UP Application No. PLN2021-0122 - West Simmons Truck Parking


SCH Number
Lead Agency
Stanislaus County
Document Title
UP Application No. PLN2021-0122 - West Simmons Truck Parking
Document Type
CON - Early Consultation
Present Land Use
Two single-family dwellings, accessory residential structures, and irrigated open land / General Agriculture (A-2-10) / Agriculture
Document Description
Request to establish a commercial truck parking facility on a 20.01± acre parcel in the General Agriculture (A-2-10) zoning district. The applicant proposes to transport refrigerated and dry goods such as: alcoholic and non-alcoholic beverages, wood, and dry food products. The applicant is proposing an enclosed parking area that includes 19 parking spaces for a total of 8 tractor-trailer combinations and one additional trailer that are kept onsite and owned by the property owners within a 1.48± acre graveled area at the most northeast portion of the project site. The remaining 10 parking spaces will be used for parking personal vehicles and agricultural equipment used for the property including two tractors, a mower, and sprayer. Although the truck parking facility requires a Use Permit to operate, the parking of personal vehicles and agricultural equipment as proposed by the applicant is a permitted use within the A-2 (General Agriculture) zoning district. A 7-foot tall chain-link security fence with barbed wire at the top will surround the perimeter of the parking area. An automatic sliding security gate is proposed along the northeast portion of the parking area. The applicant proposes to plant water-efficient low maintenance shrubs to screen the parking spaces along the west side of the parking area. No hauled products will be onsite. No fueling, repairs or maintenance of the trucks will occur onsite. Three of the property owners will drive the trucks; no additional employees are anticipated under this request. No restrooms are proposed as part of this request. The proposed hours of operation are 8:00 a.m. to 5:00 p.m. Monday – Friday, year-round, with occasional trips on Saturdays and Sundays. Although the project site fronts West Simmons Road, the applicant proposes to take access from City of Turlock-maintained W. Glenwood Avenue via an existing 60-foot wide non-exclusive access easement, that is approximately 187-feet in length, and is located on the adjacent parcel to the north of the project site. The easement is located within the boundaries of the City of Turlock and is currently unimproved. As part of this request, the applicant proposes to gravel the 60-foot wide access easement. The project site is improved with two single-family dwellings, residential accessory structures, and is currently covered in irrigated open pasture. The site is served by private well and septic system.

Contact Information

Emily Basnight
Agency Name
Stanislaus County Planning and Community Development
Job Title
Assistant Planner
Contact Types
Lead/Public Agency


Citywide, Countywide
Cross Streets
Lander Avenue and S. Walnut Road
Total Acres
Parcel #
State Highways
State Route 99
Union Pacific
Turlock Airpark
Turlock Unified
TID Lateral No. 5

Notice of Completion

State Review Period Start
State Review Period End
State Reviewing Agencies
California Air Resources Board (ARB), 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, Habitat Conservation Planning (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Forestry and Fire Protection (CAL FIRE), California Department of Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Transportation, Division of Aeronautics (DOT), California Department of Transportation, Division of Transportation Planning (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), Central Valley Flood Protection Board, Department of Toxic Substances Control, Office of Historic Preservation, State Water Resources Control Board, Division of Water Rights, California Department of Conservation (DOC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)
State Reviewing Agency Comments
California Department of Conservation (DOC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)
Development Types
Commercial (Sq. Ft. 64469, Acres 1.48, Employees 3)
Local Actions
Use Permit
Project Issues
Local Review Period Start
Local Review Period End


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 state.clearinghouse@opr.ca.gov or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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