Title
PLN26-0113- 1825 Webster St - Administrative Use Permit - Applicant: Daniel Hoy for Pak Wheel Alameda Auto Service. A public hearing to consider an Administrative Use Permit to allow an automotive repair and tire service business within an existing approximately 5,600 square foot commercial building that was previously used for automotive repair service. The project also consists of a new four foot tall fence along the perimeter of the property in front of the building.
Body
CITY OF ALAMEDA
PLANNING, BUILDING AND TRANSPORTATION DEPARTMENT
ZONING ADMINISTRATOR
ADMINISTRATIVE USE PERMIT
PROJECT
DESCRIPTION: PLN26-0113- 1825 Webster St - Administrative Use Permit - Applicant: Daniel Hoy for Pak Wheel Alameda Auto Service. A public hearing to consider an Administrative Use Permit to allow an automotive repair and tire service business within an existing approximately 5,600 square foot commercial building that was previously used for automotive repair service. The project also consists of a new four foot tall fence along the perimeter of the property in front of the building.
GENERAL PLAN: Community Mixed-Use
ZONING: Community Commercial District
ENVIRONMENTAL
DETERMINATION: The project is categorically exempt from environmental review pursuant to CEQA Guidelines Section 15301 - Existing Facilities, with no or negligible expansion of the recent prior use of the property. and 15183, Projects Consistent with General Plan and Zoning. No additional environmental review is required.
PROJECT PLANNER: Henry Dong, Planner III
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. Business Operations Plan
RECOMMENDATION: Approve the project with conditions.
PROJECT SUMMARY:
The project site is located at the southwest corner of Webster Street and Eagle Avenue and contains an approximately 5,600 square foot auto repair shop building that was constructed in 1941. The building was previously occupied by an automotive repair and tire service business until about 2021 and the applicant is applying for a Use Permit to reestablish the same use at the site. Pursuant to AMC Section 30-4.9A.C(h), automobile repair shops, like the prior use, require a Use Permit in the Community Commercial (C-C) District. The prior use operated as an auto repair business without a Use Permit, which was not required when it was first established, and was considered legal non-conforming pursuant to AMC Section 30-20.1. However, because the prior legal non-conforming use did not operate for over one (1) year, it is considered abandoned, and any use of the property must now operate in full conformity with the City’s current zoning regulations, meaning a Use Permit is required to reestablish an automobile repair shop use. The applicant is proposing to reopen the automotive repair and tire service use with three full time employees and operating hours during standard business hours between 9:00 AM to 5:00 PM Monday through Friday. All major tire and repair services will be performed inside the building with the exception of customer service intake and minor repair services such as flat tire repair. The applicant anticipates they will have approximately six customers per day that will be greeted by a valet intake service. The site maintains the existing access driveways on Webster Street and Eagle Avenue and a new 4-foot perimeter wrought iron fence will surround the paved area in front of the building. The applicant is also proposing to remove various storage structures, exterior lift equipment, and a nonconforming sign along the south property line. To the extent necessary, all existing signage will be brought into conformity with AMC 30-6 (Sign Regulations). Proposed site improvements include new hardscape, landscape and planters around the site. The surrounding properties are within the C-C District and contain commercial and residential uses to the west, and commercial uses to the north, south, and east.
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 existing automotive repair facility is located within the Community Commercial - District which allows such uses with the approval of a Use Permit. The facility had previously been occupied by an auto repair shop, and the applicant is applying for a Use Permit to reestablish the same use at the site in conformance with current zoning regulations. The surrounding neighborhood includes a restaurant and an existing automotive service facility to the south, residential, commercial and public storage uses to the east, and commercial uses to the north and south. Conditions of approval require that all major services are conducted inside the existing building, as the prior use operated, to ensure the same compatibility with the surrounding neighborhood that the historic use had. Additionally, conditions of approval require all vehicles at the facility to be stored on site and inside the building and not on the adjacent public streets, preserving space for residents, customers, and employees of the neighborhood. Vehicles may not be stored outdoors overnight. Furthermore, changes to the exterior of the building are proposed to improve the appearance as part of this project. 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 including the AC Transit 30, 51A, 851, O and 96. The project is within one block of the Cross Alameda Trail and will provide both short- and long-term bicycle parking spaces. The site includes existing driveway access and a vehicle staging area in front of the building and the business will provide valet drop-off service, as well as a short-term drop-off space for safe, orderly vehicular access. 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 reestablish the previous automotive repair use that was operating on the site for over 36 years. The project also proposed to remove nonconforming structures such as the large sign on the south property line, exterior storage sheds, and lift equipment. All major service work and vehicle storage will take place inside the existing building, and vehicles will not be allowed to be stored in public street parking. The new operator must comply with applicable environmental quality regulations, including clean water and hazardous materials handling rules. The proposed use will bring customers to the Webster Street commercial district while their vehicle is being serviced, which is likely to increase patronage of nearby businesses. The proposal will not adversely affect other property in the vicinity, as a similar use operated on the site for almost four decades and only recently ceased operations, and the project will have positive effects for the business district and local economy, including by activating an unused site and maintaining it free from graffiti, overgrown vegetation, and other detrimental conditions.
