Title
PLN24-0631 - Administrative Use Permit - 2510 Santa Clara Avenue - Applicant: Rabbi Meir Shmotkin for Chabad of Alameda. A public hearing to consider an Administrative Use Permit to allow community assembly in an existing approximately 2,200 square-foot single-story building.
Body
CITY OF ALAMEDA
PLANNING, BUILDING AND TRANSPORTATION DEPARTMENT
ZONING ADMINISTRATOR
ADMINISTRATIVE USE PERMIT
PROJECT
DESCRIPTION: PLN24-0631 - Administrative Use Permit - 2510 Santa Clara Avenue - Applicant: Rabbi Meir Shmotkin for Chabad of Alameda. A public hearing to consider an Administrative Use Permit to allow community assembly in an existing approximately 2,200 square-foot single-story building.
GENERAL PLAN: Community Mixed-Use
ZONING: C-C-T, Community Commercial - Theater Combining District
ENVIRONMENTAL
DETERMINATION: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15303 - Conversion of Small Structures.
PROJECT PLANNER: Brian McGuire, Planner II
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.
EXHIBIT(S): 1. Project Plans
RECOMMENDATION: Approve the project with conditions.
PROJECT SUMMARY:
The site at 2510 Santa Clara Avenue is a narrow deep lot on the south side of the street between Broadway and Everett Street, developed with a 2,200 square-foot standalone single story retail commercial building, served by a shared driveway along the side and parking lot in the rear of the building. The building most recently housed a pet supplies store (See Spot Run) which has relocated to the retail core of Park Street. Chabad of Alameda proposes to occupy the space with a mix of office and community assembly. Community Assembly use is permitted in the C-C-T District with the approval of a use permit. Office uses are permitted by right in this location. The applicant does not propose any changes to the building exterior beyond door-operability changes to comply with building code requirements (Exhibit 1 - Plans). The applicant anticipates a relatively modest number of daily users/visitors to the site, including 1-2 staff, 2 volunteers, and meetings and classes of up to 10 people. Weekends are anticipated to draw approximately 15 people per day and monthly or holiday gatherings of 30-75 people.
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 proposed community assembly and associated office uses are compatible with the other land uses in the neighborhood. This portion of Santa Clara includes an eclectic mix of commercial and residential uses including office, religious assembly, retail, restaurants, automotive repair, and single and multi-family residential. The number of visitors to the site will reactivate a vacant commercial space, bringing additional eyes and foot traffic to the street. The community being served by Chabad of Alameda is relatively modest and is unlikely to generate any measurable negative impacts to surrounding properties. No exterior modifications are proposed as part of this use permit.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The location of the project is within the Park Street downtown area and is fully developed and does require additional service facilities. The property has nine off street parking spaces to supplement the available public street parking in the area. AC Transit lines 51A, O, 20, 21, and OX serve the site.
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 community assembly use, if it complies with the conditions of this Use Permit, will not adversely affect other property in the vicinity. High vacancy rates have negative impacts on the City’s business districts. The proposed use will have a positive effect on the surrounding business district by activating a vacant storefront and drawing people to the area that can patronize surrounding businesses.
4. The proposed use relates favorably to the General Plan.
The proposed quasi-public use for community assembly by a religious community is consistent with the purpose of the Community Commercial Theater Combining Zoning District, which is intended to provide for general retail, personal service use, offices, restaurants, hotels/motels, service stations, public and quasi-public uses and similar and compatible uses, and the proposed use is allowed with approval of a use permit. The Alameda 2040 General Plan designation for this parcel is Community Mixed-Use. The proposed use is consistent with this land use designation which calls for pedestrian and transit-oriented mixed use districts along the Park Street corridor and allows a wide range of community serving commercial uses.
1. Compliance with Plans: Any modification of this site shall be in substantial compliance the plans dated November 12, 2024 prepared by Bryan Hassemer, on file in the City of Alameda Planning, Building, and Transportation Department, except as modified by the conditions listed in the accompanying resolution.
2. Approved Use: This use permit approves indoor community assembly use in an approximately 2,200 square foot commercial building at 2510 Santa Clara Avenue.
3. Change in Building Occupancy: Prior to commencing approved activities, the Applicant shall obtain building and other necessary permits and construct any building upgrades required to comply with the Building Code for occupancy requirements as directed by the Building Official.
4. Changes to Approved Plans: This approval does not represent a recognition and/or approval of any work completed without required City permits. Any additional exterior changes shall be submitted to the Planning, Building, and Transportation Department for review and approval prior to use or construction.
5. Compliance with City Ordinances: The approved use is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies.
6. Hours of Operation: The approved hours of operation shall be from 7:00 AM to 10:00 PM.
7. Amplified Noise: Applicant shall comply with Alameda Municipal Code Section 4-10, also known as the Noise Ordinance. Amplified noise associated with the use shall be limited to indoor activities and maintained at a volume not to exceed the ambient sound levels in the area.
8. Sign Permit: Applicant shall obtain all applicable sign permits and comply with the City’s Sign Regulations as outlined in Alameda Municipal Code Sections 30-6 and 30-4.22.e.
9. 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.
10. 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.