Good evening, everybody.

Yes, I am ready.

I will call to order the Oklahoma Commission regular meeting Thursday, September 18th, 2025 at 601 PM.

I will begin with our land acknowledgement.

We honor, respect, and acknowledge Elk Grove's first inhabitants, the Plains of Mewak, who lived as sovereign caretakers of this land and these waterways since time immemorial.

We commemorate and advocate for their descendants, the Wilton Rancheria tribe, the only federally recognized tribe in Sacramento County who endure because of the bravery, resiliency, and determination of their ancestors, tribal members and leaders.

Will you please take this moment to silence your electronic devices and cell phones?

Will you read the customary greeting, please, Sandy?

If you wish to address the commission during the meeting, please complete a speaker card located in the back of the room and give it to the clerk prior to consideration of the agenda item.

Will you please call the roll?

Commissioners Sandra Poole.

Present.

Rinder Singh.

Present.

And Chair Juan Fernandez.

Present I will now invite Sandra to Commissioner Poole to lead us in the Pledge of Allegiance.

I am going to skip item one.

And the moments of silence do not seem to be working.

Do I have a motion to approve the agenda?

Chair, I move to approve the agenda as presented.

I will second.

All in favor.

Aye.

Agenda is approved five zero.

Next item.

Public comment.

Members of the audience may comment on any item not on the agenda that is of interest to the public and within the jurisdiction of the planning commission.

The planning commission cannot take action on non-agendized items raised under public comment until the matter has been specifically included on an agenda as an action item.

So uh Sandy, is anyone registered to speak on public?

I have five speaker slips.

One is for five point one, the other are unmarked.

So if somebody wanted to speak under public comment, okay.

Okay.

And the names for public comment.

It looks like they're or they may all be five point one.

Okay.

Nobody raised their hand.

Nobody raised their hand for general public.

Under public comment.

5.1.

We'll get to we'll get to that.

We'll get to you.

But make sure she has her your your card.

Your speaker card.

That was my fault.

Thank you.

Okay.

We have two regular consent calendar items.

The meeting minutes of August the 7th and August the 21st.

Chair Fernandez, I move for approval of the meeting minutes of August the 7th as presented.

Second.

I have a second.

All in favor?

Aye.

Minutes of August 7th past 5-0.

And now for the regular meeting minutes of August the 21st.

Was I'm sorry, was that a five?

Yes.

Okay, I think we had an absent.

Oh, uh, actually, I think Commissioner Cohn didn't.

Yes, yes.

So four four zero one.

Thank you for catching that.

Okay, and for August the 21st.

Sure, I move for approval of the regular meeting minutes of August the 21st.

I second.

Moved and seconded.

All in favor?

Aye.

Aye.

Abstain for that one.

You weren't here.

Yeah.

Okay.

So that is also 401.

Sandy.

Thank you.

All right.

Getting quickly to the item at hand.

Will you please call 5.1?

Item 5.1 is Maverick Fueling Station and Convenience Store.

It's Project PLNG 24031.

Good evening, Mr.

Chair and Commissioners.

My name is Kira Killingsworth, and I am the project planner on the Maverick Convenience Store and Fueling Station project.

The applicant is requesting a conditional use permit and a minor design review for a fueling station and a convenience store.

The fueling station will have two canopies and associated site improvements.

The project is located on East Stockton Boulevard, East, yeah, East Stockton Boulevard and Grant Line Road.

And the closest uh park to this property is 0.9 miles, and the closest uh resident is uh 3,500 feet.

The convenience store will be almost 6,000 square feet.

There'll be two fueling stations with one station, canopy, sorry, fueling canopy that will have five pumps, and those that canopy will be for RVs, delivery trucks, and semi-trucks.

The other canopy will have 20 pumps, and that will be for passenger vehicles.

There will be a RV dump on the north side of the property, and there'll be three underground storage tanks that will range about 40,000 gallons each.

That's a standard size for the Maverick business.

There will be 35 34 standard parking spaces that will be for the convenience store.

And now they're about nine by 19, which is standard size for the code.

There'll be landscaping all throughout the property as well as storm drain.

As mentioned earlier, there's a conditional use permit part of this proposal, and what is being reviewed is that they're requesting a 24-hour seven days a week.

There will be public bathrooms but no showers, three employees per shift, and they're wanting to serve food and alcohol.

The fueling stations will have outdoor speakers on dispensers, but as a condition and part of the fueling station chapter of the code, they will be off between 10 p.m.

to 7 a.m.

The convenience store will have earth tone colors, fiberboard, stone, and CMU materials.

They will have their branding color of red for the signage.

The tower will be about 29 feet tall, while the rest of the building will be 20 feet tall.

The canopy will have uh red and uh be the standard color as well as stone on the columns to go along with the uh rest of the convenience store.

As mentioned, there is a floor plan for the convenience store and there will be public bathrooms.

Again, no showers, there will be uh tables but only two.

The idea is to grab and go and enjoy the food as you're pumping your gas at the stations.

This project was um looked at by the trails committee.

There is as part of the bike peds master plan, there is a trail, multi-use class one trail along Grant Line Road, and the applicant is going to make those improvements for a 10 foot wide trail with two feet uh DG shoulders, as well as landscape buffering around the trail.

There is a class two bike lane on East Stockton Boulevard that will remain.

This project was uh part of uh a traffic analysis was submitted by the applicant and reviewed by the city engineers, and it was looked at project level for Maverick as well as future development assumptions.

It has been told that uh the owner of what we call CMD Court, which is about 15 13 acres, which Maverick is part of CMD Court, and uh there's future plans, no active applications for commercial development for the rest of CMD Corp, but not part of Maverick.

Um Maverick's not part of that.

Um, they're not the owner.

But as what was looked at, there are two driveways off of East Stockton Boulevard.

There will be a right turn in and a right turn out only for one driveway, and the other driveway to the north will be a share driveway.

East Stockton will be modified as one through travel travel lane in each direction, and a dedicated left-turn pocket at the northern driveway, and as well as a medium curb on the southern driveway to make sure that no one is driving into that driveway or turn into that left into that driveway.

There is a condition to provide additional land for future widening of Grantline Road along its frontage as part of what is uh stated in the general plan.

As you can see, we have received many written comments on this application.

A lot of it are concerns that have been stated, and some of those concerns are it's a truck stop.

What are the long-term intentions?

The traffic, the project is too close to neighborhoods, parks, and schools, there's too many fueling stations in the area, and the crime.

So staff wanted to go through some of these concerns, and we understand the concerns, but first off, this is not a truck stop.

The apple the application is for a fueling station for two canopies, one is for passenger vehicles, the other canopy is for trucks, but trucks cannot park here.

There is no parking for trucks, there's um, again, no showers, there's no plans for trucks.

Our zoning code doesn't even talk about truck stops.

If a truck stop wanted to go through anywhere in the city of Elk Grove, they would have to do a code amendment and add truck stops to our code.

Again, long-term intentions, Maverick does not own this property.

They are they are building a maverick at the corner, and the rest of the property of CMD Court is owned by somebody else, and they have plans for a commercial development.

Again, it's not in uh planning right now.

There's no active application.

Um, so there's no intention of adding more parking or truck stop to this location.

Traffic is a concern.

That's why a traffic analysis was created and reviewed, and it um, as I mentioned earlier, East Octon will be modified as well as grant line to accommodate any concern regarding the traffic.

The project's too close to neighborhoods in parks and schools.

As mentioned previously, this is surrounded by commercial industrial uses.

The closest neighborhood is 3500 feet to the north.

Elkgrove Park is the closest neighbor uh park, and that's further north.

Uh and the nearest school is Elkgrove High, and that's even further.

That's 7500 feet, 1.4 miles north of this project.

There are two churches nearby, one church or assemblies.

Um, and again, those the near assembly is more than a quarter of a mile away, and they're not adjacent or a butt to this property.

Too many fueling stations in this area.

There is a fueling station across the street, Kitty Corner, that's Arco, and there's another one at Chevron.

Chevron is Camera Road and Promenade, and Arco is at this intersection.

Our code says that you can have two fueling stations at one intersection.

