Use Permit Application No. PLN2022-0124 - Bynate

Use Permit Application No. PLN2022-0124 - Bynate

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.

Crows Landing

Stanislaus

Citywide, Countywide

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)

California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)

Commercial (Sq. Ft. 625, Acres .014, Employees 3)

Use Permit

NA