Cunningham Ranch

3 Documents in Project


SCH Number
Lead Agency
Stanislaus County
Document Title
Cunningham Ranch
Document Type
NEG - Negative Declaration
Present Land Use
Single-family dwelling, a huller with two shops, two offices, a truck scale, a truck staging area, a solar array and orchard / General Agriculture (A-2-40) / Agriculture
Document Description
This is a request to expand a legal nonconforming hulling operation, and to subdivide a 58.4-acre parcel into two parcels, 18.3± and 40.1± acres in size in the General Agriculture (A-2-40) zoning district. 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. The hulling operation did not receive appropriate land use entitlements prior to expansion. As such, a use permit is required to permit the previous expansions of the hulling operation, which included 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. 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, and a private well and septic system. Proposed Parcel 2 will consist of an orchard, irrigation pond, and irrigation pump. Both proposed parcels will have access to County-maintained John Fox Road; and proposed Parcel 2 will also have access to County-maintained Swanson Road. The huller operates 24 hours a day from Monday to Saturday in three shifts with 6 employees on a maximum shift and two employees on the minimum shifts during harvest season (August through November). The huller operates Monday to Saturday 7:00AM to 5:00PM during the off season (December through July) with a total of 10 employees on a single shift. The operation currently generates 25 truck trips per day during harvest and 4 trucks per day during the off season. The operation currently fumigates on-site and will continue to do so after project approval. Although, no construction is proposed, per Zoning Ordinance Section 21.20.020, Proposed Parcel 1 can be developed with one accessory dwelling unit, and one junior accessory dwelling unit in addition to the existing single-family dwelling, and Proposed Parcel 2 with one single-family dwelling, one second dwelling unit which can be either another single-family dwelling or an accessory dwelling unit, and one junior accessory dwelling unit. The project site is enrolled in a Williamson Act Contract and both the parcels will remain enrolled, if approved.

Contact Information

Emily Basnight
Agency Name
Stanislaus County Planning and Community Development
Job Title
Assistant Planner
Contact Types
Lead/Public Agency


Hughson, Waterford
Citywide, Countywide
Cross Streets
Swanson and Waring Roads
Total Acres
Parcel #
State Highways
State Route 132
Hughson Unified
Turlock Irrigation District Ceres Main Canal and the Tuolumne River

Notice of Completion

State Review Period Start
State Review Period End
State Reviewing Agencies
California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Bay Delta Region 3 (CDFW), California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Forestry and Fire Protection (CAL FIRE), California Department of Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Energy Commission, California Governor's Office of Emergency Services (OES), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB), California State Lands Commission (SLC), Central Valley Flood Protection Board, Office of Historic Preservation, State Water Resources Control Board, Division of Drinking Water, State Water Resources Control Board, Division of Water Quality, State Water Resources Control Board, Division of Water Rights
Development Types
Other ( Agricultural Hulling operation and parcel map )
Local Actions
Use Permit, Land Division (Subdivision, etc.)
Project Issues
Not applicable
Local Review Period Start
Local Review Period End


Notice of Completion [NOC] Transmittal form

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