Maverick would be the second uh fueling station at this intersection of East Stockton and Grant Line.

So again, there'll be two after Maverick if Maverick gets approved at this intersection.

Camera Road and Promenade is not the same intersection, and that's where the other uh closest gas station is to this property.

And as for crime, this application was reviewed by the police department on many occasions, and they had no concern.

This uh there will be cameras at this property uh at this uh surveillance at this uh fueling station, and the applicant is here to give a little more detail of that information.

Staff has uh reviewed this uh project and has found it exempt from CECOA per 15332 in field developments.

Uh, again, traffic analysis was reviewed, a cultural resources, an air quality report.

And the reason for the air quality report is because there's an existing building that'll be demolished, and the idea is what happens after that building is being um demolished, what happens to the air.

So that's the reason for that, and also the cap checklist, you'll have to comply with that.

And so staff believes finds that this is exempt for CEQA.

With that, staff finds that uh staff recommends that the planning commission find that the project is exempt from CEQA per 15332 and approve the minor design review and conditional use permit for the Maverick fueling station and convenience store for the resolution as well as the green sheet that was submitted to you.

And that concludes my presentation.

And the applicant is here if you have any questions.

Thank you, Kara.

Any questions?

Yes, I do.

Go right ahead.

Thank you.

One of my concerns was the two lanes that turn into one going north on uh East Stockton Boulevard.

So if you're on Grant Line going uh east and you make a left, if there was two trucks there, and one of them is trying to turn into the place.

Um I think it will cause a traffic jam there, but I understand that they're gonna move the two lanes further down or further up north, correct.

So as you can see in this in this diagram on the you see the existing building.

Um to the north of that is that driveway from Maverick.

That is the north that's the right turn, right turn only, and to the north of that is the second driveway.

Would that's the that's the driver that would be shared with the rest of the future commercial center, and that's where the that will turn the lanes would narrow down to one.

Okay.

There'll be a turning lane also, right?

Yes.

Sorry, there'll be a train lane on that on on that uh to that northernly section of the driveway.

Okay, and another concern was getting all these letters saying that it was going to be a truck stop, but I went to the one the maverick uh in West Sacramento, and actually it's you know, it's I agree with you, it's not a truck stop.

Yeah, you know.

So they don't have any overnight parking, and I didn't see much traffic around there, so uh just wanted to make that notation for the my fellow members.

Thank you.

Any other questions or comments for staff?

I did have a couple of questions.

Um 3,000 feet from residences.

Um there is an existing fueling station, Kitty Corner, and we approved a fueling station across from Kubota.

What is the distance from Kubota at Waterman or the the fueling station at Waterman to this proposal?

I'll have to get that number.

I can get that number.

I don't have it off the top of my head.

You're talking about triangle point?

Yes, yes.

I can get that information.

It's on the other side of the freeway or the railroad tracks, rather, the overpass.

Um that was my other question.

And oh, and um uh to vice chairs uh uh O'Conn's comment, um, there was concern about truck parking.

Um there's no parking allowed, and I I didn't get a chance to see in the terms of um uh conditions of approval.

Um we did something in uh harbor point to minimize commercial vehicle parking overnight and uh deter truck parking.

Um is there a condition of approval to on the cul de sacs in the immediate area to um disallow truck parking overnight on any of the public streets in the immediate vicinity?

I don't do recall.

Yeah.

Are you talking about Mr.

Jordan?

Are you talking about the hotel or yeah?

Oh yeah, you're talking about the hotel on Clagley Court?

Yes, yeah, so yeah, the Clegg the there was a new hotel, and we conditioned it that the there was no overnight parking along Clagley Court and um due to um uh being a new hotel and there was trucks there was a reputation of trucks parking on Clay Court, and because of the new hotel, there was a condition of adding no overnight parking, right?

Because some of their parking uh depended on availability of some street parking if I remember correctly.

Correct, right?

So we added a condition.

They had to ask for sorry, they had to ask for a special parking permit, correct?

Right, exactly correct.

Um so but there's no such provision or or term uh conditional use for for this proposal, correct?

To do on because that was for on-street parking, or to prohibit truck parking on the streets.

So if I can jump in, so we do not allow on-street parking on East Stockton, it's not set up as a street classification that would allow for that.

Whereas on the court you're describing, that's a different classification of street that would allow for on-street.

So having a condition here would be duplicative, and the vehicles are already not allowed to park there.

There's room for the travel lane, the bike lane, and that's the extent of the space.

And that includes the uh east-west streets as well in the immediate vicinity.

Um, if you go up to Iron Rock and that sort of area, those do allow for on-streets, but they're gonna be you know, further up, you've got to go a block and a half north in order to get up there.

You've got the stop control to then get down onto Union.

Um there is uh there are a couple of private drives there, including uses with trucking operations, and so those would be an on-site circumstance at that point.

You have to go all the way up by California Custom to get to the next public streets, and those are industrial streets, they're inside the neighborhood essentially, and those do allow for on-street parking, okay.

I the the reason I asked these questions specifically about parking is there's concern about air quality and diesel vehicles idling that have been voiced by uh some of the the individuals who've submitted letters.

Um I just wanted to make sure that there wasn't a provision or there wasn't a loophole rather where if approved trucks could go park and idle and and there's no space on the site planned for that to occur.

Thank you very much.

No other questions?

Okay, thank you, Carol.

All right.

Chelsea, you mentioned their um staff had some additional data points that they wanted to share.

Is that at this time, or shall I ask the declare the public comment open and ask the applicant to come speak?

Um we could speak to it now, or we could wait until after the public comment has concluded.

It's up to you.

So staff has prepared some additional information for us after public comment.

Okay.

So I will declare the public comment opportunity open and per protocol, invite the applicant to come speak.

Please state your name when you approach the microphone.

Todd excuse me, Todd Myers, 185 South State Street, Salt Lake City, Utah.

I am an employee of Maverick stores.

Maverick has about a little over 800 stores.

And with that, uh the store that was brought up earlier, the West Sacramento store.

That is our busiest store.

That is the store that sells the most fuel out of the 800 stores.

Maverick is not a truck stop.

And as you can see on this site, and it's been discussed quite a bit, it is a site that does not have room for truck parking.

There's no overnight parking, there's no showers, there's no truckers' lounge.

We have done studies on how long vehicles and trucks are on our sites, and vehicles will be in a parking stall roughly around seven minutes.

And a truck is going to take a little bit longer to fuel up, they'll probably, while they're fueling up run inside the store, they'll be there about 20 minutes.

And so we were just not a truck stop, I guess is what I'm trying to say there.

Um there's been some confusion on that, and I'll I'll address that.

Uh our owner, her father, started up a company called Flying J.

That has since went through several property uh ownerships.

Uh her father's name was J.

He had a pilot, and that's where the Flying J came from.

He has passed away probably about 25 years ago, at least 20 years ago.

She now owns a parent company of Maverick that is called FJ Management.

It has nothing to do with truck stops, it has to deal with she doesn't have the naming rights any longer to her dad's old company.

This is how she's able to honor him.

And so Maverick did, oh, probably about 10 years ago.

We purchased a small truck stop.

Before we opened it up to the public, we removed the lounge, we removed the showers.

The building is larger than our typical building.

It's going to be about 40% Dairy Queen and about 60% Maverick.

So it is not a truck stop.

This site's going to be part or signed quite heavily.

No overnight parking, no parking at all, because it would gum up the site.

You know, they're gonna be at that fueling position, and then they're gonna leave the site.

Long-term intentions was the second concern.

We are only part of this development.

The developer for the remainder of the property is here, or representative, and if you have any questions about what's going to happen with the remainder, he would be better qualified to answer those questions.

Traffic.

We originally submitted our traffic report.

I think it was about last November, and it was just on the Maverick because that's what we're doing.

The city planners seen that hey, there's additional vacant land.

How will this remaining land be used?

And so the developer, the remaining property, did prepare a new traffic study with us.

And so our old traffic study got amended into the new one, and it was put together in phases.

So with the Maverick, there are a certain amount of public improvement improvements that need to be done to the streets, and that's listed in the staff report.

As their development develops, it's going to have an increased traffic demands for their retails and fast food or whatever else they plan on doing there.

