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PLN24-0529 - Administrative Use Permit and Design Review - 1325 Park Street - Applicant: Yung Chen. A public hearing to consider an Administrative Use Permit and Design Review for remodeling of an existing retail storefront into a full-service restaurant and tavern use with extended hours of operation, including new storefront windows and the addition of a new emergency exit door to bring the building into compliance with current building code requirements. The Historical Advisory Board has separately considered and approved a Certificate of Approval to allow alteration of a contributing structure within the Park Street Commercial Historic District.
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CITY OF ALAMEDA
PLANNING, BUILDING AND TRANSPORTATION DEPARTMENT
ZONING ADMINISTRATOR
ADMINISTRATIVE USE PERMIT AND DESIGN REVIEW APPROVAL
PROJECT
DESCRIPTION: PLN24-0529 - Administrative Use Permit and Design Review - 1325 Park Street - Applicant: Yung Chen. A public hearing to consider an Administrative Use Permit and Design Review for remodeling of an existing retail storefront into a full-service restaurant and tavern use with extended hours of operation, including new storefront windows and the addition of a new emergency exit door to bring the building into compliance with current building code requirements. The Historical Advisory Board has separately considered and approved a Certificate of Approval to allow alteration of a contributing structure within the Park Street Commercial Historic District.
GENERAL PLAN: Community Mixed-Use
ZONING: C-C-T, Community Commercial - Theater Combining District
ENVIRONMENTAL
DETERMINATION: This project is categorically exempt from the California Environmental Quality Act (CEQA) as a Class 1 categorical exemption (Minor Alterations to an Existing Structure) and a Class 31 categorical exemption (Historical Rehabilitation Consistent with the Secretary of the Interior’s Guidelines for the Treatment of Historic Properties, and no additional environmental review is necessary.
PROJECT PLANNER: Brian McGuire, Planner II
PUBLIC NOTICE: A notice 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.
EXHIBIT(S): 1. Project Plans
2. Certificate of Approval
RECOMMENDATION: Approve the project with conditions.
PROJECT SUMMARY:
The proposed project consists of remodeling an existing retail storefront at 1325 Park Street into full-service restaurant with bar (tavern) operating until midnight daily. Proposed exterior improvements (Exhibit 1 - Project Plans) include new storefront windows and the addition of a new emergency exit door to bring the building into compliance with current building code requirements for egress. The existing tile bulkhead will be retained except on the left edge of the façade where the new secondary egress door will be constructed. Pursuant to Alameda Municipal Code (AMC) 30-37.2, the storefront modifications are subject to Design Review approval. Additionally, applicant seeks use permit approval for the tavern use with extended hours of operation. Taverns and operations beyond 10:00 P.M. require a use permit in the C-C Zoning District.
The subject property is a contributing structure to the Park Street Historic District. On September 4th, the Alameda Historical Advisory Board adopted a resolution approving a Certificate of Approval for alterations of a Historical Monument (Park Street Commercial Historic District.)
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 tavern use with extended hours of operation is compatible with the other entertainment, retail, bar and restaurant uses within the Park Street commercial district. The applicant is relocating an existing business, Monkey King Pub & Grub, two buildings away into a long vacant former Danish Interiors furniture store. The project is designed to maximize preservation of the original building design. The Historical Advisory Board issued a Certificate of Approval finding the design consistent with the Secretary of Interior’s standards for rehabilitation. The extended hours of operation to midnight are common amongst bars and restaurants throughout the district. The applicant is required to abide by the Alameda Noise Ordinance and all other local laws.
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 not require additional service facilities. Bicycle parking is available nearby. The property is within two blocks of two public surface parking lots and the Civic Center Parking Garage to supplement the available public street parking in the area. The site is well served by transit. AC Transit lines 51A, O, 30, and 31 stop within one block of 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 proposed tavern with extended hours of operation, as conditioned, will not adversely affect other property in the vicinity. The proposed use is consistent with the pedestrian-oriented commercial uses facilitated by the Community Commercial zoning regulations. The rehabilitation of the existing building, a contributing structure to the Park Street Historic Commercial District, will enhance and preserve the historic district and contribute to the ongoing vitality of the business district by investing in and reactivating a vacant retail storefront.
