The Ceres Planning Commission on Monday picked up where they left off in June by evaluating two separate requests to permit grub hub style parks in Ceres. Both were approved, opening the door for Ceres to possibly receive three venues soon.
When the commission considered the applications in June they deferred to the city council for direction on how many grub hub style venues they wish to allow in Ceres given that one was already approved in April 2024. Commissioners initially backed off out of fear catching flak from the public about approving too many of the eatery hubs and be overruled by the council.
But on Monday City Attorney Tom Remlinger advised that the commission was obligated to make a decision on the two Conditional Use Permit (CUP) applications for the “due process rights of the applicant.” He said the council – or anyone for that matter – could later file an appeal which would allow the council to have ultimate say.
Kelsey George, the city’s new contract planner, outlined the two applications.
Sukhjinder Sanghera requested approval for his Sanghera Grub Hub on a 0.83-acre portion of a 1.36-acre site at 3125 E. Service Road just east of the Gateway Car Wash and west of the TID Main Canal. It is proposed with parking for 10 food trucks, covered seating area, a game area and two restrooms.
Ceres resident John Warren said while the use fits the zoning, Ceres could see 150 mobile food trucks with the two applications when factoring in the food court trucks at El Rematito Flea Market on Crows Landing Road. He encouraged the commission to “vote ‘no’ just until the city council will give some direction to you folks on the number that they want to allow within the city.” He also wondered why the matter wasn’t referred to the council before the commission had to vote.
Remlinger said the council has allowed a maximum of 20 standalone mobile food trucks to be permitted in Ceres but only 10 are filled. The two applications would allow another 30 additional food trucks.
Sanghera’s application received a 4-0 approval with Commissioner Ishwar Gill absent.
The second CUP which was approved on Monday was for Ashley Ranuio’s Truck Stop Grub Hub and Outdoor Music Venue at 1379 E. Whitmore Avenue. The project includes parking for 68, seating area, game area, live performance area, commissary, truck washing station and restrooms on a 3-acre lot in an industrial park,
A component of the project is to allow outdoor live music. George 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 proposes 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. A washing station will allow mobile food vehicles to be cleaned up.
The entrance is proposed on Whitmore Avenue with some limited street parking in the industrial park on nearby Sandpoint Drive.
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.”
Warren felt there were too many unanswered questions about impacts on parking, impacts from music and security when alcohol is served. He claimed parking is inadequate and disagreed with music being allowed at a grub hub.
“I think this needs to be sent back to the drawing board,” said Warren.
Resident Shirley Rogers favored the project, adding “if we keep turning down businesses we’re going to be in trouble.”
Even though he had trouble with the parking and uncertainty on capacity level, Commission Chairman Gary Condit pronounced it as a “great project and it’s very unique to Ceres, which I think the venue aspect giving families somewhere to go presents appeal for me.”
The Truck Stop Grub Hub and Outdoor Music Venue received a 3-1 approval with Dave Johnson voting no.