They'll have additional traffic requirements that has already been studied, already planned for, already knows when it kicks in.

We're roughly two-thirds of a mile away from the closest residential property.

And we're at a very busy intersection.

So first of all, you have the distance as far as light and noise.

But you already have a lot of that light and noise at this intersection, but still, and we were happy to do so to agree to a condition where the advertisements at the pump, the audio will shut off during those nighttime hours.

Even though it's three quarters or two-thirds of a mile, let's make sure it's not a problem.

And so we're happy to accept that condition.

Too many fuel stations in the area.

Your code allows for two, we're the second.

The nice thing about it is we're kitty corner.

So the tra people traveling will have the option of ride in, right out, or not as many left-hand turns at that intersection.

Now obviously, the intersection allows for left-hand turns.

They may have a preference between one store or the other.

But we are a convenience business, and typically you just want to get in and get out with your gas.

And so I think it is an advantage to have the second store Kitty Corner.

Crime.

Maverick has 15,000 employees.

We love our employees, they're the ones that make our stores great.

Our employees have benefits such as medical education, and we want them to be safe.

So we've designed our stores with police departments involved.

That's one of the reasons why when you see a Maverick, you're going to see these big windows looking from the gas pumps in.

We try not to block that view.

We want you to see inside.

And we have implemented each of those requirements.

Some of them were on the height of the bushes to make so people couldn't hide behind them.

Some of them was improved lighting, so people couldn't hide behind dumpsters and other type of structures.

In addition to that, Maverick puts up on the typical store 24 high definition cameras.

Those are inside, those are outside.

Police departments are welcome to them.

We had one incident in Utah where a competitor was robbed, and they thought maybe that person walked past a Maverick.

And sure enough, they got our high definition cameras and we helped solve a crime at a different sea store.

Those cameras are pretty well known.

And matter of fact, what we have is you have parents that are sharing custody, and they want to be able to do that exchange at safe places.

They know Maverick has these high definition cameras.

It's pretty common that they use our parking lots to make those exchange, and we're proud to do that for them.

Those were the concerns that were listed on there.

I'm happy to answer any questions about the company or about this site.

Mr.

Chair.

Mr.

Myers, you talked about uh the fact that you would, uh, this was a concern I had when I met with staff, which was the issue of parking and potentially overnight parking, and you yourself raised this issue which I had discussed with staff.

You would have no objection to a condition of approval being put in which says no overnight parking.

Nothing to say effect, okay.

None at all.

A.

B.

Mr.

Chair, I would like to hear from uh as Mr.

Myers said the developer for the rest of the boss who lives here.

I would like to hear from that individual as to what their thoughts are.

Thank you.

Commissioner Fole.

Just a quick question on the cameras.

Are those monitored?

Or is there any kind of a direct feed to the police department or somewhere where it's being monitored?

They all go, they are monitored in Salt Lake.

And so we do have staff that is reviewing those.

Um, and that's that's also they're of course recorded and saved and so forth.

Okay, thank you.

Yes.

Uh so FJ management owns flying uh the pilot flying J Travel Center, no and Maverick.

No, and they have at one time they had a partial ownership, but they no longer have any ownership in any truck stops.

FJ management owns hotels, affordable housing, senior cine senior, I can't talk today, senior citizen centers, uh, and one oil refinery at a bank and a few other things.

So pilot flying J Travel Center is owned by Berkshire Hadaway.

Correct.

Okay, thank you.

Is that it from my colleagues?

So I did have uh a question, Mr.

Myers.

You mentioned 40% of this store is Dairy Queen.

That's the West Sacramento store.

No, I was referring to the one truck stop that we once purchased.

Got it.

So we went through, remodeled it and got rid of the lounges, got rid of the truck stop basically.

Got it, but kept the square footage of the building.

Got it.

Okay.

I wasn't sure uh which this store was you were referring to with the 40 percent.

No, this is a much as in the past.

Got it, got it.

Um, and uh just FYI, the uh Oak River Police Department program for information sharing the high definition cameras is called the Sentinel Program.

Okay, and you can um find information uh about that with uh EGPD.

Um it's very helpful for EGBD to help uh locate uh suspects and whatnot.

Um, no other question.

Yep, go ahead.

One other follow-up question.

Uh Mr.

Myers, you just said, and I just want to clarify.

You said Maverick no longer has any interest or ownership of drug stops.

Am I correct?

Maverick never has on truck stops.

The parent company FJ Management, the owner of that at one time had ownership in flying J pilot, uh minor minority ownership.

I think it was like 18%.

So let me read that.

That's as stated.

It's owned by other people at this point.

Okay, just to rephrase my question, FJ management has no interest in truck stops.

We do not.

Thank you.

Commissioner Singer?

One other question.

Um, the issue of human trafficking was brought brought up.

Um, any known cases of human trafficking at any of the locations where police had to get involved with any arrests or any big cases?

Not that I'm aware of, no.

I mean, uh I think truck stops that are, you know, this this is less than three acres.

Truck stops, probably 40 acres, could be bigger.

It's overnight parking.

There's lots of parking.

There's places to hide from cameras and so forth.

Our sites are really not set up to have that type of a problem.

Thank you.

Any other questions of Mr.

Myers?

I will invite Mr.

Gillum to speak.

As representing the landowner for the rest of the parcel.

Yes, Chair Fernandez, Jim Gillum, Gilm Consulting representing Reynolds and Brown, the owner of the overall CMD court, SPA parcels.

To you know, stand here for uh uh sorry, Commissioner Sangh's request.

Uh, but if you don't mind, I'd like to start out just by stating for the record that uh the overall project that we've been working on for quite some time, the CMD court SPA, uh, is currently out for leasing.

Uh the first parcel to move forward is the Maverick gas station.

Uh, but on the balance of the property, we are planning for commercial uses that are complementary to freeway commercial since that's where we are.

Uh we have uh a preliminary site plan that includes such uses uh quick serve restaurants, a hotel, coffee shops that that would be amenities not only for the traveling public but also for the the neighborhoods that are being built not too far away, but far enough away that you know this is a commercial center.

It was contemplated for these types of uses when it was approved by the city.

Further, the the the configuration of the interchange and the the surrounding roadways were a result of work between my client and the city at the time of the Grant Line Road interchange moving forward.

That's where you see the access points that are uh built into the existing roadway, etc.

So we've been uh involved in this for quite some time.

We're really excited to see Maverick move forward.

We think they're gonna be a great amenity for the city as well as uh for the shopping center.

So with that, I do I am happy to answer any specific questions you have.

So just for the record, then um, no truck stops contemplated in those other leases.

No, the the balance of the site is being looked at for a variety of other uses, and the footprint that you see with Maverick is all that we've arranged to lease to them.

Mr.

Gillam, I did I saw um a proposal for a uh four story hotel just north of Maverick and some mixed residential.

You mentioned uh potential shopping uh services with the rest of the development.

Um was that uh just a a draft plan or it looked like it was already pretty well thought out?

Well, when we put together marketing packages, we do come up with conceptual land use plans, and I you probably saw one that was in a marketing package, and we are working towards those users, including a hotel.

Uh you know, we're not ready to submit those yet, but there's no reason to, you know, when you have a user that's ready to go that can that can construct their their little piece of the project, especially one that's on the hard corner.

Uh, you know, we wanted to get them on the ground as soon as possible.

It also helps out leasing when you have activity on a site.

So, you know, we look at all of this as very positive.

Got it.

So the the intent would be to have a hotel and additional retail uh in the rest of the development, correct.

Retail restaurants, um, you know, as I mentioned, coffee shops, those sorts of things.

Okay, thank you.

Any other questions for the applicant?

Okay, thank you.

Thank you.

So you will have an opportunity to address any questions or issues brought forth by the public, and I will ask Sandy who the first speaker is that has submitted a blue card.

Um, it looks like it's Mr.

Tim Casauni.

Apologies if I said that incorrectly.

Mr.

Chair, yep, yep.

I wanted to answer your question about how far triangle point, the gas station that was approved from this property, and it's a little over half a mile.

Okay, thank you.

I wanted to go out with this and then Mr.

