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Title:
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SUBJECT: Conditional Use Permit #1285, initiated by Chick-fil-A, on behalf of Dignity Health, property owner. This application involves a request to operate a food truck within the parking lot located at 120 Mercy Avenue. The subject site is generally located at the southeast corner of G Street and Mercy Avenue, within an Office Commercial (C-O) Zone. *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #24-38 (Categorical Exemption)
2) Conditional Use Permit #1285
SUMMARY
Chick-fil-A is requesting conditional use permit approval to operate a food truck within the parking lot located at 120 Mercy Avenue (Attachment B). Mobile Food Vendors are considered a conditional use within an Office Commercial (C-O) Zone. The proposed food truck would be located within a parking lot on the northeast portion of the parcel (Attachment C). The Planning Commission will be reviewing this proposal to ensure that the proposed site plan is designed in a manner that minimizes neg...
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Planning Commission Staff Report
Report Prepared by: Francisco Mendoza-Gonzalez, Senior Planner, Development Services Department
Title
SUBJECT: Conditional Use Permit #1285, initiated by Chick-fil-A, on behalf of Dignity Health, property owner. This application involves a request to operate a food truck within the parking lot located at 120 Mercy Avenue. The subject site is generally located at the southeast corner of G Street and Mercy Avenue, within an Office Commercial (C-O) Zone. *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #24-38 (Categorical Exemption)
2) Conditional Use Permit #1285
SUMMARY
Chick-fil-A is requesting conditional use permit approval to operate a food truck within the parking lot located at 120 Mercy Avenue (Attachment B). Mobile Food Vendors are considered a conditional use within an Office Commercial (C-O) Zone. The proposed food truck would be located within a parking lot on the northeast portion of the parcel (Attachment C). The Planning Commission will be reviewing this proposal to ensure that the proposed site plan is designed in a manner that minimizes negative impacts to the existing site and promotes compatible and orderly development. Staff is recommending approval of this request subject to conditions.
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review #24-38 (Categorical Exemption) and Conditional Use Permit #1285 (including the adoption of the Resolution at Attachment A).
Body
DISCUSSION
Project Description
The applicant is proposing to operate a food truck within the parking lot located at 120 Mercy Avenue (Attachment B). The food truck would be located within the eastern portion of the parking lot, and be oriented in a manner that does not block driving aisles or fire lanes (Attachment C and see Condition #18 of PC Resolution #4147). The food truck would operate occasionally (about once or twice a month) between 11:00 a.m. and 7:00 p.m., but the City's Zoning Ordinance (Merced Municipal Code 20.44.020) would allow them to operate daily from 7:00 a.m. to 9:00 p.m. if they choose to operate more frequently. Employee restrooms would be located across Mercy Avenue inside the Medical Pavilion at 315 Mercy Avenue, as allowed by the Merced County Environmental
Health Department. The sale of alcohol by the food truck is prohibited (Condition #23 of PC Resolution #4147).
Surrounding uses as noted in Attachment B.
Surrounding Land
Existing Use of Land
City Zoning Designation
City General Plan Land Use Designation
North
Mercy Medical Hospital
Office Commercial (C-O)
Office Commercial (CO)
South
Yosemite & G Crossing Shopping Center
Planned Development (P-D) #72
Hight to Medium Density Residential (HMD)
East
Northview professional Center
Office Commercial (C-O)
Office Commercial (CO)
West
Merced Community College (across G Street)
Low Density Residential (R-1-6)
School (SCH)
Background
There are currently no buildings at 120 Mercy Avenue, but the site is a fully developed parking lot with vehicle access to Sandpiper Avenue. The parking lot at 120 Mercy Avenue currently serves as an overflow parking lot for the UC Davis Cancer Center and Dignity Health Hospital across Mercy Avenue (and all three sites are under the same ownership). The parking lot has approximately 100 parking spaces and has a perimeter chain link fence restricting pedestrian access. The proposed location of the food truck (on the eastern portion of the parking lot) would not block or impede traffic from accessing this lot.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A) Draft Planning Commission Resolution
B) Location Map
C) Site Plan
D) Water Quality Control Division Best Management Practices Brochure
E) Categorical Exemption
F) Presentation