: PD241
Application Received: 1/6/2025
Contact: Min Wu (209) 241-6308
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MDP 2025-02 Best RV Center (Storage)

The applicant is seeking approval to develop a 10-acre parcel located at 1808 N Tegner Rd., Stanislaus County APN 088-031-001, for the construction of an RV Storage Center. The project will include 289 open air RV parking spaces, along with 6 standard parking spaces. Additional improvements to the site will consist of a 120-square-foot security guard booth, asphalt and concrete paving, and the necessary striping for the RV parking stalls. Onsite improvements will include, paving, fencing, and landscaping. Fencing includes an 8-foot high, electrified security fence within the perimeter fencing. Offsite improvements include the installation of curb, gutter, and sidewalk along Tegner Rd. A “Mitigated Negative Declaration” is proposed, declaring that the project will not have a significant effect on the environment, incorporating mitigation measures identified in the Initial Study, and subject to the appropriate conditions of approval.

Address: 1808 N. Tegner Road Quadrant: NW
APN: 088-031-001 Zoning District: CC
Application Received: 1/6/2025
Contact: Naiel Ammari – (209) 216-5200
Planner: Kate Bailey
Status: Under Review

Application
Site Plans

MDP 2025-03 (Warehouse)

The applicant is seeking approval to construct a 20,000 sq. ft. warehouse and office/manufacturing building on a 3.14-acre site, which will include a 2,106 sq. ft. mezzanine. This facility will focus on the assembly of parts, with no hazardous chemicals or process water involved in the manufacturing process. The site will feature a single loading dock for receiving and shipping parts and finished goods, with an average of one truck arriving or departing per day, Monday through Friday, during standard business hours (8 a.m. to 5 p.m.). The project will also provide necessary on-site improvements, including parking, landscaping, and street frontage enhancements. The facility is expected to employ up to 10 full-time employees on-site, working Monday through Friday, during business hours. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Projects].

Address: 3731 Mountain View Rd Quadrant: NW
APN: 087-030-005 Zoning District: CH
Application Received: 1/8/2025
Contact: Griswold Industries / Ryan Pickett (949) 722-4800
Planner: Kate Bailey
Status: Under Review

Application
Site Plans

MDP 2025-04 2250 Colorado Avenue

The applicant is requesting approval to convert an existing 1,074-square-foot residence into a commercial medical office at 2250 Colorado Avenue, Stanislaus County APN 072-034-005. The property is zoned Commercial Office, which permits this type of use. The project includes tenant improvements for the medical office, the addition of seven on-site parking spaces, paving, landscaping, and the installation of a storm drain collection system. Offsite improvements, including curbs, gutters, and sidewalks, have already been installed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15301 [Existing Facilities].

Address: 2250 Colorado Ave Quadrant: NE
APN: 072-034-005 Zoning District: CO
Application Received: 1/21/2025
Contact: CommercialArch/Stacy Wellnitz – (209) 571-8158
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MDP 2025-05 (420 & 430 N Kilroy Road)

The applicant is requesting approval for tenant improvements for a mobile truck washing business within an existing 16,000-square-foot warehouse located on a 1-acre property at 420 and 430 N. Kilroy Road, Stanislaus County (APN 089-014-035). The building was previously used for retail purposes. The proposed tenant improvements include the installation of a new 4-foot-square, 2-inch-deep floor drain, along with a 1,500-gallon sand and oil separator inside the building. The new tenant will manage wastewater from off-site washing operations by directing it to an on-site holding tank, where sediment will be allowed to settle before the remaining water is treated and discharged into the drain. All trucks associated to the business will be parked inside the warehouse, with no vehicle washing conducted on-site. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 420 & 430 N. Kilroy Road Quadrant: SW
APN: 089-014-035 Zoning District: IBP
Application Received: 2/7/2025
Contact: M & C Investments/Robert Fernandes – (209) 495-0708
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MDP 2025-06 576 S Center Street (Warehousing)

