Planning Commission Staff Report
Report Prepared by: Jessie Lee, Development Services Technician II, Development Services Department
Title
SUBJECT: Conditional Use Permit #25-0020, Site Plan Review Permit #25-0015, and Environmental Review #25-0047.
ACTION: Approve/Disapprove/Modify
1) Conditional Use Permit #25-0020
2) Site Plan Review #25-0015
3) Environmental Review #25-0047 (Categorical Exemption)
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Conditional Use Permit #25-0020, Site Plan Review Permit #25-0015, and Environmental Review #25-0047 (Categorical Exemption), including the adoption of the Resolution subject to the conditions in Exhibit A at Attachment A of this report ("Planning Commission Staff Report #26-255").
Body
DISCUSSION
LOCATION:
The project site is located at 131 West Main Street, approximately 200 feet southeast of its intersection with I Street (APN: 031-161-023).
GENERAL PLAN DESIGNATION AND SURROUNDING USES:
LAND USE DESIGNATION
Project Site
North
South
East
West
Regional Commercial
High Medium Density
Regional Commercial
Regional Commercial
Regional Commercial
Zoning Designation
Project Site
North
South
East
West
Central Commercial (C-C)
R-4
Central Commercial(C-C)
Central Commercial(C-C)
Central Commercial(C-C)
The subject site is surrounded by multi-family residential uses to the north retail uses to the south; a mix of retail and restaurant uses to the west; and additional retail and personal service uses to the east.
BACKGROUND AND PRIOR ENTITLEMENETS:
The project site was developed, but is currently vacant. In the past, it was occupied by a non-profit organization, Saint Vincent De Paul, as a secondhand store. However, the building was burned down in 2023, and was demolished due to a total loss of the building. The site is approximately 18,000 square feet and with access from West Main Street and the alley way.
Project Description
The applicant is proposing a multi-food vendor truck lot to operate two food trucks, a drive-thru for two tortilla trailers, an office, and restroom at 131 West Main Street (Attachment B). Both proposed food trucks would be located in the southwest corner of the site, and the drive-thru tortilla trailers would operate in the east portion of the site. All food trucks and tortilla trailers would be oriented in a manner that does not block driving aisles or fire lanes. As previously stated, the food trucks are located to the southwest portion of the subject site, while the tortilla trailers are located to the east side of the subject site (Attachment C). The applicant is proposing operating hours of 8:00 a.m. to 10:00 pm. Food trucks would be permitted to operate daily between 7:00 a.m. and 9:00 p.m. daily, unless otherwise approved by Site Plan or Conditional Use Permit as allowed by the City's Zoning Ordinance (Merced Municipal Code 20.44.020). Restroom facilities will be provided within a newly constructed building located northwest of the subject site, as permitted by the Merced County Environmental Health Department. The facility will be accessible to both employees and the general public. Each food truck will be staffed by two (2) employees. The on-site office will operate on an as-needed basis and will not be continuously staffed. The sale of alcohol by the food trucks is prohibited.
ANALYSIS:
The proposed use is permitted under the City's Zoning Ordinance (Merced Municipal Code 20.44.020) allows the operation of food truck parking area with a Conditional Use Permit in any zoning district which permits food trucks, parking areas for multiple food trucks may be established. The subject property is Zoned Central Commercial with a General Plan Designation of Regional Commercial (RC), which allows this use with a Conditional Use Permit.
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 2 multi-vendor food truck parks that have previously been approved within that same 3-block radius.
The proposed project includes access from W. Main Street located along the eastern frontage of the site with a bypass lane. The circulation pattern functions as a one-way drive-through loop, with vehicles entering the southern driveway, traveling north along the eastern side, circulating through the drive-through lanes, and existing via the northern driveway connection to the alley or back out to W. Main Street.
Due to the constrained site layout and the interaction between drive-through lanes, parking areas, and pedestrian activity, there is potential for circulation conflicts. Conditions of approval have been included to ensure that food truck placement does not obstruct parking or internal drive aisles (Condition 16), and that site operations do not interfere with traffic circulation or public safety (Condition 19). Both conditions address the site's constrained layout by making sure operational and design requirements improve the safety, functionality, and circulation.
ENVIRONMENTAL DETERMINATION:
The proposed project qualifies for a Class 32 Categorical Exemption pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). The project is consistent with the applicable General Plan and zoning regulations. The project site, less than five acres in size within a fully urbanized area, is substantially surrounded by existing development. The project site has no value as habitat for endangered, rare, or threatened species. The project would not result in significant impacts related to traffic, noise, air quality, or water quality, and is adequately served by existing utilities and public services.
GENERAL PLAN CONSISTENCY:
The site has a General Plan Designation of Regional Commercial (RC). Its intended purpose is to provide areas for a diversity of commercial and residential land uses in the central business district and regional centers. These uses help to support a vibrant retail destination, provide jobs for residents, and accommodate commercial and service uses to meet the needs of community and regional businesses and residents. The project complies with the General Plan designation of Regional/Community Commercial (RC) and the Zoning classification of Central Commercial (C-C), with approval of this Conditional Use Permit.
Findings/Considerations
Please refer to Exhibit A 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