Planning Commission Staff Report
Report Prepared by: Matt Livingston, Assistant Planner, Development Services Department
Title
SUBJECT: Conditional Use Permit #1283, initiated by Edwardo Beltran, property owner. This application involves a request to expand an existing restaurant into an unused portion of the building to host live events and entertainment. The subject site is generally located on the north side of West Main Street, approximately 200 feet west of Martin Luther King Jr Way. The subject site has a General Plan designation of Regional Commercial, (RC) and a zoning classification of Central Commercial, (C-C). **PUBLIC HEARING**
ACTION Approve/Disapprove/Modify
1) Environmental Review #24-29 (Categorical Exemption)
2) Conditional Use Permit #1283
SUMMARY
Edwardo Beltran is requesting conditional use permit approval to expand his current business, Joystiq, into an unused part of his building. This new usable space would be used for live entertainment events. Hosting live entertainment events requires a conditional use permit. The Planning Commission will be reviewing this proposal to ensure that the site plan is designed in a manner that minimizes negative impacts to the existing site and promotes compatible and orderly development with the surrounding uses. Staff is recommending approval with conditions.
RECOMMENDATION
Planning staff has reviewed this request and recommends that the Planning Commission approve Environmental Review #24-29 (Categorical Exemption) and Conditional Use Permit #1283, including the adoption of the Draft Resolution at Attachment A subject to the conditions in Exhibit A and the findings/considerations in Exhibit B.
Body
DISCUSSION
Project Description
The applicant is proposing to expand his existing restaurant into an area used for storage. The applicant proposes to host live events in this newly expanded area. Some possible live events the applicant noted include live music, comedy shows, karaoke, as well as private parties. This would be the only change to the currently operating business called Joystiq. Joystiq currently is closed on Mondays, open from 3:00 PM to 12:00 AM Tuesdays through Thursdays, 3:00 PM to 2:00 AM on Fridays, 11:00 AM to 2:00 AM on Saturdays, and 11:00 AM to 10:00 PM on Sundays. These hours will not be changing with approval of this request.
Surrounding Uses
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Public Parking Lot |
Central Commercial (C-C) |
Regional Commercial (RC) |
|
South |
Merced Antique Mall |
Central Commercial (C-C) |
Regional Commercial (RC) |
|
East |
Merced Theatre |
Central Commercial (C-C) |
Regional Commercial (RC) |
|
West |
Merced Tattoo and Piercing Co |
Central Commercial (C-C) |
Regional Commercial (RC) |
Background
In 2021, Joystiq was approved by the City of Merced Site Plan Review Committee. This approval granted the property owner permission to operate as a restaurant at this location, but not as a nightclub or bar. The implementation of live events requires the Planning Commission to approve a Conditional Use Permit, which is required for nightclubs and bars. Approval of this request will allow Joystiq to operate as a nightclub/ bar, and to host live events for their customers.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution #4146 at Attachment A.
ATTACHMENTS
A. Draft Planning Commission Resolution #4146
B. Location Map
C. Site Plan
D. Categorical Exemption
E. Presentation