Active Projects

CUP 2024-01 (521 W. Linwood Ave.)

The applicant has submitted an application to construct a 2,223 square foot residence to be used as a short term residential therapeutic program (STRTP) for up to 6 youths and a 3,674 square foot learning center that will serve approximately 72 youths, annually, at 521 W. Linwood Avenue. The project will be licensed through the California Department of Social Services (CDSS) and staffed 24 hours per day 7 days a week. The learning center will operate from 9:00 am to 6:00 pm and will offer, counseling, life skill-building classes, outpatient behavioral health services and other supportive services provided to the youth and families involved in the program. The existing residence and garage will be demolished. Onsite improvements include a new driveway with a gate and new fencing, 9 parking spaces, parking lot lighting, landscaping, onsite fire hydrant, a water feature behind the learning center, and the relocation of a portion of the retention basin from the rear of the property to the front of the property along Linwood Avenue. Frontage improvements including curb, gutter, and sidewalk are already installed. CEQA DETERMINATION: This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Projects]

Address: 521 W. Linwood Ave. Quadrant: SW
APN: 050-017-015 Zoning District: RL
Application Received: 1/2/2024
Contact: Terry McAlister (650) 866-4080
Planner: Adrienne Werner
Public Hearing Date: Thursday, March 21, 2024
Status: Approved - March 21, 2024

Application
Site Plans
Notice of Exemption

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: Under Review

Application
Site Plans
Initial Study
Notice of Intent

CUP 2024-04

The applicant has submitted an application to develop a portion of an existing lot for a food truck park at 1148 N. Golden State Boulevard, Stanislaus County APN 042-006-022. A portion of the 1.45-acre property is developed with an auto sales business that will continue to operate. The applicant has planned for 6 food trucks, two 10’x10’ covered eating areas, parking, and a new trash enclosure. Access to the food truck are is provided by the existing driveway entrances from Golden State Boulevard. Frontage 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: 1148 N. Golden State Boulevard Quadrant: SW
APN: 042-006-022 Zoning District: CH
Application Received: 3/27/2024
Contact: Wilson Eshagh (209) 668-4200
Planner: Adrienne Werner
Public Hearing Date: Thursday, June 6, 2024
Status: Under Review

Application
Site Plan

CUP 24-05 1136 El Paseo

The applicant is requesting approval to construct a residential accessory storage building measuring 1,404 square feet and a maximum height of 15 feet located at 1136 El Paseo, Stanislaus County APN: 051-017-020. The storage building is intended for storing collectible vehicles and personal items and will also serve as a pool house equipped with a full bathroom, refrigerator and sink. The building is not proposed as an accessory dwelling unit (ADU). The accessory structure is setback 28’ from the corner side property line, 55’ from the interior side yard property line, and 0’ from the rear property line (next to the alley). The accessory structure will mirror the roof line and gable ends similar to the main house and will have a modern smooth stucco finish. This project is “Categorically Exempt” from the provisions of the California Environmental Quality Act (CEQA) Section §15303 [New Construction or Conversion of Small Structures].

Address: 1136 El Paseo Quadrant: SE
APN: 051-017-020 Zoning District: RL
Application Received: 5/30/2024
Contact: Chris Dias – (209) 499-8609
Planner: Joanne Foster
Public Hearing Date: Thursday, September 5, 2024
Status: Under Review

Application
Site Plans

GPA 2023-02, Rezone 2023-02 and MDP 2024-01

The applicant is requesting a General Plan Amendment, Rezone and Minor Discretionary Permit for two parcels, totaling 2.52-acre property at 1620 N. Tully Road (Stanislaus County APNs 088-030-004 & 088-030-005). The specific request is to amend the General Plan land use designation from Community Commercial (CC) to Community Commercial (CC) and High Density Residential (RH) and Rezone the property from Community Commercial (CC) to High Density Residential (RH) to allow for the development of the parcels with amenities for the Oak Park Apartment residents who reside at the existing apartments on the adjacent lot. Amenities will include 53 covered parking spaces, 17 single-car garage units, a dog park and outdoor picnic area and trash enclosure. The entrance to the area will be gated and will be limited to Oak Park residents only. A vacant pad area will remain at the front of the parcel for a future office building. CEQA DETERMINATION: This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Projects]