Anil Keyshore, you will be next after Mr.

Cassoni.

I assume I have three three minutes.

Okay, thank you.

And uh give it good evening, uh, Chair Fernandez, members of the commission.

I'm here to oppose a project.

Um I've submitted a letter from my law firm.

I'm an attorney in Sacramento, and I understand from the clerk that it has been received.

I think it's unlikely each of you have even had a chance to read it yet.

So I'm gonna give you just a brief synopsis of the issues raised.

Um I've read through the staff report and I had concerns.

Transparency concerns.

Uh, you see in the uh PowerPoint, the first item references a traffic analysis.

I've never seen it, it's not on the Planning Commission's website.

There's also a reference in the uh staff report to an air quality assessment from January 2025, which I understand from staff's comments is related to the demolition.

That's not has never been available for public review either.

There's also a reference to a VMT analysis, which is short for vehicle miles traveled, prepared by FEAR and PERR PER from April 2025.

That's never been available to the public for review.

The concern here is that the public can be led to believe that they need to do a public record act request to see these documents.

They shouldn't have to do that, they should be available on the website related to project documents for this.

At a minimum, it should have been attached to the staff report.

There's also a concern, and this is all laid out in my letter.

There's also a concern here, commissioners, about cumulative impacts.

Staff has said there should be an infill CEQA exemption, but as we've heard, and even the last speaker, there are serious cumulative impacts here.

First of all, conditions of approval, um, two of them refer to the um necessity of a road ride-of-way.

Apparently, there's gonna be a dedication of a portion of the applicant's parcel for a road ride-of-way.

There's a just today, a brand new revision to one of the conditions that refers to vacating public easements that might be required.

There's also um reference to future commercial development on this parcel.

These are cumulative impacts, and I laid out in my letter, there is an exception to an exemption for cumulative impacts.

Bottom line, this is premature.

This needs to be continued.

The public needs an entitlement to review these documents which form the basis for the CQA exemption.

I appreciate your time.

Thank you.

Thank you.

Um Chelsea, can you comment as to the availability of the traffic analysis and the air quality availability?

Sure.

Um those records were not requested by any member of the public prior to today's letter that we received.

Um the records could have been requested at the planning counter at any time.

However, due to the public comment we received, we brought copies of those studies and put them in the back of the room.

Um and if more copies are needed, those are certainly something we could send electronically, or print out copies if that's the preference.

And then we also provided copies to the commissioners on the dais tonight.

Should you like to review them?

And I'll surprise the speaker, Mr.

Cassoni.

I did read your letter.

Um next speaker will be Ms.

Mr.

Anil Kishore.

And then Deo Rajlal.

Good evening, gentlemen.

My name is Anil Kishore.

And I've lived in this area of El Grove for about 40 plus years, and I've seen the infant out, and outs.

And I've been a former truck driver myself.

I own several trucks in the past.

And I've seen a lot of negative things going around here.

And we don't need a truck stop in our neighborhood.

And because of a future generation that's coming up.

And the traffic will be a mess too.

As it is right now, traffic is a mess.

I live in the area.

About three-quarters of a mile away.

And I've seen and trucks, they take a long time to move and drive around.

A lot of drivers are not like me.

I was a very professional driver.

And I knew my surroundings when I was making my right or my left hands.

Entering the freeway and entering the roadways are tough.

Especially for the parents in the mornings and us, we take our kids to school and pick them up, and adding about 100 tanks a day.

Let's get up your mess.

And I've seen other trucks.

It's about a week old.

And it is getting a mess.

It will be a mess.

So that's what I'm trying to tell.

Tragically, the air pollution with the diesel films.

The prior gentleman talked about it, hazard in the neighborhood about diesel spills.

I don't know who's gonna take care of that.

Of course, crime is gonna go on.

And I've driven driven from LA to Nevada as a truck driver myself and north of here.

The trucks, truck stops, fueling areas are not nice looking.

They might be nice for one or two years.

After that, nobody keeps it up.

Example, I would say the truck stop on Stockton Boulevard.

It's been there for years.

And the roads around it, if you drive there, you will see.

You'll probably, if you're not careful, if you don't have a seatbelt, you'll probably be off your seat as a truck driver.

And the appearance I've talked about, property values.

I just bought a house over there.

I was thinking El Grove is the best place to live in.

If we have, you know, commercial purpose coming like this.

What's gonna happen to our properties?

And I'm here really to oppose it.

I've talked about school, school around the corner and parks that we use, not just for us, the animals go there too as animal park around the corner.

It's just gonna be a total mess.

And the driver pollution as part from all these drivers are not very nice.

Some of the drivers that come from out of state, they're tired already, they're dumb there.

Think just like how the truck.

Who's gonna be responsible for this?

Not us and surrounding neighbors.

So I'm really telling putting myself in front of you guys to make a nicer, find something nice, nice businesses to bring out here.

Thank you, Mr.

Kishore.

Thank you.

Thank you.

Next is Deo Rajlow.

And then it will be Rebecca Larson.

Please be ready.

Yeah, I've been hearing uh about this maverick uh projects coming up uh for a while.

Uh my major concern is um regards to the traffic in this uh area, and I believe most of you commute uh uh in this area in the evenings and uh and in the morning.

Uh after 2 p.m., right from El Grove Boulevard going out to Grand Lane.

It takes so long.

Now imagine when you have um a truck fueling station, and you see ten semi-trucks driving on the road, and then uh entering the Grand Lane uh exit, three semi-trucks will fill the exit itself, the stoplights by the time three semi-trucks move, the light tends, and the backup that's gonna go into the 99 towards the southbound, the traffic will eventually go right up to Florin and even up to Stockton Boulevard in the evenings.

This is a major concern.

I commute daily, and I know how much uh uh traffic currently that we go through.

As soon as you pass El Grove, uh the auto, the El Grove Boulevard, the three-line bottlenecks over there.

And then in the evenings, the traffic just builds up.

And these semi trucks are not small trucks.

And once you have a fueling station, it brings trucks.

The message goes out to the truck drivers, okay, there's a Maverick.

The mentality that believes because these truckers will be coming out from other states also.

The belief is that okay, there's Maverick.

We have some time to spend there.

And we have seen, we have gas stations close by.

We have trucks coming up, and they say, Oh, uh, I cannot drive, I need to rest.

They forcefully park.

And then being a Maverick, they know that the brand itself says a truck stop.

I know technically, uh, uh the gentleman says that uh no, there's no parking, but you cannot go to every truck driver and say, hey, this is no parking here, but they will be parking eventually.

They'll be parking for not one hour, two hours, three, they will eventually be parking for four or five hours.

Believe me.

And my major concern is the traffic that uh is going to build up.

You put ten semi-trucks over there, you will have a backup of traffic.

And the amount of time the residents spend commuting every month by month, yeah by year, it's gonna get worse.

And then you have more development coming up, like uh the casino, the hotels coming up and all those.

More developments, and you putting up more trucks towards that side, it's going to be, it's going to be a big mess.

It's really going to be a big mess.

Currently, we have this, and then you put in hundreds and hundreds of trucks towards Grant Line, that Grant Line exit is not a long exit.

Three semi-trucks just fills up that exit.

Thank you, Mr.

And imagine how backup the traffic's gonna get onto the 99.

Thank you.

Rebecca Larson.

And uh Rob Branch will be the next speaker.

Please be ready.

Good evening, my name's Rebecca Larson.

I've lived in this community for 48 years.

Over that time, I've already watched our once family centered neighborhood drift farther and farther from the warm values we once had.

I love this place.

But I'm deeply concerned about what Maverick truck stop would mean for our future.

This site isn't even two miles away from my home, and my backyard is adjacent to East Stockton Boulevard.

We just got a sound wall delivered to us through city council after years of fighting.

Do you think that just because these trucks are gonna be all the way down to Grant Line that we're not gonna hear the noise of them traveling on East Stockton Boulevard all day and all night?

It's gonna be right up against my backyard.

And then we're gonna get the smell as well.

What about the kids at the park that they're gonna be passing and stopped next to?

And the high school and the junior high school and the elementary school that are just not even a mile to two miles away.

