Use Permit Application No. PLN2022-0124 - Bynate


SCH Number
Lead Agency
Stanislaus County
Document Title
Use Permit Application No. PLN2022-0124 - Bynate
Document Type
CON - Early Consultation
Present Land Use
Commercial Cannabis retail business / General Commercial (C-2) / Commercial General Plan designation / Commercial Community Plan designation
Document Description
This is a request to obtain a Use Permit to allow operation of an existing commercial cannabis retail business, within an existing 625 square-foot building on a 3,750 square-foot parcel in the General Commercial (C-2) zoning district. In accordance with County Code Section 6.78.120(A)(6)(c)(i), the applicant is also requesting a waiver to the required 200-foot setback from adjacent residences. The site has been developed with six (6) graveled parking stalls located at the rear of the parcel, which is accessed via an alleyway connected to County- maintained West 5th Street. Although customer parking is restricted along State Route (SR) 33, the customer entrance is located along the SR 33 building frontage. Hours of operation are proposed to be Sunday through Thursday 9:00 a.m. to 8:00 p.m. and Friday and Saturday 9:00 a.m. to 9:00 p.m. The project proposes a maximum of three employees and is expected to generate approximately two truck/van delivery trip per week associated with the retail inventory for the facility. Bynate will serve approximately 40 customers per day. The property is served by the Crows Landing Community Service District (CSD) for water and by a private septic system for wastewater. No modification is proposed to the existing on-site septic facilities. The project was originally approved by the Board of Supervisors on August 13, 2019, under Use Permit (UP) and Development Agreement (DA) application number PLN2018-0149 – Bynate. Conditions of Approval for UP and DA number PLN2018-0149 required issuance of a building permit for a change of occupancy of the existing structure, no later than February 13, 2020. The applicant did not complete these improvements by this deadline; thus, the 2018 Use Permit is now expired and a new Use Permit is required to be obtained to allow for the continued operation of the business. Existing underground utility infrastructure is located within the alley. After project approval, Turlock Irrigation District (TID) expressed concerns regarding paving over electrical infrastructure. Accordingly, as part of this current application, the applicant is requesting that the requirement to make alley improvements, including installing pavement as specified in Conditions of Approval numbers 16 and 17 of the 2018 Use Permit, not be applied to this project.

Contact Information

Kristen Anaya
Agency Name
Stanislaus County Planning and Community Development Department
Job Title
Associate Planner
Contact Types
Lead/Public Agency


Crows Landing
Citywide, Countywide
Cross Streets
4th and 5th Streets
Total Acres
3,750sf; .08ac
Parcel #
State Highways
Union Pacific
See Other Location Info
Bonita Elementary
C.C.I.D. Canal; Orestimba Creek
Other Location Info
Airport: Crows Landing Naval Auxiliary Landing Field

Notice of Completion

State Review Period Start
State Review Period End
State Reviewing Agencies
California Air Resources Board (ARB), California Department of Cannabis Control (DCC), California Department of Fish and Wildlife, Cannabis Program (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 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 Food and Agriculture (CDFA), Department of Toxic Substances Control, State Water Resources Control Board, Division of Drinking Water, State Water Resources Control Board, Division of Water Rights, 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. 625, Acres .014, 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 or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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