Request to expand an existing almond hulling operation, located on an 18.27± acre parcel, to allow for the storage of almonds and almond hulls and shells on an adjacent parcel totaling 67.57± acres, in the General Agriculture (A-2-40) zoning district. The existing huller facility is located on the parcel currently identified as Assessors Parcel Number (APN) 019-007-020 which is developed with a building containing the huller, two barns used for storage of almond bins and hulling equipment, a storage building associated with the dwellings on-site, a mechanic/fabrication shop associated with the huller, two offices, a truck scale, a truck staging area, a solar array, and a single-family dwelling. The adjacent 67.57± acre parcel, assessed under two APNs (APNs 019-007-018 and -019), is currently planted in 60.33± acres of almond trees and has an irrigation pond, and is proposed to be utilized for stockpiling almonds. Phase 1 will include removal of nine acres of almond trees for stockpiling ground on the northeast portion of APN 019-007-018. Phase 2 will include removal of up to 19± acres of almond trees for an additional area for almond hull and shell stockpiling on a portion of APN 019-007-018. Phase 3 will include the removal of 19.5± acres of almond trees for stockpiling ground on the eastern portion of APN 019-007-019; however, ten rows of almond trees adjacent to the frontage of both John Fox and Swanson Roads will be retained for noise attenuation and dust control purposes. If approved, Phase 1 is anticipated to be implemented within one year of project approval, Phase 2 within two years, and Phase 3 within five years. The huller operation previously received a Use Permit and Parcel Map to subdivide an 85.84-acre parcel into two parcels, 18.27± and 67.57± acres in size, to located the hulling operation on a separate parcel and to allow for the expansion of the huller building, conversion of a dwelling to an office, and the use of a portion of the parcel (along the John Fox Road frontage) for a truck staging area (Use Permit and Parcel Map No. PLN2022-0064 Cunningham Ranch). Under the previous Use Permit, the facility operated 24 hours a day, seven days a week during harvest season (August through November) and Monday to Saturday 7:00 a.m. to 5:00 p.m. during the off-season (December through July) with a total of ten employees on a single shift. The facility had a total of 25 truck trips per-day during harvest and four trucks per-day during the off-season and one customer visit was anticipated per week. Under the current request, the almond huller will continue to operate 24 hours a day, seven days a week during harvest and proposes to extend harvest season into mid-December. During the operations off-season (mid-December through July) the facility will continue to operate Monday through Saturday and proposes to extend the hours of operation from 6:00 a.m. to 6:00 p.m. Under this request, the applicant proposes four additional employees for a total of 14 employees consisting of three full-time employees and eleven part-time employees. The applicant anticipates an increase of two customers per-day for a total of three customers on-site per-day. Five additional truck trips are proposed for a total of 30 round-trip truck trips anticipated per-day by three truck drivers. This totals an increase of 10 truck trips and 12 vehicles trips from the previously approved use permit. The existing throughput is 12,000,000 almond meat pounds which will remain the same through proposed Phase 1 and is proposed to increase up to 14,400,000 almond meat pounds for phases 2-3. The parcel improved with the existing huller is served by a private well and a septic system (APN 019-007-020). Both parcels receive irrigation water from Turlock Irrigation District which is stored on-site via an existing pond and irrigation pump. The parcel developed with the existing hulling operation (APN 019-007-020) has access to County-maintained John Fox Road via an asphalt driveway. The adjacent parcel proposed for stockpiling takes access from Swanson Road via a dirt driveway.
