Use Permit Application No. PLN2023-0047 – Best RV Center

Use Permit Application No. PLN2023-0047 – Best RV Center

Project Description: (please use a separate page if necessary) This project is a request to amend the Development Plans of Planned Developments (P-D) (351) and (253), to allow for construction of a 131,973 square-foot RV sales and service building on 15.3± acres and to allow for the sale of motorized RVs. The RV sales and service building will be two stories, a maximum of 37 feet in height, and will consist of: a 5,352 square-foot showroom, a 6,938 square-foot sales office, a 8,698 square-foot covered service drop off station, 40 service bays totaling 76,780 square feet, a 3,952 square-foot RV wash area and paint spray booth, a 6,508 square-foot service office with areas for retail sales of accessories and parts, and a 16,736 square -foot area for offices and parts storage located on the second floor. The project also proposes construction of a 16,086 square-foot shade structure for new vehicle delivery and a 1,374 square -foot storage building. Service of RV’s will consist of light repairs such as oil changes, brake pad changes, and other minor repairs. Engine and transmission repairs will not be conducted on-site. The development of the site will include paving of the entire 15.3 acre project site, with the exception of the proposed landscaped storm drain basin and other landscaped areas. Upon development of the site, the applicant proposes to stripe 119 RV customer parking spaces and 326 customer passenger vehicle spaces, The original development plan did not include any RV customer parking spaces and proposed only 126 total customer passenger vehicle spaces. Development of the site will also include perimeter landscaping, consistent with the development plan approved for P-D (351), however, the current project request will include additional landscaping within the interior of the site along the drive aisle of customer and employee parking areas. The amended Phase 2 development will include the installation of 76 new light poles, each 30 feet in height and wrought iron fencing around the perimeter. Lastly, the amended Phase 2 proposes to include the installation of three directional monument signs along Taylor Court and the installation of two above ground fuel tanks, at 1,000-gallons each. The site will continue to be served by the Keyes Community Service District for domestic water services via a previous out of boundary service agreement and develop septic facilities for the proposed building. The development of the site will include private use of W. Warner Road, which is in the process of being formally abandoned by the County. Originally approved in 2020, P-D (351) rezoned 8 parcels to expand and reorganize an existing RV sales business by allowing the expansion in two phases. APNs 045-053-040 and 045-062-001 were apart of the Phase 2 development of P-D (351) and were approved to reconfigure the existing service shop on APN 040 for additional sales offices and pave APN 001 for RV overstock storage. A subsequent use permit was granted in 2021 to reactivate P-D (351) due to the applicant not meeting the required timeline of the adopted development standards. All improvements associated with Phase 1 were completed in 2022. P-D (253), APN 040-053-041, was approved in 2001, allowing for the storage of RV’s and boats on a 1.25± acre parcel. As part of the current request, an existing dwelling and accessory structures will be demolished, and the entire site will be repaved and incorporated into the proposed customer parking lot. In accordance with Section 21.040.080(B) of the County Code, an amendment to the development plans of both P-D (351) and (253) can be permitted provided a use permit is obtained. There are no proposed changes in the hours of operation of seven days a week, 9:00 AM to 6:00PM. Additionally, the applicant does not expect an increase in the previously approved P-D (351)’s 90 employees on a maximum shift at full buildout of Phase 2. However, as there is an increase in proposed total building space to be developed, a supplemental to the previously adopted Traffic Impact Analysis has been prepared and included in the application submittal.

Keyes, Turlock

Stanislaus

Citywide, Countywide

California Air Resources Board (ARB), 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 Toxic Substances Control (DTSC), 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), Central Valley Flood Protection Board, Office of Historic Preservation, State Water Resources Control Board, Division of Drinking Water, 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. 131973, Acres 3.03, Employees 90)

Use Permit

N/A