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Sinclair/Livingston PD change paused after neighbor opposition to food‑truck and small commercial options
Summary
Applicant requested a major modification to split an existing PD and allow either a small commercial building or an option with two food trucks; development services opposed reduced buffers next to single‑family properties and planning commission staff found the request inconsistent; the applicant requested a continuance to
The hearing master reviewed a request (major modification 20‑41141) on Feb. 18, 2025, to modify a portion of Planned Development PD 06‑1564 at the Sinclair Hills/Livingston Avenue intersection to permit either (1) two food trucks plus a 1,236‑square‑foot commercial building or (2) a 6,238‑square‑foot commercial building with specified use exclusions. Applicant counsel Todd Pressman said the filing was prompted by an ownership split that prevented a previous owner from executing PD corrections; the application would split the original PD so one owner could move forward to correct code violations and repair the site.
Why it matters: The subject parcel sits within an area of mixed single‑family and small commercial uses. Development services opposed reduced buffers proposed adjacent to single‑family properties and noted the planning commission also recommended denial, citing incompatibility with the residential pattern and commercial location criteria. Multiple nearby residents testified in opposition, citing noise, trash, drainage, overnight gatherings and permitting concerns at an existing informal food‑truck site on the property.
What the record shows: The applicant proposed reduced landscape buffers in several locations (for example, reducing a 20‑foot buffer to 5 or 10 feet adjacent to single‑family lots and a front buffer reduction along Sinclair). Development services’ report said those reduced buffers would not provide adequate separation and expressed concerns about potential noise and disruption. Planning commission staff found the major modification inconsistent with the comprehensive plan because the site is not within the locational criteria for higher‑intensity nonresidential uses. Several neighbors reported late‑night activity and trash at the existing food‑truck area and asked for stronger restrictions or denial. An operator of two food trucks spoke and said he maintains permits and follows sanitation procedures.
Procedural outcome: The applicant asked to continue the case to the March 24, 2025 Zoning Hearing Master meeting to file a revised site plan and reconcile changes that had been added to the site plan after staff’s report was produced. The hearing master granted the continuance and required updated notice and resubmission per code deadlines; the case will be reheard in full at the March 24 hearing.
