Agenda — Ceres City Council, April 14, 2025 (part 2 of 2)

properly address traffic and air quality impacts and new impacts requiring a subsequent or supplemental EIR; various violations of the City's Municipal Code especially as to zoning matters including misapplication of the findings needed for approval of a CUP under CMC §18.30.090, failure to address the threshold matters in CMC §18.30 .010 regarding the necessity of a particular development to the City and that the use is in no way detrimental to surrounding properties or uses permitted in the zone, and failure to properly consider the automobile service station portion of the project; failure to address adverse impacts on the neighborhood such as increased crime; and misapplication of the "infill" policies of the City.

A fuller presentation of the appeal will be made to the City Council.

Attached is the appeal application fee of $630.00. Also, we tried to locate the appeal form described in CMC§§ 18.30.110 and 18.34.010 and could not do so. If there is such a form, please forward it to me and we will augment this appeal letter. cc: City Manager
City Attorney
Community Development Director
Client
ITEM 10
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cay of Ceres

FINANCE DEPT
2220 Magnolia St.

Ceres, CA 95307
209-538-5700
11/27/2024 10:44AM CHRISTINAM
002706-0018

MISCELLANEOUS
Description: BL-HOME
OCCUPATION PERMIT (0625)
Reference l: 24-09
Reference 2: Petrulakis
2025 Item: 0625
1 @ $630.0000
Subtotal
Total
CHECK
Check Number006472
Change due
$630.00
____ ,.. _______ _ _
$630.00
$630.00
$630.00
"$630.00
____ . __ _ .... -- ----
$0 .00
Thank you for your payment

CUSTOMER COPY
0UPLIC~TE RECEIPT
ITEM 10
4/ftlll c;~(C uP J
• • APPLICATIO NO. 24- 2 ~ 0Y

PLANNING DIVISION APPLICATION, ENVIRONMENTAL REVIEW - - /

AND MAINTENANCE FEES

APPLICATION FEES
0 SITE PLAN APPROVAL
Site Plan Approval (Custom Rc_sidcntial)
062'5 100-6-712-70
Site Plan Approval - Commercial/Industrial (Hearing) '> 100.00
1,230.00
1,060.00
670.00
920.00
920.00
650.00
Site Plan Approv al Amendment - Commercial/lndu slriol (Hearing) Site Plan Approval Amendment - Commercial/lnduslrial Staff Level Site Plan Approval - Residenti al (Hearing)
□
□
□
Site Plan Appro l/al A111011!1me11t - Residential (Hearing) Site Plan Approval Amendment -- Residential (Staff Level)

VARIANCE

CONDITIONAL USE PERMIT
§
Hearing, Major
Hearing, Minor
Staff Level-Request for Minor Amendment

PLANNED COMMUNITY DEVELOPMENT PLAN
B
Planned Community Development Plan
Planned Community Development Plan Amendment
0625 100-6-712-70 1,170.00
0625 100-6-712-70
0625 100-6-712-70
1,400.00
1,220.00
920.00
1,500.00
1,250.00
□ REZONE/PREZONE/PLANNED COMMUNITY MASTER PLAN 0625 I 00-6-712-70 1,440.00 0 TENTATIVE PARCELrfRACT MAPS
~
Tentati ve Parcel Mnp 4 or less
Tentativ e Tract Mnp 5 or More
Tentative Troct/Parcc l Mnp Amendment
Tentative Tract/P arcel Map Time Extension
_ Lot Linc Adju stments
0 TIME EXTENSION
0 SIGN PERMIT
0 DEVELOPMENT AGREEMENTS /PLANS
□
□
□
0Devel opment Agreem ent (a)
Oocvclopment Agreement Amendm ent (a)
Ooevelopm ent Plan - Specific/Master Plan (c) (d)
0Development Plan - Specific /Master Plan Amendment (a) GENERAL PLAN AMENDMENT (a)
ANNEXATION (a) (b)

ZONING ORDINAN CE TEXT AMENDMENT
' ' OUT OF BOUNDARY SERVICE ,AGREEMENT
AL
ppeal of Planning Commission Decision
ppcal of Planning Manager Determination

PLANNING COMMISSION INTERPRETATION

ENVIRONMENTAL REVIEW FEES
□
□
INITIAL STUDY/MITIGATED NEGATIVE DECLARA TION(f)
ENVIRONMENT AL IMPACT REPORT ( c) ( d)
DEPT. OF FISH AND WILDLIFE FEES
□ REVIEW OF NEGATIVE DECLARATION/MITIGATED NEG. DEC.(c) □ REVIEW OF EIR{c)
□ NOTICE OF EXEMPTION.(e)
□ NOTICE OF DETERMiNATION.(e)
0627 100-6-714-70
0630 I 00-6-716-70
0625 100-6-712-70
0625 100-6-712-70
9200 787-XXX
9200 787-XXX
9200 787-XXX
9200 787-XXX
9200 787-XXX
9200 787-XXX
9200 787-XXX
1,940.00
2,040.00
1,250.00
390.00
910.00
650.00
140.00
2,000.00 DEPOSIT/HOURLY RA TES
2,000.00 DEPOSIT/HOURLY RA TES
2,500.00 DEPOSIT/HOURLY RA TES
1,000.00 DEPOSIT/HOURLY RA TES
2,000.00 DEPOSIT/HOURLY RA TES
2,000.00 DEPOSIT/HOURLY RA TES
J ,000 .00 DEPOSJT/HOURL Y RA TES
0630 I 00-6-716-70 1,000.00 (LAFCO Hearing)/$500 (Staff level) 0625 100-6-712-70 630.00
0625 100-6-712-70 315.00
0625 100-6-712-70 500.00
0630 I 00-6-716-70 880.00
9200 787-XXX 2,500.00 DEPOSIT/HOURLY RATES
0451 787-201 2,916.75
0451 787-20 I 4,051.25
0630 100-6-716-70 57.00
0630 100-6-716-70 57.00
d630-
ITEM 10
RECORDING REQUESTED BY:

CITY OF CERES
When Rec
orded mail to:

City
of Ceres
Planning and Building Division
2220 Magnolia Street
Ceres, CA 95307
DRAFT
RESOLUTION NO. PC 24-20
RESOL

UTION OF THE CITY OF CERES PLANNING COMMISSION

APPROVING A CONDITIONAL USE PERMIT ENTITLEMENT REQUEST TO CONSTRUCT A 5,951 SQUARE FOOT BUILDING FOR A MAVERIK FUELING STATION CONVENIENCE STORE WITH 24 FUEL PUMPS AND SITE
IMPROVEMENTS. APPLICATION NUMBER: CUP-24-09.

PROPERT
Y OWNER: E sam Khacho, Trustee of the Esam Khacho Trust 301 Mitchell Road
Modesto, CA 95354

APPLICAN
T: Maverik – Todd Meyers
185 S. State Street, Suite 800
Salt Lake City, Utah94111

APPLICAN
T’S
REPRESENTATIVE: SDC – Catherine Otis
245 E. 3rd Street
Long Beach, CA 90802
SITE L
OCATION: Southeast corner of Mitchell Road and Rohde Road, Ceres, CA 95307
(APN: 041-018-007)

WHEREAS,
the Planning Commission of the City of Ceres, State of
California, ha s considered said application proposing a Conditional Use Permit entitlement request to construct a 5,951 square foot Maverik Fueling Station convenience store with 24 fuel pumps; and,

WHEREAS,
the Planning Commission held a duly noticed public hearing on November 18, 2024 at 6:00 p.m. and considered all testimony and comment presented whether orally or in writing; and,

WHEREAS,
the property affected by this resolution is located on the southeast corner of Mitchell Road and Rohde Road, Ceres, CA 95307, identified by Assessor’s Parcel Number 041-018-007; and,
ITEM 10

EXHIBIT A

WHEREAS, the Planning Commission based on the evidence within the staff report and project file find that:

1. The proposed Conditional Use Permit application is consistent with the purpose and intent of the “RC, Regional Commercial” land use designation of the Ceres General Plan.

2. The proposed Conditional Use Permit application is consistent with the purpose and intent of t he “RC, Regional Commercial” zoning designation as defined in the City of Ceres Municipal Code.

3. With the conditions of approval imposed on this Conditional Use Permit application, the proposed use will have no adverse effect on surrounding properties or on any wildlife or wildlife habitat.

4. The conditions stated in the decision are deemed necessary to protect the public health, safety, and general welfare.

NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Ceres as follows:

Section 1. The Planning Commission hereby confirms that the Conditional Use Permit is consistent with the original Environmental Impact Report prepared for the Mitchell Ranch Center and the mitigated negative declaration prepared for the Ceres Gateway Center , pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), and that approval of this Conditional Use Permit entitlement is not subject to further environmental review.

Section 2. The establishment and operation of 24-09 ( CUP) requires compliance with the conditions of approval contained in this resolution and attached as Exhibit “A” on file in the Planning and Building Division, as well as the approved plan set attached Exhibit “B” , which shall be binding on all heirs, assignees, and successors in interest of said property.

