The Ceres Planning Commission on Monday continued public hearings regarding applications to approve two more grub hubs in Ceres while asking the Ceres City Council to consider a limit.

If approved, Ceres would have three grub hubs. In April 2024 the city approved Ceres’ first-ever grub hub on a 0.75-acre parcel within the industrial park south of Service Road and east of Farm Supply Drive. It has yet to open.

Commissioners were uncomfortable in approving the separate projects, feeling they’d catch flak from the public about approving too many of the eatery hubs.

Commission Chairman Gary M. Condit said he likes both projects but pressed for tabling a decision, saying he doesn’t want the commission being the scapegoat if the city catches flak for too many grub hubs.

“We can’t dictate how many fast food restaurant … but this very Planning Commission, different members, of course, approved a chicken location on Hatch, and we received flak from certain elected officials,” said Condit. “So I foresee ourselves in a similar situation. How many’s too many? I think that’s the question here tonight. And I think the City Council hasn’t provided the guidance on is three too many? Is one enough?”

He called the process “backwards” and adding the council should be setting a limit on grub hubs. “I don’t think they thought that through.”

Commissioner Dorie Perez expressed concern that “we would slow down the process of approval. I’m all for anything that promotes business … so if we can expedite that process, I’m happy to move forward.”

Commissioner Dave Johnson echoed Condit’s concerns about approving three grub hubs.

“Last year we had some pretty severe comments on a situation where we had what was felt one brand of food being next to another brand of food,” said Johnson. “So I don’t want to shove this stuff through, and all of a sudden people going, ‘Oh my gosh, what are you improving?’” 

The commission voted 4-0 to table the matter.

The first Conditional Use Permit (CUP) considered on Monday was for Sukhjinder Sanghera’s request for the Sanghera Grub Hub on a 1.36-acre lot at 3125 E. Service Road just east of the Farmer Boys restaurant. It is proposed with parking, covered seating area, a game area and restrooms 

The second CUP request for made by Ashley Ranuio for a Truck Stop Grub Hub and Outdoor Music Venue with parking, seating area, game area, live performance area, commissary, truck washing station, and restrooms on a 3-acre lot in an industrial park, specifically at 1379 E. Whitmore Avenue. 

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.”

Ceres resident John Warren hinted that three grub hubs might be too many for a city of 48,000 residents, especially when one counts the 20 various mobile food vendors permitted and the 50-60 at El Rematito Flea Market.

Economic Development Manager Julian Aguirre said while the city will allow 20 mobile food vendors, only 12 have signed up and only six are consistent. He said the city’s mobile food truck ordinance is “not mobile friendly.” 

“I don’t think that Ceres City Council thought about this and restricted the number of grub hubs that they might allow within the city when this first came to them,” said Warren. “I don’t think we need that many.”

Simvoulakis said “I felt like this use is like any other use in the city. We don’t say, sorry, we have too many fast foods. We let you decide. The market will dictate whether or not you will or won’t be successful.”

Apartment complex expands

Another item before the commission was proposed changes to the plans to build apartments just north of the AM/PM at the northwest corner of Service Road and Morgan Road.

The Raja Chandi Group sought the changes from what was approved in 2022. Specifically they now want the AM/PM building to be allowed a drive-thru lane that requires the reconfiguring of the apartment complex. The request became an opportunity for the city to request more units in the apartment complex. Originally the addition of the drive-thru lane showed the number of apartment units lowering to 54, or just 14 dwelling units per acre and far below the minimum density minimum of 20 dwelling units per acre as required by the General Plan.

Simvoulakis said the state HCD came down hard on the city for approving the apartment complex at the lower density and asked for an explanation. She explained that the prior director, Christopher Hoem “maybe misunderstood limited density.”

The developer was excited about increasing unit density, she said. Plans were redrawn to create 108 units, or 28.8 dwelling units per acre, in three-story units. The density range for an HDR site is 20 to 30 dwelling units per acre. 

Commissioner Ishwar Gill expressed concerns about the adequacy of parking spaces and that residents will be parking on the street. Simvoulakis said the city needs the units and had to relax the “overburden some” parking requirements as a tradeoff.

She noted this is the second apartment complex to be built in Ceres in 15 years.

“We can’t keep pushing off these types of projects because we’re afraid that there may be people parking on the streets,” she added. “So we feel like an appropriate number is at least one per unit. They’ve achieved that plus 32 additional. And so we’re going to be working towards that. And the HCD says we have to work towards that. We had to come up with policies that made housing more affordable to build.”

While the Housing Element calls for 1.5 parking spaces per unit, this one is about 1.3.

“I’d rather get the units than worry about the cars,” said Simvoulakis.

Also on the consent calendar was a two-year extension for Grant and Steve Alvarnez to keep the Whitmore Ranch subdivision alive.