They walk, they jog, I see them all the time.

I commute East Stockton to Grant Line daily, and one Mac truck makes me late.

Now, mind you, I need to go a little bit faster, allow myself more time, but you put 10 there, and I'm never gonna make it to work.

It's already a jam.

Then you say you're gonna expand Grant Line.

Well, why not expand it before you start putting in the things that are gonna cause the traffic?

You know, when we moved into this town 48 years ago, they said they were gonna make Grant Line a freeway, but that hasn't happened yet.

So I don't know that I have too much faith that they're gonna expand any roadways to help decongest traffic.

It's already a serious problem from the casino that was built nearby and overwhelmed the roads there.

The freeways always stopped in front of the casino, so they're all gonna take East Stockton to get to the truck stop.

I've personally seen how it's changed daily life here, too.

There's shootings in broad daylight, and what about the SES hall that's right next to this Maverick truck stop?

That's a hall that's rented for weddings and birthdays.

And we're gonna have exhaust right next door.

I guess that business doesn't matter.

This is only gonna magnify the crime here.

And we just had a shooting at the Chevron in Elk Grove, and it wasn't even dark outside.

The SES hall took shootings.

How much do we have to have before we stop trying to add to that problem?

As a resident, my value is dropping.

I own my home.

Is Maverick gonna pay for it when the value drops?

I don't think so.

And I don't think this council or planning commission is either.

But you're telling your citizens that you don't care.

Their property value doesn't matter, their life quality doesn't matter.

Who cares if they're stuck in a traffic jam behind 10 Mac trucks?

We're making good tax money now.

How about let's be a family-oriented community like we've always been and worry about our community?

Let's stay family-oriented.

Let's care about our families, let's care about our property values, and I would be willing to bet you my property value will drop when Maverick is put in.

Thank you, Miss Larson.

Thank you.

I love the pendant, by the way.

Um, before we go to the next speaker, uh, Mr.

Jordan, question for you.

There is a proposed overchange overpass uh at White Lock.

Um will that connect East Stockton to the west side of 99?

The White Lock Parkway Interchange is focused exclusively on serving the west side of the city.

There's impacts to Elk Grove Park as well as the connectivity through on East Stockton to provide further access on that side, it would create other congestion issues to the east side of the city.

By installing the White Lock Parkway interchange, the city's goal is to reduce congestion both up at Elk Road Boulevard and further south at Promenade, sorry, at Camera Grant Line Interchange.

It's a project that's currently in design.

There'll be a contract coming forward for further design services on a council agenda in the near future.

Okay, so there is provision and plan to alleviate some of the traffic concern to the north of the proposal.

Uh yes, I think I think if we're talking about truck traffic generally along East Stockton, though, I think what we typically find is, given the industrial area that exists around the Grant Line corridor, both north and south of Grant Line, either up survey or the Iron Union area.

Um, those trucks certainly take a lot of access down at the Grant Line, and there may occasionally be vehicles that decide to go further up, but certainly you get further north, you get closer into those residential areas.

Thank you.

Okay.

Uh Rob Branch, followed by Jay Sahan.

Please be ready.

Hello, my name is Rob Branch.

I'm president of PRB Commercial Real Estate.

I live here in Elk Grove, and I drive this intersection four to five times a week.

Sometimes twice a day.

It is already a nightmare.

The reason being you have the truck wash area just north of where used to be falling prices.

Falling prices had to leave because there was almost so many accidents, people pulling out of there.

So their solution is to have this one little two-lane left turn, right turn, egress, ingress.

An 18-wheel 53 foot truck is gonna go across that intersection and stop traffic.

It's not gonna delay traffic, it's gonna stop it.

I don't know what the traffic report says, but if you looked at this, you could see if a truck pulls in and out, and you get people from the casino and they're going into this gas station, they want to get out of there as soon as possible.

Adding more traffic, like the previous guy said, is absolutely ludicrous.

I watch trucks make left-hand turns from Grant Line Road onto East Stockton, passing wild bills, and it's a nightmare because they have to stay to the right, and everybody's trying to pass them on the left.

If you want to move forward with something like this, with my years of commercial experience, the city should mandate that it's a four-lane road.

Because the amount of traffic you're adding is you're gonna kill somebody.

You're signing somebody's death certificate.

And I'm not joking.

You get people going from the where the uh further north where the power truck places, and they're selling all their power vehicles past the meeting hall, and then it curves and they're flying around those corners.

Is that your guys' fault?

No.

That's society's fault.

They're driving faster, they're driving crazier, and to add more congestion at that corner, that's not a smart move.

It is not.

And I see it four to five times a week.

And I can attest to that.

I know about these parking things because I live right off of Bilby on the other side.

And these parking suggestions and outlaw outlawed, I mean um outlined that there was gonna be no commercial vehicles on Bilby going back and forth.

I got them every day.

Because once you stamp something, they don't care what they agreed to.

So I got commercial trucks on Bilby.

My backyard, the retaining wall is actually on Bilby.

So I know and I've been here long enough, 20-something years.

First I was by Harriet Eddy, and then I moved right off of Bilby.

So I've seen it.

I go, if you want to start doing major projects like this, get Sacramento County to finish their part of Camerma Road.

Thank you, Mr.

Branch.

Jay Sahan and then Hopdinger Kahn will be next.

Good evening, Mr.

Chair, Commissioners.

I am a resident of Elkrove and living in the city for a very long time, and I have major concerns about this project.

Some of them have been expressed by speakers previously.

Crime, traffic, solicitation.

We're inviting uh enterprise that is masquerading in our communities as a fueling station, but fundamentally at an elemental level, it operates as a truck stop.

Pilot, flying J loves do not call themselves truck stops.

If Maverick came into this community and said they want to put in a truck stop, the code would already say no, right?

Truck stops aren't allowed.

So it absolutely makes sense for Maverick not to masquerade as a truck stop, but as a fueling site, right?

So the staff report, and I thank everybody for putting this you know 69-page report together, leaves so much room for Maverick to put in a casket in the future to possibly put in a lot for overnight parking.

There's 150,000 gallons of flammable fluid being stored underground.

Diesel exhaust fluid, right?

Fast 10 fast diesel pumps.

These are all, they might not have overnight parking or showers, but these three aspects alone cater to trucking.

And I've spent significant time at the Maverick in West Sacramento.

The reason why they sell so much fuel, the number one fuel site in America is because there's a carousel of big rigs.

150 gallons, each tank, most big rigs have two tanks.

That's the reason why it sells so much gas.

Yes, you might go there and you might, you know, catch them at a slow period, right?

But I've been there multiple times, is right off the interstate.

This is a replica of that right off a major freeway, and it's gonna bring crime.

That's why they have proposed security.

You would not put grates on your windows if you were not expecting someone to break into your home the same way you would not put security at your location if you were not expecting crime.

And it's this crime already happening down this the station at Chevron, right?

Um, my major concern is how this the CIQA exemption, how that was applied to this.

So I live off of Sheldon, and there's a proposal by Maverick in 2023 to put in a Maverick location there in the purview of the Sacramento City right sequa came in it was in fill development just like this one but there was environmental concerns and traffic concerns that's why that project did not go through if you go back to 2021 similar situation so Maverick will strategically put applications in and they'll see what sticks right there's one in Lodi approved one in Lathrop the one off of Jackson Highway they see the growth of this community and they're trying to corner the market plain and simple you know they are a domiciled in the state of Nevada they're gonna rip the profits out from our community and not really care about the impact they're gonna make right the long term impacts for decades to come for our children and our children's children we are not in a tax desperate situation we are land rich we have a balanced budget let's use our land that we have intelligently it has been suggested by Mr.

Gullum and I forgive me if I mispronounced your name that there are other useful projects that can go on this site that create more economic value more stability and really make Elkro a destination versus an organization that's masquerade masquerading around in our communities as a feeling site when in fact it's DNA is truck stops.

Thank you Mr.

Sahan and forgive me if I say this wrong Hapdinder Hapinder can followed by Human Fortulli please be ready is Hapender no longer here it's possible I misspelled his name Harpinder Harpenter Homan Fortullize thank you chair and remember all right are you uh okay your human for Tulli.

