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.