CITY OF PATTERSON
Planning Commission Staff Report
Sperry Commercial Park Phase Two
Planned Development Overlay #21-01
Tentative Parcel Map #22-01
April 14, 2022 Meeting
PROJECT SUMMARY
A public hearing to consider a Planned Development Overlay on APN 021-093-008, a 20.25 acre lot located approximately 1,500 feet south of Sperry Avenue, between the California Aqueduct and the Delta Mendota Canal. The site is currently zoned for General Commercial land uses. The overlay would allow West Patterson Light Industrial zoning land uses. A parcel is also proposed for the same lot that would divide the property into four parcels of 10.05, 6.9, 2.1, and 0.63 acres in size, with the remainder proposed for street circulation. The 2.1 acre parcel would be provided for a storm drain basin.
APPLICANT AND SITE INFORMATION
Owner/Applicant: Eagle Valley Investments
Environmental Review: Consistent with West Patterson Business Park Environmental Impact Report And Addendum
Location: Approximately 1,500 feet south of Sperry Avenue, between California Aqueduct and the Delta Mendota
Canal
Assessor Parcel Numbers: 021-093-008
Project Size: 20.25 acres ±
General Plan Designation GC, General Commercial
Zoning: GC, General Commercial
Present: Agricultural
Surrounding Land Uses: Commercial, agricultural
Recommendation: Conditional Approval
PROJECT LOCATION AND BACKGROUND
The project site is located between the Delta Mendota Canal and the California Aqueduct, approximately 1,500 feet south of Sperry Avenue (see Figure 1).
The West Patterson Business Park Master Development Plan, which included this area was approved in 2003 and the lot was annexed to the City in 2004. The plan provided for a range of industrial uses as well as areas allocated for commercial development. Under that plan, the area to the north of this lot was designated for Highway Service Commercial uses and the subject lot was designated for West Patterson Light Industrial uses.
In 2010, the General Plan was updated and both lots were changed to a General Commercial designation. In 2019, the Planning Commission approved a parcel map to divide the northern section of the lot from the southern section. This parcel map included the southern extension of Rogers Road through that area. Subsequent approvals for the northern area include the Patterson Travel Center (Love’s), Grocery Outlet, and Dutch Bros. The southern portion of the lot (the subject property) was reserved as a remainder.
Figure 1
PROJECT DESCRIPTION
The proposed project includes two associated proposals: a planned development overlay and a tentative parcel map.
Planned Development
First, an application that would allow a Planned Development overlay. Planned Developments are an overlay over the existing zoning that allow flexibility in development. This flexibility could take any number of forms of departure from the typical zoning requirements, including allowing different uses and/or development criteria. For the current proposal, the applicant is requesting an overlay that would allow the land uses outlined in the West Patterson Light Industrial zoning designation, in addition to the currently allowed uses listed in the General Commercial Zone.
The primary reason for consideration of this proposal is the types of uses allowed in the General Commercial zone and the limitations of the subject site. Generally, the uses listed in the General Commercial Zone (see Exhibit 4) are driven by the number of vehicle trips passing by a given location in a day. Many retailers and restaurants have specific criteria for the number of vehicle trips that must past by a given location before they will consider placing a store there. As can be seen in the aerial view, the project site is located quite a distance from the nearest major roadway and the Rogers Road extension would be a dead end. To generate business in this area, the land uses would need to be a destination, rather than a pass by trip. While not all the uses outlined in the General Commercial zone have these types of vehicle trip requirements, the arrangement of the site significantly limits the potential uses.
As noted, the proposal would allow West Patterson Light Industrial uses (see Exhibit 5) in addition to the General Commercial land uses. These uses were previously considered in the West Patterson Business Park Master Development Plan.
The submitted map for the Planned Development includes a layout for a potential truck terminal on one of the lots. That use is not under review as part of this application. Should an application for that use be submitted at a later date, it would be subject to review and approval.
