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Parcel Map, Variance, and Williamson Act Cancellation Application No. PLN2025-0022 – Silva Revocable Trust

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State & Local

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Solicitation details, issuing organization, response deadlines, documents, and interested companies for this government contract opportunity.

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A 107.62-acre parcel located at 20400 Armstrong Road in Crows Landing, California, is undergoing a subdivision request to create two new parcels of 5.32 acres and 44.22 acres, with a 58.08-acre remainder, all within the General Agriculture (A-2-40) zoning district. Due to the proposed parcel sizes—particularly the 5.32-acre parcel falling below the 40-acre minimum for agricultural zoning and the 5.32-acre parcel being under the 10-acre threshold for Williamson Act protection—a zoning variance and a Williamson Act cancellation are required. The cancellation of Williamson Act Contract No. 1971-0364 necessitates a penalty payment of 12.5% of the property’s assessed value and a public interest finding by the Board of Supervisors. The application, filed by the Silva Revocable Trust, includes conditions to preserve irrigation easements for the Patterson Irrigation District, remove all non-conforming structures, install survey monuments and official signage, dedicate required rights-of-way for Armstrong Road, Pear Avenue, and Alfalfa Road, and comply with Stanislaus County Public Works standards. Future development on the new parcels, including wells, septic systems, or accessory dwellings, will require additional permitting from the Department of Environmental Resources, Public Works, and Building Permits Division, with associated public facility fees due at that time. The project underwent environmental review under CEQA with findings that impacts on biological resources, air quality, hazardous materials, and seismic hazards are less than significant with mitigation or have no impact. The final approval was granted on January 6, 2026, with the county serving as the lead agency and no federal procurement elements, contracting officers, or FAR clauses involved in the process.

General Info

Subdivision of 107.62-acre農業 land into two parcels requires zoning variance and Williamson Act cancellation with 12.5% penalty.

Agency

California → Stanislaus County

NAICS

237210 - Land SubdivisionView NAICS

Place of Performance

Pear Avenue and Marshall Road, CA, 95313

Set-Aside

NONE

Documents

(6)

CEQA Referral Initial Study and Notice of Intent - Silva Revocable Trust PLN2025-0022

PDF•ceqa-initial-study

Notice of Determination for Parcel Map and Variance Application PLN2025-0022 Silva Revocable Trust

PDF•notice-of-determination

PLN2025-0022 Public Hearing Notice for Silva Revocable Trust Parcel Map

PDF•public-hearing-notice

Notice of Intent to Adopt Negative Declaration for Silva Revocable Trust Project PLN2025-0022

PDF•notice-of-intent

SCH Summary Form for Parcel Map, Variance, and Williamson Act Cancellation PLN2025-0022

PDF•environmental-summary

Notice of Completion - Silva Revocable Trust Parcel Map and Variance

PDF•notice-of-completion

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Organization & Contact Information

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AgencyCalifornia → Stanislaus County
Contacts3 people available
OfficeN/A
Organization / Agency
California → Stanislaus County
Office AddressN/A
Contacts
Jeremy BallardSenior Planner
contact@example.gov
+1 (555) 000-0000
George and Barbara Ann SilvaApplicant
contact@example.gov
+1 (555) 000-0000
Lorrie SilvaConsulting Firm
contact@example.gov
+1 (555) 000-0000

Interested Companies (1)

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Beyond Boundaries
Turlock, CA

Full Description

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Request to subdivide a 107.62± acre parcel into two parcels, 5.32± acres (proposed Parcel 1) and 44.22± acres (proposed Parcel 2) in size, and a 58.08± acre remainder, in the General Agriculture (A-2-40) zoning district. A variance request is included to create a parcel below the required minimum parcel size of 40-acres. The request also includes cancellation of a 5.32± acre portion of Williamson Act Contract No. 1971-364 on proposed Parcel 1. The current parcel is flood irrigated via surface water from the Patterson Irrigation District (PID) from Lateral H, which runs north to south along the western end of the project site. A 10-foot-wide irrigation and drainage easement exists parallel to the lateral as well as along the eastern and southern portions of the parcel along Alfalfa Road and Pear Avenue. Proposed Parcel 1 is improved with a single-family dwelling, detached garage, barn, well, and septic system. Proposed Parcel 2 and the remainder are planted in row crops and do not have any structures on them. If approved, proposed Parcel 1 could develop one accessory dwelling unit and one junior accessory dwelling unit. The 44.22± acre parcel and 58.08± acre remainder will remain planted in row crops; however, they could be developed with two single-family dwellings per parcel in addition to accessory structures associated with the single-family dwellings or use of the property in accordance with General Agriculture Zoning District. A Williamson Act Contract Notice of Non-Renewal has been filed and recorded on 107.62± gross acre parcel. The 5.32± acres included in proposed Parcel 1 will be cancelled and the remaining 102.3± acres will be re-enrolled under a new contract. If approved, the proposed Parcel 1 will have access to County-maintained Armstrong Road and Pear Avenue, proposed Parcel 2 will have access to County maintained Pear Avenue and Alfalfa Road, and the remainder will all have access to County-maintained Armstrong Road and Alfalfa Road.

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