Title
PLN26-0710 - 1926 Park Street - Administrative Use Permit - Applicant: Tian Liu. A public hearing to consider an Administrative Use Permit to allow a beauty salon business within an existing approximately 820 square foot two story commercial space within the Park Esquina mixed use facility at 1926 Park Street.
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CITY OF ALAMEDA
PLANNING, BUILDING AND TRANSPORTATION DEPARTMENT
ZONING ADMINISTRATOR
ADMINISTRATIVE USE PERMIT
PROJECT
DESCRIPTION: PLN26-0710 - 1926 Park Street - Administrative Use Permit - Applicant: Tian Liu. A public hearing to consider an Administrative Use Permit to allow a beauty salon business within an existing approximately 820 square foot two story commercial space within the Park Esquina mixed use facility at 1926 Park Street.
GENERAL PLAN: Community Mixed-Use
ZONING: North Park Street - Gateway District
ENVIRONMENTAL
DETERMINATION: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Existing Facilities, with no or negligible expansion of the prior use of the property. As a separate and independent basis, pursuant to CEQA Guidelines sections 15183, the proposed project is consistent with the 2040 General Plan Environmental Impact Report certified pursuant to the California Environmental Quality Act on November 30, 2021 (State Clearinghouse #2021030563).
PROJECT PLANNER: Henry Dong, Planner III
PUBLIC NOTICE: A notice for this hearing was mailed to property owners and residents within 300 feet of the site, published in the local newspaper of general circulation and posted in public areas near the subject property. Staff have not received any public comments on this proposed project at the time this report was written.
EXHIBIT(S): 1. Project Plans
2. Use Permit Supplemental Form
RECOMMENDATION: Approve the project with conditions.
PROJECT SUMMARY:
The proposal is a use permit to allow an approximately 820-square-foot beauty salon within the upper and lower floors of the Tenant 6 commercial unit within the Park Esquina mixed-use facility. The project site is located on the southeast corner of Park Street and Blanding Avenue and includes an existing café and office use located within the existing mixed-use building. The properties to the north and east are each zoned North Park Street Workplace District and include a nursing home and electronics supply shop. The properties to the west and south are zoned North Park Street Gateway District and include the Salvation Army and a used car sales lot. The proposed salon will provide beauty and personal services such as manicures, eyelash, facial and skincare treatments. The proposed floor plan will include a reception waiting area and two workstations on the ground floor. The second floor will contain three workstations with ancillary cabinets for storage. The beauty salon will operate during standard business hours between 10:00 A.M. to 7:00 P.M, Monday through Sunday, and will have approximately 25 customers and 6 employees each day. No exterior changes or modifications are proposed to the building. See Exhibit 1: Project Plans.
The site is zoned to allow beauty salon uses on the upper floor by right and on the ground floor subject to a use permit that can be granted if certain findings can be made. The following section provides an analysis of those findings. Conditions of approval are also provided to ensure compliance with the findings and performance standards.
Pursuant to AMC Section 30-4.9A(c), beauty shops located on the ground floor within the North Park Street Gateway District require Use Permit approval.
USE PERMIT FINDINGS:
1. The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development.
The proposal is to establish a beauty salon on the upper and lower floor of an existing commercial building within the North Park Street Gateway zoning district which permits beauty salons on the ground floor with a Use Permit. The NP-G district encourages a variety of uses including commercial workplace, retail, and compatible residential uses that support a pedestrian and transit friendly environment. The proposed use will provide customers with beauty and personal services which is consistent with the uses allowed in the NP-G District. The project site includes a café and office use also located within the existing mixed-use building. The properties to the north and east are zoned North Park Street Workplace District and includes a nursing home and electronics supply shop. The properties to the west and south are zoned North Park Street Gateway District and includes the Salvation Army and a used car sales lot. As conditioned, the use will comply with the operational standards for the NP-G District, and the small beauty salon operation will provide a low-intensity commercial use that transitions well with the existing uses in the building and the surrounding area. No new structures or changes to the exterior of the existing building are proposed as part of the project. Therefore, the project is architecturally, aesthetically, and operationally harmonious with the community and the surrounding development.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The facility located at the corner of Park Street and Blanding Avenue is fully developed with no barriers to public access and has readily available pedestrian access by sidewalks and crosswalks. The small 820-sf beauty salon anticipates approximately 24 customers per day and will not significantly generate additional traffic or service requirements. The project is located within the transit and pedestrian oriented area of the Park Street business district, which is served by AC Transit bus routes 19, 30, and 31. The Park Esquina development provides nine off-street parking spaces located off-site at 2410 Clement Avenue for tenants and there are metered parking spaces along Blanding Avenue and Clement Avenue. In addition, the property has eight on-site bicycle parking spaces serving the site. Therefore, the proposed use is served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy.
