Title
PLN26-0385 - Webster Street - Administrative Use Permit - Applicant: Mueen Albaneh. A public hearing to consider an Administrative Use Permit to allow commercial recreation, specifically billiards and other games, with access in an existing storefront lobby and stairs to an upstairs / former mezzanine area comprising approximately 1,500 square feet of floor area. The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Class 1 - Existing Facilities and Section 15183, Projects Consistent with General Plan and Zoning.
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CITY OF ALAMEDA
PLANNING, BUILDING AND TRANSPORTATION DEPARTMENT
ZONING ADMINISTRATOR
ADMINISTRATIVE USE PERMIT
PROJECT
DESCRIPTION: PLN26-0385 - Webster Street - Administrative Use Permit - Applicant: Mueen Albaneh. A public hearing to consider an Administrative Use Permit to allow commercial recreation, specifically billiards and other games, with access in an existing storefront lobby and stairs to an upstairs / former mezzanine area comprising approximately 1,500 square feet of floor area.
GENERAL PLAN: Community Mixed-Use
ZONING: C-C, Community Commercial District
ENVIRONMENTAL
DETERMINATION: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Class 1 - Existing Facilities and Section 15183, Projects Consistent with General Plan and Zoning. The exemption applies to the operation, repair, maintenance, or minor alteration of existing public or private structures, facilities, or equipment where the project involves negligible or no expansion of use beyond what previously existed. The space was previously used as an exercise facility. No additional environmental review is required.
PROJECT PLANNER: Steven Buckley, Planning Services Manager
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.
EXHIBITS: 1. Floor Plan
2. Business Plan
RECOMMENDATION: Approve the project with conditions.
PROJECT SUMMARY:
The project site is located at a mid-block storefront building on the west side of Webster Street, between Haight and Lincoln Avenues. It is one of three businesses in the building; a grocery/deli is located next door on the ground floor facing Webster Street and an office/shop is located in the rear with access from Lincoln Avenue. A small parking lot is at the rear of the building, accessed from Lincoln Avenue across other parcels with similar parking areas. The proposed commercial recreation area would have a small ground floor lobby and an open floor plan upstairs area of about 1,500 square feet that was previously converted from a mezzanine. Business hours would conform to the standard for the district.
Pursuant to AMC Section 30-4.9A.c.1.(p), Commercial Recreation uses require a Use Permit in the Community Commercial District. The prior use of the space was an exercise studio which was an allowed use as Private Instruction. No site improvements, interior improvements, or exterior modifications are proposed. The surrounding properties along Webster Street are similarly used for local storefront commercial activity within the C-C District, with medium density residential uses to the west along Haight and Lincoln Avenues.
This permit is being heard by the Zoning Administrator pursuant to AMC section 30-21.4, based on the expectation that the application does not “pose any special problems.” While billiards and similar uses may have previously raised concerns about loitering, gambling, and secondary effects on the community (including association with other “adult entertainment” uses not allowed within 500 feet of a residential use), the community now seems more accepting of commercial recreation activities such as pinball, billiards, and similar communal adult games. For example, the Pacific Pinball Museum is located one block to the south and has not had any complaints filed against it since opening in 2010.
The applicant has indicated that they would provide billiards and other games, snacks and drinks. No alcoholic beverages are proposed to be sold on premises.
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 site is located within the Community Commercial zoning district, which allows commercial recreation uses with the approval of a Use Permit. The tenant space has previously been occupied by a personal instruction use as an exercise studio. The building also houses a grocery market and a fire extinguisher service business. The surrounding neighborhood includes a mix of commercial and residential uses. The building is located mid-block with a continuous storefront consistent with the commercial corridor of Webster Street. No changes to the interior or exterior of the building are proposed, the business would be limited in occupancy according to the building and fire codes, and operational hours would conform to the district. Therefore, the project is architecturally, aesthetically, and operationally harmonious with the community and surrounding development.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The site is located in the downtown mixed-use area of the Webster Street commercial district which provides adequate service facilities. It is served by multiple bus lines and bike lanes along Webster Street. Bicycle parking is available nearby. There is no onsite parking; metered public parking is available in the area on the street. Therefore, the proposed use is served by adequate transportation and service 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 project proposes to establish a commercial recreation activity in an upstairs mezzanine area with street-front access in an existing doorway and lobby. The business will be required to conform to standard business practices regarding noise, litter and other controls to avoid impacts to the neighborhood and environment. The proposed use will bring customers to the Webster Street commercial district, which could also increase patronage of nearby businesses. The proposal will not adversely affect other property in the vicinity, as a similar use operated on the site previously and the project will have positive effects for the business district and local economy, including by activating an unused space.
4. The proposed use relates favorably to the General Plan.
The project is consistent with General Plan Policy LU-9 that 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. The project is also consistent with LU-10 which is to support, promote and enhance Park and Webster Streets as the city’s two iconic and vibrant historic “Main Streets” to provide Alamedans with a broad mix of retail stores, restaurants, entertainment, hospitality, personal and professional services, and transit-oriented mixed-use housing opportunities. The proposed use provides commercial recreation for Alameda residents which minimizes the need to travel outside of Alameda to seek such services. Furthermore, the use is allowed in the C-C District with the approval of a Use Permit. Therefore, the proposed use is consistent with the General Plan.
1. Approved Uses: This use permit approves a commercial recreation use with billiards and games in an approximately 1,500 square foot mezzanine level with a storefront lobby on Webster Street.
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. Compliance with Plans. The project shall be completed in substantial compliance with the floor plan submitted on July 2, 2026, and on file in the City of Alameda Planning and Building Department.
4. 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.
5. Hours of Operation: The Use shall only operate during the standard business hours allowed in the district (i.e. 7:00 AM to 10:00 PM). 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.
6. Site Maintenance: The site shall be maintained and operated in a clean and orderly state. It shall be the applicant’s responsibility to keep the site and immediate street frontage clear of debris.
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. Occupancy Permit. Prior to occupancy, the requested tenant occupancy classification shall be determined by a qualified professional and submitted to the Building Division for verification and inspection, as necessary, to confirm:
a. Floor areas, occupancy classifications and limits, heating/cooling and ventilation, fire suppression, accessibility and egress.
b. A full scope of work to reflect any unpermitted and proposed work.
c. Proposed equipment details and as-needed structural calculations.
d. Other materials to support the change in occupancy, if necessary.
24. The building shall not be occupied until approved by the Building Division.
25. 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.
26. 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.
27. 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.