Planning Commission Staff Report
Report Prepared by: Francisco Mendoza-Gonzalez, Associate Planner
Title
SUBJECT: Design Review #23-01 and Conditional Use Permit #1271, initiated by Jasmeet, LLC, on behalf of Gurdial Singh and Balbir Kaur, property owners. This application involves a request for a proposed remodel and expansion of a gas station (6 pump fuel island) and convenience market (3,800 square feet), and a request for alcohol sales (beer and wine) for off-site consumption at 1480 W. 16th Street, generally located at the southeast corner of V Street and 16th Street, within a Zoning classification of Thoroughfare Commercial (C-T), with a General Plan designation of Thoroughfare Commercial (CT) *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #23-11 (Categorical Exemption)
2) Design Review Permit #23-01
3) Conditional Use Permit #1271
SUMMARY
Jasmeet, LLC, is requesting approval to remodel and expand a gas station (6 pump fuel island) and a convenience market (3,800 square feet) with a request for alcohol sales (beer and wine) for off-site consumption at 1480 W. 16th Street (Attachment B). The subject site is within the City’s Design Review District and requires design review approval for the remodel/expansion per Merced Municipal Code 20.68.030 - Design Review Permit. A conditional use permit is required to approve the sale of alcohol for off-site consumption (for buildings under 20,000 square feet) per Merced Municipal Code Section 20.44.070 - Gas and Service Stations. Staff is recommending approval of this application subject to the conditions contained in the Staff Report.
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review #23-11 (Categorical Exemption), Design Review Permit #23-01, and Conditional Use Permit #1271, 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 subject site is located at the southeast corner of 16th Street and V Street at 1480 W. 16th Street. The subject site is a 0.69-acre rectangular parcel that has been used as a gas station (Smiley’s Gas & Snacks) and used car dealership (Smiley’s Used Cars) for several decades. The site plan would be updated to include a new fuel island (6 pumps), 3,800-square-foot convenience market, and new parking areas (12 parking stalls). The fuel island would be located on the northern portion of the parcel, the convenience market would be located near the southeast corner of the parcel, and parking (12 stalls) would be located along the northern and western elevations of the convenience market. The refuse enclosure would be located near the northwest corner of the convenience market. The convenience market would sell a variety of goods, snacks, and drinks, including this request for beer and wine sales for off-site consumption.
A Finding of Public Convenience or Necessity (adopted by City Council) is required, because Merced is listed as a Moratorium City for Type 20 alcohol licenses by the Department of Alcoholic Beverage Control. The Police Department has determined that they would support the sale of alcohol for off-site consumption if specific conditions are included to reduce the potential for alcohol-related incidents.
Surrounding uses as noted in Attachment B.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Merced Hyundai (across 16th Street) |
Thoroughfare Commercial (C-T) |
Thoroughfare Commercial (CT) |
|
South |
Merced Chevrolet (across railroad tracks) |
General Commercial (C-G) |
General Commercial (CG) |
|
East |
United Rentals |
General Commercial (C-G) |
General Commercial (CG) |
|
West |
Automotive Dealership (across V Street) |
Thoroughfare Commercial (C-T) |
Thoroughfare Commercial (CT) |
Background
The subject site consists of a developed 0.69-acre lot located at the southeast corner of W. 16th Street and V Street. The site has historically had 3 separate businesses onsite which include a gas station/convenience market, a used automotive dealership (approved in 1998), and a food truck (approved in 2022). It is unclear when the convenience market and gas station were constructed, but business licensing records show that it is has been in operation for several decades never selling alcohol for off-site consumption.
The project site fronts 16th Street, which was the former location of Highway 99 before Highway 99 was realigned to its current location between W. 14th Street and W. 13th Street in the 1960’s. The subject site is located within the City’s Design Review District. In addition, because the project site fronts 16th Street it is required to comply with the City’s 16th Street Design Guidelines shown at Attachment F (approved in 1988) which are intended to encourage high quality architecture with a light Mediterranean color scheme among other development standards such as setbacks and landscaping along the southern property line adjacent to the Union Pacific railroad track, etc.
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A. Draft Resolution
B. Location Map
C. Site Plan/Floor Plan/Elevations
D. Police Department City-Wide Incident Hot Spot Map
E. Police Department Incident Map (500-foot-radius from Site)
F. 16th Street Design Guidelines
G. MMC 20.68.030 - Design Review Principles
H. Categorical Exemption
I. Presentation