The Ceres Planning Commission ruled in July that a mobile food court could be built in an industrial park on Whitmore Avenue. But on Monday the City Council overruled that approval and sided with a competing businessman who filed an appeal.

Four members of the council agreed with the appeal filed by Andy Sanchez, and rejected the Conditional Use Permit approval for Ashley Ranuio’s Truck Stop Grub Hub and Outdoor Music Venue at 1379 E. Whitmore Avenue. Sanchez is building Ceres’ first approved grub hub style facility on Service Road.

Councilman James Casey recused himself because his business and storage business is nearby.

City staff members recommended denying Sanchez’s appeal to allow the grub hub style venue to proceed.

Sanchez stated that he believed the city told him that no more than two mobile food truck courts would be allowed in Ceres but that “two were approved in one night” in July in addition to his.

“We do believe it’s excessive,” said Sanchez. “You guys approved us for 18 (trucks), 12 for Segara, 20 more here, plus, I don’t know how many the (El Rematito) flea market has. I believe it’s excessive. Plus the city has 30 trucks in the city limits.”

Sanchez also noted his project was denied alcohol from being served as well as live music – two things allowed at the appealed project.

The owner of Vito’s Trucking and owner of the property on which the Truck Stop grub hub was to be built, argued that the project was unique.

“It offers a lot more amenities, family orientated setting and we don’t feel that we should be denied,” said Vito.

Another of Sanchez’s partners told the council that City Manager Doug Dunford informed them that the city would not allow more than two grub hubs in Ceres.

 “So here we are now, damned near $2 million in on this project, not even open yet, and then you go ahead and approve two more on the same night, one literally right down street?”

A resident who lives near the proposed site and who identified himself only as James, expressed concerns about more traffic and alcohol and noise.

Ceres resident John Warren also opined that the project would create problems with noise, alcohol and traffic and suggested the parking was inadequate.

Galan Guzman, another Ceres resident, said he prefers to see the lane used for a grocery store, which is something lacking on Ceres’ west side, instead of another mobile food court.

Ranuio’s 3-acre project was drawn to include parking for 68, a seating area, game area, live performance area, commissary, truck washing station and restrooms.

A component of the project was to allow outdoor live music. Kelsey George, the city’s new contract planner, said the music could impact those living just south on Whitmore Avenue but music levels would be up to 64 decibels at the property line. She said it would not exceed the existing ambient noise level – mostly from traffic –of 72 to 75 decibels. Music would not be permitted past 10 p.m., the same time as the end of grub hub activity.

A representative explained that the venue would not put on concerts but offer music as background ambiance.

The Truck Stop Grub Hub proposed to build a commercial grade kitchen to augment the limited cooking that may occur on trucks and allow the disposal of grease and oils that cannot be dumped on a normal grub hub site since a grease trap will be installed. The intent is to allow the trucks to stay longer without having to leave and return. 

In June, then Acting Community Development Director Lea Simvoulakis was supportive of both grub hub requests with an analysis stating: “A grub hub can be a powerful tool for economic development, especially in urban and underserved communities. First, food trucks require significantly less capital than traditional brick-and-mortar restaurants. This can provide a gateway for first-time entrepreneurs, especially minorities, immigrants, and women who may face challenges accessing financing for full-scale restaurants. As the smaller food truck business grows, the truck owner may be able to expand into a full-service restaurant, creating more jobs and economic benefit for the City. A local Grub Hub can also attract visitors which benefits nearby businesses and even other restaurants. A new and interesting venue like this Grub Hub ultimately lowers the entry barriers to business ownership, creates jobs, encourages local spending, and promotes urban revitalization.”

Vice Mayor Daniel Martinez supported the appeal.

“I think personally that traffic is going to be an issue, the alcohol, the parking stalls I don’t feel will be enough,” said Martinez. “You’re going to have people parking on that road. It’s a dangerous enough as it is. The music venue, I’m not as supportive.”

Councilwoman Cerina Otero said she appreciates the “uniqueness that we’re seeing” but she had a lot of concerns with the project. She also believed the city was not being fair and consistent with other proposals.

Councilwoman Rosalinda Vierra felt the city wasn’t treating all venue applicants. She noted that amplified music is prohibited in the city’s mobile food ordinance.

Mayor Javier Lopez said he recalled public discussions when Ceres was embarking on a pilot program to allow mobile food vendors that suggested no more than two grub hubs in Ceres.

“I feel that it’s best that we honor that – that we do not have more than two food truck grub hubs in the city of Ceres,” Lopez said.

Otero said she wants to see the city amend the current food truck ordinance and insert more language specific to food truck parks.