Parcel Map
Second, a tentative parcel map application has been submitted that would divide the subject property into four parcels of 10.05, 6.9, 2.1, and 0.63 acres in size, with the remainder proposed for street circulation. The 2.1 acre parcel would be provided for a storm drain basin. (See Exhibit 1) As proposed, the southern extension of Rogers Road would terminate in a cul-de-sac near the northern edge of the property. This cul-de-sac would provide access to all of the proposed lots (with the exception of the storm basin lot, which would be accessible through an easement). This layout presents two potential concerns.
First, as currently laid out, the extension of Rogers Road includes one access point for most of its length. The closest secondary access point is a driveway for the Grocery Outlet project, approximately 500 feet south of Sperry. This would leave over 1,000 feet of roadway with a single point of ingress/egress. If some issue should occur in that stretch, it would significantly limit the ability of emergency services to get into the area and for people to get out. When added with the potential for some of the land uses included in the West Patterson Light Industrial, which are more likely to include hazardous materials, the risks associated with this issue increase. Staff has included a condition requiring a secondary access route be provided in the event of an emergency.
Second, a cul-de-sac at this location would substantially impede future development potential of the lot to the south. Areas to the south are similarly bounded by the Delta Mendota Canal and the California Aqueduct. This lot is not included in the City’s General Plan, so is not contemplated for development, however, cutting off that potential seems shortsighted. Long-term, providing space for right-of-way to continue to the south would keep the possible connection open and provides the potential for a more permanent secondary access point in the future. Staff has included a condition to provide such an easement.
The Planning Commission’s role in reviewing a tentative parcel map includes the following:
• Find that the parcel map is consistent with the Subdivision Map Act. • Find that the parcel map is consistent with the City’s General Plan. • Find that the parcel map will implement the West Patterson Business Park Master Development Plan.
• Consider any applicable environmental documents related to the provisions of the California Environmental Quality Act.
• Consider the effect of the Commission’s decision on the City’s residents as well as the City’s fiscal and environmental resources.
ENVIRONMENTAL REVIEW
An environmental impact report (EIR) was prepared for the West Patterson Business Park Master Development Plan in 2002, SCH# 2001022031 and 2001032037. The EIR concluded that buildout of the area could result in a number of significant adverse impacts. Mitigation measures recommended by the EIR reduce many of these potentially significant environmental impacts to a less than significant level. Impacts for which no feasible mitigation was available were subject to Findings of Overriding Consideration.
In 2020, as part of review of the Love’s Travel Center, an addendum/initial study to the West Patterson Projects Environmental Impact Report (EIR) (SCH No. 2001022031) was prepared evaluating whether new circumstances, case law, or legislative actions have subsequently occurred that could negate the EIR certification. This review concluded that the project would not have any new substantial changes to the West Patterson Projects EIR (State Clearinghouse No. 2001022031) and an addendum to the EIR addressed the minor changes proposed.
Under the two documents, both scenarios (General Commercial uses and Light Industrial uses) have been considered. A mixture of the two development types would not change these reviews and would not result in significant new impacts that were not previously considered. Therefore, the project is consistent with the West Patterson Business park EIR and addendum.
FINDINGS
To recommend approval of the Planned Development Overlay, the Planning Commission must make the following findings:
1. That the proposed zoning is consistent with the General Plan and the West Patterson Business Park Master Development Plan. That the proposed design/improvements are consistent with the General Plan and West Patterson Business Park Master Development Plan.
2. That the site is physically suitable for the proposed type and density of development.
3. That the design and improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
4. That the design and improvements are not likely to cause serious public health problems.
5. That the design and improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed land division.
In order to recommend approval of the Tentative Parcel Map, the Planning Commission must make the following findings:
1. That the parcel map does not adversely affect the use of property in the vicinity or conflict with covenants, restrictions or improvements required by the subdivision of which the project parcels may be a part.