Okay thank you yeah thank you for the chance um I um I'm a uh very very um happy business owner in El Grove I happen to be one of the uh tenants of the uh current uh building on site very very happy to have been there and I love uh the management I hope perhaps there's a place for our business and their uh project down the line but I wanted uh be helpful to uh really both parties the uh Mavericks as well as the uh developer and the land and perhaps offer this uh tad bit of information about what is coming down the line in terms of fuel use and uh really the uh I should say the projection of uh of of events coming to us when it comes to automotive uh use of fuels or not uh because I'm a um up hitter of automotive uh equipment I have I'm prevy to the long-term plans that California in general has for uh use of um the fossil fuels and they are very adamant about uh exiting the use of them and I'm not really certain if diesel is one of them or not but uh gasoline certainly uh by the year 2035 as uh you may be aware of and uh so the real threshold the real events will start occurring right about 2030 when public realizes oh my god in five years my gasoline or combustion engine car is not worth anything I can't even sell it because as of uh the 2035 per the uh um uh per the uh uh the California uh I should say wishes uh you are not to trade, purchase trade uh or I'm not even sure, honestly, perhaps even register such vehicles and uh I like to offer this uh to uh to mavericks and the um uh Reynolds, the uh the manager of my uh property, uh, and I wonder if anybody has thought about all this, and perhaps they don't know what is coming, because if uh if within 10 years, let's say the uh the use of such uh fuels is going to really diminish drastically because of the uh uh California uh rules, then uh is it really wise to spend so much money, so much year of investment in such an endeavor.

And then it's sort of dovetails into this question, which is uh, has uh Maverick thought about what they're gonna be doing with the site, the project in 10 years because I'm sure their investment is not uh for me or 10 years to come.

Uh certainly if I was to make uh an investment of any sort, I would certainly want uh my project to be very long term.

Um so I I offer I my apologies.

Is my time?

Yeah, I'll let you finish your thought.

Okay, uh my uh recommendation is that uh the city council uh uh give some concern to what I just said about the really not so long term, but it's down the line, it's really right around the corner as to what happens to the gas stations in general.

What are we doing with them, uh be it two, four, it doesn't matter?

And uh, and oh by the way, there's an seems to be an overlap of traffic issues between the uh audio's yard and the uh and this proposed uh uh project.

Uh I can't, and I'm sure if you spend a little time right about between the hour of seven o'clock in the morning to about three o'clock in the afternoon, you'll see the Amazon trucks just completely overwhelming the South Bond uh turnaling.

Yeah, and you can't even turn into my uh uh in my lot.

We can't even access it.

Thank you.

Thank you, I appreciate that.

Yes, thank you, Mr.

Becker.

Next will be Greg Andrews, please be ready.

Before we get started, can you bring up the uh site map, please?

Thank you.

It's been uh a long time, and not since the casino have we seen so much BS and fireworks between Galt and Elk Grove.

I have witnessed humanity at some of its worst.

Being a truck driver for 33 years, delivering groceries for 10 of those years, product over Donner Summit for 33 years as a snow driver.

It was nice to have places to go into in the middle of the night when you're chained up, a hundred mile an hour winds, and zero visibility.

I know this is different.

What I'm trying to get at is this is not a truck stop.

Common sense tells you that.

It's pretty simple.

The reason I had her bring this up, if I brought a tractor trailer in there, I would wipe it out.

It would not exist, it just wouldn't bobtail.

You depending on the time of the day, I wouldn't go in there during the day.

I'd go in there at night early in the morning, but I'll be damned if I would go in there during the day.

It's ridiculous.

People need to use the brain that God gave them, and not something that they want to dream up.

Now, I'm not for or against the business.

My biggest problem with this is the ingress and regress, and shame on everyone, and the five of you for this reason.

I've not heard where's the site map for Grant Line Village.

It's supposed to be some dream, okay.

Okay, then give me the dream.

Why?

Because that's gonna haunt you guys, it's gonna come before you, and you're gonna wish you had that site map when this was here.

Because all of it's gonna tie in together.

This area is industrial, has been since its inception.

Back in the 70s, back before all the houses, back before the gas company.

I've been here 50 years, I've seen it.

Yes, Grand Line Road was supposed to be our super freeway from Folsom all the way to Davis.

Yes, it was going to be that way.

Back in the 70s, so all I'm saying to you guys in general, it's not a truck stop.

It's just not.

It's a fueling station, it's four commuters, and I would be more concerned with the ingress and regress.

Thank you.

Thank you, Mr.

Becker.

Greg Andrews.

And then Mr.

Myers, you will be invited back to address anything you have heard and would like to speak to.

Hi, Greg Andrews.

I uh I'm one of the owners of Interstate Oil.

Um I kind of side with his testimony, if you will.

Um it doesn't, we have a truck stop or a uh a truck fueling station uh right around the corner.

It never got mentioned.

I don't know why you guys said, you know, there's you know, the ARCO and the site that you're you're referring to, but we're right off of Elkmont.

We have a commercial fueling site there.

Um we missed that uh, I guess that analysis, but um my concern is traffic pattern as well.

Um, our truck, we've got numerous complaints about that thoroughfare, you know, now with all the Amazon um trucks and the vehicles coming through there is the same way.

Um but yeah, to get a like what he said, to get a big rig through that that site is that's that'll be pretty tight.

But if there's some way of adjusting the road so more trucks or more uh traffic can get through there.

I mean that the I think that's the biggest problem.

So anyways, thank you, Mr.

Andrews.

Mr.

Myers, would you like to come and address anything in particular?

And uh before you start, does he get three minutes or does he he can okay?

So please reset the clock, um Mr.

Chair.

I just wanted to clarify the applicant's not limited by the three-minute rule.

Understood.

Okay, yeah, yeah, yeah.

Or please turn off the clock, I should say.

Uh thank you.

I think a lot of the concerns that were brought up, I already addressed in my previous time up here at the mic, and so I'm happy to uh answer any questions.

I think the traffic is always a concern with any development, and the traffic study has been reviewed by the staff.

I think it took them probably seven or eight months worth of review, and it lays out what those improvements are gonna have to be.

It lays out what those improvements have to be because there are semis, and so I I think it's been thoroughly reviewed by the city, it's been recommended for approval, and we consent to our portions of it during the, and the developer of the overall property has also consented to the portions related to his development.

With that, I'm happy to answer any questions.

Are there any new questions for the applicant?

Thank you.

Thank you, Mr.

Myers.

And I do not see any additional speakers registered.

Did you get any last blue card, Sandy?

No.

Did you want to recall the individual who didn't respond?

Oh um.

I believe the name.

I'm gonna say Harbinder.

Harbender.

No.

No.

Okay.

All right.

Then I will declare the public comment closed.

And we will move to commission deliberation.

Chelsea, you said there was some additional information that staff wished to offer.

Sure.

I just wanted to respond to one of the issues that Mr.

Cassani raised in his letter that we received this afternoon, and he also reiterated during public comment tonight that relates to cumulative impacts associated with future development of the adjacent sites.

I did review the letter in the commentary from this evening, and in my opinion, the argument lacks merit.

This is a standalone application for a fueling station.

The city has not received a development application for the adjacent sites.

Review of the adjacent development at this point is speculative.

The site is merely one site proposed for development within the CMD court SBA.

And I think Antonio also wants to speak to some of the biological issues that were raised in some of the commentary.

Mr.

Block, yes, the um commenter letter does refer to a lack of biological analysis that appears in the staff report, but just wanted to confirm that when we do projects like this, we do consult with our SQL consultant.

Um in all cases they do a biological review, as in this case they did.

Um in this case, based on a review of the history of development on the site, it's currently 80 90 percent developed with a building, and their review of the databases for endangered species and land cover habitat type.

Um they determined um that there would be no biological impacts uh to any species of concern or any uh sensitive habitat for this project.

Thank you.

That addresses the CEQA questions that came up.

Yeah, okay, anything else from staff or director?

All right, so commission for staff.

Go ahead.

Um, so I I just wanted to clarify about the the issue of the availability of some of the um supplemental reports.

So if someone asked for those reports as they're reviewing the staff report, then that would be made available to them at the time, like the VM.

