Site Plan Review No. 2025-05: Walmart Neighborhood Market
Summary
SCH Number
2026060329
Public Agency
City of Oakdale
Document Title
Site Plan Review No. 2025-05: Walmart Neighborhood Market
Document Type
NOE - Notice of Exemption
Received
Posted
6/9/2026
Document Description
Project Background: The Proposed Project is located within an existing commercial and retail shopping center at the southeast corner of East F Street and S. Maag Avenue. In 1989, the Oakdale City Council adopted Resolution No. 89-37, which established the Planned Development (PD) - 21. zone district designation for the Project site. A copy of Resolution No. 89-37 is on file at the Oakdale Public Services Department, 455 S. Fifth Avenue, Oakdale, CA 95361. Resolution 89-37 allowed for the ' development of 114,000 square feet of retail building space, including an approximately 86,493 building that would ultimately contain the Kmart Corporation and retail store. At the time Resolution 89-37 was adopted, the City Council also certified a Mitigated Negative Declaration. The Proposed Project, described in detail below, proposes to demolish the existing 86,483 square foot building and replace it with a 50,074 square foot Walmart Neighborhood Market and associated site improvements.
Project Description: The Applicant, on behalf of the Property Owner (MSF Oakdale, LLC), is requesting Site ~Ian Review and Variance approval to allow for the demolition of the existing KMart Building located at 175 S. Maag Avenue and replacing it with the development of a new 50,074 square foot Walmart Neighborhood Market on a 7.34-acre parcel located within an existing retail shopping center. In addition to the retail market, the Proposed Project includes the redevelopment of the existing parking lot to allow for 289 total parking spaces, bale and pallet storage location (located in the I rear of the Project site), and product pick-up location consisting of twenty (20) spaces. Lastly, the Proposed Project includes landscape improvements, as required by the City's Municipal Code, on the Project site and along the S. Maag Avenue frontage. The Proposed Project will connect to existing City of Oakdale utilities including domestic water and sewer. Storm water will be accommodated on-site as required by State law.
The Applicant is requesting a Variance to allow for building signage that exceeds the maximum allowed by the City's Sign Ordinance and to allow for more than one (1) sign per exterior wall. Specifically, the proposed Variance is focused on proposed sign age for the north and west facing building elevations. The table below depicts the allowable sign square footage per the City's Sign Ordinance (Section 36-26) versus what is being requested by the Proposed Project:
FRONT ELEVATION SIGNS SQUARE FOOTAGE
Walmart 200.12
Spark 83.88
Oakdale Market 34.43
Total Square Footage 318.43
Allowable Square Footage Per Sign 274.67
Ordinance
S. MAAG AVENUE FACING ELEVATION SQUARE FOOTAGE
Walmart 200.12
Spark 83.88
Total Square Footage 284
Allowable Square Footage Per Sign 194.67
Ordinance
Contact Information
Name
Michael Arroyo
Agency Name
City of Oakdale
Job Title
Contract City Planner
Contact Types
Lead/Public Agency
Phone
Name
Kimley Horn
Agency Name
Kimley Horn
Job Title
Engineer
Contact Types
Project Applicant / Parties Undertaking Project
Phone
Location
Cities
Oakdale
Counties
Stanislaus
Regions
Northern California
Cross Streets
South Maag Avenue and East F Street
Zip
95361
Total Acres
7.34
Jobs
90
Parcel #
064-061-002
State Highways
108
Schools
Oakdale Junior High School
Other Location Info
175 S. Maag Avenue
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
15302(b)
Reasons for Exemption
Section 15302 of the CEQA Guidelines states the following: "Class 2 consists of replacement or reconstruction of existing structures and facilities where the • new structure will be located o·n the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, including but not limited to: (a) Replacement or reconstruction of existing schools and hospitals to provide earthquake resistant structures which do not increase capacity more than 50 percent; (b) Replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity; (c) Replacement or reconstruction of existing utility systems and/or facilities involving negligible or no expansion of capacity; and, (d) Conversion of overhead electric utility distribution system facilities to underground including connection to existing overhead electric utility distribution lines where the surface is restored to the condition existing prior to the undergrounding. The Proposed Project is exempt in accordance with Section 15302(b) of the CEOA Guidelines, as it proposes to replace a commercial structure of substantially the same size, purpose, and capacity. The Proposed Project is located on the same parcel as the existing commercial structure that will be replaced. The Proposed Project proposes to demolish a 86,493 square foot building and replace it with a 50,074 square foot building to allow for a retail neighborhood market. The Proposed Project's use is consistent with the City's 2030 General Plan and the zoning regulations of PD No. 21. The development intensity is less than what was previously approved as part,of the Kmart building and is part of an existing retail shopping center.
Exempt Status
Other
Type, Section or Code
15061(b)(3)
Reasons for Exemption
Section 15302 of the CEQA Guidelines states the following: "Class 2 consists of replacement or reconstruction of existing structures and facilities where the • new structure will be located o·n the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, including but not limited to: (a) Replacement or reconstruction of existing schools and hospitals to provide earthquake resistant structures which do not increase capacity more than 50 percent; (b) Replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity; (c) Replacement or reconstruction of existing utility systems and/or facilities involving negligible or no expansion of capacity; and, (d) Conversion of overhead electric utility distribution system facilities to underground including connection to existing overhead electric utility distribution lines where the surface is restored to the condition existing prior to the undergrounding. The Proposed Project is exempt in accordance with Section 15302(b) of the CEOA Guidelines, as it proposes to replace a commercial structure of substantially the same size, purpose, and capacity. The Proposed Project is located on the same parcel as the existing commercial structure that will be replaced. The Proposed Project proposes to demolish a 86,493 square foot building and replace it with a 50,074 square foot building to allow for a retail neighborhood market. The Proposed Project's use is consistent with the City's 2030 General Plan and the zoning regulations of PD No. 21. The development intensity is less than what was previously approved as part,ofthe Kmart building and is part of an existing retail shopping center.
County Clerk
Stanislaus
Attachments
Notice of Exemption
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