After months of delays, members of the Ceres Planning Commission finally considered and approved changes to the permit that expands the operation of the El Rematito Flea Market on Crows Landing Road.

Changes include adding two neighboring parcels to the operation and require a gravel surface for overflow parking as well as adding 100 vendor spaces and 30 mobile food vendors in a grub hub style center.

El Rematito wanted to streamline the permitting of on-site special events – including Cinco de Mayo, Mexican Independence Day and Fourth of July celebrations, fashion shows, beauty pageants, concerts, car shows and auto and equipment auctions. They had proposed that special events be allowed on the northeast portion of the site with a pre-determined set of conditions. But the commission wanted to retain city control over special events by requiring a temporary use permit.

Special events must end by 10 p.m. A minimum of 12 security officers will be required for the first 2,000 persons expected for the event and two additional security officers shall be provided for every 500 persons in attendance above 2,000 persons. Amplified sound shall be pointed away from nearby homes lining Carol Lane and not exceed the 70-decibel noise threshold measured at the property line of any surrounding residential properties.

Another change updates reporting requirements for business licenses and sales tax.

The market also plans to relocate the existing food truck operation to the northeast portion of the site and conduct night markets.

The flea market may only operate Thursdays, Fridays, Saturdays and Sundays, 5:30 a.m. to 6 p.m. year round. A maximum of 648 vendor spaces are allowed (155 enclosed vendor spaces and 493 open air vendor spaces, which includes the 30 mobile food vendors). 

The flea market was granted permission to hold night markets up to three days per week (Mondays through Wednesdays) on the northeast portion of the site after 6 p.m. until 10 p.m.

El Rematito’s operators also received an OK to add a 454-square-foot restroom building.

An electronic changeable copy sign will also be added at the entrances along Crows Landing Road.

Vendors are not permitted to sell any alcoholic beverages intended for on-site consumption. Beer and wine (alcohol) sales are not be permitted with the flea market operation, except that such sales of alcohol may be permitted for specific events.

The city is requiring that all produce and food vendors maintain the valid permits from the County of Stanislaus Department of Environmental Resources.

A manager/event coordinator is required on-site during the operation for safety, emergencies and operation set-up and clean-up. 

The flea market is being required to collect a per-day business license fee – to be determined by the City Council – from each vendor and remit those fees to the city quarterly in lieu of vendors obtaining individual business licenses.

The flea market management will be required to work with the city to control traffic. If congestion caused by the flea market is not corrected and the police watch commander determines that police are needed to correct the situation, the applicant will be billed for services, and an updated traffic control site plan shall be requested.

If security problems occur at the flea market, the city may require additional security measures, which could include paying for a police officer on site.

With regard to the grub hub, vendors will be limited to a maximum of 30 with designated seating areas. Each food vendor must have a valid city business license and a valid county health permit.

Grub hub hours were proposed to be limited to between 8 a.m. and midnight year-round however Commission Chairwoman Cerina Otero wanted to see the grub hub limited to end at 10 p.m.

No alcohol will be permitted at the food court and music and other related audio devices are also not allowed in the food truck park area.

Residents of nearby Carol Lane expressed the desire to keep all flea market related traffic from using their street. Proponent Nelson Gomez said no ingress or egress from the overflow parking lot will be allowed access to Carol Lane.