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 states 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 automotive repair services for Alameda residents which minimizes the need to travel outside of Alameda to seek such services. Furthermore, the use is allowed in the CC 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 an automotive repair and tire service business within an existing approximately 5,600 square foot commercial building that was previously used for automotive repair service. The project also consists of a new four-foot-tall fence along the perimeter of the property in front of the building.
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 X25-0499.
3. Compliance with Plans. The project shall be completed in substantial compliance with plans prepared by Daniel Hoy, dated April 13, 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. Work Indoors: All major vehicle repairs and tire services shall be conducted inside of the existing building and not in the existing, informal parking and staging area on the property, except for minor repairs such as flat tire service. The Zoning Administrator may determine, with reasonable discretion, whether a service is a “minor repair” in the event of a complaint from a member of the public or upon request of the applicant.
7. Vehicle Parking and Storage: No vehicles shall be stored overnight outdoors on the site or in the public right of way. No vehicles shall be kept on the site for parts or salvage. When it is determined that a vehicle will not be repaired, it shall be removed from the site in a timely manner, not to exceed 21 calendar days. Vehicles parked outside shall be stored in an orderly manner, not be left disassembled or jacked-up and doors and hoods closed.
8. 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. There shall be no outdoor storage of inoperable vehicles, tires, or auto parts.
9. Parking and Circulation: Owner(s)/Operator(s) shall provide valet-style drop off service to incoming customer vehicles and ensure queuing does not back up into roadway, and sidewalk remains clear. No customer vehicles shall be parked or stored in the public right of way.
10. Bicycle Parking: Consistent with AMC Section 30-7.15, Appendix B, applicant shall provide two (2) short term and four (2) long term bicycle parking spaces in locations approved by the Planning Director and Public Works Director.
11. Signage: All new commercial signage shall be approved by a sign building permit application with the Planning, Building & Transportation Department. Prior to the issuance of a certificate of occupancy, or the commencement of the Use, whichever is earlier, any existing signage that is found to be nonconforming with AMC Section 30-6 (Sign Regulations) shall be removed, replaced, or altered to the extent necessary to bring such signage into conformance.
12. Right Turn only: The applicant shall install a sign at the driveway located on Webster Street directing customers to make a right turn only on Webster Street to ensure a safe exit from the site.
13. Noise: Operations shall comply with the Alameda Noise Regulations (AMC Section 4-10).
14. 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.
15. Owner(s)/Operator(s) shall implement and comply with best management practices guidelines and requirements to protect runoff water quality and prevent storm water pollution as may be identified by the Director of Public Works.
16. Owner(s)/Operator(s) shall prevent all non-storm water discharges into the City storm sewer system and into the public right-of-way, including on any sidewalks. Any accidental discharge shall be promptly reported to the City, and in the case of discharge on to sidewalks or into the public right-of-way that creates a hazard to the public walking or moving upon the right-of-way, Owner/Operator shall immediately take all practicable steps to warn, monitor, and remediate the hazard.
17. Owner(s)/Operator(s) shall comply with City Littering ordinance requirements, prevent any refuse, rubbish, garbage, or other discarded or abandoned objects, articles, and accumulations, in or upon any street, alley, sidewalk, storm drain, inlet, catch basin, conduit or other drainage structures, business place, or upon any public or private lot of land, and maintain sidewalk free of dirt or litter to the maximum extent practicable.
18. Hazardous Materials Business Plan: The Applicant shall submit a Hazardous Materials Business Plan to the Alameda County Department of Environmental Health within 30 days of bringing hazardous materials above the state reporting threshold onto the project site.
19. Tire Storage: The Applicant shall comply with applicable Fire Code regulations governing storage of tires and other flammable or combustible materials. A tire storage plan shall be submitted and approved by the Fire Marshal or their designee prior to either Certificate of Occupancy or issuance of building permits for tenant improvements.
20. At the time of plan check, the requested tenant improvement plans need to include the following (This is not an all-inclusive list):
a. A full scope of work to reflect the unpermitted and proposed work
b. Equipment specs and listing
c. Electrical load calculations and panel schedules
d. Photometric for the exterior lighting
e. Structural calculations
f. Compliance with disabled access codes (EG. Access to the new seating area and path or travel, accessible parking , signage, restrooms, office, etc.)
g. Fire Department requirements for the proposed occupancy including storage quantities and types such as fuel, tires, oil, etc.
h. Ventilation requirements in accordance to the applicable codes for repair garages.
i. Noise mitigation measures.
j. Exiting requirements.
k. Code analysis for the proposed operation
l. The applicant needs to consult with the Fire Department to determine if based on the use and stored commodities, the building will require an automatic sprinkler system.
21. The building shall not be occupied until approved by the Building Division.
22. 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.
23. 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.
24. 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.