REPORT/RECOMMENDATION TO THE BOARD OF SUPERVISORS
OF SAN BERNARDINO COUNTY
AND RECORD OF ACTION
May 19, 2026
FROM
MIGUEL FIGUEROA, Director, Land Use Services Department
SUBJECT
Title
Appeal of the Planning Commission Approval of the Maverik Convenience Store and Gas Station Project
End
RECOMMENDATION(S)
Recommendation
1. Conduct a public hearing to consider Appeal No. PAPL-2026-00002 related to the Planning Commission’s approval of Project No. PROJ-2024-00030 consisting of a Minor Use Permit to construct and operate a gas station and convenience store with 5,637 square feet of retail space and two canopies with a total of 18 fuel dispensing islands on an 8.78-acre parcel.
• Appellant: William Hale
• Applicant: Maverik, Inc.
• Community: Phelan-Pinon Hills
• Location: 10450 Oasis Road, Pinon Hills
2. Deny the appeal and uphold the Planning Commission’s decision approving Project No. PROJ-2024-00030 by taking the following actions:
a. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan.
b. Adopt the findings for approval of the Minor Use Permit.
c. Approve the Minor Use Permit to construct and operate a gas station and convenience store with 5,637 square feet of retail space and two canopies with a total of 18 fuel dispending islands on an 8.78-acre parcel, subject to the conditions of approval.
d. Direct the Land Use Services Department to file the Notice of Determination in compliance with the California Environmental Quality Act.
(Presenter: Miguel Figueroa, Director, 387-4431)
Body
COUNTY AND CHIEF EXECUTIVE OFFICER GOALS & OBJECTIVES
Promote the Countywide Vision.
Create, Maintain and Grow Jobs and Economic Value in the County.
Ensure Development of a Well-Planned, Balanced, and Sustainable County.
FINANCIAL IMPACT
Approval of this item will not result in the use of additional Discretionary Funding (Net County Cost). Adequate appropriation and revenue to complete this action have been included in the Land Use Services Department (LUS), Planning Division 2025-2026 budget. All costs of processing this appeal application are paid by William Hale (Appellant). The cost of processing the development application is paid by Maverik, Inc. (Applicant).
BACKGROUND INFORMATION
This item involves an appeal related to the Planning Commission’s approval of Project No. PROJ-2024-00030 consisting of a Minor Use Permit to construct and operate a gas station and convenience store with 5,637 square feet of retail space and two canopies with a total of 18 fuel dispensers (Project) on an 8.78 acre parcel in Phelan-Pinon Hills (Project Site).
On February 6, 2024, the Applicant applied for a Minor Use Permit for the proposed Project. The Project Site is in the Commercial (C) Land Use Category designation and is zoned General Commercial (CG). The proposed use of a gas station and convenience store is a permissible use within the CG zone with a Minor Use Permit. Because the Project does not require a change in the Land Use Category or Land Use Zoning District designation, the Project is generally considered to be compatible and consistent with surrounding land uses and the community’s identity pursuant to Policy LU-2.4 of the County’s Policy Plan (General Plan). The Project is also consistent with the Phelan-Piñon Hills Community Action Guide (CAG). Specifically, Community Focus Statement B of the CAG encourages commercial and light industrial uses in Phelan-Piñon Hills. The CAG encourages more retail and service uses within commercial zones. The Project, a new gas station and convenience store, is a commercial use proposed within the CG zone.
APPEAL
The Project was approved by the Zoning Administrator on December 11, 2025, after receiving opposition from three in-person speakers. On December 22, 2025, Appellant filed an appeal citing concerns with traffic, safety, lack of community benefit, and environmental concerns. The arguments raised by the Appellant and LUS responses are included in the Planning Commission Staff Report as a document attached to this item. The Planning Commission subsequently denied the appeal on February 19, 2026, and unanimously approved the Project (3-0 vote; 2 members absent) after considering the Appellant’s arguments and hearing from eight speakers in opposition to the Project.
A further appeal to the Board of Supervisors (Board) was filed on March 2, 2026, with claims of unresolved issues related to roadway safety, truck routing, environmental impacts, and community compatibility. A copy of the Appellant’s appeal to the Board is included as a document attached to this item. Many of the claims asserted in the appeal contain generalized statements (e.g., “The project’s traffic analysis contains material inconsistencies”, “The Planning Commission relied on incomplete or inaccurate information”, “There are discrepancies in the staff report”, etc.) without supporting facts or evidence to substantiate the claim or to guide LUS, the Applicant, or the Board in evaluating the basis of the appeal.
This item recommends denial of the appeal and approval of the Project. If the Board denies the appeal, the proposed findings and conditions of approval supporting adoption of the Mitigated Negative Declaration and the approval of the Minor Use Permit are attached to this item.
In the event the Board grants the appeal, LUS recommends the item be continued for LUS to prepare a set of proposed findings consistent with the decision.
PROCUREMENT
N/A
REVIEW BY OTHERS
This item has been reviewed by County Counsel (Jason Searles, Supervising Deputy County Counsel, 387-5455) on April 10, 2026; and County Finance and Administration (Iliana Rodriguez, Administrative Analyst, 386-8392) on April 30, 2026.