Section 3. The Director of Community Development or designee is hereby directed to record this Resolution at the office of the County Recorder of the County of Stanislaus.

Section 4. The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020 (d) (1), these conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the ninety (90) day appeal period in which you may protest these fees, dedications, and reservations other exactions, pursuant to Government ITEM 10
Code Section 66020 (a), has begun. If you fail to file a protest within this ninety (90) day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exaction.

I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Planning Commission of the City of Ceres at a regularly scheduled public hearing held on the 18
th day of November 2024, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

CERINA OTERO, CHAIRPERSON

CITY OF CERES

PLANNING COMMISSION

ATTEST:

________________________________

ANN MONTGOMERY

ADMINISTRATIVE SECRETARY

CITY OF CERES

ATTACHMENTS:

Exhibit A: Conditions
Exhibit B: Approved Plan Set

ITEM 10
EXHIBIT “A”

CONDITIONS OF APPROVAL

24-09 (Conditional Use Permit)

City of Ceres

Southeast corner of Mitchell Road and Rohde Road
Ceres, CA 95307
APN: 041-018-007

Approved by the Planning Commission: November 18, 2024
Approved by the City Council: N/A
Amended by Staff/PC/CC on N/A

A. PROJECT AUTHORIZATION

1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies. The conditions listed below are particularly pertinent to this approval, but shall not be construed to permit violation of other laws and policies not so listed.

2. Approval is limited to the conformance of the land use and zoning.

Use of the property shall be limited to those permitted uses per the “RC, Regional Commercial” zoning district.

3. This Site Plan Approval entitlement shall expire within 24 months (November 18, 2026) unless a building permit is issued, or the use is exercised, or a request for extension is received by the City prior to expiration of the permit and approved by the Planning Commission. IT SHALL BE THE RESPONSIBILITY OF THE

APPLICANT/PROPERTY OWNER TO BE AWARE OF THE

EXPIRATION DATE OF THIS ENTITLEMENT AND TAKE THE

NECESSARY STEPS TO ENSURE THE APPROVAL OF THIS
ENTITLEMENT REMAINS VALID. IT SHALL NOT BE THE CITY

OF CERES RESPONSIBILITY T O NOTIFY THE
APPLICANT/PROPERTY OWNER OF THE PROJECT’S
EXPIRATION DATE. IF AN APPROVED ENTITLEMENT

EXPIRES, THE APPLICANT/PROPERTY OWNER SHALL BE

REQUIRED TO SUBMIT A NEW APPLICATION REQUEST FOR
THIS PROJECT.

ITEM 10

B. PROJECT SPECIFIC CONDITIONS

Prior to issuance of a Final Site Plan Map, the applicant shall demonstrate conformance to the following conditions to the satisfaction of the Planning and Building Division:

1. The applicant shall respond in writing to all conditions contained in this document and its attachments. Responses shall be in a letter format with each condition numbered and indexed for reference and shall describe how the condition has been met and shall, where applicable, direct the plan checker to the page and/or drawing detail that demonstrates compliance with the condition.

These changes shall be indicated with a delta or cloud symbol. A copy of these responses shall be provided with each set of the final site map and improvement plans. These changes shall be approved by the Planning Division PRIOR to the submittal, and City acceptance, of a Building Permit application.

2. This Conditional Use Permit (CUP) entitlement is for the construction of a 5,951 square foot Maverik Fueling Station with 24 fuel pumps and site improvements. A building permit will be required for the building, and the applicant shall pay all applicable fees, including but not limited to: City of Ceres Public Facility Fees, Stanislaus County Public Facility Fees, Mitchell Road Corridor Storm Drain Fees, Mitchell Road Corridor Specific Plan Reimbursement Fee, and Ceres Unified School District fees. These fees are adjusted annually. The applicant shall pay the fees in place at the time the building permit is issued. The project is required to comply with the requirements of the California Building Code that are in place at the time said building permit application is made for the building.

3. The project applicant will not be issued a building permit until there is an executed and recorded Improvement Agreement for off -site improvements around the project’s frontage.

4. A Certificate of Occupancy shall not be granted for any portion of the Maverick Fueling Station (pumps and/or convenience store) until all off-site improvements specified in the executed and recorded Improvement Agreement are completed and accepted by the City Engineer.

5. The applicant shall incorporate colors, materials, and architectural features as approved by the Planning Commission and are represented with the project elevations and colored renderings that are on file with the Planning Division. If the applicant desires to make any ITEM 10
changes to the colors or materials for the proposed building, such request shall be made in writing to the Director of Community Development or designee who will consider all requests and has the authority to approve those administratively. Approval of such requests shall be required prior to their installation.

6. The applicant shall comply with the following conditions for the development, which shall be completed prior to occupancy of the building constructed to the satisfaction of the Planning Division and Engineering Services Department:

a. The applicant shall provide a minimum of 24 parking spaces to serve this development . The applicant shall ensure that all parking stall lengths and widths and drive aisle widths meet City standards.

b. As applicable, the applicant shall install all water, sanitary sewer and storm drain systems, and related utilities required to serve the project. Calculations for these utilities shall be prepared by a licensed civil engineer for review and approval by the City Engineer.

c. The improvements associated with this project (i.e. parking lot striping/paving, sidewalks/walkways, pavement markings , signage and lighting, etc.) shall comply with all City standards to the satisfaction of the Planning Division and Engineering Services Department.

d. The applicant shall install streetlights , striping and signage , paving, and any necessary transitions in accordance with the City of Ceres Procedures, Standard Specifications and Standard Details.

e. Any proposed exterior lighting will need to be shielded and/or directed downward and away, so as not to create any glare onto Mitchell Road or Rohde Road and the neighboring properties.

f. The applicant shall ensure that the proposed parking lot areas for the project comply with ADA requirements to the sa tisfaction of the City of Ceres. Walkway areas near the buildings need to comply with ADA standards and must be maintained by the property owner.

g. The applicant shall provide three (3) separate water related service lines, including fire service, domestic service, and ITEM 10
irrigation service to serve this project and the applicant shall provide staff with detailed water calculations (sealed by a California licensed architect or Engineer).

h. The applicant/operator shall have HD quality monitoring cameras with 4k/1080p resolution for the exterior of the building at all times to the satisfaction and approval of the Ceres Police Chief. The applicant/operator shall always maintain the surveillance equipment in working order and keep the video recordings for 30 days to be made available to law enforcement upon request.

7. The applicant shall construct the proposed refuse enclosure as shown on the proj ect site plan. The refuse enclosure shall be constructed prior to granting occupancy for the building. Placement of th is enclosure, size and design, shall be subject to review and approval by the City. The refuse enclosure shall meet the size requirements as established in the City of Ceres Water Efficient Guidelines and Standards. The enclosure shall have a 6’ masonry (split face block) wall with solid metal gates in front that match the building’s field color.

At a minimum, textured block for the exteriors shall be provided for the enclosure and it is encouraged that it has some type of roof feature to limit the ability of someone to gain unauthorized access to the refuse bin. Plans for this enclosure shall be provided at building permit submittal. Trees/shrubs shall be positioned around the encl osure to screen from public view to the satisfaction of the Planning Division.

8. Prior to issuing any building permits for the project, the plans will need to include storm calculations and demonstrate how drainage will be or has been accommodated to the satisfaction of the Engineering Services Department. The applicant may wish to accommodate some storm drainage capacity on- site, as in a significant rain event the collection system may become inundated and lose capacity, which may result in some temporary localized flooding on-site.

9. Signage for the project will be subject to the requirements of Chapter

18.26 (Ceres Sign Code) of the Municipal Code. The applicant shall obtain the appropriate sign permit(s) and building permit(s) for all project signage (which shall meet City standards) and shall be reviewed and approved administratively by the Director of Community Development or designee. Allowable signage for this project includes the following:

a. For any proposed wall signs, the City will require said wall signs to be designed as individual channel lettering with an
appropriate background (not a cabinet type sign). The
maximum allowable sign area for a wall sign is 1 square foot of ITEM 10
sign area for every 1 lineal foot of primary building frontage and ½ square foot for every 1 linear foot of secondary frontage.

10. The applicant shall provide a standard food service grease trap for each building that has a kitchen/food prep area, which shall be approved by the County of Stanislaus Department of Environmental Resources. The applicant/future tenant(s) shall secure the necessary permits for the food service operations.

11. Any proposed “Bike Racks” for the project should be equally distributed throughout the “commercial shops” area near all buildings.

12. Any roof top mechanical equipment for the new buildings shall be screened from public view to the satisfaction of the City.

13. The applicant shall secure the necessary demolition permit(s) from the City of Ceres to demolish all/any existing structures on site.

14. The applicant shall comply with any requirements imposed by the San Joaquin Valley Air Pollution Control District (SJVAPCD).

15. The applicant shall comply with any requirements imposed by the Turlock Irrigation District (TID).

16. The applicant shall comply with any requirements imposed by the Stanislaus County Department of Environmental Resources.

17. The applicant shall provide “As -Built” drawings of the improvements including plan and profiles of the water, sanitary sewer and storm drain systems. Alignments shall be tied to a monumented property corner.