4. The proposed use relates favorably to the General Plan.
The project provides an opportunity to rehabilitate a property that has been vacant for years which is consistent with General Plan Policy LU-17 Adaptive Reuse and Restoration. The project is also consistent with General Plan Policy LU-10, which calls to support, promote and enhance Park Street to provide a broad mix of retail store, restaurants, entertainment, hospitality, personal and professional service, and transit oriented mixed-use housing opportunities. The tavern use would contribute to the development of the goal of promoting Park Street as a Main Street district, and relates favorably with other restaurant and commercial uses that provide a similar atmosphere in the Park Street area.
1. The proposed design is consistent with the General Plan, Zoning Ordinance, and the City of Alameda Design Review Manual. The proposed project is compatible in design and use of materials with the existing building and surrounding neighborhood. The Historical Advisory Board found the proposed exterior modifications compatible with the Secretary of Interior’s Standards for Rehabilitation. The proposed exterior modifications consist of new storefront windows and the addition of a new emergency exit door to bring the building into compliance with current building code requirements and are compatible with design elements in the surrounding Park Street Commercial Historic District.
2. The proposed design is appropriate for the site, is compatible with adjacent or neighboring buildings or surroundings, and promotes harmonious transitions in scale and character in areas between different designated land uses. The proposed modifications preserve the historic character of the building in order to maintain the harmonious transitions with adjacent buildings such as the Old Masonic Temple which dictated the original design of the subject property. The modifications are limited to the façade and therefore maintain the existing scale of the building in relation to its surroundings.
3. The proposed design of the structure and exterior materials and landscaping are visually compatible with the surrounding development, and design elements have been incorporated to ensure the compatibility of the structure with the character and uses of adjacent development. The proposed modifications include storefront windows with large spans of glazing common to Park Street Commercial District and a new secondary fire exit that is recessed from the building face similar to other secondary entrances in the surrounding area. Other existing features such as the tile bulkhead, recessed entry and clerestory windows are preserved to maintain consistency and compatibility with nearby structures of the historic district.
1. Building Permit Conditions: A copy of this approval shall be printed on all building permit plans.
2. Approved Uses: This Use Permit approves a tavern use with a Type 47 ABC license with extended hours to midnight daily.
3. Changes to Approved Plans: This approval does not represent 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. The plans submitted for the Building Permit shall be in substantial compliance with plans prepared by Yung Chen, received on August 27, 2025, on file in the office of the City of Alameda Planning Division, subject to the conditions specified in this resolution.
4. 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, including the Department of Alcoholic Beverage Control. Applicant shall obtain a Type 47 ABC license prior to commencement of alcohol sales related activities.
5. Hours of Operation: The approved hours of operation are from 7:00 AM to 12:00 AM (midnight).
6. 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 beyond the subject property.
7. Prohibition on Smoking: No smoking is allowed on premises or in the public right of way (sidewalk and street) adjacent to the business. A “No Smoking” sign shall be posted near the entrance visible from the sidewalk. Applicant is responsible for ensuring compliance by patrons.
8. Vesting: The Use Permit approval shall expire two (2) years after the date of approval or by October 6, 2027, unless authorized construction or use of the property, as stated under this Use Permit, has commenced. The applicant may apply for a time extension, not to exceed two (2) years. The Design Review approval shall expire three (3) years from the date of approval or by October 6, 2028, unless substantial construction has commenced under valid permits. Design Review approval may be extended application for up to two (2) additional years from the date of expiration. An extension request will be subject to approval by the Zoning Administrator and must be filed prior to the date of expiration.
9. Revocation: This Use Permit may be modified or revoked by the Planning Board, pursuant to AMC Section 30-21.3 following a public hearing, if the Planning Board determines 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.