Address: 1620 N. Tully Rd. Quadrant: NW
APN: 088-030-004 & 088-030-005 Zoning District: CC and RH
Application Received: 11/27/2023
Contact: Ron West (209) 985-8895
Planner: Katie Quintero
Public Hearing Date: Thursday, March 21, 2024
Status: Approved - March 21, 2024

Application
Site Plans

GPA 22-01;REZ 22-01;TSM 22-01 BAXTER HOMES

The applicant is requesting a General Plan Amendment and Rezone of a 0.91-acre property at 1598 East Avenue (Stanislaus County APN 043-027-034). The specific request is to amend the General Plan land use designation from Community Commercial (CC) to Low Density Residential and Rezone the property from Community Commercial to Residential Low Density 4.5 to allow for the subdivision of the parcel into 6 single-family residential lots. The proposed residential lots range in size from 6,084 square feet to 8,670 square feet with lot widths ranging from 50’ to 73’ and lot depths ranging from 119’ to 125’ conforming to the standards established in the RL4.5 zoning district. The overall density of the proposed residential project is approximately six (6) dwellings per acre. Approval of the tentative subdivision map is contingent on approval of the General Plan Amendment and Rezone of the property. Off-site improvements will include curb, gutters, and sidewalks. CEQA: Mitigated Negative Declaration

Address: 1598 East Ave Quadrant: SE
APN: 043-027-034-000 Zoning District: COMMUNITY COMMERCIAL (CC)
Application Received: 6/3/2022
Contact: BAXTER HOMES (323-447-6990)
Planner: ADRIENNE WERNER
Status: Approved - January 4, 2024

APPLICATION
SITE PLANS
Initial Study
Notice of Intent

MAA 2024-01 (2860 Geer Rd - Façade Upgrade)

The applicant is requesting approval for exterior façade enhancements for a single tenant space within the existing Blossom Valley Plaza shopping center located at 2860 Geer Road, Stanislaus County APN 072-014-055. The proposed modifications include the addition of a single-ply pop-out accent façade atop the current structure, colonnade soffits framing the entrance and a seamed metal roof spanning over the walkway. The new paint color on the accent façade is compatible with the rest of the shopping center and there are no proposed changes to the existing landscaping or parking lot. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15301 [Existing Facilities].

Address: 2860 Geer Road Quadrant: NE
APN: 072-014-055 Zoning District: CC
Application Received: 3/13/2024
Contact: Pablo Garcia (323) 605-8347
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MAA 2024-02 (750 N. Walnut Road)

The applicant is requesting approval for the installation of a 10-foot high, 12V DC battery-powered security fence within the existing perimeter fencing. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15301 [Existing Facilities].

Address: 750 N Walnut Road Quadrant: SW
APN: 089-014-034 Zoning District: IBP
Application Received: 4/16/2024
Contact: Amarok - Hannah Robinson (803) 920-9628
Planner: Kate Bailey
Status: Under Review

Application
Site Plan

MAA 2024-03 (Façade Remodel Geer Gardens)

The proposed project consists of remodeling and modernizing of the Geer Gardens shopping center at 2225-2595 Geer Rd., Stanislaus County APNs 071-013-008 & 071-028-020/021. The exterior façade remodel and modernization includes installing new metal roofs, creating architectural pop ups, soffiting the roof eaves and repainting with modern colors. No changes to the landscape or parking will be made. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2225-2595 Geer Road Quadrant: NE
APN: 071-013-008 & 071-028-020/021 Zoning District: PD43
Application Received: 5/1/2024
Contact: Justin Smith (209) 614-3725
Planner: Kate Bailey
Status: Under Review

Application
Site Plans

MDP 2024-03 (300 N. Soderquist Rd.)

The applicant is proposing to develop a .46-acre parcel with a 4,590 square foot five (5) unit multifamily residential project at 300 N. Soderquist Road (Stanislaus County APN: 061-003-040). The project will construct 1 five-unit structure with each unit being approximately 918 square feet, two bedrooms one bathroom, a kitchen, living room and an outdoor patio area. On-site improvements include paving, parking, landscaping and fencing. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Projects]

Address: 300 N Soderquist Rd Quadrant: NW
APN: 061-003-040 Zoning District: RM
Application Received: 3/6/2024
Contact: Frank Sequeira (209) 756-7085
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MDP 2024-04 (Tuff Shed)

