General Plan Text Amendment Application No. PLN2025-0070 – Highway Commercial Planned Development Update

Stanislaus County is amending its General Plan to update the Highway Commercial Planned Development land use designation, specifically to establish clear, enforceable regulations for large-scale truck parking facilities in unincorporated areas adjacent to major state highways including I-5, SR-33, SR-99, SR-108, SR-120, SR-132, SR-165, and SR-219. The amendment introduces a three-tier permitting structure based on scale: up to three trucks may be operated as a home occupation with ministerial approval; four to twelve trucks or four to twenty-four trailers require a Planning Commission use permit; and thirteen or more trucks or twenty-five or more trailers necessitate approval by the Board of Supervisors. The update aims to reduce conflicts with agricultural land uses, address community concerns, standardize operational and locational controls, and provide regulatory certainty for developers. All proposals must comply with the California Environmental Quality Act (CEQA), including adherence to the Central Valley Regional Water Quality Control Board Basin Plan, State Water Board Resolution 68-16, and applicable Clean Water Act provisions such as Sections 401 and 404, with required Storm Water Pollution Prevention Plans for construction activity. The application process is overseen by the Stanislaus County Planning and Community Development Department, which serves as the lead agency for environmental review and public consultation, with final authority resting with the Board of Supervisors. The public review period for the proposed amendment ran from September 10 to September 30, 2025, during which time environmental referral forms were distributed to state and federal agencies including the California Department of Fish and Wildlife, U.S. Army Corps of Engineers, and State Water Resources Control Board. Submissions required fifteen hardcopy sets and were directed to the County’s planning office in Modesto, with electronic filing permitted but without specification of exact file formats. There are no monetary values, procurement clauses, federal acquisition regulations, invoicing systems, or contractor obligations associated with this action, as it is purely a regulatory land use planning amendment exempt from CEQA environmental impact analysis. The amendment does not involve federal funding, contract types, payment processes, or acquisition mechanisms, and no contractor or offeror representations such as UEI, CAGE codes, or socioeconomic certifications are applicable or required. The only point of contact is Kristen Anaya, Senior Planner, reachable via phone or email for administrative inquiries regarding the land use text amendment.