The applicant is requesting approval to operate a warehouse and distribution facility within an existing 14,099-square-foot building on a 1.69-acre site located at 576 S. Center Street, Stanislaus County Assessor's Parcel Number 043-051-026. The proposed use involves wholesale warehousing and distribution of metal parts used in the assembly and repair of wood storage bins. All materials will be stored indoors, within the existing structure. Truck access will be managed by entering from Center Street and exiting onto W. F Street. The facility will operate Monday through Friday, from 7:00 a.m. to 3:00 p.m., with an average of two truck arrivals or departures per day. Planned exterior and interior improvements to the building include the addition of a new office area and interior updates, as well as a new plaster finish, new roofing, and the installation of an accessible landing with a concrete ramp, stairs, and handrails. The project also includes on-site enhancements such as upgraded parking, landscaping, sidewalk installation, and street frontage improvements along both Center Street and W. F Street. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 576 S. Center Street Quadrant: SE
APN: 043-051-026 Zoning District: CH
Application Received: 3/31/2025
Contact: Lopez 5 Resources Corp. (209) 634-1047
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

OBA 2023-01 (625 E TAYLOR RD - TUSD)

Turlock Unified School District (TUSD) is requesting an Out of Boundary service agreement to allow for the extension of the City of Turlock water trunk line from the existing termini in North Olive Avenue with a 2” water line, approximately 170-feet north to the property located on the north side of Taylor Road, outside of the jurisdictional boundary of the City of Turlock at 625 E. Taylor Road, Stanislaus County APN 042-061-025. The extension of the 2” water line will provide potable water to the TUSD farm. The City of Turlock is proposing to prepare a Notice of Exemption, declaring that extension and installation of a 2” water line approximately 170 feet will not have a significant effect on the environment, pursuant to CEQA Guidelines Section 15303(d).

Address: 625 E Taylor Rd Quadrant: NW
APN: 042-061-025 Zoning District: Outside City Limits
Application Received: 6/15/2023
Contact: Turlock Unified School District (209-667-0578)
Planner: Adrienne Werner
Status: Under Review

Application
Site Plan

OBA 2024-01 (4905 and 5205 N. Golden State Blvd)

The property owner of 4905 and 5205 N. Golden State Boulevard, Stanislaus County APNs 045-062-018 and 045-062-019 is requesting an Out of Boundary service agreement to allow for extension of the existing City of Turlock water and sewer main across Golden State Boulevard to allow for connection of the two properties to City of Turlock water and sewer services. The extension of the line and the properties proposing to connect are located outside of the jurisdictional boundary of the City of Turlock. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15303(d)

Address: 4905 and 5205 N. Golden State Blvd Quadrant: NW
APN: 045-062-018 and 045-062-019 Zoning District: Outside City Limits
Application Received: 2/29/2024
Contact: Trushil Khatri (209) 404-7756
Planner: Katie Quintero
Status: Approved - May 28, 2024

Application

OBA 2024-02 (1000 Mitchell Avenue)

The property owner of 1000 Mitchell Avenue, Stanislaus County APNs 042-021-005 is requesting an Out of Boundary service agreement to allow for extension of the City of Turlock sewer main, approximately 150-feet along Starr Avenue, to allow for connection of the property to city sewer services. The extension of the sewer main and connection to the sewer system will allow the property owner to develop the property for residential use. The property is currently connected to the City of Turlock water system. The extension of the sewer main and the property requesting to connect to the sewer line is located outside of the jurisdictional boundary of the City of Turlock. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15303(d)

Address: 1000 Mitchell Avenue Quadrant: NE
APN: 042-021-005 Zoning District: Outside City Limits
Application Received: 7/30/2024
Contact: Brianna Dale - (209) 846-4132
Planner: Adrienne Werner
Status: Approved - November 12, 2024

