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AMENDMENT TO THE ARCH-AIRPORT SPERRY ROAD PRECISE ROAD PLAN TO ALLOW ACCESS FOR A FUELING STATION AND CONVENIENCE STORE (P25-0045)
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RECOMMENDATION
Staff recommends that the Planning Commission adopt a Resolution forwarding a recommendation to the City Council to approve an amendment to the Arch-Airport Sperry Road Precise Road Plan, in accordance with Findings for Decision detailed herein, to a San Joaquin County approved fueling station and convenience store.
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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 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 (Attachment B).
Staff recommends the Planning Commission adopt the proposed Resolution forwarding a recommendation to the City Council to 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 C). 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, should the need arise, through SMC Section 16.148.090.C.
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 proposed amendment is to add a new secondary driveway access - or encroachment - onto Arch-Airport Road to that approved station and store. 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. This secondary access point is not currently identified in the Arch-Airport Sperry Road Precise Road Plan. The proposed amendment would provide such access, specifically, 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.
An access analysis was conducted to determine the potential impact the proposed right-out only access onto Arch-Airport Road would have and what improvements would be needed to the roadway to accommodate said access (Attachment B). The analysis was reviewed by the City and found to be adequate to allow for the 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); and
• South by a vacant parcel in jurisdiction of the County of San Joaquin, approved for the development of a Maverik Fueling station and convenience store with a General Plan Land Use Designation of Commercial, and zoned by San Joaquin County as Highway Commercial. (Attachment A - Location Map and Aerial Photograph).
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 Sperry Precise Road Plan Amendment, subject to required Findings of Fact, as indicated in the proposed Resolution.
Required Findings of Fact
Stockton Municipal Code (SMC) Section 16.148.070.A requires two findings of fact to support the approval of an amendment to a Precise Road Plan. The Precise Road Plan amendment 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 complies 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.
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.
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 A - Location Map and Arterial Photograph
Attachment B - Access Analysis
Attachment C - Arch-Airport Sperry Road Precise Road Plan
This staff report was prepared by Scott Speer, Planning Manager - Current Planning, (209) 937-8195; scott.speer@stocktonca.gov