2. That all parcels hereby created, if not meeting minimum zoning district requirements applicable to the parcels, might reasonably be developed if a zoning variance or other mechanism is granted at the time the property is to be developed.
3. That the parcels hereby created are consistent with the intent of the Housing Element of the General Plan with respect to establishing a jobs/housing balance.
4. That there are adequate public services, including but not limited to, fire protection, water supply, sewage disposal, storm drain, schools and police protection to serve the project.
5. That the parcel map does not violate the provisions of the California Land Surveyors Act or the Subdivision Map Act.
6. That the parcel map will not conflict with easements acquired by the public at large for access through or use of the property, or necessary irrigation easements.
7. That the parcel map will create parcels with a size and configuration in furtherance of economic development opportunities.
ALTERNATIVE ACTIONS
1. Determine that the findings for the Planned Development Overlay and Tentative Parcel Map can be made, and motion to recommend approval of PD #21-01 and TPM #22-01 to the City Council, subject to the conditions recommended in the staff report.
2. Determine that the findings for the Planned Development Overlay and Tentative Parcel Map can be made, and motion to recommend approval of PD #21-01 and TPM #22-01 subject to the conditions recommended in the staff report with changes/revisions as may be recommended by the Commission.
3. Determine that the findings for the Planned Development Overlay or Tentative Parcel Map cannot be made and recommend denial of PD #21-01 and TPM #22-01.
RECOMMENDATION
Staff recommends that the Planning Commission do the following:
• Conduct a public hearing and allow members of the public to comment; • Consider issues discussed in the Staff Report and public discourse; • Motion to find the parcel map consistent with the 2003 West Patterson Business Park EIR and Addendum and,
• Motion to recommend approval of Planned Development No. 21-01 and Tentative Parcel Map No. 22-01 to the City Council, subject to the following conditions:
1. That the project shall be subject to the mitigation measures outlined in the West Patterson Business Park EIR and Addendum.
2. That the final map submitted for checking and recordation shall be prepared by a licensed civil engineer or land surveyor, each licensed to practice in the state of California, and shall meet all of the specifications of the state Subdivision Map Act.
3. That all parcels shall comply with the minimum requirements of the General Commercial zoning classification.
4. That the approval shall comply with all applicable state and municipal codes and meet the requirements of the City Engineer.
5. That easements of record shall remain in effect and shall be recorded on the final map.
6. Public utility easements shall be granted as required by the appropriate companies and to the satisfaction of the Public Works Director and City Engineer.
7. The applicant shall file one copy of the Tentative Map to be used for assigning addresses.
8. That no non-conforming condition of zoning may be created by this approval.
8. Street trees shall be required on all new roads.
9. Cost of all inspections related to on-site and off-site improvements shall be paid by the subdivider/developer.
10. The subdivider shall set all monuments required by the Subdivision Map Act before project acceptance for off-site improvements are approved.
11. Rogers Road shall be offered for dedication to the City of Patterson in conjunction with the recordation of the Final Map.
12. Rogers Road offer of dedication shall only be accepted by the City of Patterson subsequent to the City Engineer’s and Public Works Director’s determinations that Rogers Road has been constructed/built to the City Standards and a Notice of Completion in conjunction with an agreement to release any outstanding surety bonds has been authorized by the City Council.
13. Rogers Road shall be designed and constructed/built to the proposed Rogers Road ‘Plan Line’ to City Standards or as dictated by a future soils report and associated R-Value determination contained therein.
14. That the Rogers Road centerline extension shall be in alignment in terms of the centerline.
15. Rogers Road shall be designed and constructed/built in its entirety to the limits of the overall approved development site and in so doing avoid the ramifications and unintended consequences associated with a piecemeal construction alternative. This includes, but not limited to all underground utilities and complete road structural section. The curb/gutter, sidewalk, and driveway may be installed at a later date for development that is being phased to a future date or as approved by City Engineer.
16. Storm drain inlets shall be provided along Rogers Road to allow for proper storm drainage to the satisfaction of the City Engineer.