C. GENERAL CONDITIONS OF APPROVAL

Planning Division

1. Development shall conform to the plans designated by the City Planning Division as “Final Exhibit”. Final exhibit shall consist of the submitted map(s), site plan, floor plans, elevations and landscape plans amended by the applicant to reflect any changes indicated above in, Item B, Project Specific Conditions or required by the City in the approval process. The applicant shall submit any required amended site plans to the Planning Division within 90-days of project approval. Failure to submit the amended plans will result in a delay in processing and/or approval of those plans.

ITEM 10

2. The development impact fees and project processing fees due in connection with this project shall be based upon the fees in effect at the time the fee is paid unless modified by a Development Agreement or other mechanism approved by the City. All developers of property within this project site shall pay the appropriate City and County Public Facility Fees, Ceres Unified School District Fees and other applicable fees in place. These fees may be adjusted yearly based on the construction cost index or other method as approved by the City.

3. Any plans associated with the permit shall be in substantial compliance to the approved site plan and the development shall be consistent with applicable sections of the General Plan, Zoning Ordinance and applicable master plan. Violation of any provision(s) may result in Code Enforcement action, which may include revocation of permit and/or monetary penalties.

4. As applicable, the applicant shall meet all requirements of Pacific Gas & Electric, San Joaquin Valley Air Pollution Control District, Turlock Irrigation District (TID) and other utility agencies serving the project site to the satisfaction of the Planning Division.

5. The developer will defend, indemnify, and hold harmless the City, its agents, officers, employees and volunteers from and against all claims, lawsuits, or causes of action (whether brought solely against the City or jointly against both City, developer, or others), damages, losses, and expenses, including attorney fees, arising in any manner out of the approval or the application approved herein, including, without limitation, all actions or proceedings to attack, set aside, void or annul the permit granted pursuant to the City’s approval of the application referenced herein, provided the City notifies the developer within a reasonable time of any such claim, action or proceeding, and cooperates in the defense of such claims, actions or proceedings.

6. Prior to any construction activity, the developer shall inform all contractors of the possibility that human remains may be found on the site during construction activities. The applicant shall consult with the Native American Heritage Commission for reco mmended procedures if human remains are found.

7. As determined by the City, the applicant shall secure all necessary easements for reciprocal access, parking, landscaping and/or public utilities over the proposed property. Where required, location of all easements shall be agreed to with the City prior to the issuance of ITEM 10
building permits. These easements shall be recorded prior to issuance of a Certificate of Occupancy.

8. In addition to complying with the State of California’s Model Water Efficient Landscape Ordinance (MWELO) standards, the applicant shall be required to landscape and irrigate the property as stipulated by the City of Ceres Water Efficient Guidelines and Standards. The applicant, prior to building permit submittal, shall provide landscape and irrigation plans indicating the type, size and location of planted material, water usage calculations and irrigation plans. The Director of Community Development or his designee will review and approve all landscape and irrigation plans. A Landscape Maintenance Agreement form shall be signed and executed prior to issuance of a building permit.

9. The trash/recycling enclosure s for this project shall meet the size requirements established in the City of Ceres Water Efficien t Guidelines and Standards. Each enclosure shall have a six -foot textured masonry block with solid metal gates in front that match the building field color. In visible locations, the enclosures may be required to have stucco siding and provide landscape screening, such as climbing vines or bushes to the discretion of the Director of Community Development or his designee.

10. All signage shall be consistent with the standards and guidelines established in Section 18. 26 of the City of Ceres Municipal Code.

The placement and installation of said signs shall comply with both zoning and building codes in place at time of approval.

11. The applicant shall comply with the visibility obstructions at public intersections provisions in Chapter 12. 07 of the City of Ceres Municipal Code.

12. During the construction phase, the applicant shall ensure temporary outdoor storage of items will be screened with a fence or wall, as required. Depending on use, fences or walls shall not exceed eight (8’) feet in height including security measures , unless required for environmental mitigation or approval of the Planning Commission or City Council.

13. The applicant shall comply with the requirements of the San Joaquin Valley Air Pollution Control District regarding Rule 9510 to the satisfaction of the City of Ceres. If applicable, applicant shall submit verification of compliance or payment of fee to the satisfaction of the Director of Permits Services or designee from the Air District, prior to issuance of a building permit. Additionally, the applicant shall ITEM 10
incorporate measures per the SJVAPCD guidelines to reduce greenhouse gas emissions to the satisfaction of the SJVAPCD and to the City.

14. The Planning Division may approve minor amendments to the project, provided that the amendment is still in substantial conformance with the original approval of this entitlement. A request for a minor amendment shall be submitted in writing to the Planning Division. Any request that is not deemed minor in nature must be presented to the Planning Commission through the amendment process and the applicant shall pay the necessary processing fees.

15. The applicant and/or outside party have the right to appeal, within 10-days, any decision of the Planning Commission to the City Council per the provisions of Chapter 18. 30 of the Ceres Municipal Code.

16. The applicant shall comply with the applicable sections of both the Mitchell Road Corridor Specific Plan and the Ceres Municipal Code.

Engineering Services Department/Public Works Department

The applicant shall comply with the requirements imposed by the City of Ceres Engineering Services Department/Public Works Department, which may include, but not be limited to the following:

1. The applicant shall submit to the City of Ceres for review and approval, a grading and drainage plan prepared by a Registered Civil Engineer; shall obtain a grading permit; and shall post sufficient surety guaranteeing completion.

2. A soils report is required for the project. The applicant shall submit to the City of Ceres for review and approval, a detailed soils report certified by a Civil Engineer registered in the State of California and qualified to perform soils work. The soils report shall comply with the requirements of the current edition of the International Building Code with the current California amendments. The soils report shall provide design parameters for proposed building foundation, soil preparation, and specifications and recommendations for pavement sections, including loading areas and fire lanes.

3. The project may be subject to providing the Engineering Services Department (209-538-5792) with water and sewer analysis to ensure the City has sufficient capacity to serve the development.

ITEM 10

4. All services shall be installed and protected as per City standards.

Additional utility easements may be needed for sewer, water, and storm drainage.

5. Prior to issuance of building permits, a plan for preventing stormwater pollution and implementation of appropriate Best Management Practices (BMP’s) must be submitted to, and approved by, the Ceres Engineering Services Department. The plan shall comply w ith the State Water Regional Control Board Storm water Best Management Practices during construction.

6. The project shall be designed to incorporate “Low Impact Development (LID)” design parameters as well as a Stormwater Pollution Prevention Plan (SWPPP). The City needs a copy of the SWPPP prior to start of construction (grading). The applicant will be required to implement construction BMP's to prevent sediment from entering the street and the City's storm drain inlets, which includes gravel drives at entrance/exit points, wattles, and storm drain inlet filters, as well as keeping concrete wash, chemicals, etc. out of the storm drain system.

This shall be done to the satisfaction of the Engineering Services Department.

7. The applicant shall provide three (3) separate water related service lines, including fire service, domestic service, and irrigation service.

8. Prior to any work being conducted within the City right-of-way and prior to issuance of building permits, the applicant shall obtain an Encroachment Permit from the City. Prior to issuance of the Encroachment Permit, the applicant shall submit to the City of Ceres for review and approval, improvement plans prepared by a registered Civil Engineer; shall pay plan check and inspection fees; shall provide a cost estimate of the improvements; and shall post sufficient surety guaranteeing the construction of the improvements.

9. The applicant shall provide traffic control plans, prepared by a registered civil engineer, for all proposed work within the City right -of- way.

10. The applicant shall indicate, in writing to the City, the disposition of any water well(s) and any other water that may exist within the site. If any wells are proposed to be abandoned, or if they are abandoned and have not been properly sealed, they must be destroyed per County of Stanislaus requirements.

11. The project soils engineer shall submit a soils certification prior to placement of building foundations and pavement.

ITEM 10

12. The applicant shall submit pavement design sections to the Engineering Services Department for review and approval prior to placement of pavement.

13. All improvements shall be constructed in accordance with City standards and to the satisfaction of the Engineering Services Department.

14. The applicant shall comply with San Joaquin Valley Air Pollution Control District regulations for the construction phase of this project.

DURING CONSTRUCTION, THE FOLLOWING CONDITIONS
SHALL APPLY:

15. If any hazardous waste is encountered during the construction of this project, then all work shall be immediately stopped and the Stanislaus County Environmental Health Department, the Fire Department, the Police Department, and the City Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies.

16. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period, as is found necessary by the City Engineer.

17. If grading is to take place between October 1 and May 1, both temporary and permanent erosion control plans shall be submitted for review and approval along with the grading plan. Permanent erosion control measures shall include hydro- seeding of all graded slopes within 60-days of completion of grading.

18. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and/or geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer.

19. Sufficient surety guaranteeing the public improvements for a period of one year shall be provided.

20. If there are substantial changes in the size, alignment, grades, etc. during construction, then original "as-built" plans on the standard size sheets will be certified by the Project Civil Engineer and returned to the City Engineering Services Department office.

ITEM 10

Building Division

1. The proposed development requires the approval of building permit(s) and it shall be subject to comply with the currently adopted California Building Code and disability accessibility as approved by the Building Division at the time of building permit issuance.

