PA-2400352: Administrative Use Permit – Enlarging Existing Retail Market (nonconforming)

An administrative use permit application PA-2400352 has been submitted by Jimmy Nagi for the expansion of an existing nonconforming retail market located at 30836 Airport Way in Tracy, California, within San Joaquin County. The proposed development includes a 2,035 square foot building addition and an 850 square foot covered outdoor seating area, increasing the facility’s capacity with additional storage, a larger kitchen and food preparation area, an expanded walk-in cooler and freezer, a new office, and a third restroom while maintaining the current indoor seating. The project will occupy approximately 1.25 acres of a 13.97-acre parcel and is served by a private on-site well for water and a private septic system for sanitary disposal, with stormwater managed through a constructed retention pond. Access to the site will be provided via three driveways—two from S. Airport Way and one from S. Kasson Road. Although the retail market use is not permitted under the General Agriculture zoning designation, the existing operation qualifies as a legal nonconforming use, permitting the requested expansion under conditional approval. The project requires compliance with a range of environmental, infrastructure, and regulatory standards, including adherence to the California Building Code, Title 24 energy efficiency guidelines, and San Joaquin Valley Air Pollution Control District rules for greenhouse gas mitigation, achieving at least a 29% reduction below 2002–2004 baseline levels. Submittals include a soil suitability and nitrate loading study, a percolation test, a Hazardous Materials Business Plan, a drainage plan, a grading plan, and documentation confirming participation in the San Joaquin County Multi-Species Habitat Conservation Program to address biological resource concerns. Environmental review under CEQA has assessed impacts on transportation, aesthetics, hazards, and cultural resources, with determinations of significance and proposed mitigation measures. The applicant must secure approvals from multiple county departments, including Public Works, Environmental Health, and Community Development, and complete all inspections prior to occupancy. While the project involves significant site modifications and regulatory coordination, no federal acquisition elements such as contract clauses, pricing, delivery schedules, or procurement evaluation criteria are present; the process is governed entirely by local land use and environmental regulations under California law. The primary contact for the application is Alisa Goulart, Associate Planner with San Joaquin County’s Community Development Department.