Yes, it would have been a made available.

Okay, um, and then I was also wondering if um if I could just get some more information about what modifications were made regarding the ingress and the egress, um, that Mr.

Becker had brought up, that issue that he had brought up.

Were there any modifications or anything made to address the issue?

Um I can do a quick introduction, but then I'm gonna introduce you to Jennifer Johnson, our new um engineering manager for development services.

So just real briefly in the analysis, and Kira can probably put the diagram up uh that shows the East Octon improvements through the analysis and looking at the traffic operations.

Certainly there's an existing condition issue, whereas you turn the corner from Grant Line going northbound on East Stock, and there's a very short merge, it's only about 200 feet, and so we do see a lot of conflicts that are happening there.

What the applicant has proposed in the traffic analysis supports is the extension of that outside lane as a through lane further north past the development, and then the addition of a new uh dedicated inside lane that becomes a left turn pocket into the site at its northerly driveway.

And so, Jen, I'll let you cover the more the additional details from there.

Hi, thank you, CJ.

So I first want to clarify that this image is just an overlay of lines on existing pavement.

A thorough design has not been completed yet.

So when that thorough design is done, most likely you're gonna see more roadway pavement.

And so with the turning analysis and with the um the plans being developed, should this be approved, we would see essentially this design, but you know, the lane configurations will probably will look wider.

Um the turning radiuses will look um more achievable for those larger trucks, and so um CJ mentioned the left turn in um on East Stockton with that dedicated left turn lane, but just off the page, you can't really see when you're going southbound on East Stockton.

That right turn lane is actually going to be free flowing.

So when vehicles they can come out of the two driveways, and they can go if they need to turn right onto Grant Line, they won't have to stop at the stoplight because the improvements will be a free flowing lane through Grant Line, and so it won't back up there, which also means if the left turning movement into that northern um the northern entrance into the project, it won't be queuing back up and blocking blocking that left turning movement uh northward.

Um again that analysis will or that design will be done should this be approved, and the engineering will also take into account all of the um the lengths is uh some of the um some of the folks have concerns about everything backing up.

Um the traffic study that was done does validate that with this project there is enough queuing or stacking for the vehicles that are anticipated with this project in that left turning lane.

Um in the report, the available storage length is 315 feet, which is what would be needed when this project is constructed.

Um, when the balance of the project is constructed, as Mr.

Um Gillam had mentioned, there would be more analysis done, an application would come in and more improvements will be required.

Um we have taken a look at that and taken that into consideration so that the layout that is currently shown will accommodate the future development based off of you know the very preliminary um zoning and um the uh the leasing that is is currently under um review.

So in that case, those improvements on grant line are anticipated with the future development, but with this current project, it the grant line turning left turn pocket onto East Stockton is adequate for the Maverick project.

Thank you for that.

That was very helpful.

So you mentioned the 315 feet, just curious how many vehicles would that queuing accommodate about?

So the average um, well, it's gonna be a mix of vehicles, so like for a regular car SUV, about 20 feet per vehicle for a truck, it's 70 to 80 feet.

So if it was, you know, for all trucks, that would be approximately four-ish or semi-trucks.

But if it was, if I do my math, it's okay.

I I got it.

Yeah, thank you.

You're welcome.

That's all I have any questions for.

Oh, Ms.

Johnson.

No, four staff as a whole, okay.

I do have a couple of questions.

So you mentioned that the drawing that we're we're seeing on our screen is not the final proposal.

It's not the final, it doesn't have all of the design elements in there.

It shows uh an overlay over the existing like uh curb and gutters so the roadway like the black roadway itself is what exists right now in the future.

If this project was approved, this project would be adding more roadway by moving their curb line further into their site, so it is anticipated to be a wider section and then the turn radius to accommodate that right uh turn will also impact the the existing curb and gutter.

You realize the single biggest complaint that we've had has been about traffic and the impact of this, not having that represented really doesn't give people the full idea of what it will be and the confidence in the design.

So, Mr.

Chairman, if I could clarify, so what you're seeing is an illustrative drawing with the spacing shown where the driveways are proportional to what's shown on the site plan.

So we're getting an indication of how really for purposes for your purposes tonight.

What we try to do with this graphic is illustrate how that lane configuration is set up so you can see the arrow markings and the lane marking lines to see that lane configuration.

What Ms.

Johnson's referring to is the details around the actual radiuses and curvature around pieces.

There's an engineering, the next level of engineering detail.

And so what we've given you in the draft conditions this evening is the framework around that by which it guides staff and the applicant, the applicant is there preparing their engineer construction level drawings and staff the guidance around the review and analysis of those construction drawings to verify that it meets all city standards, state and federal highway standards for vehicle design and so forth.

And so the idea here is to give you the illustration about how that lane configuration and the turning movements would work.

There certainly is to Ms.

Johnson's point, there's a scale component to this that is illustrative.

And so just we beg your indulgence around that this evening.

And then another question is I don't see any crossing walk opportunity in the illustration, but that's um because it's an illustration.

Are there any crossing walks intended between grant line up to the northern um ingress-egress driveway planned?

So there's an existing crosswalk at grant line, and that would remain.

Again, this is a lesser tip, so you're not seeing that level of detail.

This comes from the traffic modeling software to illustrate how and then measuring out those distances to confirm the validation that's in the analysis and the reports.

So, no additional crossing.

Well, we would not recommend, I believe, at this location.

We'd have concerns about pedestrian given access there, it'd be best at the signalized intersection.

Right.

And that's an existing condition as well as a post-project condition issue.

It's not exclusive to Maverick that we would want to restrict that access to at the signalized intersection.

But I heard that the right turn lane would be free flowing, so it'd be there would be indications and and markings and all that that would occur.

It'd be very similar to what you see over at Elk Road Boulevard at uh East Stockton there, and so there's signage, there's crosswalk markings, um, there's other enunciation, there's other notification components that would go into that design.

So again, you're not seeing that detail here, but it is part of the conditions of approval.

One more question going back to the detailed um engineering report.

So, what is the the final approval process for for that?

Would that be something that you would do, CJ, or what is that process?

No, so as with any development project, if the planning commission were to approve in this case the design review and the use permit, the next step for the applicant is to begin preparing their construction drawings.

This includes several sets of plans.

One are the on-site civil improvements, so basically the pavement, the parking areas, planters, lighting that would occur in the parking area, those sorts of features, detention drainage facilities, and so forth.

The second set would be the building plans, the building for the uh the convenience store, the canopies uh for uh the fueling pumps facilities, those sorts of apparatus would be in a series of building permits.

There'd be a third plan set for what we call the off-site civils, basically the roadway improvements themselves, those go through civil.

And so, based upon the disciplines, they would then go through either our engineering team or our building team, which are all integrated together into a common operation.

They get back checked with our planning and other engineering team members to go through the entitlement process to make sure the conditions are all there and verified, and so as those procedures, as those plans work their way through, the ultimate approval authority rests with either um Jennifer as our engineering manager to sign off on the civil plans, or Brian, our building official to sign off on the building plans as being respectful of state, federal law, local building code, local engineering requirements, and the conditions of approval.

Thank you.

I I actually asked that question, just for edification for the public, um, because it sounds like we kind of left something hanging out there.

I just wanted to make sure they understand.

Thank you.

I'd love to ask a question.

Commissioner Poole.

Commissioner Singh.

Commissioner Singer.

Uh I would yet like to see a condition of approval added, which I think uh the applicant was willing to do before we move any forward further on this uh regards where the motion goes, but before we have a motion on the floor, I think a condition of approval regarding no overnight parking.

I would love to see that.

I hope that it's the commission.

Is that on the story?

That's already there, yeah.

Um I don't believe that there's a current condition prohibiting uh long-term parking, but staff has a condition teed up that we can put up on the slides for you if um you would like to add it to the project.

So I can read it um into the record.

So the condition as staff proposes it would read extended duration vehicle parking on the project site shall be prohibited except for employees parking for purposes of their employment as used here in extended duration shall mean the parking of any vehicle in the same location for a period exceeding four consecutive hours without active use.

The project applicant shall be responsible for ensuring compliance with this condition at all times.