17. In the event phased grading is permitted, the subdivider shall install the required drainage facilities concurrently with the rough grading operations or provide an interim drainage and erosion control plan, and construct interim improvements, with prior approval from the City Engineer, for mitigation and potential flooding and erosion that may adversely affect adjacent properties and public rights-of-way.
18. An engineering cost estimate shall be submitted with the grading and improvement plans.
The applicants engineer shall sign and stamp the calculations and cost estimate prior to issuance of any permits.
19. Prior to issuance of a grading permit, the applicant shall submit a soils report prepared by a registered geologist or qualified civil engineer, concerning soil conditions for grading, excavation, slope stabilization and revegetation, and footings and foundation construction.
20. That fire hydrants shall be installed per City standards and per Appendix C of the 2016 CA Fire Code.
21. That the turnaround shall be designed to provide the required turning radius of a fire apparatus, maintained to support the imposed loads of fire apparatus, and shall be surfaced so as to provide all-weather driving capabilities. 2016 C.F.C § 503.2.3; 2016 C.F.C § 503.2.4 and 2016 C.F.C § 503.2.5.
22. That the turnaround shall be signed for no truck parking.
23. The water loop would need to be within public right-of-way and will be triggered to be in place by occupancy of Oak Harbor Freight.
24. That prior to final map approval, a secondary access route shall be designated. Such route shall be established and maintained to provide emergency ingress/egress, to the satisfaction of the City Engineer and Fire Chief.
25. That the waterline shall be looped so as to provide for adequate pressure and reliability to the satisfaction of the City Engineer and Public Works Director.
26. That a right-of-way easement shall be provided to the southern edge of the property to be used in the event of future development in that area.
27.That, per Patterson Municipal Code Section 16.20.010, failure to record a final map within twenty-four months of the date of approval or conditional approval of the tentative map shall terminate all proceedings, unless otherwise provided for under the Subdivision Map Act; provided, however, that upon application of the subdivider in writing, an extension not exceeding one year may be granted by the planning commission, except as provided under subsections (B) and (C) of this section. In the event the commission denies the subdivider’s application for extension, the subdivider may appeal to the city council. Where proceedings have terminated because of failure to file a final map or failure to receive extension by the planning commission or city council, a new tentative map shall be filed in accordance with the provisions of this chapter before a final map may thereafter be recorded or any lot sold.
28. That the applicant shall indemnify, defend and hold harmless the City of Patterson, its agents, officers and employees from any and all claims, actions, or proceedings against the City of Patterson, its agents, officers and employees to attack, set aside, void, or annul any approval by the City of Patterson and its advisory agency, appeal board or legislative body concerning the project, which action is brought within the time period provided for by the Government Code of the State of California. The City of Patterson shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. If the City fails to do so, the applicant shall not thereafter be responsible to defend, indemnify or hold the City harmless.
