General Plan Amendment & Rezone Application No. PLN2020-0123 - 132 Investments - Maze Boulevard


SCH Number
Lead Agency
Stanislaus County
Document Title
General Plan Amendment & Rezone Application No. PLN2020-0123 - 132 Investments - Maze Boulevard
Document Type
CON - Early Consultation
Present Land Use
PLU: Walnut orchard and 14 structures. Zoning: P-D 23 (Planned Development) GPD: Agriculture

Document Description
Request to amend the General Plan and zoning designations of a 15.66± acre parcel from Agriculture and expired P-D (23) to Planned Development to allow for development of: a gas station; 8,400± square foot commercial building, which will be comprised of an 1,800± square-foot drive-thru restaurant, 4,800± square-foot convenience store, and 1,800± square foot storage and retail space; an 880± square foot detached restroom facility; and outdoor rest area. The project also proposes to install a 499 gallon above-ground propane tank and dispenser for propane sales and to develop a 2,000 square-foot area for above-ground fuel tanks totaling 16,000 gallons. The fueling station will include two gas canopies, 1,380± square-feet in size with six gas pumps and 5,130± square-feet in size with 12 gas pumps, proposed to be located on the northern and southern portions of the project site, respectively. The total project area for the proposed development will be 8± acres in size and will include 4.5± acres of landscaping surrounding the convenience store, restaurant, and storage building and parking areas; the remaining 7± acres of the project site will remain planted in walnut trees. A total of 138 paved parking stalls are proposed to be developed around the convenience store building and gas station canopies. Proposed hours of operation will be seven days a week from 6:00AM to 10:00PM. The applicant anticipates two shifts per day with 8-12 employees on each shift. A total of three truck deliveries are anticipated per day. The project site is currently planted in 10.66± acres of walnut trees and has a 5± acre area previously developed with a farm animal zoo and 14 structures used as gift shops. The applicant proposes to remove six of the gift shops as part of this project and to utilize two of them as storage buildings as part of the proposed development. The project site is located on the southeast portion of a parcel on the border line between San Joaquin and Stanislaus Counties. The San Joaquin side of the property has been improved with two retail stores, an event center, drive-thru coffee stand, and a RV park. The proposed project under this application is separate from the developments on the San Joaquin side of the property. The site will develop and be served by a private septic system and a public water supply system (well). Primary access will be taken off State Route 132 (Maze Boulevard), and secondary access by way of County-maintained S McCracken Road.

Contact Information
Emily Basnight
Stanislaus County Planning & Community Development
Lead/Public Agency
1010 10th Street, Ste 3400
Modesto, CA 95354

Phone : (209) 525-6330

Abdo Almolaiki dba 132 Investments
Project Applicant


Cross Streets
State Route 132/S. McCracken Road
Total Acres
Parcel #
State Highways
State Highway 132 & 33
Patterson Joint Unified
Other Location Info
Near the border of Stanislaus and San Joaquin Counties

Notice of Completion

Review Period Start
Review Period End
Development Type
Commercial (Acres 15.66±)
Local Action
General Plan Amendment Rezone
Reviewing Agencies
California Air Resources Board (ARB) 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 Highway Patrol (CHP) California Native American Heritage Commission (NAHC) California Natural Resources Agency California Public Utilities Commission (CPUC) California San Joaquin River Conservancy (SJRC) California State Lands Commission (SLC) Central Valley Flood Protection Board Department of Toxic Substances Control Office of Historic Preservation State Water Resources Control Board, Division of Drinking Water, District 10 State Water Resources Control Board, Division of Water Quality California Department of Conservation (DOC) California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)


Environmental Document
EC_web   PDF 11420 K OPR Summary_Form - Updated   PDF 1019 K
NOC_signed   PDF 192 K
State Comments
2021010365_Conservation Comment   PDF 305 K 2021010365_RWQCB Comment   PDF 280 K

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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