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Title:
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SUBJECT: Conditional Use Permit #25-0017, initiated by Osvaldo Reyes, on behalf of Arshvir Singh, Trustee, property owner. This application involves a request to operate two food trucks within the parking lot at 61 West 16th Street, generally located on the northeast corner of H Street and West 16th Street, within a General Plan designation of Regional/Community Commercial (RC) and a Zoning classification of Central Commercial (C-C). *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0039 (Categorical Exemption)
2) Conditional Use Permit #25-0017
SUMMARY
Osvaldo Reyes is requesting conditional use permit approval to operate two food trucks within the parking lot located at 61 West 16th Street (Attachment B). Multiple Mobile Food Vendors on one site are considered a conditional use within a Central Commercial (C-C) Zone. The Planning Commission will be reviewing this proposal to ensure that the new site plan is designed in a manner that minimizes negative ...
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Planning Commission Staff Report
Report Prepared by: Matt Livingston, Assistant Planner, Development Services Department
Title
SUBJECT: Conditional Use Permit #25-0017, initiated by Osvaldo Reyes, on behalf of Arshvir Singh, Trustee, property owner. This application involves a request to operate two food trucks within the parking lot at 61 West 16th Street, generally located on the northeast corner of H Street and West 16th Street, within a General Plan designation of Regional/Community Commercial (RC) and a Zoning classification of Central Commercial (C-C). *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0039 (Categorical Exemption)
2) Conditional Use Permit #25-0017
SUMMARY
Osvaldo Reyes is requesting conditional use permit approval to operate two food trucks within the parking lot located at 61 West 16th Street (Attachment B). Multiple Mobile Food Vendors on one site are considered a conditional use within a Central Commercial (C-C) Zone. The Planning Commission will be reviewing this proposal to ensure that the new 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 #25-0039 (Categorical Exemption) and Conditional Use Permit #25-0017 (including the adoption of the Resolution at Attachment A).
Body
DISCUSSION
Project Description
The applicant is proposing to operate two food trucks within the parking lot located at 61 West 16th Street (Attachment B). One of the proposed food trucks would be located in the northwest corner of the site, and the other would operate in the southeast portion of the site. Both food trucks would be oriented in a manner that does not block driving aisles or fire lanes (Attachment C). The food trucks would be permitted to operate daily between 7:00 a.m. and 9:00 p.m., as allowed by the City's Zoning Ordinance (Merced Municipal Code 20.44.020). Employee restrooms would be located inside the existing building on the site as allowed by the Merced County Environmental Health Department. The sale of alcohol by the food trucks is prohibited.
Surrounding uses as noted in Attachment B.
Surrounding Land
Existing Use of Land
City Zoning Designation
City General Plan Land Use Designation
North
Approved Food Truck Parking Lot
Central Commercial (C-C)
Regional/Community Commercial (RC)
South
O'Reilly Auto Parts Store and Valley Animal Hospital of Merced
(across W. 16th St.)
General Commercial
(C-G)
General Commercial (CG)
East
Tire Shop
Central Commercial
(C-C)
Regional/Community Commercial (RC)
West
Tire and Wheel Shop
(across H St.)
Central Commercial
(C-C)
Regional/Community Commercial (RC)
Background
This site also has a commercial building that is not currently being utilized. In the past, it was occupied by a used car dealer called Auto Resources. At this time, the property owner has expressed that they are exploring using this existing building for a business in the future, but they are not sure what kind of business and when it may operate there in the future. However, the food truck would be given access to restrooms inside the building (for food truck employees) now that the building is vacant, and in the future if the building is occupied. This site is nearly 15,000 square feet and has entrances and exits from West 16th Street and H Street. The proposed location of these food trucks would not block or impede traffic from accessing this lot.
As mobile food vendors have gained popularity over the last few years, there has been an increase in the number of permits issued for individual food trucks as well as multi-vendor food truck lots throughout the City. More specifically, there are 3 single mobile food vendors currently permitted to operate within a 3-block radius of this projects site. Also, 2 multi-vendor food truck parks have previously been approved within that same 3-block radius, including one in the lot immediately to the north of this site.
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) High Quality Transit Corridor
F) Categorical Exemption
G) Presentation