Request to subdivide a 58.4-acre parcel in the General Agriculture (A-2-40) zoning district, into two parcels, 18.3± and 40.1± acres in size. Proposed Parcel 1 will be 18.3± acres in size, which is below the 40-acre minimum parcel size of the A-2-40 zoning district; however, it will be created in accordance with Section 21.20.060 (D) of the A-2 zoning code. A portion of the parcel has been developed with a nonconforming huller. A Use Permit will also be processed concurrently with this request to permit previous expansions to the huller, which included expansion to 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.
The existing parcel consists of a single-family dwelling, a huller with two shops, two offices, a truck scale, a truck staging area, a solar array to offset running costs of huller, and an orchard. The parcel is also served by a private well and a septic system. The site receives irrigation water from Turlock Irrigation District and stores it on-site via an existing pond and irrigation pump. Proposed Parcel 1 will consist of a single-family dwelling, and all improvements and structures related to the huller. Proposed Parcel 2, 40.1± acres in size, will consist of an orchard, irrigation pond, and irrigation pump. Both proposed parcels will have access to County-maintained John Fox Road and Swanson Road. The huller operates 24 hours a day from Monday to Saturday in three shifts. There is a total of eight employees, however, the number of employees per shift vary, with the most being six employees on a maximum shift size and two employees at the lowest shift size.
Although, no construction is proposed, per Zoning Ordinance Section 21.20.020, Proposed Parcel 1 can be developed with one single-family dwelling, one accessory dwelling unit, and one junior accessory dwelling unit, and Proposed Parcel 2 with two single-family dwellings, two accessory dwelling units, and one junior accessory dwelling with each single-family dwelling. The project site is enrolled in a Williamson Act Contract and both the parcels will remain enrolled, if approved.