Council approves general plan amendment and rezoning for Moonglow development to allow truck stop and highway commercial uses

The Livingston City Council voted 5-0 on March 18 to approve General Plan Amendment 2023-01 and introduce an ordinance to rezone a site on the south side of Campbell Boulevard at Hammitt Avenue from public/quasi-public facilities to Highway Commercial (C-3) to accommodate phase 2 of the Moonglow development project.

Miguel Galvez, the city’s contract planner, told the council the site had been designated for stormwater and public uses in the General Plan, which prevented commercial development. The developer’s request updates the General Plan land-use diagram and the official zoning map so the previously approved site plan, use permit and design review can move forward for retail and service uses, including a convenience store, two quick-service restaurants with drive-throughs and a truck stop with truck wash, RV dump and tire service.

Galvez said the property currently serves as a stormwater basin and that the project’s plans relocate that basin to the southeast portion of the site as part of phase 1. The project previously underwent environmental review: an initial study/mitigated negative declaration was prepared and adopted by the council in 2022, and staff said no new significant impacts were identified that would require further environmental analysis for the rezoning.

Galvez summarized traffic mitigation requirements from the earlier review, including intersection improvements at Hammitt and Campbell and a developer fair-share contribution for the traffic signal. City engineering staff confirmed the planned signal at that intersection would be synchronized with the signal at Walnut but said the city project schedule for the signal is separate from the developer’s construction schedule.

Applicant representative Goldie told the council the developer has submitted building permits and a grading permit application and was awaiting a grading permit and “will serve” letters; she said phase 1 work could start quickly if those permits are issued. “Phase 1, we already paid the building fees and she's waiting for you guys to give me a better, will serve letter. So once, Noe Martinez gives me a grading permit, I can pay that in the morning... I can start next month,” Goldie said. She estimated completion of the full Phase 1 build-out “summer next year.”

Council discussion focused on project timing, the relocation of the stormwater basin, traffic and coordination with the city’s planned signal work. No members of the public spoke in opposition at the hearing; the Planning Commission had recommended approval by a 4-0 vote. After the vote the council directed staff and the applicant to continue coordination on permit issuance and the identified mitigation measures.

The council’s action amended the General Plan land-use designation to Highway Commercial and introduced the ordinance rezoning the subject parcels to C-3; the ordinance requires a subsequent second reading for adoption.