Respectfully submitted,
Joel Andrews
City Planner
Attachments
Tentative Parcel Map
Planned Development Map
Location Map
Applicant’s project description
Permitted Use Matrix for Commercial Districts
Permitted Use Matrix for Industrial Districts
Public Notice
ROGERS ROAD
SPERRY AVENUE
DELTA MENDOTA CANAL
CALIFORNIA AQUEDUCT A.P.N. 021-091-014
REMAINDER (57 - PM - 64)
ROGERS ROAD REMAINDER (58 - PM - 05) PARCEL 4 (58 - PM - 05) PARCEL 7 (58 - PM - 05) PARCEL 3 (58 - PM - 05) PARCEL 5 (58 - PM - 05) PARCEL 6 (58 - PM - 05) PARCEL 2 (58 - PM - 05) PARCEL 1 (58 - PM - 05) PARCEL 10 PARCEL 8 PARCEL 11 PARCEL 9 REMAINDER (57 - PM - 64) PARCEL 16 CALIFORNIA AQUEDUCT RADIUS LENGTH DELTA LINE TABLE LINE DIRECTION LENGTH LINE TABLE LINE DIRECTION LENGTH CURVE TABLE CURVE R DG GDR ENGINEERING, Inc. R GD GENERAL NOTES EASEMENT NOTE LEGEND BASIS OF BEARINGS DETAIL "A" BEING A DIVISION OF THE REMAINDER AS SHOWN ON THE PARCEL MAP FILED IN BOOK 58 OF PARCEL MAPS, PAGE 5, STANISLAUS COUNTY RECORDS, LYING IN THE WEST HALF OF SECTION 35, TOWNSHIP 5 SOUTH, RANGE 7 EAST, MOUNT DIABLO MERIDIAN, CITY OF PATTERSON STANISLAUS COUNTY, CALIFORNIA PARCEL MAP FOR SPERRY COMMERCIAL PARK - PHASE 2 DRAFT
City of Patterson III-23
18.42 Commercial and Medical/Professional
Office Districts
III
Table 18.42.030-1
Permitted Use Matrix for Commercial and Medical/Professional Office Districts
Commercial and Medical/Professional
Office Zoning Districts
(See Section 18.42.020 for descriptions)
Special Use
Regulations
NC HSC DC GC MPO
Residential Uses
Duplexes (joint use) 1 CUP N CUP N N
Group care facility (large) 2 N N N N CUP
Group care facility (small) 2 CUP N N CUP CUP
Live/work units 3 CUP CUP CUP N N
Multiple-family units (joint use) 1 CUP N CUP N N
Recreation, Education, and Public Assembly Uses
Child-care center CUP CUP N CUP CUP Chapter
18.63 Civic use 4 N CUP P P P
Community center 4 N CUP P P P
Community garden and/or farmer’s market AR CUP CUP CUP CUP Country club and related uses CUP CUP N CUP N
Drug and alcohol treatment facilities N N N CUP CUP
Golf driving ranges CUP CUP N CUP N
Information centers P P P P N
Mortuaries N N CUP CUP N
Parks, plazas, and playgrounds P
5 CUP5
P
5 P
5 CUP5
Places of assembly (large, 10,000 sf or more) CUP CUP CUP CUP N Place of assembly (small, less than 10,000 sf) P N CUP P N Public art6 CUP CUP CUP CUP CUP Chapter 18.74
Public facility N P P P N
Schools (private) N N N CUP N
Schools (public) N N N CUP N
Utility, Transportation, and Communication Uses
Communication equipment buildings N CUP N N N
Electric substations N CUP N CUP N
Public utility structures N N N N CUP
Public utility yards N N N CUP N
Transit station/park and ride lots P P N N N
Retail, Service, and Office Uses
III-24 Zoning Ordinance • Adopted July, 2013
18.42 Commercial and Medical/Professional
Office Districts
III
Commercial and Medical/Professional
Office Zoning Districts
(See Section 18.42.020 for descriptions)
Special Use
Regulations
NC HSC DC GC MPO
Alcoholic beverage sales 7 CUP CUP CUP CUP N
Art, antique, collectables P P P P CUP
Artisan shops P P P P CUP
Auctions (indoor only) 8 CUP CUP N CUP N
Banks and financial services P P P P P
