Use Permit Application No. PLN2020-0077 - Coit and Hewes, LLC

2 Documents in Project


SCH Number
Lead Agency
Stanislaus County
Document Title
Use Permit Application No. PLN2020-0077 - Coit and Hewes, LLC
Document Type
NEG - Negative Declaration
Present Land Use
Legal-nonconforming general contractor
Document Description
This is a request to change the legal nonconforming use of a 1.91± acre parcel from a general contracting business to an agricultural service establishment, consisting of a nut and tomato harvesting equipment (shakers, sweepers, conditioners, elevators, and harvesters) fabrication and repair business, in the General Agriculture (A-2-40) zoning district. The harvesting equipment fabrication and repair business, currently operating as Coit and Hewes, LLC., has been operating on the site since 2020 and approval of this application would permit the existing operation. The project serves customers in the Central Valley in Stanislaus, San Joaquin, Merced, Madera, and Fresno County, with the majority of customers located in Stanislaus County. The project site is currently improved with the following: 6,408 square-foot fabrication shop; 7,361 square-foot warehouse with 420 square-foot awning; 3,440 square-foot pole barn for the storage of equipment; concrete parking lot with 10 striped parking spaces and the remaining area improved with either concrete, gravel, asphalt, or crushed walnut shells; landscaping along the road frontage consisting of a combination of trees, shrubs, and flowers; exterior lighting affixed to the existing buildings; six-foot-tall chain-link fencing with vines for vegetative screening along the side and rear property lines; and six-foot-tall wrought iron fencing along the front property line with two two-feet by three-feet signs affixed to the fence. The project proposes to: construct two awnings 1,140 and 1,680 square-feet in size to be affixed to existing buildings to be used for storage and/or shade; stripe the existing concrete with an additional eight parking spaces; and install two storm water basins adjacent to the north-eastern and south-eastern property line. No additional signage or lighting is proposed. Proposed hours of operation are Monday through Saturday from 6:00 a.m. to 6:00 p.m., with a maximum shift of 10 employees, one shift per day, and five customers per day. Truck trips are estimated to be one per day, between the hours of 8:00 a.m. and 4:00 p.m. The site is serviced by private well and septic system and has existing access to E. Grayson Road. The project site was granted a Use Permit (UP No. 80-07 – Vincent Magaro), approved on March 25, 1980, to expand an existing legal non-conforming roofing business by allowing a gunite contractor to operate on the property. A subsequent Use Permit (Use Permit 80-70 – Central Valley Roofing Co.), approved on December 4, 1980, permitted the construction of a 5,000 square-foot warehouse for the roofing business. Lastly, two Staff Approval Permits were granted, (Staff Approval Permit No 81-22 – Vincent C. Magaro and Staff Approval Permit No. 93-20 – Vincent C. Magaro), approved on March 30, 1981 and May 20, 1993, respectively, permitting the addition of restrooms and office space to an existing building and changing the non-conforming use from a gunite contractor to a general contractor.

Contact Information

Teresa McDonald
Agency Name
Stanislaus County Planning and Community Development
Job Title
Associate Planner
Contact Types
Lead/Public Agency


Citywide, Countywide
Cross Streets
Between Morgan Road and Crows Landing Road
Total Acres
Parcel #
Union Pacific

Notice of Completion

State Review Period Start
State Review Period End
State Reviewing Agencies
California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Bay Delta Region 3 (CDFW), 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 Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California San Joaquin River Conservancy (SJRC), California State Lands Commission (SLC), Central Valley Flood Protection Board, Department of Toxic Substances Control, Office of Historic Preservation, State Water Resources Control Board, Division of Water Quality, California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)
State Reviewing Agency Comments
California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)
Development Types
Commercial (Sq. Ft. 20449, Acres 1.91, Employees 10)
Local Actions
Use Permit
Project Issues
None identified


Draft Environmental Document [Draft IS, NOI_NOA_Public notices, OPR Summary Form, Appx,]
Notice of Completion [NOC] Transmittal form
State Comment Letters [Comments from state reviewing agencies]

Disclaimer: The Governor’s Office of Planning and Research (OPR) accepts no responsibility for the content or accessibility of these documents. To obtain an attachment in a different format, please contact the lead agency at the contact information listed above. You may also contact the OPR via email at or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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