2 Documents in Project


SCH Number
Lead Agency
Stanislaus County
Document Title
Document Type
CON - Early Consultation
Present Land Use
Nut oil and cattle feed processing facility and orchard/ General Agriculture (A-2-10) and Planned Development (P-D) (312)/ Agriculture
Document Description
Request to rezone a 5.65± acre parcel from Planned Development (P-D) (312) to a new P-D, and an 8.99± acre portion of a 266.53± acre parcel from General Agriculture (A-2-40) to P-D, to allow for future expansion of an existing nut oil and cattle feed processing facility. A lot line adjustment between the 266.53± acre and 5.65± acre parcel is included in the request to allow the existing facility and proposed expansion to be contained on one resulting 14.64± acre parcel. The existing facility is improved with the following: a 23,267± square-foot processing building; 16,400 square-foot cooking building; 4,000 square-foot shed; 2,700 square-foot office; grain silos and other accessory equipment; parking lot with 20 spaces and lighting consisting of five 21-foot-tall light poles near the eastern property line; fencing consisting of a six-foot-tall chain link fence has been developed along the northern, western, and southern property lines, and a five foot 10 inch tall concrete and wrought iron decorative fence runs along the eastern property line; stormwater drainage basin; and landscaping along the road frontage. Existing signage consists of two four foot by eight foot freestanding identification signs on posts, one at each existing entrance point. The existing facility is served by private well and septic system and has access to Montpelier Road via two driveways. The existing facility operate 24 hours a day, 7 days a week, with a total of 25 employees (15 employees on a maximum shift), and up to two visitors per day. There are an average of 10 daily truck trips consisting of either the delivery of nuts or picking up finished product. Truck traffic is limited to the hours of Monday through Friday from 7:00 am to 5:00 pm. The proposed expansion consists of the construction of two 50,000± square foot warehouses and a 12,000± square foot office to be utilized as a bottling facility for food products and refrigerated storage facility for agricultural goods (nuts and nut oils). The proposed expansion is expected to increase the total number of employees from 25 to 35, with 20 employees on a maximum shift. Daily visitor trips are not expected to increase. Daily truck trips are expected to increase from 10 to 20 per-day. The expansion also includes an additional 105 parking spaces, 16 22-foot-tall light poles, and chain link fencing, six to seven feet in height, around the perimeter of the site. Storm drainage swale and landscaping strips at least 40-feet wide are proposed along the road frontage and northern property line, and a six-foot-wide landscape strip is proposed adjacent to the western property line. Landscaping will consist of drought-resistant shrubs, trees and ground cover. Propose signage includes two new four-foot by eight-foot identifications signs on the eastern wall of the proposed buildings. The expansion will be served by either the existing well or a new well, and a new on-site septic system. One new driveway on Montpelier Road and two new driveways fronting an existing access easement adjacent to the northern property line are proposed. Due to surrounding parcels zoned General Agriculture (A-2-40), the applicant has requested a reduced buffer of 136 feet on the north side of the project site be considered. The applicant expects construction to begin by June 1, 2025.

Contact Information

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


Citywide, Countywide
Cross Streets
Montpelier Road and E Keyes Road
Total Acres
Parcel #
019-041-027 and 019-024-050 (portion)

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, 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 Water Resources (DWR), California Native American Heritage Commission (NAHC), California Natural Resources Agency, Central Valley Flood Protection Board, Department of Food and Agriculture (CDFA), Department of Toxic Substances Control, Office of Historic Preservation, State Water Resources Control Board, Division of Drinking Water, State Water Resources Control Board, Division of Water Rights, State Water Resources Control Board, Divison of Financial Assistance, California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)
State Reviewing Agency Comments
California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)
Development Types
Commercial (Sq. Ft. 112000, Acres 14.64, Employees 35)
Local Actions
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
State Comment Letters [Comments from state reviewing agencies]

Disclaimer: The Governor’s Office of Planning and Research (OPR) accepts no responsibility for the content or accessibility of these documents. To obtain an attachment in a different format, please contact the lead agency at the contact information listed above. You may also contact the OPR via email at or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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