AGENDA TITLE:
title
Public Hearing to Consider Adopting a Resolution Certifying a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH 2025040384) for the Maverik Fueling Station Project, to Consider Waiving the First Reading and Introducing an Ordinance Amending the Zoning Map from Unzoned to General Commercial (GC) for Approximately 8.81 Acres at APN 061-020-15, and detach APN 061-020-15 from the Woodbridge Fire Protection District (Applicant: Maverik Inc.; File Number: PL2023-40; CEQA Determination: A Mitigated Negative Declaration has been prepared pursuant to Section 15070 to 15075 of the CEQA Guidelines) (CD)end
MEETING DATE:
July 16, 2025
PREPARED BY:
Cynthia Marsh, Deputy Director / City Planner
recommendation
RECOMMENDED ACTION:
Public Hearing to consider adopting a Resolution certifying a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) (SCH 2025040384) for the Maverik Fueling Station project, to consider waiving the first reading and introducing an Ordinance amending the Zoning Map from Unzoned to General Commercial (GC) for approximately 8.81 acres at APN 061-020-15, to consider adopting a Resolution to detach APN 061-020-15 from the Woodbridge Fire Protection District, and to direct staff to prepare and submit an annexation application to the San Joaquin Local Agency Formation Commission (LAFCO)end
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BACKGROUND INFORMATION:
Maverik, Inc. (“Applicant”) is requesting annexation of an approximately 9.71-acre site (“Site”) located at the southeast corner of East Kettleman Lane and Beckman Road. The Site consists of an 8.81-acre parcel (APN 061-020-15) and the adjacent Beckman Road right-of-way. The Site is contiguous to the City limits to the north and west and is currently within the unincorporated area of San Joaquin County. The Project proposes to pre-zone the developable portion of the Site to General Commercial (GC), consistent with the Site’s General Plan designation and the broader vision for commercial development near State Highway 99 and adjacent employment centers.
The Applicant intends to develop the Site with a convenience store and fueling station designed to serve both passenger vehicles and commercial trucks. The proposed facility is not a truck stop-it will not include truck parking, overnight accommodations, or repair services commonly associated with truck stops. Separate use permit and design review applications have been submitted and would be considered by the City following action on the annexation request.
PUBLIC OUTREACH
A polling survey was sent via certified United States mail to six adjacent residential properties, with a requested response date of April 23, 2025. The mailing included an informational handout addressing frequently asked questions about the annexation process, contact information for City staff, and a map of the potential annexation area. The City received one response, which expressed opposition to the project. The respondent noted that they purchased their home “with the intention of enjoying a peaceful and quiet residential neighborhood,” and expressed concern that adjacent commercial uses could disrupt the “peaceful character of our community.”
On April 24, 2025, at 6:00 p.m., City staff held a community meeting at the Lodi Police Department’s Rick Cromwell Community Room. Attendees included a representative from Maverik, two environmental consultants who prepared the environmental documentation, and City staff. Two members of the public attended, both of whom reside in the nearby residential neighborhood. Their concerns centered on potential noise impacts and truck idling near their backyards. Staff and the applicant clarified that: (1) the project does not include truck parking, only fueling for trucks and vehicles, along with a Maverik convenience store; (2) the proposed Maverik (Phase 1 of the site plan) would be constructed at the western edge of the parcel, furthest from the residences; and (3) any future development on the eastern portion of the site, adjacent to residential properties, would be required to include a six-foot block wall to buffer commercial and residential uses.
On June 11, 2025, the Planning Commission held a duly noticed public hearing to consider the proposed annexation. Several members of the public provided comments. Topics raised included a perceived easement dispute between private property owners and interest from nearby property owners in potentially being included in future annexations. However, although City staff conducted outreach and formally polled adjacent property owners for their interest in annexation, no additional responses were received.
Following the public hearing, the Planning Commission adopted a resolution finding that all of the environmental impact analysis and procedures were adequate and complete in accordance with the California Environmental Quality Act, and recommending that the City Council do all of the following: (1) adopt and certify the MND and MMRP (SCH 2025040384) for the Maverik Fueling Station project, (2) adopt an Ordinance amending the Zoning Map from Unzoned to General Commercial (GC) for approximately 8.81 acres at APN 061-020-15, and to adopt a resolution directing staff to prepare and submit an annexation application to LAFCO detaching APN 061-020-15 from the Woodbridge Fire Protection District, and annexing the Site into the City. Staff has presented these proposed actions for Council’s consideration in this agenda item.
STRATEGIC VISION:
2B. Economic Development: Expand and diversify economic opportunities.
FISCAL IMPACT:
Not applicable.
FUNDING AVAILABLE:
Not applicable.