VESTING TENTATIVE PARCEL MAP APPLICATION NO. PLN2021-0021 – THORNTON – RIVER ROAD

VESTING TENTATIVE PARCEL MAP APPLICATION NO. PLN2021-0021 – THORNTON – RIVER ROAD

Request to subdivide an 82.9± acre parcel into one 40± acre parcel and one 42.93± acre remainder. The northeast corner of the project site has a zoning designation of Planned Development (P-D) (214), with the balance of the site zoned General Agriculture (A-2-40). Request to subdivide an 82.9± acre parcel into one 40± acre parcel and one 42.93± acre remainder. The northeast corner of the project site has a zoning designation of Planned Development (P-D) (214), with the balance of the site zoned General Agriculture (A-2-40). Proposed Parcel 1 will be 40 gross acres in size and is currently planted in row crops and improved with a single-family dwelling, shed, private well, and septic system. The 42.93 gross acre remainder is currently planted in row crops and is improved with a produce stand, shed, and private well and septic system. Proposed Parcel 1 will be located the A-2-40 zoning district and the remainder will have a split zoning of A-2-40 and PD (214). The produce stand was originally permitted in 1993 under Use Permit No. 92-41 – Frank M. Bettencourt to sell fresh produce grown on-site or on property under the same ownership or lease as the property that contains the stand. Subsequently, Rezone No. 94-02 – Deldon Chemical Company was approved by the Board of Supervisors on July 12, 1994, rezoning the area surrounding the produce stand from A-2-40 to P-D to allow the produce stand to sell a mixture of products; 85% of the display area is devoted to fresh produce grown by the operator, and 15% for agricultural products purchased from other producers, non-alcoholic beverages, juices and packaged snack-foods. Proposed Parcel 1 will have access to County-Maintained River Road and the remainder will have access to Caltrans-maintained Maze Boulevard and County-maintained River Road.

Vernalis

Stanislaus

Citywide, Countywide

California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Parks and Recreation, California Department of Pesticide Regulation (DPR), California Department of Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Governor's Office of Emergency Services (OES), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB), California San Joaquin River Conservancy (SJRC), California State Lands Commission (SLC), Central Valley Flood Protection Board, Delta Protection Commission, Delta Stewardship Council, Office of Historic Preservation, State Water Resources Control Board, Division of Water Quality, State Water Resources Control Board, Division of Water Rights, California Department of Toxic Substances Control (DTSC)

California Department of Toxic Substances Control (DTSC)

Other (Parcel Split)

Land Division (Subdivision, etc.)

Biological Resources