2. The applicant shall list all color and materials on the construction drawings when submitted to the City’s Building Division.

3. An automatic fire sprinkler system will be required for each building that is 5,000 square feet or more in size.

4. Approval of this project is not an authorization to commence construction. Building construction, alterations, repairs, sign erection or occupancy shall not be permitted without prior approval of the Building Division through issuance of any required permits.

5. All construction shall meet the requirements of the current adopted California Building Code, and disability accessibility as approved by the Building Division.

6. The applicant shall obtain approval of a City of Ceres building permit for the project and shall pay all applicable fees, including but not limited to: City of Ceres Public Facility Fees, Stanislaus County Public Facility Fees, and Ceres Unified School Di strict fees. These fees are adjusted annually. The applicant shall pay the fees in place at the time the building permit is issued.

7. The applicant shall provide on- site restroom facilities during construction.

8. Accessible parking stalls shall have a dimension of 17’ x 19’ with the access area on the passenger side. ADA accessibility to the proposed building shall be required per State and Federal Law and to the approval of the Building official.

9. The project will be subject to approval from the San Joaquin Air Pollution Control District.

Fire Department

The project shall conform to any requirements imposed by the Fire Department, including, but not limited to:

ITEM 10

1. All construction shall conform to the requirements of the Ceres Building Division and Ceres Ordinance 84-625, as amended pertaining to the Uniform Fire Code and Ordinance 80- 546, as amended, pertaining to Automatic Sprinklers.

2. An automatic fire sprinkler system is required for each building that is 5,000 square feet or more in size. Each sprinkler system must be approved by the Fire Marshal.

3. A Knox type key emergency access box is required for each building, mounted between 6-8 feet AFF. Location to be specified by the Ceres Emergency Services.

4. FDC for fire sprinklers requires a fire hydrant to be within 90 feet.

5. FDC shall be labeled by metal-tag with address of building it serves.

6. All emergency vehicle access points and proposed utilities shall ensure cross -easements and shall be located per the proposed development plans unless modified by these conditions.

7. All emergency vehicle access areas shall be constructed of an all - weather material approved by the Ceres Emergency Services.

8. An approved fire alarm system is required for each building and each system shall be 24- hour monitored by an approved and UL listed monitoring station.

9. Fire hydrant(s) are required. All fire hydrant(s) shall be spaced 300 feet apart in which both on and off site location to be approved by Ceres Fire Department. Fire hydrants shall also be within 50 feet of the Fire Department Connection on the same side roadway for the Automatic Fire Sprinkler System. They shall be connected to a minimum main size of 8 inches for a dead- end hydrant and 6 inches for a looped system.

10. Each hydrant shall be Rich 960 or equal and be within 50 feet of each Fire Department Connection ( FDC). Fire Department Connections (FDC’s) shall be located per Ceres Fire Department specifications.

11. Fire main layout shall be reviewed and approved by the Ceres Emergency Services. All water systems shall be looped when supplying more than one hydrant.

12. The applicant shall provide and install security lighting for the project.

ITEM 10

13. A minimum of 48-hour notice is required for all inspections.

14. All vertical obstructions shall be higher than 13 feet 6 inches.

15. Address numbers on the building shall clearly be visible from the street in contrasting color. Front and rear doors to have address numbers (or Suite numbers) 6” in size.

16. The applicant shall mark fire lanes within the project in the locations as approved by the Fire Marshall.

17. Permanent all weather signage (minimum 3 inch letters/numbers – red background with white letters – shall be installed at:

a. Main Electrical Disconnect
b. Main Gas Shutoff
c. Electrical Room

Police Department

1. The project will be required to conform to the provisions of the Public Peace, Safety and Morals section of the Ceres Municipal Code.

ITEM 10

ITEM 10
ITEM 10

SITE LEGEND

CONCRETE CURB

SAW-CUT LINE

MONUMENT/PYLON SIGN

WHEEL STOPS

HANDICAP SIGN

HANDICAP LOGO

STRIPING

BOLLARD
FENCE

FIRE HYDRANT
RAMP

FIRE LANE

PARKING SPACES

TRAFFIC ARROW

DUMPSTER
X
A.D.A. AREAS - NOT TO EXCEED
A SLOPE GREATER THAN 1.5% IN

ANY DIRECTION
A.D.A. ROUTE - NOT TO EXCEED A

RUNNING SLOPE GREATER THAN

4.5% OR CROSS SLOPE GREATER
THAN 1.5%

EXISTING LEGEND

CHAIN LINK FENCE

WOOD FENCE

OVERHEAD ELECTRIC

BENCHMARK

BOLLARD

FIRE HYDRANT

GUY POLE

POWERPOLE

SINGLE POLE SIGN

STREET LIGHT

TRAFFIC SIGNAL

TRAFFIC SIGNAL BOX

TREE-EVERGREEN

TREE-MISC

UTILITY POLE

WATER METER

WATER VALVE
#1074 #1106
#1140
#1152#1157
#1208
#1478
#1499
#1505
#1508

RHODE ROAD

MITCHELL ROAD

PROPOSED
PARCEL 5
(S50°33'20"E 120.94' R5)
(S04°29'04"E 182.22' R5)
(Δ=11°45'56" R5)
(R=272.00' R5)
(L=55.85' R5)
(144.76' R3&R5)
(1320.71' R2)
(217.36' R3)
60'
FOUND 5/8" REBAR,NO CAP, DOWN 14" IN WELL
HIGHWAY 99
HIGHWAY 99

NORTH BOUND OFF-RAMP

MITCHELL ROAD

ROHDE ROAD
HIGHWAY 99
8 VAN
5C-STORE
50_L_XR_2102
5,951 SF
7 8
R3'
R30'
10'
30'
47'
20'
14' 20' 42' 42' 10.5'
10'

15.5'
48' 18'
9'
9' 8' 9'
25'
9'
20'30'6'
10'22.2' 12.5' 12.5'10.2'
94'
32'

20.5'

10.8'

19.6'
26'
9'
9'
R5'
5'
R5'
36'133'
R3'

57.6'
114.7'

60.5'
40'

SIDEWALK

SIDEWALK
EXISTING LAND USE:

VACANT
EXISTING LAND USE:

VACANT
15' BUILDING SETBACK
15' BUILDING SETBACK

SIDEWALK
LINE OF SIGHT 320 L.F.
8 20' 9'
R15'
R3'
50'
50'
R20'
R15'
R10'
R20'
TRASH

ENCLOSURE

UNDERGROUND

FUEL STORAGE
TANKS

AIR STATION

GENERATOR

EV PARKING

BIODIESEL

MIXING VAULT

RV DUMP

FUEL CANOPY

ADA PATH

OF TRAVEL
GREASE

INTERCEPTOR

RAISED MEDIAN

BY OTHERS
"NO TRUCK
ENTRANCE"
SIGN

ADA PATH

OF TRAVEL

UTILITY STUBS

BY OTHERS

UTILITY STUBS

BY OTHERS

STORMWATER

SAND/OIL

SEPARATOR

ROHDE RD

IMPROVEMENTS

BY OTHERS

STORMWATER

SAND/OIL

SEPARATOR

ROHDE RD

IMPROVEMENTS

BY OTHERS
90'
R10'
R10'
R30'
R30'
40'
R55'
R40'
PARCEL 2

0.04 ACRES
PARCEL 1

3.58 ACRES
Scale: 1" = ' Feet
0 30
60 VICINITY MAP
N.T.S.

N
SITE
Know what's below.

Call before you dig.

DESCRIPTIONMARK DATE
SHEET NO.

SUBMITTED BY:

CHECKED BY:

DRAWN BY:

JOB NO.: DATE: 01/30/202420231220.0
HWY. 99 & MITCHELL RD.

