Use Permit Application No. PLN2022-0074 - Cal Coast Commodities

2 Documents in Project


SCH Number
Lead Agency
Stanislaus County
Document Title
Use Permit Application No. PLN2022-0074 - Cal Coast Commodities
Document Type
CON - Early Consultation
Present Land Use
Orchard & unpermitted Walnut Storage Buildings /General Agriculture (A-2-40)/Agriculture
Document Description
Request to permit and operate an existing walnut storage facility consisting of four storage buildings totaling 80,300± square feet of building space on the northwest portion of a 34.92± acre parcel in the General Agriculture (A-2-40) zoning district. The parcel is currently planted in a walnut orchard and is not improved with any dwellings, wells or septic system. The storage buildings consist of prefabricated steel frames and placed on concrete pads with paved drive aisles. The total developed area consists of approximately 3 ± acres, which will be enclosed from the remaining balance of the parcel by a chain link fence. The two most westward structures will include areas for shipping and receiving. The storage of walnuts on-site will be a part of a vertical integration with the nut processing facility to the west of the project site on Assessor Parcel Number (APN) 027-010-009. Employees of the proposed project will utilize existing restroom and other employee facilities on the adjacent parcel. During the harvest period of August to December, the number of employees on the project site are anticipated to be 6-8 per day. During off-season periods, January to July, the number of employees on site are anticipated to be 2-3 per day. Proposed hours of operation are Monday through Saturday from 6:00 a.m. to 8:00 p.m. The proposed project anticipates receiving 10-12 truckloads of walnuts per day from surrounding walnut orchards from September to March, and 20 truckloads per week from March to September. A traffic memo for the project, dated October 29, 2020, was prepared by J.B. Anderson Land Use Planning and is attached to this referral. No retail sales are proposed as part of this project nor will customers will be permitted on-site. As part of this request, the applicant proposes to grant a shared access agreement to the project site from the adjacent applicant-owned parcel located to the west (APN: 027-010-009). Primary access for the walnut storage facility will be taken off County-maintained East 5th Street via an existing improved driveway and secondary access will be taken from Crows Landing Road. Storm drainage retainment is proposed to be over the balance of the parcel. The project was originally submitted under Use Permit Application No. PLN 2020-0065 – Cal Coast Commodities, for the same proposed site development and use. The application was withdrawn from consideration on April 5, 2022 due to inactivity. During that time the proposed structures have been constructed without the required building and land use permits.

Contact Information

Jeremy Ballard
Agency Name
Stanislaus County Planning and Community Development
Job Title
Associate Planner
Contact Types
Lead/Public Agency


Crows Landing
Citywide, Countywide
Cross Streets
E. 5th Street
Total Acres
Parcel #
State Highways
Union Pacific
Bonita Elementary School
San Joaquin

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 Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Transportation, Division of Aeronautics (DOT), California Department of Transportation, Division of Transportation Planning (DOT), California Department of Water Resources (DWR), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB), California San Joaquin River Conservancy (SJRC), California State Lands Commission (SLC), Central Valley Flood Protection Board, Delta Protection Commission, Delta Stewardship Council, Department of Toxic Substances Control, Office of Historic Preservation, State Water Resources Control Board, Division of Water Quality
Development Types
Commercial (Sq. Ft. 80300, Acres 3.15, Employees 88)
Local Actions
Use Permit
Project Issues
Local Review Period Start
Local Review Period End


Draft Environmental Document [Draft IS, NOI_NOA_Public notices, OPR Summary Form, Appx,]
Notice of Completion [NOC] Transmittal form

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