Bars and cocktail lounges, accessory 9 CUP P CUP CUP N
Bars, cocktail lounges CUP CUP CUP CUP N
Bed and breakfast inns P P CUP CUP N
Building supply (large) N N P N CUP N
Building supply (small) P P CUP P N
Business support services P
10 P10 P10 P10 P10
Equipment sales and rental CUP CUP CUP CUP N
Gun shops CUP CUP CUP CUP N
Hospitals N CUP N N P
Hotels/motels P P CUP P CUP
Indoor amusement/entertainment facility P P P CUP N
Indoor recreation and fitness P CUP P P CUP
Itinerant/mobile vendors N N N N N
Manufactured home sales, new N CUP N CUP N
Medical and dental laboratories CUP CUP CUP P P
Medical and dental offices P CUP P P P
Medical clinics 11 CUP CUP CUP P P
Nightclubs CUP CUP CUP CUP N
Nurseries, for sale only CUP CUP CUP CUP N
Nurseries, includes growing of nursery stock CUP CUP CUP P N Office, accessory P P P P P
Outdoor markets, sales establishments CUP CUP CUP CUP N Personal services P CUP P P CUP
Private clubs CUP CUP CUP CUP N
Professional offices P P P P P
Recreational vehicle park N CUP N N N
Restaurants, no drive-thru service P P P P CUP
Restaurants, with drive-thru service AR AR AR AR CUP
Retail, accessory CUP P P CUP N
City of Patterson III-25
18.42 Commercial and Medical/Professional
Office Districts
III
Commercial and Medical/Professional
Office Zoning Districts
(See Section 18.42.020 for descriptions)
Special Use
Regulations
NC HSC DC GC MPO
Retail, general P P P P CUP
Retail, big-box (>80,000 sq.ft.) N CUP N CUP N
Secondhand stores AR AR AR AR AR
Service, accessory CUP P CUP CUP N
Tattoo parlors CUP CUP CUP CUP N
Telephone answering services N CUP N N CUP
Temporary uses see
note
see
note
see
note
see
note
see
note Chapter 18.90
Theaters, not including drive-in CUP CUP CUP CUP N
Tobacco shops CUP CUP CUP CUP N
Veterinary clinics, small animal only CUP CUP CUP CUP N Wholesale commercial uses CUP CUP CUP CUP N
Automobile and Vehicle Uses
Auto part sales P P CUP P N
Auto rental agencies N CUP CUP CUP N
Auto sales, new and used N CUP N CUP N
Car washing and detailing N CUP 12 N CUP 12 N
Fuel station N CUP CUP CUP N
Parking garages and lots N N CUP CUP CUP
Recreational vehicle sales N CUP N CUP N
Small vehicle sales and rental N CUP N CUP N
Vehicle services (major) N N N N N
Vehicle services (minor) N N N CUP N
Vehicle storage (large) N CUP N CUP N
Vehicle storage (small) N AR CUP AR AR
Industrial, Manufacturing, and Processing Uses
Data center N N N CUP N
Storage, personal storage facility N N N CUP N
Storage, warehouse (small) N N N CUP N
Storage yard N N N N N
Table Notes:
1. When combined as a joint use (i.e., shops below and units above).
2. Facility shall be state licensed.
3. See land use classifications in Chapter 18.96 (Land Use Definitions) for definition of live/work units.
4. No significant storage or corporation yards permitted.
5. Parks, plazas and other types of open space are only permitted as accessory to another use.
III-26 Zoning Ordinance • Adopted July, 2013
18.42 Commercial and Medical/Professional
Office Districts
III
6. Two-dimensional art-works smaller than 10 square feet may be permitted through the Administrative Use Review process.
7. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.