CERES, CA 95307
243 E. 3rd Street
Long Beach, CA 90802MAVERIK STORE #:
1333 W. McDermott Dr., Suite 200
Allen, TX 75013
Firm # F-21415
185 S. STATE STREET
SALT LAKE CITY, UT 84111
C-1

SITE PLAN
TOTAL PARKING PROVIDED:

PROPOSED USE:

EXISTING ZONING:

SITE ACREAGE:

BUILDING AREA:

HANDICAP PARKING PROVIDED:

IMPERVIOUS AREA:

BUILDING HEIGHT:

PERVIOUS/LANDSCAPE AREA:

REGULAR PARKING REQUIRED:

SITE DATA SUMMARY TABLE
NUMBER OF STORIES:

HANDICAP PARKING REQUIRED:

REGULAR PARKING PROVIDED:

BUILDING COVERAGE:

FLOOR AREA RATIO:

3.53 ACRES (153,641 S.F.)

FUEL STATION
5,951 S.F.
1 29'-0"
4%

0.04 36 SPACES
2 SPACES (1 VAN ACCESSIBLE)
2 SPACES (1 VAN ACCESSIBLE)
38 SPACES
119,737 S.F. (77.9%)
33,904 S.F. (22.1%)
1 SP PER 250 S.F.
24 SPACES

RC - REGIONAL COMMERCIAL
APN: 041-018-007-000
PROPOSED ZONING: RC - REGIONAL COMMERCIAL
ITEM 10

EXHIBIT B
113

DELI PREP
114

KITCHEN

SERVICE
112
COFFEE
PREP
101
RETAIL
116
35°

BEVERAGE
COOLER
115
30° BEER
COOLER
111
COOLER
110

FREEZER
109
STORE
ROOM
106
MEN'S
105

WOMEN'S
103

ELECTRICAL
102
OFFICE

HOUSEKEEPING
PAD
57' - 5"
107
VENDOR

RECEIVING
108

HALLWAY
104
EXIT

HALLWAY
113' - 9"
Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-1 FLOOR PLAN
5,951 SF

V-B / M
SCALE: 1/4" = 1'-0"1

FLOOR PLAN
ITEM 10
3 A-2
3 A-2
2 A-2
2 A-2

ROOF ACCESS LADDER

CONDENSING UNIT

HVAC ROOF TOP UNIT

CONDENSING
UNIT

SKYLIGHT

HVAC ROOF TOP UNIT HVAC ROOF TOP UNIT

CONDENSING
UNIT

CONDENSING
UNIT
STEEL AWNING, PAINTED BLACK FOX, TYP.STANDING SEAM METAL

ROOF, MIDNIGHT BRONZE
ROOF CRICKET, TYP.

PVC ROOFING, WHITE, OVER R-30 RIGID INSULATION.

CONDENSING
UNIT
1/4" / 12"
1/4" / 12"
5/8" / 12"
1/4" / 12"
7/8" / 12"
7/8" / 12"
3/8" / 12"
1/4" / 12"
3/8" / 12"
3/8" / 12"
3/8" / 12"
1/2" / 12"
± 119' - 0"
± 115' - 4"
± 119' - 0"± 119' - 0"
± 115' - 6"± 115' - 6"
Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-2 ROOF PLAN
5,951 SF

V-B / M
SCALE: 3/16" = 1'-0"1

ROOF PLAN
SCALE: 1/8" = 1'-0"3

BUILDING SECTION
SCALE: 1/8" = 1'-0"2

BUILDING SECTION
ITEM 10
Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-3 PERSPECTIVE VIEWS
5,951 SF

V-B / M
SCALE:1

BUILDING PERSPECTIVE - FRONT LEFT
SCALE:2

BUILDING PERSPECTIVE - FRONT RIGHT
ITEM 10

FINISHED FLOOR
100' - 0"

FINISHED FLOOR
100' - 0"
T.O. PARAPET 2
120' - 0"
T.O. PARAPET 2
120' - 0"
T.O. ROOF
129' - 1"
T.O. ROOF
129' - 1"
T.O. WINDOW
111' - 0"
T.O. WINDOW
111' - 0"
T.O. WAINSCOT
104' - 0"
T.O. WAINSCOT
104' - 0"

05.69 TYP.

06.04 TYP.

06.05 TYP.

04.06 TYP.

04.05 TYP.

08.02 TYP.

08.05 TYP.

06.30 TYP.

06.05 TYP.

06.06 TYP.

06.30 TYP.

06.05 TYP.

06.04 FRONT DECK BEARING
115' - 2 1/4"

FRONT DECK BEARING
115' - 2 1/4"
T.O PARAPET
119' - 0"
T.O PARAPET
119' - 0"

BEAM BEARING
120' - 3"

BEAM BEARING
120' - 3"
TYP.

05.79 FINISHED FLOOR
100' - 0"

FINISHED FLOOR
100' - 0"
T.O. PARAPET 2
120' - 0"
T.O. ROOF
129' - 1"
T.O. WAINSCOT
104' - 0"
T.O. WAINSCOT
104' - 0"
T.O. PIER CAP
110' - 9"
T.O. PIER CAP
110' - 9"

REAR DECK BEARING
114' - 2"
TYP.

05.69 TYP.

06.04 TYP.

08.04 TYP.

08.02 TYP.

06.30 TYP.

06.05 TYP.

05.69 TYP.

06.04 TYP.

04.06 TYP.

04.05 FRONT DECK BEARING
115' - 2 1/4"
T.O PARAPET
119' - 0" T.O PARAPET
119' - 0"

BEAM BEARING
120' - 3"
TYP.

05.01 TYP.

05.79 TYP.

05.7910.59
Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-4 EXTERIOR ELEVATIONS
5,951 SF

V-B / M
SCALE: 1/4" = 1'-0"1

FRONT ELEVATION

KEYED NOTES
SCALE: 1/4" = 1'-0"2

LEFT ELEVATION

04.05 CULTURED STONE VENEER, SKYLINE, COUNTRY LEDGESTONE

04.06 CULTURED STONE VENEER CAP, SKYLINE, COUNTRY LEDGESTONE

05.01 PRE-FINISHED GUTTER AND DOWNSPOUT, BRITE RED

05.69 STEEL AWNING, COLOR P-9

05.79 3/4" METAL SOFFIT, COMMERCIAL GRADE. COLOR: PAINTED BLACK FOX SW 7020

06.04 FIBER CEMENT BOARD & BATTEN SIDING, BB-2

06.05 FIBER CEMENT BOARD & BATTEN SIDING, BB-1

06.06 FIBER CEMENT TRIM BB-3

06.30 HORIZONTAL JOINT IN SIDING

08.02 ALUMINUM STOREFRONT SYSTEM, DARK BRONZE

08.04 HOLLOW METAL DOOR AND FRAME, PAINT TO MATCH SIDING

08.05 WINDOW, SEE SCHEDULE

10.59 ROOF ACCESS LADDER W/ SECURITY GATE. POWDER COATED COLOR TO MATCH SIDING BB-1
ITEM 10

FINISHED FLOOR
100' - 0"

FINISHED FLOOR
100' - 0"
T.O. WAINSCOT
104' - 0"
T.O. WAINSCOT
104' - 0"
T.O. PIER CAP
110' - 9"
T.O. PIER CAP
110' - 9"

REAR DECK BEARING
114' - 2"

REAR DECK BEARING
114' - 2"
TYP.

04.06 TYP.

04.05 TYP.

06.04 T.O PARAPET
119' - 0"
T.O PARAPET
119' - 0"
TYP.

06.06 10.5922.1505.21

FINISHED FLOOR
100' - 0"

FINISHED FLOOR
100' - 0"
T.O. PARAPET 2
120' - 0"
T.O. ROOF
129' - 1"
T.O. WAINSCOT
104' - 0"
T.O. WAINSCOT
104' - 0"
T.O. PIER CAP
110' - 9"
T.O. PIER CAP
110' - 9"

REAR DECK BEARING
114' - 2"
TYP.

05.69 TYP.

06.05 TYP.

06.04 TYP.

06.30 TYP.

06.06 TYP.

05.21 TYP.

05.06 TYP.

05.03 TYP.

06.30 TYP.

04.06 TYP.

04.05 FRONT DECK BEARING
115' - 2 1/4"
T.O PARAPET
119' - 0"
T.O PARAPET
119' - 0"

BEAM BEARING
120' - 3"
TYP.

05.01 10.59
TYP.

05.79 Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-5 EXTERIOR ELEVATIONS
5,951 SF

V-B / M
SCALE: 1/4" = 1'-0"1

REAR ELEVATION

KEYED NOTES
SCALE: 1/4" = 1'-0"2

RIGHT ELEVATION

04.05 CULTURED STONE VENEER, SKYLINE, COUNTRY LEDGESTONE

04.06 CULTURED STONE VENEER CAP, SKYLINE, COUNTRY LEDGESTONE

05.01 PRE-FINISHED GUTTER AND DOWNSPOUT, BRITE RED

05.03 PAINTED STEEL, BLACK FOX

05.06 MBCI PRE-FINISHED METAL ROOF, 1 3/4" STANDING SEAM, MIDNIGHT BRONZE

05.21 PRE-FINISHED METAL COPING, COLOR MIDNIGHT BRONZE

05.69 STEEL AWNING, COLOR P-9

05.79 3/4" METAL SOFFIT, COMMERCIAL GRADE. COLOR: PAINTED BLACK FOX SW 7020

06.04 FIBER CEMENT BOARD & BATTEN SIDING, BB-2

06.05 FIBER CEMENT BOARD & BATTEN SIDING, BB-1

06.06 FIBER CEMENT TRIM BB-3

06.30 HORIZONTAL JOINT IN SIDING

10.59 ROOF ACCESS LADDER W/ SECURITY GATE. POWDER COATED COLOR TO MATCH SIDING BB-1

22.15 ROOF OVERFLOW DRAIN SCUPPER, SEE PLUMBING DRAWINGS ITEM 10
11' - 0"28' - 0"28' - 0"28' - 0"11' - 0"
TYP.

10.50 TYP.

26.23 TYP.

09.17 TYP.

11.06 TYP.

32.03 TYP.

03.10 14' - 0"24' - 0"14' - 0"
TYP.