Application
Site Plan

PD 285, Rezone 25-01, and VTSM 25-01

The applicant has submitted an application for a Vesting Tentative Subdivision map to subdivide one 11.42-acre parcel into 22 single family residential lots. The subject property is located at 3130 E. Tuolumne Road, Stanislaus County APN 073-016-007. A rezoning of the property to Planned Development 285 is proposed to allow for various deviations from the Very Low-Density Residential development standards in the East Tuolumne Master Plan (ETMP) as detailed below. A dual use drainage basin will be installed and landscaped to handle the stormwater for the development as well as provide an open space area. The development will meet the required density of the Very Low-Density Residential Zoning District with a proposed density of 3 units per acre but exceptions to the development standards are proposed as follows: Exceptions to the ETMP Development Standards for lots 1-3 (Fronting Tuolumne) Minimum Lot Width - ETMP Required Standard 90’ Lots 1-3 Fronting Tuolumne 75’ Setbacks: Interior Side Porch - ETMP Required Standard 10’ Lots 1-3 Fronting Tuolumne 5’ Living Space - ETMP Required Standard 10’ Lots 1-3 Fronting Tuolumne 5’ Garage - ETMP Required Standard 10’ Lots 1-3 Fronting Tuolumne 5’ Exception to the ETMP Development Standards for all lots: Setbacks: Front: Living Space (2nd Story) - ETMP Required Standard 30’ Proposed Standards for all lots 25’ Garage - ETMP Required Standard 35’ Proposed Standards for all lots 25’ Corner Yard: Porch - ETMP Required Standard 20’ Proposed Standards for all lots 15’ Living Space (1st Story) - ETMP Required Standard 25’ Proposed Standards for all lots 15’ Living Space (2nd Story) - ETMP Required Standard 30’ Proposed Standards for all lots 15’ Garage - ETMP Required Standard 35’ Proposed Standards for all lots 15’ Rear: Living Space - ETMP Required Standard 30’ Proposed Standards for all lots 10’ Development Standards for lots 13 through 22 (Along Waring Road) Rear Yard Setbacks: Living Space - ETMP Required Standard 45’ minimum Proposed Planned Development 25’ minimum A “Mitigated Negative Declaration” is proposed, declaring that the project will not have a significant effect on the environment, incorporating mitigation measures identified in the Initial Study, and subject to the appropriate conditions of approval.

Address: 3130 E. Tuolumne Road Quadrant: NE
APN: 073-016-007 Zoning District: VLDR
Application Received: 1/3/2025
Contact: Torre Reich Construction, Inc./Torre Reich – (209) 668-8721
Planner: Katie Quintero
Public Hearing Date: Thursday, April 3, 2025
Status: APPROVED MAY 1, 2025

Application
Site Plans
Initial Study
Notice of Intent

VAR 2024-02 (Undergrounding Utilities)

Minor Discretionary Permit 2021-01 (MDP 24-01) was approved by the City Council at the May 24, 2024 Council meeting. MDP 24-01 authorized the development of amenities for Oak Park Apartments on two parcels at 1620 N. Tully Road and 2099 Fulkerth Road, Stanislaus County APNs 088-030-004 and 088-030-005. Planning Condition #8 and Engineering Condition #19 in Council Resolution 2024-081 required the project to comply with Turlock Municipal Code Section 9-2-120 which required overhead utility lines be installed underground. TMC 9-2-120 allows applicants to request a waiver from the requirement and is contingent upon approval by the City Engineer. The applicant requested a waiver from the requirement to underground the existing overhead utility lines along the N. Tully Road and Fulkerth Road frontages because undergrounding the utility lines exceeds 25% of the overall cost of the project would require the applicant to bore under Fulkerth Road. The City Engineer denied the waiver request. The item going before the Planning Commission is the applicant’s appeal of the City Engineer’s denial of the waiver request. If the denial of the waiver is upheld the project will be required to install the existing overhead utility lines underground. If the waiver is approved, then the existing overhead utility lines and associated utility poles will remain overhead along N. Tully and Fulkerth Road frontages. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 1620 N. Tully Rd. and 2099 Fulkerth Rd Quadrant: NW
APN: 088-030-004 & 088-030-005 Zoning District: CC and HDR
Application Received: 12/4/2024
Contact: Ron West (209) 985-8895
Planner: Adrienne Werner
Public Hearing Date: Thursday, February 6, 2025
Status: Under Review

Application
Site Plan