8. Auctions are not to include animals and shall be conducted with an enclosed building only.
9. Permitted when accessory to a hotel, motel, or restaurant.
10. Any use involving potentially hazardous materials is subject to Administrative Review (AR).
11. Includes laboratories that are ancillary to the primary use.
12. Permitted without a use permit if ancillary to a fueling station.
City of Patterson III-31
18.46 Industrial Districts
III
Table 18.46.030-1
Permitted Use Matrix for Industrial Districts
Industrial Districts
(See Section 18.46.020 for
descriptions)
Specific Use
Regulations
LI HI IBP IL
Agriculture, Resource, and Open Space Uses
Crop production and horticulture P P P P
Recreation, Education, and Public Assembly Uses
Athletic fields, accessory only 1P P P P
Child-care facility CUP N AR CUP
Drug and alcohol treatment facilities CUP CUP CUP CUP
Parks, plazas, and playgrounds CUP CUP CUP CUP
Places of assembly (large, 10,000 sf or more) CUP N CUP CUP Places of assembly (small, less than 10,000 sf) CUP CUP CUP CUP Places of worship CUP N CUP CUP
Public art2 CUP CUP CUP CUP Chapter 18.74
Public facility P P P P
Schools (private) CUP CUP AR CUP
Schools (public) CUP CUP CUP CUP
Schools (trade) P P P P
Utility, Transportation, and Communication Uses
Communication equipment buildings CUP CUP CUP CUP
Communication towers AR AR AR AR
Electric substations 3 CUP CUP CUP CUP
Public utility yards P P P P
Public utility structures P P AR P
Transit station/park and ride lots AR P AR P
Retail, Service, and Office Uses
Alcoholic beverage sales 4 CUP CUP N CUP
Art, antique, collectables P P P P
Artisan shops P P AR P
Auctions 5P P CUP P
Banks and financial services P CUP AR CUP
Bars and cocktail lounges, accessory 6 CUP CUP CUP CUP
Broadcast studios AR CUP AR CUP
Building supply (large) CUP P CUP P
Building supply (small) P P P P
III-32 Zoning Ordinance • Adopted July, 2013
18.46 Industrial Districts
III
Industrial Districts
(See Section 18.46.020 for
descriptions)
Specific Use
Regulations
LI HI IBP IL
Business support services P AR P P
Hotels/motels CUP CUP CUP CUP
Indoor amusement/entertainment facility AR CUP AR AR
Indoor recreation and fitness P CUP AR CUP
Manufactured home sales, new CUP CUP CUP CUP
Medical and dental laboratories CUP P CUP CUP
Medical and dental offices CUP CUP P N
Nightclubs CUP CUP CUP CUP
Offices, accessory P P P P
Outdoor markets, sales establishments CUP CUP CUP CUP
Outdoor promotions, sales or displays 7 CUP CUP CUP CUP Personal services P CUP P CUP
Personal services, accessory P P P P
Professional offices P CUP P CUP
Restaurants, no drive-thru CUP CUP CUP CUP
Restaurants, with drive-thru service CUP CUP CUP CUP
Retail, accessory P P P P
Retail, general P CUP AR P
Secondhand stores AR CUP AR AR
Services, accessory P P P P
Temporary uses 8 see
note
see
note
see
note see note Chapter 18.92
Veterinary clinics, large animal CUP CUP CUP CUP
Veterinary clinics, small animal AR AR AR AR
Wholesale commercial uses P P P P
Automobile and Vehicle Uses
Automobile and vehicle dismantling CUP AR N CUP
Automobile parts sales P P P P
Automobile rental agencies P P P P
Automobile sales, new and used P P CUP CUP
Bus yards P P N CUP
Car washing and detailing CUP 7P CUP 7 CUP 7
Fuel stations P P P P
Parking garages and lots P P P P
Recreational vehicle sales CUP CUP CUP CUP
City of Patterson III-33
18.46 Industrial Districts
III
Industrial Districts
(See Section 18.46.020 for
descriptions)
Specific Use
Regulations
LI HI IBP IL
Small vehicle sales and rental P P CUP CUP
Vehicle services (major) CUP CUP N N
Vehicle services (minor) AR AR CUP CUP
Vehicle storage (large) CUP Y N N
Vehicle parking (small) Y Y CUP CUP
Industrial, Manufacturing, and Processing Uses
Agricultural products processing N CUP N N
Data center P P P P
Fuel yards CUP CUP CUP CUP
Manufacturing (major) CUP P CUP CUP
Manufacturing (minor) P P CUP P
Recycling facility, processing CUP CUP CUP CUP
Recycling facility, scrap and dismantling facility CUP CUP CUP CUP Research and development CUP CUP AR CUP
Sheet metal fabrication 8 CUP P CUP CUP
Sign fabrication companies 8 CUP P CUP CUP
Storage, personal storage facility P P P P
Storage, warehouse (small) P P CUP CUP
Storage yard CUP P CUP CUP
Truck yards/terminals CUP CUP CUP CUP
Wholesale and distribution P P P P
Table Notes:
1. Athletic fields may be permitted as part of detention/retention facilities or as accessory to a primary use (e.g., recreational opportunities for employees).
