Planning Commission Staff Report
Report Prepared by: Matt Livingston, Assistant Planner, Development Services Department
Title
SUBJECT: Conditional Use Permit #1280, initiated by Aulakh Properties II, LLC, property owner. This application involves a request to operate a food truck parking area for multiple food trucks on a vacant lot (approximately 1.70-acres). The subject site is generally located on the east side of Highway 59, approximately 250 feet north of Olive Avenue. The subject site has a General Plan designation of Business Park (BP) and a zoning classification of Planned Development, (P-D) #12. **PUBLIC HEARING**
ACTION: Approve/Disapprove/Modify
1) Environmental Review #24-23 (Categorical Exemption)
2) Conditional Use Permit #1280
SUMMARY
Aulakh Properties II, LLC, 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 undeveloped 1.70-acre parcel located on the east side of Highway 59, 250 feet north of Olive Avenue (north of the 7-Eleven at 1995 W Olive Avenue. Food truck parking lots are considered a conditional use within a Business Park (BP) 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 #24-23 (Categorical Exemption) and Conditional Use Permit #1280, 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 a 1.70-acre vacant parcel. The applicant does not have a list of confirmed vendors to be participating, but the parking lot includes seven food truck parking spaces on the northern portion of the site, with two customer parking spaces to the western portion of the site, and 11 parking spaces at the southern portion of the site. The proposed site plan includes outdoor seating located on the northwest corner of the parcel, and the spaces reserved for the food trucks would be positioned in a way that does not interfere with the circulation of the parking lot (Attachment C). The applicant proposes about 9 tables (a total of 36 seats) to be on the concrete section of the northern portion of the site. The applicant proposes the use of 2 restrooms for customer use. The sale of alcohol by any food truck is prohibited (Condition #22). Hours of operation shall comply with Merced Municipal Code Section 20.44.020 (C) which allows operation between 7:00 a.m. and 9:00 p.m.
Surrounding uses as noted in Attachment B.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Fahrens Park |
Planned Development (P-D) #12 |
Industrial (IND) |
|
South |
7-Eleven Gas Station |
Planned Development (P-D) #12 |
Business Park (BP) |
|
East |
Warehouses |
Planned Development (P-D) #12 |
Business Park (BP) |
|
West |
Arco Gas Station (across Highway 59) |
Thoroughfare Commercial (C-T) |
Thoroughfare Commercial (CT) |
Background
Food truck parking areas are considered a relatively new land use option in Merced. 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 #4141
B. Location Map
C. Site Plan
D. Water Quality Control Division Best Management Practices Brochure
E. Fire Department Food Truck Safety Fact Sheet
F. Categorical Exemption
G. Presentation