Title
PLN25-0557 - Administrative Use Permit - 1701 Monarch Street - Applicant: Brendan Conaway for Longshot Space. A public hearing to consider an Administrative Use Permit to allow research and development (light industrial) and outdoor storage.
Body
CITY OF ALAMEDA
PLANNING, BUILDING AND TRANSPORTATION DEPARTMENT
ZONING ADMINISTRATOR
ADMINISTRATIVE USE PERMIT
PROJECT
DESCRIPTION: PLN25-0557 - Administrative Use Permit - 1701 Monarch Street - Applicant: Brendan Conaway for Longshot Space. A public hearing to consider an Administrative Use Permit to allow research and development (light industrial) and outdoor storage.
GENERAL PLAN: Mixed-Use
ZONING: AP-WTC, Alameda Point - Waterfront Town Center District
ENVIRONMENTAL
DETERMINATION: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Existing Facilities. 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.
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. Plans
2. Operations Plan
RECOMMENDATION: Approve the project with conditions.
PROJECT SUMMARY:
Longshot Space is a startup company developing and testing a new method of launching payloads into space without the use of traditional rocket technology. Longshot proposes using a portion of Building 29 at 1701 Monarch Street to assemble and test the next generation of their pneumatic launch apparatus. Building 29 was built by the Navy in 1987 as a gun testing facility. The long, reinforced testing range portion of the building makes Building 29 well suited for safely testing Longshot’s apparatus which consists primarily of steel tubes with attached inert gas containers which are used to propel the test projectile.
In addition to the research and development (light industrial) use of the gun test facility, Longshot proposes using the paved area on the east side of the building inside the property’s perimeter fence for outdoor storage and for assembly of equipment.
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 research & development and outdoor storage use is compatible with the other light industrial and maker type users in the building. Building 29 was built to be a gun test facility and is located in a remote portion of the former Naval Air Station between the Seaplane Lagoon and the airfield. No exterior modifications to the existing building are proposed as part of the new use.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The existing establishment is already served by adequate transportation and service facilities. The property is fully developed with no barriers to public access and ample areas for vehicle and bicycle parking in the vicinity. AC Transit Line 96 serves Alameda Point, stopping approximately one half mile from the site. The Seaplane Lagoon Ferry terminal is approximately one mile from 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.
Longshot will be activating a long dormant portion of Building 29 which has characteristics that greatly limit the possible pool of users for the site. Conditions of approval require that the outdoor storage yard be maintained in a clean and tidy manner and that operations comply with the Alameda Noise Regulations in order to prevent impacts on other properties in the vicinity. Longshot’s testing facility creates demand for the company to locate additional R&D and office space at Alameda Point to support the testing operations, which has a positive effect on the local economy and Alameda Point businesses.
4. The proposed use relates favorably to the General Plan.
The proposed use supports General Plan Policy LU-17 (Adaptive Reuse and Restoration) and CC-18 (Building Renovation and Reuse) which call for reuse of existing structures to retain the structure’s embodied energy (carbon) and reduce generation of waste. The license agreement for Longshot is short in duration, allowing for construction of DePave Park to proceed when funding is available, consistent with LU-18. For these reasons, the proposed use permit relates favorably to the General Plan.
1. Approved Uses: This use permit approves light industrial (R&D) and outdoor storage at Building 29 at 1701 Monarch Street. The operation consists of:
a. Development, assembly and testing of a pneumatic testing assembly using inert gas to launch projectiles in the former gun test facility.
b. Outdoor storage of materials and occasional assembly in the paved area on the east side of the building inside the security fence. Up to two (2) shipping containers may be placed in the paved storage area to support operations.
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. Applicant shall diligently pursue building and/or other necessary permits to address issues raised in Code Enforcement case number X25-0478. The applicant shall submit plans within thirty (30) days of approval of this use permit and respond to any potential City issued hold letters within thirty (30) days to ensure a timely resolution.
3. Biological Opinion: Applicant/owner shall comply with the Biological Opinion issued by U.S. Fish and Wildlife to protect the endangered least tern colony.
4. Storage Yard Maintenance: Owner/applicant shall maintain a clean and tidy storage yard, free of trash and debris, to not detract from the views and enjoyment of the surrounding area by visitors in the vicinity.
5. Fence: The existing see-through chain-link fence with barbed wire may be maintained. Any proposed new screening, modifications or replacement fence shall be submitted to the Planning, Building and Transportation Department for approval prior to implementation.
6. Noise: Operations shall comply with the Alameda Noise Regulations (AMC Section 4-10).
7. 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 USFWS Biological Opinion and the City’s Dark Sky Ordinance.
8. 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.
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.