26.23 TYP.

09.17 TYP.

32.08 TYP.

32.05 STREET SIDE
TYP.

32.03 TYP.

03.10 TYP.

10.49 TYP.

32.27 PUMP ACCESS
(OPEN TO BELOW)
3' - 8"4' - 7"6' - 4 1/2"
TYP.

32.08 TYP.

03.10 TYP.

11.06 TYP.

32.27 1' - 2"
2' - 6"
1' - 8"
TYP.

32.04 TYP.

32.05 TYP.

10.49 TYP.

32.03 STREET SIDE
14' - 0"24' - 0"14' - 0"
TYP.

03.04 TYP.

32.05 TYP.

09.17 TYP.

11.06 TYP.

05.68 TYP.

26.23 TYP.

32.08 TYP.

32.03 11' - 0" 28' - 0" 28' - 0" 28' - 0" 11' - 0"
TYP.

26.23 TYP.

09.17 TYP.

11.06 TYP.

32.03 TYP.

32.27 EQ.EQ.
12" VINYL LETTERING
33"
16' - 0"3' - 3"
Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-6 CANOPY ELEVATIONS
5,951 SF

V-B / M
SCALE: 1/4" = 1'-0"1

FUEL DISPENSING CANOPY - STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"5

FUEL DISPENSING CANOPY - END ELEVATION
SCALE: 1/2" = 1'-0"2

CANOPY COLUMN PLAN

KEYED NOTES
SCALE: 1/4" = 1'-0"4

FUEL DISPENSING CANOPY - END ELEVATION
SCALE: 1/4" = 1'-0"3

FUEL DISPENSING CANOPY - BUILDING SIDE ELEVATION
NOTE:

FUEL CANOPY DRAWINGS PROVIDED ARE
CONCEPTUAL, AND MAY VARY FROM SITE TO SITE.

03.04 REINFORCED CONCRETE PAD

03.10 6" MIN. RAISED CONCRETE ISLAND W/ TOOLED EDGES AND CORNERS. VERIFY SIZE W/ DISPENSER SUPPLIER +/-5'-0" X 3'-0" (NO METAL FORM). ACCESSIBLE ISLAND TO BE 6"; SEE CIVIL DRAWINGS FOR LOCATION

05.68 ALUMINUM COMPOSITE METAL PANEL, WHITE

09.17 PANEL COLUMN CLADDING, COLOR TO MATCH P-9

10.49 4A:40 BC FIRE EXTINGUISHER W/ CASE, LOCATE WITHIN 75' OF ALL PUMPS, DISPENSERS, OR STORAGE TANK. LOCATION TO BE FINALIZED BY FIRE

MARSHAL

10.50 SIGNAGE TO BE COORDINATED BY FUEL CANOPY CONTRACTOR WITH OWNER

11.06 DISPENSING STATION (BY OTHERS)

26.23 ALL LIGHT FIXTURES (NOT SHOWN) TO BE FLUSH MOUNTED WITHIN THE DECK

PANEL SOFFIT

32.03 4" DIAMETER "U" BOLLARD, SET AND FILLED W/ CONCRETE, SEE CIVIL DRAWINGS. PAINTED P-4

32.04 EXPANSION JOINTS, TO BE FILLED W/ "JET FUEL RESISTANT" SEALANT, SEE

CIVIL DRAWINGS

32.05 SIGNAGE, BY OWNER, TO COMPLY WITH IFC 2305.6 AND POSTED ON EACH

SIDE OF COLUMN

32.08 TRASH CONTAINER, PROVIDED BY OWNER

32.27 PAINT CONCRETE CURB EDGE P-4
ITEM 10
Cultured Stone - Skyline,
Country Ledgestone
BB-2 Fiberboard -
Gauntlet Gray
BB-1 & BB-3 Fiberboard -
Worldly Gray
CMU - Canvas
C-2 MBCI Brite Red
C-1 MBCI Midnight Bronze Anodized - Dark Bronze Paint P-9 - Black Fox Paint P-4 - Safety RedACM - Eastman Red
Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-7 EXTERIOR MATERIALS BOARD
5,951 SF

V-B / M
ITEM 10
TYP.

03.08 TYP.

04.10 TYP.

03.13 5' - 4" 8"
GRADE
TYP.

10.38 TYP.

10.40 TYP.

10.42 TYP.

10.41 TYP.

04.10 GRADE
TYP.

04.08 23' - 4" 1"
1' - 0" 2' - 0" 8"5' - 4"
TYP.

03.08 GRADE
TYP.

10.40 TYP.

04.08 TYP.

03.08 TYP.

10.38 TYP.

04.10 TYP.

10.39 TYP.

10.41 1" 12' - 8"
5' - 4" 8" 2' - 0" 1' - 0"
12' - 8" 1"
TYP.

04.10 TYP.

03.08 GRADE
5' - 4" 8" 2' - 0" 1' - 0"
TYP.

04.08 Prototype Version:
185 S. State Street
Salt Lake City, Utah 84111
Building Square Footage:

Construction Type/Occupancy Classification:

PROPOSED MAVERIK C-STORE 50_L_XR_2302
A-8 TRASH ENCLOSURE ELEVATIONS
5,951 SF

V-B / M

KEYED NOTES
SCALE: 1/2" = 1'-0"1

TRASH ENCLOSURE - FRONT ELEVATION
SCALE: 1/2" = 1'-0"3

TRASH ENCLOSURE - BACK ELEVATION
SCALE: 1/2" = 1'-0"2

TRASH ENCLOSURE - RIGHT ELEVATION
SCALE: 1/2" = 1'-0"4

TRASH ENCLOSURE - LEFT ELEVATION

03.08 CONCRETE FOOTINGS AND FOUNDATIONS, SEE STRUCTURAL DRAWINGS

03.13 CONCRETE PIER FOUNDATION, SEE STRUCTURAL DRAWINGS

04.08 SPLIT-FACE CMU BLOCK, COLOR: CANVAS, 6'-0" HIGH WITH CONCRETE CAP

04.10 SPLIT FACE CAP

10.38 WELD BRACES TO GATE AS REQUIRED

10.39 6" METAL POST, CONCRETE FILLED AND CAPPED. PAINTED P-9

10.40 CHAIN LINK GATE WITH SLATS TO MATCH P-9, W/ (4) HINGES, PAINTED P-9

10.41 5/8" DROP ROD TO CONCRETE, PAINTED P-9

10.42 3/4" DRILLED HOLE FOR DROP ROD, 3" MIN. DEPTH
ITEM 10
HIGHWAY 99

NORTH BOUND OFF-RAMP

MITCHELL ROAD

ROHDE ROAD
8 VAN
5C-STORE
50_L_XR_2102
5,951 SF
7 8
TRASH

ENCLOSURE

UNDERGROUND

FUEL STORAGE
TANKS

AIR STATION

GENERATOR

EV PARKING

BIODIESEL

MIXING VAULT

RV DUMP

FUEL CANOPY

SIDEWALK

FUEL CANOPY

SIDEWALK
EXISTING LAND USE:

VACANT
EXISTING LAND USE:

VACANT
15' BUILDING SETBACK
15' BUILDING SETBACK

RAISED MEDIAN

BY OTHERS
"NO TRUCK
ENTRANCE"
SIGN

SIDEWALK
LINE OF SIGHT 320 L.F.

UTILITY STUBS

BY OTHERS

STORMWATER

SAND/OIL

SEPARATOR

ROHDE RD

IMPROVEMENTS

BY OTHERS
8 ROHDE RD

IMPROVEMENTS

BY OTHERS
PARCEL 2

0.04 ACRES
PARCEL 1

3.58 ACRES
Scale: 1" = ' Feet
0 30
60 VICINITY MAP
N.T.S.

N
SITE
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DESCRIPTIONMARK DATE
SHEET NO.

SUBMITTED BY:

CHECKED BY:

DRAWN BY:

JOB NO.: DATE: 01/30/202420231220.0
HWY. 99 & MITCHELL RD.

CERES, CA 95307
243 E. 3rd Street
Long Beach, CA 90802MAVERIK STORE #:
1333 W. McDermott Dr., Suite 200
Allen, TX 75013
Firm # F-21415
185 S. STATE STREET
SALT LAKE CITY, UT 84111
PL

PRELIMINARY LANDSCAPE PLAN

PRELIMINARY LANDSCAPE PLAN
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15 POSADA
IRVINE, CALIFORNIA 92614
TEL (714) 296-9811
[email protected]

GENE HIRAO
Gene Hirao
ITEM 10

MEETING DAT
E: November 18, 2024

PROJECT NAM
E: Maverik Fueling Station

APPLICATIO
N NUMBER: 24-09 (Conditional Use Permit)

RECOMMENDATI
ON:

Staff reco
mmends that the Planning Commission:

1. Find the proposed
project consistent with the Mitchell Ranch Center EIR (SCH# 2007092011) and the Ceres Gateway Center MND (SCH# 2019109006) per California Environmental Quality Act (CEQA) Section 15168(c)(2); and

2. Approve a Conditional Use Permit for the construct ion of a 5,951 square foot Maverik Fueling Station convenience store with 24 fuel pumps and site improvements at the southeast corner of Mitchell Road and Rohde Road (File No.

CUP-24-09).

