A project to build another gas station in Ceres is likely to meet with a chorus of community groans after Monday’s Ceres Planning Commission approval of a 5,951-square-foot Maverik convenience store and fueling station.
At least one business owner is threatening to appeal the decision.
The station, proposed to bring 24 fuel pumps to the island at the southeast corner of Mitchell and Rohde roads near the freeway, was approved in a 4-0 vote. Commissioner Gary Condit recused himself due to a conflict of interest.
The station is the first project proposed as part of the SamBella Plaza commercial subdivision map approved in May 2021 for its. SamBella Plaza consists of 11.9 acres divided into six separate commercially zoned parcels and a storm drainage basin parcel at Mitchell and Rhode roads.
The Maverik will occupy an “island” of two parcels immediately east of Mitchell Road and between Rohde Road and Highway 99.
Fourteen regular gas pumps and 10 truck diesel pumps are in the plans, as well as EV charging stations and an RV dump station. Because it will have no overnight parking, it will not be a traditional truck stop.
Senior Teddie Hernandez said Maverik and city staff worked to design the center to where travel in and out without difficulty. The chain told the city it expects to spend $594,000 in building materials on the project, employ 15 full-time employees, generate over $629,000 annually in sales and use tax from fuel and $41,000 in sales tax from the store.
Hernandez said the Ceres location makes sense because Mitchell Road is a major truck route, with the closest commercial truck fueling stations in Livingston and Ripon.
A representative of Maverik – the chain has 800 stores in 20 states – said the chain’s president has placed an emphasis on providing large clean restrooms for freeway travelers. He also said that the company’s future as fuel consumption is reduced due to more electric cars is tied to making the store to a destination.
A number of persons expressed concerns and objections to the project, including Livingston gas station owner Sunny Ghai. He also owns the new Union 76 station across the street and opined that any eatery offered inside Maverik wouldn’t offer anything better than the pickings offered in the Ceres Gateway Center across the street. He also disputed claims of new tax dollars coming in, saying it carved from sales tax produced by existing businesses. He said on social media that he will be appealing the decision.
The new Maverik site is located near Chevron and AM/PM filling stations to the north at Mitchell and Service roads.
Representatives of police and fire labor unions expressed their favor of Maverik’s plans, mostly because of the extra tax dollars to be reaped for city services.
A resident of Esmar Road expressed fears of additional traffic backups in the congested area. But City Engineer Mike Beltran said future plans are to widen the northbound Mitchell Road off-ramp to two lanes and that the southbound Mitchell on-ramp will eventually get closed off with a new interchange.
Community Development Director Lea Simvoulakis noted that cumulative environmental studies – one as recent as 2019 –have already examined the impacts from the highway commercial area.
“We have trucks here already,” she said. “The traffic exists so those trucks aren’t fueling here.”
She also noted that Caltrans did not offer any comments about the proposal.
All entrances to the Maverik will be accessed on Rhode Road.
Simvoulakis also noted that Maverik could help draw the development on the rest of SamBella Plaza just to the east.
City Manager Doug Dunford said 75 percent of the country’s produce moves down Highway 99 in trucks and that “all we’re trying to do is grab some of that to have them refill.” He noted that three-fourths of Livingston’s city general fund comes from taxes generated by their truck stop.
Commissioner Bob Kachel at first struggled between approval and denial.
“I feel like we have a lot of gas stations in our city already,” said Commission-chairwoman Cerina Otero. “I do feel this one is unique, it’s different, there is, like the RV dump. There’s enough space to pull a trailer through in capturing some business from those truckers that are driving up and down Mitchell Road all day. It would be a benefit to our residents.”
Commissioner Dave Johnson believed Maverik is perfect for the location and said “I think the pros outweigh the cons on this.”
Kachel then concluded, “I think I’ve been convinced” before the 4-0 vote to approve the Conditional Use Permit (CUP).
Family Pizza application extended
In other action, the commission granted a one-year extension to Sukhjit Singh Mann’s prior Conditional Use Permit to construct an 11,900-square-foot Family Pizza & Bar restaurant at 3113 E. Whitmore Avenue.
Mann received an OK from the commission to build on a 1.16-acre parcel in 2022. Mann is the owner of the existing Family Pizza at 2921 Whitmore Avenue. He first approached the city in early 2020 to build a new and larger restaurant east of the Del Taco and medical office properties. The application was put on hold when the COVID pandemic struck in March 2020.
The proposed project meets all development standards outlined in the Mitchell Road Corridor Specific Plan. Approximately 6,465 square feet will be set aside for family dining, kids’ video games, arcade machines and play areas. The remaining 5,435 square feet will consist of a cocktail lounge (bar) with dining area and pool tables.
The proposed business hours for the pizza portion will be from 9 a.m. to 10 p.m. daily, while the bar will be open from 9 a.m. to 1 a.m. on Thursdays through Saturdays, and 9 a.m. to 2 a.m. on Sundays through Wednesdays. Mann anticipates 10 full-time employees operating seven days a week. The family pizza space is designed for up to 140 occupants and the bar is designed for up to 63 occupants. A movable partition wall between the spaces will be installed to allow for a flexible space. A small outdoor smoke area will be accessible from the bar at a fenced patio.
Family Pizza was started in 1969 by Doug Lane in the Richland Shopping Center. Mann, 76, quit his job at Procter & Gamble 33 years ago to take over the business. In November 2013 Mann moved the business to 2921 Whitmore Avenue and grew the business and improved its reputation.
