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AMENDMENT TO THE ARCH-AIRPORT SPERRY ROAD PRECISE ROAD PLAN TO ALLOW ACCESS FOR AN APPROVED FUELING STATION AND CONVENIENCE STORE (P25-0045)
recommended action
RECOMMENDATION
It is recommended that the City Council accept the Planning Commission’s recommendation and approve the Precise Road Plan Amendment to the Arch-Airport Sperry Road Precise Road Plan, in accordance with Findings for Decision detailed herein.
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Summary
Todd Meyers of Maverik Inc filed a project application to amend the Arch-Airport/Sperry Road Precise Road Plan in accordance with the Stockton Municipal Code (SMC) Chapter 16.148 (the “Project”). The purpose of the Project is to create a secondary driveway access for a Maverik fueling station and convenience store located at 4874 Qantas Lane, in the jurisdiction of the County of San Joaquin (Attachment A). The Maverik station and store were approved by San Joaquin County in June 2025, but are not yet constructed. The City of Stockton is processing this application request because the rights of way for Arch-Airport Road is regulated by the City. The proposed Precise Road Plan Amendment (Exhibit 1 to the proposed Resolution) creates a secondary driveway access - or encroachment - onto Arch-Airport Road, east of the intersection with Qantas Lane that will provide restricted access to right-out only vehicular movement from the approved Maverik site onto Arch-Airport Road to complement the full access driveway on Qantas Lane.
The City Council is the review authority for Amendments to Precise Road Plans, based on the recommendation of the Planning Commission. The Project is Categorically Exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15305(b), Minor Alteration in Land Use Limitations, because it is for an encroachment to a roadway that does not change the allowed uses or density of any parcel of land, nor does it affect the intended use of the roadway, as shown in the provided access analysis.
On January 8, 2026, the Planning Commission held a public hearing and considered public comment on the proposed amendment. After discussing the item, the Planning Commission voted 5-1 (Commissioner Hernandez absent and Commissioner Amen dissenting) to recommend approval of the proposed amendment with an added condition requiring the driveway to be constructed to allow for STAA trucks. Staff recommends City Council accept the Planning Commission’s recommendation and approve the amendment to the Arch-Airport/Sperry Road Precise Road Plan, based on the required Findings of Fact.
DISCUSSION
Background
The Arch-Airport/Sperry Road Precise Road Plan was jointly adopted and approved by the City of Stockton and San Joaquin County in 2002 (Attachment B). The purpose of the Plan is to identify future right-of-way requirements, roadway alignment, lane configurations, driveway access restrictions, and intersection controls for the roadway to ensure the regional needs of the roadway are properly met and addressed. Precise Road Plans are created to accommodate anticipated future development. However, because not all development can be adequately envisioned, the Stockton Municipal Code provides a way for Precise Road Plans to be amended through SMC Section 16.148.090.C. Arch-Airport Road in the subject location is currently a six lane arterial roadway with a landscaped median. The current Precise Road Plan does not provide any driveway access to Arch-Airport Road at the subject location and includes an additional eastbound through-lane.
The Maverik fueling station and convenience store was approved by San Joaquin County and is located on a parcel in the County’s jurisdiction. The approved fueling station currently has primary access from Qantas Lane, however for proper vehicular circulation, a secondary roadway access is needed on Arch-Airport Road. The proposed amendment is to add a new secondary driveway access (encroachment) onto Arch-Airport Road to the approved station and store, and to maintain the current three through-lanes plus auxiliary lane configuration.
The proposed amendment would provide a right-out only vehicular access to Arch-Airport Road, specifically, from the approved Maverik site approximately 425 feet east of the Qantas Lane intersection to complement the full access driveway approved by the County on Qantas Lane.
An access analysis was conducted to determine the potential impact of the proposed driveway using the projected amount of traffic from the buildout of the Airpark 599 project (Attachment C). The analysis concluded that the proposed driveway would have no significant negative impact on Arch-Airport Road traffic and that it would alleviate some demand on the Qantas Lane intersection. The analysis also concurred with the certified plans and traffic study for the Highway 99/Arch Road interchange project that the current 3 travel lanes plus auxiliary lane are sufficient for the projected growth in the area. The analysis anticipated 1,902 average daily trips for Maverik, which is a portion of the 15,650 average daily trips anticipated for Qantas Lane by the adopted Airpark 599 EIR Addendum at this intersection. The analysis has been reviewed by the City and found to be adequate to allow for the requested amendment as proposed.
