Rezone Application No. PLN2023-0016 – Keyes Plaza


SCH Number
Lead Agency
Stanislaus County
Document Title
Rezone Application No. PLN2023-0016 – Keyes Plaza
Document Type
CON - Early Consultation
Document Description
Project Description: (please use a separate page if necessary) Request to rezone a 3.81± acre parcel from General Agriculture (A-2-10) to Planned Development (P-D), to develop multiple commercial uses for the traveling public. Specifically, the request includes construction of the following: a 3,214± square-foot gasoline fueling canopy with 8 gas pumps, a 7,500± square-foot convenience store, a 2,500± square-foot shell building with a drive-through for a future fast-food restaurant, a 4,550± square-foot car wash, a 12,850± square-foot shell building for future retail use, and 124 asphalt parking spaces for automobiles. As part of this request, the applicant also proposes to install a 45-foot-tall free-standing pylon sign for the gas station and convenience store. Additionally, building signage is proposed for each individual building. Lighting consisting of 16-foot-tall shielded fixtures will be installed throughout the project site. Landscaping consisting of deciduous shade-trees and flowering shrubs will be installed along the road frontage of the development behind a 5-foot-wide meandering sidewalk as well as throughout the project site. In addition to the proposed sidewalk, off-site improvements consisting of curb and gutter are proposed along both the Nunes and E. Keyes Road frontages. Storm water will be maintained on-site via two (2) storm water retention basins to be developed as part of this project with one basin located on the western portion of the project site and the other basin located on the eastern portion of the site. A 6-foot-tall masonry wall is proposed to be constructed along the northern property line adjacent to Nunes Road. Due to surrounding parcels zoned General Agriculture (A-2-10), the applicant has requested the masonry wall act as an alternative to the County’s Agricultural Buffer requirements on the north portion of the project site. The applicant has also requested that a no-buffer alternative on the west side of the project site be considered, as the property is not in agricultural production and is also designated as Planned Development and Highway Commercial in the County’s General Plan and the Keyes Community Plan, respectively. Development of the project site will include two 27-foot-wide reciprocal access points between the project site and the undeveloped property to the west as a provision for future connectivity. The gas station and convenience store will operate 24 hours a day with two-three (2-3) employees on a maximum shift. The applicant anticipates the restaurant will operate seven days a week from 8:00 a.m. to 10:00 p.m. The car wash and retail space are anticipated to operate seven days a week from 9:00 a.m. to 6:00 p.m. Peak hours for customers are expected to be from 7:00 a.m. to 8:00 a.m. for the gas station and convenience store, from 12:00 p.m. to 1:00 p.m. and 5:00 p.m. to 6:00 p.m. for the development as a whole. The applicant anticipates four (4) supply deliveries per day between 10:00 a.m. and 11:00 a.m. and 100 peak hour customers for the development as a whole. Two-three (2-3) fuel deliveries per week are anticipated for the gas station. The development will be served by the Keyes Community Service District for public water and sanitary sewer services. The applicant anticipates development of the project site in one (1) phase with construction beginning by December 2024.

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
East Keyes and Nunes Roads
Total Acres
Parcel #
State Highways
State Route 99
Union Pacific
Keyes Union and Turlock Joint Unified High
Turlock Irrigation District Lateral No. 2 ½

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 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), Central Valley Flood Protection Board, Department of Toxic Substances Control, Office of Historic Preservation, State Water Resources Control Board, Division of Water Rights, State Water Resources Control Board, Divison of Financial Assistance
Development Types
Commercial (Sq. Ft. 30614, Acres 3.81, Employees 1)
Local Actions
Project Issues
None Identified
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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