Tuff Shed is proposing to operate a retail store using the existing 4500 square feet building for sales space as well as the outdoor area for display of pre-constructed sheds. On-site parking spaces, paving, and landscaping are existing. Existing onsite improvements include parking, lot striping, fencing, and landscaping. Frontage improvements including curb, gutter and sidewalk are already installed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 500 W. Glenwood Ave Quadrant: SW
APN: 044-017-040 Zoning District: CC
Application Received: 3/22/2024
Contact: Chris Powell (209) 462-8833
Planner: Kate Bailey
Status: Under Review

Application
Site Plan

MDP 2024-05 (Turlock Security Storage)

The applicant is requesting authorization for the construction of a full-service self-storage facility on a 4.24-acre vacant parcel located at 2961 & 2901 Sun Valley Ct., Stanislaus County APN 087-028-018 & 087-028-020. The self-storage facility will include a total of four (4) single story buildings, one (1) multi-story building, three (3) long-term covered recreational vehicle/boat spaces totaling 68 RV parking spaces, an office and a manager’s quarters. On-site improvements include parking, paving, and landscaping. A minimum 15-foot landscape bed is proposed along the street frontage and a 10-foot landscape bed along the perimeter of the property. Access to the project will be from a new driveway on Sun Valley Court and secondary access through the 32’ wide PUE on the west side of the property and shared with Stanislaus County APN 087-028-019. The hours of operation for the office will be 9 a.m. to 6 p.m., 7 days a week. The storage grounds will be gated; however, customers will be able to access the property from 7 a.m. to 10 p.m. daily. Offsite improvements, including curb, gutter and sidewalk, are already installed. Building “A” is an 85,578 square foot, three story building which includes the office and manager’s quarters. Building “B” will be a 4,334, square foot indoor storage building that will consist of a total of 14 storage units. Building “C” will be a 5,254 square foot indoor storage building that will consist of a total of 17 storage units. Building “D” will be a 2,058 square foot indoor storage building that will consist of a total of 13 storage units. Building “E” will be a 1,230 square foot indoor storage building that will consist of a total of 9 storage units. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2961 & 2901 Sun Valley Ct Quadrant: NW
APN: 087-028-018 & 087-028-020 Zoning District: CH
Application Received: 4/30/2024
Contact: Sean Brannan (408) 413-8869
Planner: Joanne Foster
Status: Under Review

Application
Site Plans

MDP 2024-06 (3301 LIBERTY SQUARE PKWY)

The proposed project consists of the construction of a new 7,000 square foot building located at 3301 Liberty Square Parkway Stanislaus County APN # 044-066-018. The warehouse building will be constructed on a 23,059 square foot lot. The proposed building will consist of 5,000 square feet dedicated to warehouse space and 2,000 square feet dedicated to office space. Thirteen on-site parking spaces, paving, and landscaping are also proposed. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 3301 LIBERTY SQUARE PARKWAY Quadrant: SW
APN: 044-066-018 Zoning District: PD230
Application Received: 4/30/2024
Contact: SABINO URRUTIA (209) 872-2099
Planner: Kate Bailey
Status: Under Review

Application
Site Plans

MDP 24-02 (905 Flower St)

The applicant is proposing to construct four (4) additional two-story units each measuring 1,394 square feet and adding an additional bedroom to the six (6) existing units on the .72-acre property located at 905 Flower Street, Stanislaus County APN 061-004-006. Upon project completion, there will be a total of 10 residential units on the site. On-site improvements include landscaping, a parking area and construction of a trash enclosure. Offsite improvements including curb, gutters, and sidewalks have already been constructed along the Flower Street and Clifford Avenue frontages. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 905 Flower St Quadrant: SW
APN: 061-004-006 Zoning District: RM
Application Received: 2/23/2024
Contact: Terri Sebastian – (209) 550-1621
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: Under Review

Application

PD 230 Amendment - Liberty Square Pkwy

The applicants, have submitted an application to amend the permitted uses in Planned Development 230 to add personal services as a permitted use for two of the parcels within the subdivision, Stanislaus County APNS 044-066-023 and 044-066-001, 3201-3213 Liberty Square Parkway and 3200-3212 Liberty Square Parkway. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15301 [Existing Facilities]

Address: 3201-3213 Liberty Square Parkway and 3200-3212 Liberty Square Parkway Quadrant: SW
APN: 044-066-023 and 044-066-001 Zoning District: PD230
Application Received: 1/16/2024
Contact: Western Asset Recovery (209) 848-8095
Planner: Katie Quintero
Public Hearing Date: Thursday, May 2, 2024
Status: Approved - May 2, 2024

