Title
PLN25-0618 - Use Permit - 707 West Hornet Avenue. Applicant: Laura Fies, Aircraft Carrier Hornet Foundation. Project Description: Modification of Use Permit PLN21-0227, which allows ship-based museum operations at Pier 3 on the USS Hornet aircraft carrier, to amend various requirements related to special events, occupant loads, safety procedures and to allow occasional helicopter landings onsite. General Plan: Mixed Use. Zoning: AP-E4, Alameda Point - Enterprise 4 District. CEQA Determination: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Existing Facilities with no substantial increase in intensity. On a separate and independent basis, the environmental effects of the project were adequately evaluated in the Alameda Point Final Environmental Impact Report (SCH# 2013030563) and no further environmental review is required.
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CITY OF ALAMEDA
PLANNING BOARD
STAFF REPORT
PLN25-0618 - Use Permit - 707 West Hornet Avenue. Applicant: Laura Fies, Aircraft Carrier Hornet Foundation. Project Description: Modification of Use Permit PLN21-0227, which allows ship-based museum operations at Pier 3 on the USS Hornet aircraft carrier, to amend various requirements related to special events, occupant loads, safety procedures and to allow occasional helicopter landings onsite. General Plan: Mixed Use. Zoning: AP-E4, Alameda Point - Enterprise 4 District. CEQA Determination: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Existing Facilities with no substantial increase in intensity. On a separate and independent basis, the environmental effects of the project were adequately evaluated in the Alameda Point Final Environmental Impact Report (SCH# 2013030563) and no further environmental review is required.
To: Honorable President and Members of the Planning Board
From: Steven Buckley, Planning Board Secretary
BACKGROUND
Since 1998, Aircraft Carrier Hornet Foundation has operated the USS Hornet Museum (“Hornet”) at Alameda Point (former NAS Alameda). In August, 2021, the Zoning Administrator approved Use Permit PLN21-0227 (Exhibit 1 - Existing Use Permit) renewing the previous temporary Use Permit allowing ship-based museum operations. The Hornet hosts numerous collections, exhibitions and educational programming to promote awareness and understanding of history, science, technology, and service.
Unlike many other ship-based museums around the country, the Hornet is not located in a highly trafficked tourist destination such as the waterfronts of San Francisco, San Diego or New York City. As such, the Hornet relies heavily on private events to supplement normal museum operations to cover operating expenses. The Hornet also hosts groups such as scouting organizations for overnight educational stays to support their mission and financial sustainability.
The Hornet is located in the AP-E4, Alameda Point - Enterprise 4 Zoning District and is designated Mixed Use, Enterprise Subarea in the General Plan. The Site Plan is attached as Exhibit 2.
DISCUSSION
In 2025, in coordination with the Applicant and in response to safety related concerns with some of the large events being held on the ship, staff initiated a review of the existing Use Permit and other safety protocols. An interdepartmental team including Planning, Building, Fire, Police, Public Works and Base Reuse and Economic Development conducted a thorough review of the existing conditions and operations.
Due to the unique nature of operating on a former military vessel and existing limited exiting configuration, the Building Official, in consultation with the Fire Marshal, has issued a Determination of Maximum Occupant Load (Exhibit 3.) The current maximum occupant load under the current configuration is 660. The Determination outlines the basis of the determination, conditions of operation, and the process by which the Hornet could increase the maximum occupant load.
During the review process the Hornet expressed an interest in updating the allowed uses to include occasional helicopter landings to accommodate potential VIP visits to events at the site. In addition to allowing limited helicopter landing at the hornet, with conditions, staff’s approach during the review process was to address the clear safety concerns while attempting to allow the Hornet to operate successfully. The Alameda Point Zoning and General Plan strongly support promoting visitor serving waterfront uses like the Hornet Museum.
The attached draft Resolution (Exhibit 4) makes numerous changes to the existing Use Permit conditions of approval, including:
• General clean up, modernization, and consolidation of old conditions
• Allows up to six helicopter landings per calendar year, subject to other agency approvals and requirements (1.p.)
• Explicitly refers expectations for establishing maximum occupancy to the Building Official (2)
• Incorporates detailed operational requirements for overnight stays (3)
• Requires Applicant to obtain annual inspections by Building and Fire (4)
• Requires outside vendors/promotors to be pre-approved by the Police Chief (7)
• Lowers the threshold for events requiring a Special Event permit (8)
The draft Resolution also makes findings that the proposed Use Permit Amendment is consistent with the California Environmental Quality Act (CEQA) and the required Use Permit findings of AMC Section 30-21.3.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 300 feet of the project boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal.
ENVIRONMENTAL REVIEW
The project categorically exempt from environmental review pursuant to CEQA Guidelines Sections 15301 - Existing Facilities and finds that none of the exceptions to the categorical exemptions apply. The proposed use is substantially similar to the existing use of the site in both character and intensity, and the modifications made by this Use Permit Amendment are negligibly minor and generally consist of changes to administrative review and approval processes, a clearer delineation of generally acceptable and longstanding uses at the site, and the refinement of use conditions with more specificity. The number and intensity of annual special events is generally consistent with the baseline use, and in some cases, is subject to minor reductions, limitations, and additional review compared to the events currently allowed. The allowance of up to six helicopter trips per year on and adjacent to a naval aircraft carrier operated as a museum, in an area zoned for maritime industrial uses, and subject to licensing and approval by the applicable regulatory agencies, is a minor intermittent accessory use and does not foreseeably result in any new or increased significant impacts. On a separate and independent basis, the environmental effects of the project were adequately evaluated in the Alameda Point Final Environmental Impact Report (SCH# 2013030563) and no further environmental review is required.
RECOMMENDATION
Conduct a public hearing and approve a Use Permit Amendment allowing ship-based museum operations at Pier 3 on the USS Hornet aircraft carrier, to amend various requirements related to special events, occupant loads, safety procedures and to allow occasional helicopter landings onsite.
Respectfully Submitted,
Steven Buckley, Secretary to the Planning Board
By,
Brian McGuire, Planner II
Exhibits:
1. Existing Use Permit
2. Site Plan
3. Determination of Maximum Occupant Load
4. Draft Resolution