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 to allow for the development in two phases of a 7,500± square-foot quick-serve restaurant with a drive-through, a 12-pump fueling station and a 4,000± square-foot convenience store with an attached car wash on the proposed 7.16± acre parcel. 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 existing parcel is currently improved with a manufactured home, and a produce stand currently in use on the property which was permitted under Use Permit No. 92-40 – Sarbjit Singh Athwal and 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 following improvements on the 7.16± acre proposed parcel: a 12-pump fueling station and a 4,000± square-foot convenience store on with an attached car wash, trash enclosure, four underground storage tanks, and 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 are anticipated for the convenience store, with a maximum shift of four employees on up to three shifts. 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. Under Phase 1, the applicant also proposes to locate septic systems for wastewater treatment and the public water system within the area designated as Area 3 on the site plan for this project to serve the development under Phase 1. Construction under Phase 1 is anticipated to begin within two years of approval, if approved. Phase 2 will consist of the following improvements on the 7.16± acre proposed parcel: a 7,500± square-foot quick-serve restaurant with a drive-through, a trash enclosure, and 37 parking spaces. Access for the development under Phase 2 will be taken from Central Avenue via a 25-foot-wide driveway. Hours of operation for the convenience store are proposed to be seven days a week from 5:00 a.m. to midnight, and the quick-serve restaurant and drive- through are proposed to operate seven days a week from 8:00 a.m. to 10:00 p.m. The drive- through restaurant is anticipated to have a total of 10-15 employees with a maximum shift of five to six employees at a time on up to three shifts. The development proposed under Phase 2 will utilize a septic system and the proposed public water system. Construction under Phase 2 is anticipated to begin after the completion of Phase 1 which is anticipated to be within 5-years of approval, if approved. 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 Phase 1 and 2 combined. 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 attached). A total of .42± acres of landscaping are proposed surrounding the convenience store, quick-serve restaurant, and parking areas. Almond trees will remain planted on 4± acres of the 7.16± acre proposed parcel. The 7.16± acre parcel will be served by septic systems and a public water supply system (well). The proposed Remainder parcel will remain developed with a septic system and well which serves the existing manufactured home.