Application
Site Plan
Application

PD 281, Rezone 2023-02, and VTSM 2022-02

The applicant has submitted an application requesting to subdivide a 2.7-acre parcel into 16 single family residential lots and divide two existing commercial lots into four lots and a remainder. A Planned Development is being requested for the residential subdivision to allow exceptions to the 5,000 square foot lot size and 5-foot interior side yard setbacks established in the low density (RL) zoning district. Residential lots will range in size from 3,785 square feet to 8,237 square feet and will have 4-foot interior side yard setbacks. A new cul de sac, constructed to City standards, will provide access from Roberts Road to the new subdivision. The subject property is located at 2630 Roberts Road, Stanislaus County APNs 087-027-001 through 087-027-016. Additionally, the request for the Planned Development includes the division of two commercial lots into 4 lots and 1 remainder. As proposed, the existing commercial buildings on proposed parcels 3, 4, and 5, would not meet the side and rear building setbacks established in the Northwest Triangle Specific Plan heavy commercial (CH) zoning district. The request for a reduction to the setbacks for parcels 3,4 and 5 is detailed below: Parcels 3 & 4: Side yard setbacks reduced from 20’ to 10’. Parcel 5: Front building (auto repair shop) side yard setbacks reduced from 20’ to 11’ on the north side of the building and from 20’ to 16’ on the south side of the building. Rear building - side yard setback reduced from 20’ to 5’ and the rear yard setback reduced from 20’ to 5’. Future development on Parcels 1 and 2 are required to meet the setbacks established in the Northwest Triangle Specific Plan. The tentative parcel map dividing the properties has been submitted to the City of Turlock Engineering Division for processing. Final approval of the tentative parcel map is contingent upon City Council approval of the Planned Development. The subject property is located at 3436-3448 N. Golden State Boulevard, Stanislaus County APN 087-027-08. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section 15332 [In-fill Development Projects]

Address: 2630 Roberts Rd Quadrant: NW
APN: 087-027-001 through 087-027-016 Zoning District: RL, CH
Application Received: 8/10/2022
Contact: Piro Enterprises, Inc. (209) 634-5700
Planner: Adrienne Werner
Public Hearing Date: Thursday, December 7, 2023
Status: Approved - February 1, 2024

Application
Site Plans

VAR 2023-01 2562 Mooneyham Ct

The property owner is requesting a variance from the required rear and side yard setbacks to allow the existing 10’x10’, 13’5” tall accessory structure (tea house) to remain in its current location of 20” from the rear property line and 33” from the side property line. The property is located at 2562 Mooneyham Court, Stanislaus County APN: 073-043-007 and zoned Planned Development 216, with an underlying zoning designation of Residential Estate (RE). The Turlock Municipal Code requires accessory structures in the RE zoning district that have a maximum overall height of 15’ to maintain a minimum setback of 10’ from the side and rear property lines. This project is in response to a complaint filed with the Building & Safety Division regarding an accessory structure located in the rear and side yard setbacks and possibly requiring a building permit. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15305 [Minor Alterations in Land Use Limitations]

Address: 2562 Mooneyham Ct Quadrant: NE
APN: 073-043-007 Zoning District: PD216
Application Received: 10/11/2023
Contact: John Leoniak (516) 974-9255
Planner: Adrienne Werner
Public Hearing Date: Thursday, December 7, 2023
Status: Denied - December 7, 2023 by Planning Commission

Application
Site Plans

VAR 24-01 (Self-Storage Facility)

The applicant is requesting a variance from the required 20-foot side and rear setbacks established in the Heavy Commercial (HC) zoning district of the Northwest Triangle Specific Plan located at 2820 Countryside Drive, Stanislaus County APN #088-003-072. The specific request will reduce the required 20-foot setback to zero along the sides and rear for the development of a Self-Storage Facility. This project is “Categorically Exempt” from the provisions California Environmental Quality Act (CEQA) Section §15332 [In-Fill Development Project].

Address: 2820 Countryside Dr Quadrant: NW
APN: 088-003-072 Zoning District: CH
Application Received: 5/14/2024
Contact: Jack Suski (415) 717-2797
Planner: Kate Bailey
Public Hearing Date: Thursday, July 18, 2024
Status: Under Review

Application
Site Plans