The project area is not zoned, because Arch-Airport Road is designated as public right-of-way (ROW). The subject area is bound to the:
• North by a United States Postal Service processing and distribution center zoned by the City of Stockton as IG (Industrial, General);
• South by a vacant parcel in jurisdiction of the County of San Joaquin (Airpark 599), approved for the development of a Maverik Fueling station and convenience store with an Envision Stockton 2040 General Plan (General Plan) Land Use Designation of Commercial, and zoned by San Joaquin County as Highway Commercial, since not currently in the Stockton City limits.
The General Plan designates Arch-Airport Road as an Arterial roadway, with land on either side of the right-of-way for Commercial and Industrial land uses. The Precise Road Plan amendment application is subject to public hearings by both the Planning Commission (for recommendation to the City Council) and the City Council (for a final decision).
Development Review Committee
The Development Review Committee (comprised of senior multi-departmental Stockton staff) considered the Project on December 15, 2025, and recommended approval of the amendment to the Arch-Airport/Sperry Precise Road Plan Amendment, subject to required Findings of Fact, as indicated in the proposed Resolution.
Findings Of Fact
Stockton Municipal Code (SMC) Section 16.148.070.A requires two findings of fact to support an amendment to a Precise Road Plan. The Precise Road Plan must 1) comply with general land uses, objectives, policies, and programs of the General Plan and other adopted goals and policies of the City; and 2) be in compliance with applicable provisions of the California Environmental Quality Act (CEQA). The project would comply with the General Plan because the proposed amendment serves the needs of commercial development that is consistent with its General Plan Land Use Designation of Commercial. In addition, the proposed amendment complies with General Plan Land Use Policy LU-6.1, by ensuring that adequate infrastructure is available to development projects; and Land Use Policy LU-6.2 by prioritizing a development project in an infill area, substantially surround by existing development. Further, the Project complies with CEQA as it is Categorically Exempt under CEQA Guidelines Section 15305(b), Minor Alteration in Land Use Limitations, because the proposed amendment is for an encroachment to a roadway that does not change the allowed uses or density of any parcel of land, nor does it affect the intended use of the roadway, as shown in the provided access analysis. This exemption is for the proposed amendment only, as the Maverik project is already approved by the County and was previously evaluated in the adopted Airpark 599 EIR addendum.
Planning Commission
On January 8, 2026, a public hearing was held before the Planning Commission. During the hearing, concern was raised by a member of the public and some Commissioners about potential safety issues the driveway may present and the amount of traffic on Arch-Airport Road. The Project traffic engineer addressed the design and traffic analysis conducted to ensure safety is being considered. Public Works staff concurred with the traffic analysis that a fourth through-lane is not needed due to the design of the Arch/SR 99 interchange and use of the existing auxiliary lane is adequate. An additional condition of approval was recommended by the Commission to require the driveway to be constructed with a proper turning radius to allow for STAA trucks to exit the site safely. During the hearing, staff confirmed that the driveway was envisioned and analyzed in the County-approved Airpark 599 Master Plan.
Following the public hearing, the Planning Commission voted 5-1, with Commissioner Hernandez absent and Commissioner Amen dissenting, to forward a recommendation to the City Council for approval of the proposed amendment to the Arch-Airport/Sperry Road Precise Road Plan with the before mentioned STAA compliant driveway condition added (Attachment D).
ENVIRONMENTAL CLEARANCE
As previously stated, the proposed amendment is Categorically Exempt under CEQA Guidelines Section 15305(b), Minor Alteration in Land Use Limitations. The proposed amendment is for an encroachment to a roadway that does not change the allowed uses or density of any parcel of land, nor does it affect the intended use of the roadway, as shown in the provided access analysis (Attachment C).
Public Comments
Notice for the City Council public hearing for this request was published in The Record on February 6, 2026, as a display ad in accordance with SMC Section 16.88.030(B)(2)(b)(ii)(C)(2). As of the writing of this staff report, no written comments have been submitted.
FINANCIAL SUMMARY
There is no impact to the City’s General Fund or to any other unrestricted fund. Costs associated with the proposed design and construction of improvements will be borne by the developer.
Attachment A - Location Map and Arterial Photograph
Attachment B - Arch-Airport/Sperry Road Precise Road Plan
Attachment C - Access Analysis
Attachment D - Planning Commission Resolution 2026-01-08-0502