Every property service available in Keyes
Every trade has a Keyes page of its own, written from the community plan, the district's water and sewer record and the county permit route. Five run at any hour; the rest are scheduled.
Emergency restoration and mitigation
Debris and hauling
Construction and reconstruction
Building envelope and structure
Site and paving
Maintenance
What Keyes buildings need, and when
Keyes began in 1871 as a railroad siding called Keyes Switch, and the town still shows the join. The original townsite was laid out at right angles to the northwest-southeast railroad while later development follows a north-south grid, and the State Route 99 bypass of the mid-1980s cuts the community in two. The median year built is 1990, with 472 homes from 2010 to 2019 and about 300 predating 1950.
The maintenance year is set by rain and by the irrigation season. At Turlock's normals station a year brings 12.39 inches, 2.63 of it in January, 2.29 in February and 2.26 in December, against no measurable rain in July and a normal high of 93 degrees. Work on the district's laterals can only happen in the non-irrigation season, which typically runs from 1 November to 1 March, so canal-side jobs are set for that window while roofing, paving and painting take the dry months either side of it.
When the rain concentrates, it concentrates hard. Between 26 December 2022 and 16 January 2023 the Turlock gauge logged 8.43 inches, roughly 68 percent of a normal year in three weeks, with 1.25 inches on 31 December and 1.12 on 9 January. Sewer flows shipped to Turlock rise with rain draining into the system, and the district maintains only its mains, not the lateral from a building.
Drainage here is a project history rather than a finished system. A County storm drain improvement filing in 2008 set out a detention basin, a pump station, a collection system and full-width street work around Anna and Grace avenues, 10th Street and Nunes and Motsinger roads. Newer projects keep storm water on their own sites in basins instead.
Keyes areas served
These twelve areas are taken separately on every Keyes service page, because the highway, the railroad and the canals divide the community.
7th Street community core
A pedestrian-scaled mix of homes, shops and public buildings, with the district office at 5601 and a fire station rated poor at 5627.
Original townsite beside the Union Pacific line
Blocks laid out square to the railroad and offset from the later grid, holding the town's oldest houses and the site of the 1914 station.
SR 99 and Keyes Road interchange, Highway Commercial
The community's gateway, where the freeway carries 122,000 vehicles a day and the plan designates land for the travelling public.
Golden State Boulevard, Nunes Road to East Keyes Road
Five parcels under a 2015 planned development for highway commercial, including a truck terminal with a maintenance shop and truck dock.
Golden State Boulevard, East Keyes Road to Barnhart Road
Sixty-five acres of truck, food distribution, service station and storage premises, most on their own wells or district water.
Rohde Road gateway and TID Upper Lateral 2½
A five-acre site with 39,393 square feet of mini-storage and housing, with an irrigation lateral running along its north boundary.
Industrial lands west of SR 99 and Foote Road
Industrial and planned industrial land with direct rail access, and the lift station that pumps the community's wastewater to Turlock.
Norma Way, Nunes Road and Washington Road subdivisions
Newer housing to the north and east on 5,000 square foot minimum lots, laid out over land annexed for homes and a school.
Anna Avenue, Grace Avenue and 10th Street
The multifamily district, and the cross streets of the County's storm drain project, with street lighting and paving replaced on 10th.
Hatch Park, Maud Avenue and Lucinda Avenue civic blocks
The town's park, the county library at 4420 Maud Avenue and a 6,000 square foot community center due for renovation.
Mobile home parks on the district edge
Scattered parks in and around the district sphere, on their own sewer and water but taking treated district water through a master meter.
East Keyes Road farm edge and the Ceres Main Canal
Almond ground and canal crossings east of town, including a rebuilt road bridge and a 220 acre-foot regulating reservoir built in 2023.
Questions from Keyes owners and managers
Keyes is eight road miles from the Modesto base, so the emergency trades work to a 75 to 100 minute window, whatever the hour. The planned trades carry no timed promise at all: the request is screened, handed to a contractor for that trade, and the visit is arranged directly between that contractor and the owner.
Keyes is unincorporated, so the Stanislaus County Building Permits Division in Modesto issues the permit and the contractor assigned to the request files it. The community services district has no land use authority; the County keeps it. County studies also note that flood zone requirements run through the permit and that a soils test may be asked for when the application goes in.
Yes. Each address goes in as its own request, so a 7th Street building, a Washington Road house and a Golden State Boulevard yard each keep their own file, photographs, scope and schedule in the client area. Where several trades are needed for one incident at one address, the work runs under a single file.
Water damage restoration, fire and smoke damage, mold remediation, storm damage and board-up, and biohazard cleanup: five of the twenty-two, all on the emergency line at any hour. Everything else, including junk and debris removal, roofing, paving, construction, remodeling and the maintenance trades, is requested on the form and then booked with the assigned contractor.
Only in the right season. The laterals crossing Keyes, among them Upper Lateral 2½ along Rohde Road in a seventy foot right of way, are the irrigation district's, and work on district irrigation facilities is confined to the non-irrigation season, which typically runs 1 November to 1 March but can move. Repairs on your own side of the line are not held to that.
Property services near Keyes
