Variance Application No. PLN2022-0009 - Frito-Lay, Inc.

2 Documents in Project


SCH Number
Lead Agency
Stanislaus County
Document Title
Variance Application No. PLN2022-0009 - Frito-Lay, Inc.
Document Type
CON - Early Consultation
Present Land Use
Snack food manufacturing facility / Zoning: Industrial (M) / GP: Industrial
Document Description
Request for a Variance to the Industrial (M) zoning district height limit to allow for the construction of a 97-foot-tall 27,000± square-foot warehouse building at an existing manufacturing facility. The project also proposes to expand the current Frito-Lay facility by constructing a 62,000± square-foot manufacturing building, and corn and cornmeal silos, and site improvements consisting of the following: a second rail branch; new solar photovoltaic carport; 14 vehicle charging stations for employees; a publicly available compressed natural gas fueling station; and near zero emission and zero emission on and off-road fleet upgrades to increase the production capacity and reduce the need to import packaged snack food products from other plants. The number of employees is anticipated to increase by 130 as part of this project; increasing the number of employees to 486 during a maximum shift. Current hours of operation are 24 hours per day, seven days a week; no change to the hours of operation are proposed under this request. Customers and visitors on-site per day is anticipated to increase by six for a total of 26 per day as part of the expansion. Additionally, the facility will have an additional seven outbound truck trips for an average of 93 outbound delivery truck trips per day; a decrease of one inbound truck trip for a total of five inbound delivery truck trips per day; and an additional five railcar deliveries for a total of 33 railcars per week, as a result of the project. Truck deliveries and loadings are anticipated to continue to occur 24 hours per day, seven days a week. The applicant also proposes landscaping 10,500± square-feet consisting of a vegetative buffer around the outside edge of the parking stalls on the south portion of the parcel. The 27,000± square-foot warehouse is proposed to be 84± feet tall with an HVAC unit at the top bringing the total height to 97± feet tall. The additional height of the building is needed for a two-crane automated storage and retrieval system. The structure will be manned daily, up to four employees to operate forklifts and the automated crane system from ground levels. §21.60.040(A) requires building and appurtenant structures not to exceed 75 feet in height in the Industrial (M) zoning district. The warehouse will be located at an existing snack-manufacturing facility on a 71.35± acre parcel in the Industrial (M) zoning district within the LAFCO adopted Sphere of Influence for the City of Modesto. The site is currently served with public sewer and water facilities by City of Modesto, and private wells. The site has access to County-maintained Garner Road and Leckron Road. The expansion of the facility is a permitted use in the Industrial (M) zoning district, this request for a variance to height is the only item to be considered by the Planning Commission.

Contact Information

Emily Basnight
Agency Name
Stanislaus County Planning and Community Development
Job Title
Assistant Planner
Contact Types
Lead/Public Agency


Citywide, Countywide
Cross Streets
Leckron Road
Total Acres
Parcel #
State Highways
Union Pacific
Modesto City-County Aiport
Empire Union/Modesto Union
Tuolumne River
Other Location Info
Railways: Modesto and Empire Traction

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 Forestry and Fire Protection (CAL FIRE), 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 Energy Commission, California Governor's Office of Emergency Services (OES), 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 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
Industrial (Sq. Ft. 89000, Acres 71.35, Employees 486)
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

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