Planning Commission Staff Report
Report Prepared by: Matt Livingston, Assistant Planner, Development Services Department
Title
SUBJECT: Conditional Use Permit #25-0003, initiated by Arvin Kainth, applicant for Valley Prime Hospitality, Inc., property owner. This application involves a request to operate a food truck parking area for multiple food trucks on an approximately 1-acre lot at 720 Motel Drive. The subject site is generally located at the southwest corner of Yosemite Parkway and Motel Drive. The subject site has a General Plan designation of Thoroughfare Commercial (CT) and a zoning classification of Thoroughfare Commercial (C-T). **PUBLIC HEARING**
ACTION: Approve/Disapprove/Modify
1) Environmental Review #25-0008 (Categorical Exemption)
2) Conditional Use Permit #25-0003
SUMMARY
Arvin Kainth is requesting conditional use permit approval to establish a food truck parking area to allow multiple food truck vendors and outdoor seating. The subject site is an approximately 1-acre lot at 720 Motel Drive. The subject site is generally located at the southwest corner Yosemite Parkway and Motel Drive. Food truck parking lots are considered a conditional use within a Thoroughfare Commercial (C-T) Zone. 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 #25-0008 (Categorical Exemption) and Conditional Use Permit #25-0003, 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 establish a food truck parking area to allow multiple food truck vendors with outdoor seating on an approximately 1-acre parcel. The applicant does not have a list of confirmed vendors to be participating, but the parking lot includes eleven food truck parking spaces on the site. To the south of this site is a hotel (Quality Inn), which is owned by the same owner as this site. A cross-access agreement as well as a parking agreement with the hotel to the south of the site, (730 Motel Drive) will be required to ensure adequate access to this site (Condition #31 of Planning Commission Resolution #4158). This project specifically will bring an additional 38 parking spaces, which on its own would exceed the required 22 parking spaces for this project. The proposed site plan includes outdoor seating with 26 tables located near the center of the parcel. The spaces reserved for the food trucks would be located along most of the perimeter of the site and be positioned in a way that does not interfere with the circulation of the parking lot (Attachment C). The applicant proposes building a permanent restroom structure for customer and employee use. The sale of alcohol by any food truck is prohibited (Condition #26 of Planning Commission Resolution #4158). Merced Municipal Code Section 20.44.020 - Food Trucks at Fixed Locations, allows food truck hours of operation between 7:00 a.m. and 9:00 p.m., unless otherwise approved with a Conditional Use Permit. The applicant is requesting that the hours of operation be from 9:00 a.m. to 2:00 a.m., 7 days per week.
The applicant is also requesting the ability to begin operations as soon as the paving for the food trucks is complete, and prior to the completion of the restroom structure being completed. The Merced County Environmental Health department requires restrooms to be accessible for employees. The applicant is proposing allowing the employees and customers to use the restrooms at the hotel to the south of the site, until the permanent restroom structure can be completed, (Condition #32 of Planning Commission Resolution #4158).
Surrounding Uses
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Gas Station (across Yosemite Parkway) |
Thoroughfare Commercial (C-T) |
General Commercial (CG) |
|
South |
Hotel |
Thoroughfare Commercial (C-T) |
Thoroughfare Commercial (CT) |
|
East |
Single-Family Home |
Low Medium Density Residential (R-2) |
Low to Medium Density Residential (LMD) |
|
West |
Funeral Home (across Highway 99) |
General Commercial (C-G) |
General Commercial (CG) |
Background
In 2016, the City of Merced conducted a comprehensive amendment to the Zoning Ordinance for the first time in over 50 years. The revised Zoning Ordinance now allows food truck parking areas with a conditional use permit within most commercial and industrial zones. The Zoning Ordinance Focus Group modeled the food truck parking area concept after examples found throughout the Central Valley in communities like Modesto and Fresno. Food truck parking areas differ from the City’s traditional food truck projects, as they allow for multiple food truck vendors with outdoor seating on one parcel. In June 2018, the Planning Commission approved the City’s first food truck parking area located at 825 W. Main Street.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A. Draft Planning Commission Resolution #4158
B. Location Map
C. Site Plan and Elevations
D. Water Quality Control Division Best Management Practices Brochure
E. Fire Department Food Truck Safety Fact Sheet
F. Categorical Exemption
G. Presentation