PROJECT INFORMATION
Applicant Maverik, c/o Todd Meyers
Property Owner Esam Khacho, Trustee of the Esam Khacho Trust Property Address and APN Southeast corner of Mitchell Road and Rohde Road APN: 041-018-007
Existing General Plan Designation RC (Regional Commercial) Existing Zoning District: RC (Regional Commercial)
Existing Use: Vacant Land
Proposed Use: Fueling Station with convenience store
Parcel Size 1.16 acres
Adjacent Uses: North: Vacant land for Commercial Uses
South: Vacant land for Commercial Uses
East: Vacant land for Commercial Uses
West: Vacant land for Commercial Uses
CEQA Determination Determination of consistency with the Mitchell Ranch Center EIR (SCH# 2007092011) and the Ceres
Gateway Center MND (SCH# 2019109006) per
CEQA guidelines §15168(c)(2)
City of Ceres Planning Commission

AGENDA REPORT
ITEM 10

ATTACHMENT C

PROJECT LOCATION & DESCRIPTION
The applic
ant
is requesting a Conditional Use Permit to construct a 5,951 square foot Maverik Fueling Station convenience store w ith 24 fuel pumps under two separate canopies for small vehicles and commercial trucks with site improvements . The site will have 31 parking stalls and landscaping. The project site is located on the southeast corner of Mitchell Road and Rohde Road in the Mitchell Road Corridor Specific Plan Area. It is currently a vacant site.

The Maveri
k project is not your average fueling station. A Maverik truck stop is an ideal rest location for the visitors that come through the area. Specifically, a Maverik station offers showers and restrooms, on- site restaurants or convenience stores, de dicated diesel pumps, discount programs, and quality fuel. Maverik stations are destinations for the community. These stations are well -lit and clean and are respite locations for travelers. A Maverik station will be a destination for travelers and commut ers in the Central Valley.

Figure 1:

Project Site Plan
ITEM 10

Figure 2: Project Site

PROJECT BACKGROUND

On May 3, 2021
, the City of Ceres Planning Commission approved application number 20-12 (Tentative Parcel Map) to subdivide a 11.9-acre parcel to create six commercially zoned parcels and one storm drainage basin for future commercial development. This is the first proposed development since the approval of the Tentative Parcel Map.

PROJECT ANALYSIS

The proposed C
onditional Use Permit for the Maverik project has been analyzed with respect to conformance with:

1. Mitchell Road Corridor Specific Plan

2. Ceres General Plan

3. Ceres Municipal Code

4. California Environmental Quality Act (CEQA)

MITCHELL ROAD CORRIDOR SPECIFIC PLAN

The project site is located within the Mitchell Road Corridor Specific Plan (MRCSP). The MRCSP was first adopted in June 1989 and then amended in September 1995. The MRCSP was established to shape the development in this area to respond to the physical and environmental constraints of the area, coordinate the mix of industrial, commercial, and residential uses, and provide adequate circulation, public facilities and internal community space amenities in the Plan area.

The design guidelines established in the MRCSP were intended to reflect and reinforce the importance of the Mitchell Road Corridor as a north gateway to Ceres form Modesto, including the commute traffic from the Beard Industrial District, a major employment center in Stanislaus County, a south gateway in to Ceres and a strategically important future interchange with State Route 99. It was anticipated at the Plan’s adoption that this area would be an emerge as an area with the potential to accommodate a significant ITEM 10
portion of the community’s retail and service needs, and to help reduce the outflow of potential sales to other communities in the County. After thirty years since adoption, this prediction is holding true. With the development of the Gateway project and the Wal - Mart, this Service/Mitchell area is a hub of economic activity for the City. The development of the Mavrik Fueling Station only further supports the intended goals and opportunities identified in the MRCSP.

The MRCSP specifically addresses i ncreasing the employment base of the C ity, a the City’s sales tax revenue through large commercial projects. The plan envisioned the expansion of economic growth for Ceres, and ultimately predicted the expansion of Mitchell Road into a major truck thoroughfare for Stanislaus County.

The project site is designated Highway Commercial within the MRCSP, which is intended to provide for and promote concentrations of those administrative professional, retail commercial, and service commercial uses which serve the needs of the traveling publ ic.

Currently, there are no fueling stations along Mitchell Road that can accommodate and support the commercial truck traffic that utilizes Mitchell Road as the thoroughfare it is intended to be. The proposed project will fulfill that need and capitalize on the millions of dollars in sales tax revenue that this service station will provide to the City. As such, the proposed project is consistent with the Mitchell Road Corridor Specific Plan.

GENERAL PLAN CONFORMANCE

The project site has a General Plan land use designation of RC Regional Commercial. A fueling station is an allowed use in the RC (Regional Commercial) land use designation.

Figure 3: Land Use Diagram

As the above land use map shows, the sites all in burgundy are all designated R egional Commercial. The site to the west of the project site is the Gateway Center, and to the northwest of the site is the Wal -Mart site. As discussed above, this area is a prominent ITEM 10
commercial hub for the City of Ceres. The Mitchell freeway exit provides quick and direct access to SR 99, making it easier for businesses to not only receive and deliver their products quickly and efficiently, but more importantly, it allows customers to have quick and easy access to g oods and services. Freeway -adjacent areas like the project site benefit from high visibility and accessibility , which ultimately attracts both regional commuters and long-distance travelers. In other words, the freeway adjacency naturally funnels a significant amount of business to the area, allowing the City to capitalize on the retail dollars spent in the area. The addition of an upscale truck stop to this freeway adjacent area of the City will not only ensure the success of those existing businesses in the area, but ensure the fiscal health of the City. The almost constructed hotel, the fast- food chain restaurants, and other existing uses will only see an increase in business with the approval of this project.

The approved 2018 General Plan explicitly designated the land around this area as Regional Commercial in efforts to create the kind of synergy that is occurring in real time.

This project is an example of the type of economic driver that should be approved at major freeway off ramps in the City of Ceres.

In addition to being an allowed use in the RC land use designation, the proposed project is also consistent with many General Plan goals and policies. Specifically, the proposed project is supported by a number of Economic Development goals and policies and serves as a key component in ensuring a strong sales tax base for the City. With the additional revenue brought in by the proposed project, the City will be able to strengthen the General Fund which in turn provides additional staff and conti nued local benefits to the community.

The proposed project is also consistent with many General Plan goals and policies related to truck traffic and truck circulation in the City. The Mitchell Road Corridor is a designated truck route and is one of the most traveled truck routes in the County. A project like this supports the development of this industry and capitalizes on the lucrative tax base that this type of development creates for the City.

The following goals and policies are just a few goals and policies that support the approval of this project:

1. Economic Development Goals and Policies

Goal 2.G. Promote development of commercial uses compatible with surrounding land uses to meet the present and future needs of the Ceres market area and to maintain economic vitality.

Goal 7.A Support a wide range of economic activity in Ceres that capitalizes om the City’s location, strengthens the City’s tax base, and supports and enhances quality of life.

ITEM 10
Policy 7.A.3 Long-term Revenues. Focus economic development efforts on projects and programs that will maximize long-term net revenues to the City and diversify the City’s economic base.

Goal 7.C.4 Monitor Industrial Trends. Monitor regional, state, and national economic trends in order to identify new and emerging industries suitable for Ceres.

Goal 7.E Achieve fiscal sustainability while providing core public services and maintaining public facilities and infrastructure.

Analysis: Fueling stations are a necessary component of a healthy fiscal base for a city. They are drivers of economic development, benefiting both local economies and the broader transportation and logistics sectors. The new fueling station will create direct employment opportunities for the community. There will also be indirect employment benefits of the proposed project, as more businesses will want to come to this area of City given the strong draw that Maverik stations have.

The proposed project will bring business to the new hotel and the new fast-food restaurants in the area, increasing the likelihood that Ceres will be the location of new and exciting food opportunities in the area. There is still vacant land around the Maverik site which will become highly competitive to those businesses looking to capitalize on the regional draw of this project. The undisputable investment in Ceres that will come from the private sector will secure a strong tax base for the city. The more sales tax that flows into the City, the more money the City has to spend on police, fire, and infrastructure costs in the City.

2. Truck Related Goals and Policies

Policy 3.G.7. Interregional Goods Movement. Promote efficient inter- regional goods movement in the SR 99 corridor.

Policy 3.G. Maintain a balance freight transportation system to provide the safe and efficient movement of goods that balances the needs of other roadway system users.

Policy 3.G.1. Goods Movement. Plan for and maintain a roadway system that provides for the efficient and safe movement of goods within Ceres.

Policy 3.G.2 Truck Routes. Maintain a network of truck routes. Existing and Planned Future Truck Routes, within in the city and work with Stanislaus County to develop a system of truck routes for the area around Ceres.

Analysis: T he proposed project is an essential service for the transportation network in Stanislaus County, Modesto, and Ceres. The location of this fueling ITEM 10
project solidifies Ceres as the destination for fuel for large logistical truck operators already coming through this area on the many truck routes that intersect the City of Ceres . There are tax dollars being spent in other areas of the Country that should come to the City given the City already shoulders the burden of these truck routes.