The proposed beauty salon use will not negatively affect the properties in the surrounding area and will provide personal services to customers that live and work in the neighborhood. The proposed salon will have approximately 24 customers and 6 employees per day and provides a low-intensity commercial use that will be compatible with the adjacent commercial, residential, workplace, and office uses along Park Street and Blanding Avenue. The proposal will be open during regular business hours and will operate similar to other beauty shops in the area which will complement the businesses on Park Street. The addition of a locally owned business will improve the local economy as well. In addition, on October 26, 2026, the Planning Board recommended the City Council allow personal services uses including beauty salons on the ground floor in the NP-G District. Therefore, the proposed use, as conditioned, will not have substantial deleterious effects on existing business districts or the local economy.
4. The proposed use relates favorably to the General Plan.
The site is located within an area designated by the General Plan as Community Mixed Use which permits a wide variety of commercial uses. The proposal is consistent with General Plan Policy LU-9 which encourages “the development of a broad range of commercial businesses and services in Alameda to provide for the diverse needs of the Alameda community and reduce the need to travel off-island to acquire goods and services. The proposed beauty salon provides beauty and personal services for the local community within an existing commercial building. Therefore, the project relates favorably to the General Plan.
1. Approved Uses: This use permit approves, with conditions, a beauty salon use within an existing approximately 820 square foot commercial building.
2. Building Permit Required: This approval is limited to the scope of the project defined in the project description and does not represent recognition and/or approval of any work completed without required City permits.
3. Prior to Occupancy: The building shall not be occupied until approved by the Building Division and by obtaining a Certificate of Occupancy if necessary.
4. Compliance with Plans. The project shall be completed in substantial compliance with plans prepared by Tian Liu, received on October 26, 2026, and on file in the City of Alameda Planning and Building Department.
5. Changes to Approved Plans: This approval is limited to the scope of the project defined in the project description and does not represent a recognition and/or approval of any work completed without required City permits. Any changes to the approved scope of the project shall be submitted to the Planning and Building Department for review and approval.
6. Hours of Operation: The Use shall only operate during the standard business hours allowed in the district. Any change to operating hours outside of the standard business hours allowed in the district shall require a Use Permit amendment, which may be approved as an Administrative Use Permit in the discretion of the Zoning Administrator.
7. Signage: All new commercial signage shall be approved by a sign building permit application with the Planning, Building & Transportation Department.
8. Noise: Operations shall comply with the Alameda Noise Regulations (AMC Section 4-10).
9. Lighting: No new permanent exterior lighting may be installed without prior ministerial approval of the Planning, Building and Transportation Director to ensure compliance with the City’s Dark Sky Ordinance.
10. Expiration: The Use Permit shall expire two (2) years after the date of approval unless authorized construction or use of the property has commenced. A one-time extension for an additional two years may be granted by the Planning, Building and Transportation Director upon written request and payment of applicable fees.
11. Revocation: This Use Permit may be modified or revoked by the Planning Board, pursuant to AMC Section 30-21.3 should the Planning Board determine that: 1) the use or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; 2) the property is operated or maintained so as to constitute a public nuisance; or 3) the use is operated in violation of the conditions of the Use Permit.
12. Hold Harmless: To the maximum extent permitted by law, the applicant (or its successor in interest) shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City of Alameda, its City Council, City Planning Board, officials, employees, agents and volunteers (collectively, “Indemnitees”) from and against any and all claims, actions, or proceedings against Indemnitees to attack, set aside, void or annul an approval by Indemnitees relating to this project. This indemnification shall include, but is not limited to, all damages, losses, and expenses (including, without limitation, legal costs and attorney’s fees) that may be awarded to the prevailing party arising out of or in connection with an approval by the Indemnitees relating to this project. The City shall promptly notify the applicant of any claim, action or proceeding and the City shall cooperate in the defense. The City may elect, in its sole discretion, to participate in the defense of said claim, action, or proceeding and the applicant (or its successor in interest) shall reimburse the City for its reasonable legal costs and attorneys’ fees.