General Plan Amendment, Rezone, and Parcel Map Application No. PLN2025-0015 – Keyes-Central

Request to amend the General Plan and zoning designation of a 7.16± acre portion of a 17.6± acre parcel from Agriculture and General Agriculture (A-2-40) to Planned Development (P-D), and to subdivide the parcel into a 7.16± acre parcel and a 10.44± acre designated remainder. The project proposes to develop the 7.16± acres, located on the northeast corner of the Keyes Road and Central Avenue intersection, with a 12-pump fueling station, a 4,000± square-foot convenience store with an attached 2,500 square-foot car wash, and a 7,500± square-foot quick-serve restaurant with a drive-through, in two phases. The remainder will remain designated as Agriculture and zoned General Agriculture (A-2-40); no improvements are proposed on the remainder under this request. The project site is currently improved with a manufactured home. A produce stand is currently in use on the property which was permitted under Use Permit No. 92-40 – Sarbjit Singh Athwal and was later modified under Staff Approval Permit No. 95-18 – Sarbjit S. Athwal. The balance of the current parcel is planted in almond trees and is bisected by the Lower Lateral 2 ½ Turlock Irrigation District (TID) canal. In addition to the subdivision of the property, Phase 1 of the proposed project will include the demolition of the existing 3,000 square-foot produce stand and construction of the fueling station, convenience store, car wash, trash enclosure, four underground storage tanks, and parking lot with 21 parking spaces. The fueling station is proposed to be open seven days a week, 24 hours per-day. A total of 10-12 employees is anticipated for the convenience store, with a maximum shift of four employees, with up to three shifts per-day. Access for the development under Phase 1 is proposed from Central Avenue via a 25-foot-wide driveway and from Keyes Road via a 36-foot-wide driveway. Construction under Phase 1 is anticipated to begin within two years of approval, if approved. Phase 2 will consist of construction of the quick-serve restaurant with a drive-through, a trash enclosure, and 37 additional parking spaces. Access for the development under Phase 2 will be taken from Central Avenue via a 25-foot-wide driveway. The quick-serve restaurant is proposed to operate seven days a week from 8:00 a.m. to 10:00 p.m. and with a total of 10-15 employees (five to six on a maximum shift with up to three shifts per-day). The development of Phase 2 is anticipated to begin within five years of approval, after the completion of Phase 1. The project is projected to generate approximately 6,600 daily trips, including 659 trips during the AM peak hour and 522 during the PM peak hour upon full build out of both phases of development. After accounting for internal and pass-by trip reductions, the net-new trip estimates are 4,930 daily trips, 473 AM peak hour trips, and 374 PM peak hour trips as determined in a Trip Generation & VMT Screening Analysis prepared by Fehr & Peers for the proposed project (see Attachment I). A total of .42± acres of landscaping, including drought tolerant shrubs, are proposed to be installed around the convenience store, quick-serve restaurant, and parking areas; 24-foot-tall lighting poles are proposed to be installed throughout the parking lot; and a monument sign is proposed to be installed at the corner of Keyes and Central Road. Almond trees will remain planted on 4± acres of the 7.16± acre proposed parcel. The development is proposed to be served by a private onsite septic system for wastewater treatment and a private onsite well (to be permitted as a public water system). The proposed remainder parcel will remain developed with a septic system and well which serves the existing manufactured home which is proposed to remain on the designated remainder parcel.