The locati
on of the proposed project is an entrance from SR 99 into the Mitchell Road Corridor, a significant truck rout that runs from SR 99 north all the way through to the City of Modesto and beyond. As a designated truck route, trucks have permission by three governing bodies (Ceres, Stanislaus County and Modesto) to transport goods from SR 99 to the Modesto City -County Airport and the large industrial park area (Beard Industrial Tract) to the east. The portion of Mitchell Road in Ceres feeds into the portion of Mitchell Road controlled by Stanislaus County, which then feeds into El Vista Avenue/Oakdale Road controlled by Modesto. The amount of trucks that travel this corridor is not matched anywhere else in this County. The nearest fueling stations with amenities that can accommodate the amount of commercial truck that go through this area are located 17 miles to the north on SR 99 in Ripon, or 18 miles to the south on SR 99 in Livingston. Ripon has both a Flying J Travel Center and a Love’s Travel Stop right off their Jack Tone Road exit. Livingston has a TA Travel Center right off their Winton Parkway exit. There is no other major truck stop between these two areas, making Ceres the ideal location for truck fueling. By locating a fuel station that can accommodate truck traffic, it encourages other drivers to stay on the designated truck route and not venture onto smaller collector and residential street . The proposed project couldn’t be located in a more ideal location.

Stanisl
aus County, City of Modesto, and City of Ceres recognize the need for truck routes and the needs of the truck drivers. Stanislaus County Council of Governments initiated a Project Study Report to develop an Official Plan Line for a truck route to resolve internal circulation issues within the Beard Industrial Tract, and to determine the best engineering solution to cross Tuolumne River. While there are plans to construct an expressway and new Tuolumne River crossing along Clause Road, Garner Road, and Faith Home Road corridors from north Modesto to Keys, Mitchell Road remains a primary truck route. Additionally, the proposed expressway will still allow trucks to access Service Road from Faith Home Road. The accessibility from Service Road to Mitchell Road will allow the truck traffic to utilize the proposed truck fueling station while accessing SR 99.

The Stanis
laus County General Plan Designated Truck Route map in Figure 4 highlights the Service Road route that runs East and West on Service and then Mitchell Road truck route that picks up north of Ceres. Figure 5 highlights the Modesto Truck Route in blue that allows the passage of trucks along Mitchel Road north along El Vista/Oakdale Road. Finally, Figure 6 identifies Ceres’ truck route which serve as the missing piece of the truck route along Service Road and Mitchell Corridor. The location of this station is literally the epicenter of three major truck routes. Now instead of just passing through the City, these trucks will spend ITEM 10
money at the service station and fuel station, generating sales tax that the City can direct toward important services like police, fire, and public improvements.

Figure 4: Stanislaus County Designated Truck Routes

Figure 5: Modesto Designated Truck Routes
ITEM 10

Figure 6: Ceres Designated Truck Routes

3. Infill Development Goals and Policies

Goal 2.D. Promote infill development to protect farmland; enhance community character; optimize City investment in infrastructure; provide pedestrian and bicycle friendly neighborhoods; and enhance economic vitality.

Policy 2.D.1. Promote Infill. Promote infill development and reuse of underutilized parcels in the city to reduce pressure to develop on farmland or other “greenfield” sites on the periphery.

Analysis: Supporting infill development, development that occurs within existing urban areas, can play a crucial role in fostering economic growth for several key reasons. First, infill development makes use of existing infrastructure and fills in those missing pieces in road where development has occurred around a site, but not at the site, thus creating a hole in infrastructure. The area to the west of the ITEM 10
site has seen significant development, and some work to the north of the site as well. With infill development will finish the work started by Gateway in the Mitchell/Service area and create better circulation in the area as a whole.

Second, infill development leads to increased property tax revenue, which can fund local services like education, healthcare, and public safety. These increased revenues can provide a solid foundation for further public investments, fueling economic growth. Third, infill development creates both long and short- term jobs. Short term jobs would be the construction jobs involved in the development of the site, and then long-term jobs created by the new development. Finally, infill development also can be a catalyst for the revitalization of a blighted or underutilized urban space. It is without a doubt that the development of the Wal-Mart and Gateway project encouraged the development of this parcel. In turn, this parcel can and will spur continued development and investment in the overall Mitchell Road Corridor, creating a strong tax base for the City.

Based on the above goals, staff believe that the proposed project is supported by the General Plan.

ZONING CODE CONFORMANCE

The project site has a Regional Commercial zoning designation and is part of the Mitchell Road Corridor Specific Plan (MRCSP). A Conditional Use Permit is required in the RC and MRCSP for a fueling station operation.

Figure 7: Zoning District Designation
ITEM 10

Per Section 18. 30.090 of the Zoning Ordinance, the Planning Commission must make the following findings in order to approve a Conditional Use Permit:

1. T he site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping, and other features requires by this title to adjust the use with land and uses in the neighborhood ;
Analysis: The proposal w as routed to various departments and agencies for review and was found to be in compliance with the City of Ceres standards for development.

The proposed development is in conformity with the current Mitchell Road Corridor Specific Plan, Zoning District, and General Plan Designation .

2. The site for the proposed use related to streets and highways is adequate in width and pavement type to carry the quantity and kind of traffic generates by the proposed use;

Analysis: The proposal was routed to Ceres Engineering Division and Ceres Public Works Department. It was determined that with the off-site improvements required by the previously approved Tentative Parcel Map, Rohde Road will be brought up to standards for the quantity and kind of traffic. Mitchell Road is already a designated truck route and can support the quantity and kind of traffic generated by the proposed project. Additionally, a Traffic Memorandum was completed to analyze the trip generation and Vehicle Miles Traveled (VMT) in addition to the previously adopted Mitchell Ranch Center EIR and the Gateway Center MND to confirm the traffic generated by the proposed project will not cause an increase in trip generation or VMT as Mitchell Road and Hwy 99 is already a heavily used corridor.

3. The proposed use will have no adverse effect on abutting property or the permitted use thereof;

Analysis: The subject property has one abutting property to the south which is also has the Regional Commercial zoning designation and General Plan designation. Any future development to the property will also be consistent with Regional Commercial use types.

4. That the conditions stated in the decision are deemed necessary to protect the public health, safety, and general welfare.

Analysis: The proposed project was routed to various departments and agencies, and the Conditions of Approval were prepared based on the comments provided from each department and agency to ensure the protection of public health, safety, and general welfare.

ITEM 10
If the Planning Commission approves the proposal, the conditions for the project run with the property. However, staff has the ability to revoke a CUP if the applicant does not comply with the approved conditions.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

The proposal was reviewed pursuant to the California Environmental Quality Act (CEQA) and was determined to be consistent with the Mitchell Ranch Center EIR (SCH# 2007092011) and the Ceres Gateway Center MND (SCH# 2019109006) per California Environmental Quality Act (CEQA) Section 15168(c)(2).

STAFF RECOMMENDATION

Staff rec
ommends that the Planning Commission:

1. Find the proposed project consistent with the Mitchell Ranch Center EIR (SCH# 2007092011) and the Ceres Gateway Center MND (SCH# 2019109006) per California Environmental Quality Act (CEQA) Section 15168(c)(2); and

2. Approve of 24-09 (CUP), subject to the findings and conditions contained in the attached Draft Resolution PC 24-20.

Report prepared by: Teddie Hernandez, Senior Planner

Attachments:

1. Draft Resolution PC 24-20

2. Approved Plan Set

3. Fehr and Peers Traffic Memorandum

Reviewed by:

___/s/_____________
__________________________ __ 11/13/24 _______ Lea C. Simvoulakis, Community Development Director Date

ITEM 10
RECORDING REQUESTED BY:

CITY OF CERES

When Recorded mail to:

City of Ceres
Planning and Building Division
2220 Magnolia Street
Ceres, CA 95307

DRAFT
RESOLUTION NO. PC 24-20

RESOLUTION OF THE CITY OF CERES PLANNING COMMISSION

PROPERTY OWNER: E sam Khacho, Trustee of the Esam Khacho Trust 301 Mitchell Road
Modesto, CA 95354

APPLICANT: Maverik – Todd Meyers
185 S. State Street, Suite 800
Salt Lake City, Utah94111

APPLICANT’S
REPRESENTATIVE: SDC – Catherine Otis
245 E. 3
rd Street
Long Beach, CA 90802

SITE LOCATION: Southeast corner of Mitchell Road and Rohde Road, Ceres, CA 95307
(APN: 041-018-007)

WHEREAS, the Planning Commission of the City of Ceres, State of California, ha s considered said application proposing a Conditional Use Permit entitlement request to construct a 5,951 square foot Maverik Fueling Station convenience store with 24 fuel pumps; and,

WHEREAS, the Planning Commission held a duly noticed public hearing on November 18, 2024 at 6:00 p.m. and considered all testimony and comment presented whether orally or in writing; and,

WHEREAS, the property affected by this resolution is located on the southeast corner of Mitchell Road and Rohde Road, Ceres, CA 95307, identified by Assessor’s Parcel Number 041-018-007; and,
ITEM 10