How was the four-hour number arrived at?

Um, we were looking for a number that was reasonably low enough to you know sort of dissuade long-term um uh stopover at the site or some sort of stop over the site.

We also gave consideration to federal standards around uh truck driver um uh stand down time where they're required to you know not be behind the wheel, have a rest period, there's certain requirements over a 24-hour period where they have to have that rest period, and so we didn't want to set the number all the way at that threshold, which I believe is 10 hours, 10 hours in a 24-hour period.

We felt a much lower number was reasonable given the concerns have been expressed and felt that four hours was reasonable.

It's up to the commission's discretion if you think a lower number or higher number would be appropriate.

I I absolutely think four hours is too long.

I mean, the the main concern that I hear is that this is a truck stop, and to allow a vehicle to park without active use for four hours is almost the truck stop.

So, um this needs to be rewritten.

Um chair, the the four hours is a suggestion.

So if you have a different hour, we can certainly write that into the condition.

It's just whatever the consensus of the commission is.

Yeah, I think it's stop is a truck stop.

I mean, let's be logical.

Thank you for your input.

Um so I didn't call on you yet, Vice Chair.

Yeah, I agree with you, and I think it should be one to two hours.

Agreed.

So it is which one?

One or two, yeah.

Yeah, that's the that's the question.

Um I mean, um, Mr.

Myers mentioned that um there are families that use the the facilities, the other facilities for for safe custody exchange of children.

Um that shouldn't take more than an hour.

Um the you know, being generous uh a 90-minute maybe, so if there would be a motion, this would need to be included in it in my proposal would be 90 minutes, not four hours.

That's core to the concern that I've heard tonight.

Okay, and the condition for no parking.

Well, that this is the condition for no parking.

Um, all right, do my colleagues have any other comments?

No.

So I agree with uh I think it was Mr.

Human that was asking what happens after 2035 when gas is less used by vehicles and we are phasing in electric vehicles.

I asked the same question about the the grant line in Waterman, the logic of putting a shell station there.

That makes sense.

It's right across from Kubota, another industrial use case.

But um I I have the same personal question about long-term use case for for gasoline stations and filling stations, but that personal um opinion um doesn't influence this particular application.

Um I hear the concern about traffic and ingress and egress to the property.

Um I would feel much better moving forward and asking for a motion if we had the final traffic and diagrams of the uh road plans.

Um I'm I'm I'm not sure I'm ready to vote on this tonight.

Due to that.

Commissioner, um, I the reason I asked for what the process was from the staff was to get an understanding that one, this is a normal process that we go to in terms of the additional detail reports.

Um, and because there is that kind of a review, I I would feel comfortable moving forward, knowing that um that there is additional review that's gonna happen on those going forward, okay?

Commissioner Singer, Commissioner McConnell.

I agree.

I think we should move forward with it.

Then I will call for a motion.

Um, Mr.

Chair, I um move that we adopt a resolution finding the project exempt from CEQA pursuant to state SEQA guidelines section one five three three two and approving the minor design review and conditional use permit for the Maverick fueling station and convenience store project based on findings and subject to the conditions of approval included in the draft resolution, including the condition that would extend the duration vehicle parking on the project site shall be prohibited except for employees parking for purposes of their employment as used here in extended duration shall mean the parking of any vehicle in the same location for a period exceeding 90 minutes without active use.

The project applicant shall be responsible for ensuring compliance with this condition at all times.

Um Commissioner Poole, does that include the amendments or the conditions uh stated in the green sheet?

Yes, it does.

Thank you.

I have a motion.

Do I have a second?

Second.

Seconded by Commissioner Singha.

All in favor?

Aye.

Any opposed?

Nay.

Project passes 4-1.

Director's report.

Again, uh, Chair Commission members.

Uh, a couple items for you.

Um, give the group a time moment, if you will.

You guys already have it in your pocket.

She puts a plan together for one lane.

If you got a truck there, it takes two and a half lanes to make a right hand turn with the 15 uh 18-wheel 53 foot truck.

That didn't meet that standard.

That's a bullshit.

A single lane is for a car.

A big rig truck takes two and a half lanes to turn.

That's why they don't turn there.

They don't care.

They don't.

That's ridiculous.

Everyone here said traffic.

And you just wanted to put it through.

Chair, if you'd like to take a recess, we can always have that as an opportunity to preserve order and decorum in the room.

Let's take a couple of minutes, please.

We will adjourn at 7 45.

Or we will read join at 7 45.

Okay.

Oh.

Yeah.

Thank you.

No problem.

All right.

All right.

Hello again.

We will resume the regularly planned programming with Mr.

Jordan.

Alright, so a couple things for you this evening.

First off, in terms of recent council and zoning administrator actions, I'll point out the few that are on your sheet this evening.

We had approvals earlier this week for the Amazon delivery station accessory structure.

This is essentially like a new guardhouse check-in checkout facility for Amazon at their operation at the last mile center, just up the road from the recent project.

So that is approved.

And then we had the extension to the hotel at Sheldon Places, is up at Sheldon and East Stockton.

That extension was approved on Monday.

Council at last week's meeting approved what you saw previously, the milestone two project over in East Elk Grove.

And then they also had on their consent calendar the annual growth report.

In terms of future matters for your consideration, we do have one item scheduled for the October 2nd meeting.

This is a lazy boy project, retail store, just down the street here at Laguna Springs and Elk Road Boulevard.

And then we are working on a couple of items which we're targeting for October 16th, including an amendment to the Wellington Crossing Project and a new vehicle dealership for Elkgrove Subaru.

Zoning administrator matters, we currently have one, and I think there's one more kicking around for October 20th.

So those are there.

And for council for next week, we have the historic reservation committee annual update as well as a design review approval for the home to suites at Hilton Project, which is up at the other corner, sort of up by talents and five guys.

Previous approvals for a hotel there that were approved by the city council, and so they're the approval authority for the design modifications that are considered there.

In terms of staffing updates and things that are going on across the department, of course, she met Jennifer earlier this evening.

Our new engineering manager will be bringing her to projects that have uh keen engineering interest around them.

So feel free if uh you identify if you're reading a packet and you have questions around it, please let us know in advance so you can make sure she'll be here.

We won't necessarily have her at every meeting.

And then I will turn it over to Chelsea for other updates.

Um I would like to introduce you to Brian O'Sullivan.

She's uh deputy city attorney who's been with us for about a year, and she's cross-training on planning matters, and she'll be handling the next planning commission meeting.

Um, so October 2nd, you will see her as a lead for CAL.

On the topic of October 2nd, I may be absent.

Um taking family to the airport.

So I will confirm.

Uh, Vice Chair O'Connor needs to uh sit in this chair.

Um can you got a tie?

You can borrow this one, Mr.

Becker.

Um question.

Um the Elliott Springs Clubhouse.

That that was part of the um design review modification that we approved a couple weeks, month, a month ago, a couple meetings ago.

It was a few meetings ago when you saw that.

So this would be the clubhouse over in village three of Elliott Springs.

It's the active adults, age restricted gated neighborhood piece.

Um, the clubhouse, you saw the revisions to the site plan, the the subdivision map and the development agreement modifications, conditions of approval modifications.

Council has since approved those.

I think we do actually one item missing on here is the final map for village 2B will be on for next week as well.

Um, village three is working its way through.

Design review approvals that are outstanding for that phase of development, include the clubhouse, which given its size, is jurisdiction of the zoning administrator.

So that's what's scheduled for next month.

Um, the home designs are separately processed in a staff level approval, so you won't see those coming back.

Got it.

All right.

I have a question.

Yes.

The Subaru dealership is it still going to be inside the auto mall or outside?

Yes, it's inside the automal.

Okay.

Thanks.

And moving to planning commission matters, um, it was voiced by a couple of my commission members that there used to be EGPD present at commission meetings.

And it would behoove us to have uh at least some presence on matters of potential high um visibility and contention.

We'll follow up on that, and I can individually give you a more detailed security briefing on the facility.

Thank you.

Any other items for my colleagues?

Then I will declare the meeting adjourned at 7 49 p.m.

Thank you, everybody.

Have a good night.