2. Two-dimensional art-works smaller than 10 square feet may be permitted through the Administrative Use Review process.
3. Including microwave facilities in conjunction therewith and wireless communication (cellular phone) facilities as further defined and permitted to a maximum height of 15 feet above the maximum height allowed in the zone, as provided in Chapter 18.84.
4. Subject to A.B.C. requirements, beer and wine are permitted for on-site consumption in conjunction with a restaurant use.
5. Auctions are not to include animals and shall be conducted with an enclosed building only.
6. Permitted when accessory to a hotel, motel, or restaurant.
7. Permitted without a use permit is ancillary to a fueling station.
8. So long as the use is conducted entirely within an enclosed building. Outdoor storage is prohibited.
Section 18.46.040 Development Standards
The following development standards are applicable to the industrial zoning districts.
These standards, along with other development standards (e.g., landscaping
PUBLIC NOTICE
THE CITY OF PATTERSON PLANNING COMMISSION
REGULAR MEETING
NOTICE IS HEREBY GIVEN that the City of Patterson Planning Commission will hold a public hearing on Thursday, April 14, 2022, at 7:00 p.m., in accordance with AB 361 (Gov. Code, § 54950 et seq.), and the Federal Americans with Disabilities Act, to consider the following:
Planned Development #21-01, Tentative Parcel Map #22-01 - Sperry Commercial Park, Phase 2, APN #021-093-008
A public hearing to consider a Planned Development Overlay on APN, 021-093-008, a 20.25 acre lot located approximately 1,500 feet south of Sperry Avenue, between the California Aqueduct and the Delta Mendota Canal. The site is currently zoned for General Commercial land uses. The overlay would also allow West Patterson Light Industrial zoning land uses. A parcel is also proposed for the same lot that would divide the property into four parcels of 10.05, 6.9, 2.1, and 0.63 acres in size, with the remainder proposed for street circulation. The 2.1 acre parcel would be provided for a storm drain basin. The project is exempt from review under CEQA.
NOTICE: THIS MEETING WILL BE PHYSICALLY OPEN TO THE PUBLIC. ALL MEMBERS OF
THE PUBLIC MAY ALSO PARTICIPATE IN THE MEETING VIA VIDEO CONFERENCING AND VIA ZOOM TELECONFERENCE BY CALLING 1-669-900-6833, MEETING ID: 895 1570 6262, PASSWORD: 475335 AND WILL BE GIVEN THE OPPORTUNITY TO PROVIDE PUBLIC COMMENT. JOIN FROM A PC, MAC, IPAD, IPHONE, OR ANDROID DEVICE BY USING THIS URL:
https://us06web.zoom.us/j/89515706262?pwd=THJxQW5xVy9IeFRzMkJQbGpzeHVLdz09 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Planning Department at (209) 895-8020. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102-35.104 ADA Title II].
The Planning Commission agenda and supporting public documents are available for viewing in City Hall, Planning Department, 1 Plaza, 2nd Floor, Patterson, California, during normal business hours.
The Planning Commission agenda and supporting public documents are also available online on the City web site www.ci.patterson.ca.us listed under Agenda Center “Planning Commission”.
At the above noted time and place, testimony from interested persons will be heard by the Planning Commission and duly considered prior to making a recommendation. Any material submitted to the Planning Commission for consideration (photographs, petitions, letters, etc.) will be retained by the City and cannot be returned. If a challenge to the above application is made in court, persons may be limited to raising only those issues they or someone else raised at the Public Hearing.
Denise Melo, Planning Technician II, Community Development Department