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PLN18-0533 - Use Permit Call for Review - 2400 Monarch Street (Alameda Point, Bldg 44) - Applicant: Jeffrey Nibler on behalf of Wonky Kitchen, LLC. Public hearing to consider a call for review of the Zoning Administrator’s approval of an administrative use permit to allow the operation of food trucks within the parking lot of Building 44 at Alameda Point (2400 Monarch Street), and to allow extended hours of operation for the food trucks before 7:00 AM, starting at 6:00 AM, and after 10:00 PM, staying open until midnight. The applicant proposes having up to three food trucks operating on the site at one time, seven days a week. The property is located within the AP-AR (Alameda Point, Adaptive Reuse) Zoning District. The Alameda Point Final Environmental Impact Report evaluated the environmental impacts of redevelopment and reuse of the lands at Alameda Point, and no further review is required for this project. As a separate and independent basis, this project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15301 - Existing Facilities.
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To: Honorable President and
Members of the Planning Board
From: Andrew Thomas
Planning, Building and Transportation Director
BACKGROUND
On February 4, 2019 the Zoning Administrator conducted a public hearing and approved an administrative use permit (PLN18-0533) to allow food trucks to operate at 2400 Monarch Street (Alameda Point, Building 44), with expanded hours of operation for the food trucks (See Exhibit 1), based on findings and subject to conditions of approval. At the February 11, 2019 Planning Board hearing Boardmember Teague called the approval for review.
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In 2011, the City Council adopted a Food Truck Ordinance and guidelines for food trucks within the City of Alameda (Exhibit 2). Pursuant to that ordinance, food trucks can operate with the approval of an administrative use permit in areas including employment centers where dining options for workers do not exist in close proximity, including Harbor Bay Business Park, Marina Village Business Park, and Alameda Point. These areas were chosen due to the concentration of daytime workers and the lack of nearby dining options, to provide convenience for the workers and attract pedestrian activity. Alameda Municipal Code section 30-21.4 also authorizes the Zoning Administrator to approve administrative use permits under certain conditions.
Since the adoption of the Food Truck Ordinance, the Zoning Administrator has approved three administrative use permits for food trucks at various locations within Alameda Point. Typical conditions of approval imposed on these use permits have focused on ensuring the proper clean up of the site, with particular care on reducing litter in the storm drains per stormwater runoff regulations that cover Alameda Point. Additionally, for the protection of the nearby Least Tern colony, the City requires these conditions on food operations to avoid attracting bird predators to the area.
The project site is adjacent to Alameda Point’s “Spirits Alley” and centrally located among several large employers in Alameda Point. The applicant has explained that his goal is to provide day time dining options for nearby workers, with the potential for evening and night operations for customers of “Spirits Alley” businesses. Pursuant to the Food Truck Ordinance and Alameda Municipal Code (AMC) Section 30-21.3(d), the City has authority to revoke a use permit through a public process when there are documented violations of the conditions of approval.
PUBLIC NOTICE and Comments
Property owners and tenants within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal. The City of Alameda is the sole owner of all parcels within 300 feet of the project site and therefore notified all tenants of City owned buildings in Alameda Point of the February 4, 2019 Zoning Administrator hearing and the February 25, 2019 Planning Board hearing. As of the writing of this report, no comments were received by staff for either hearing.
ENVIRONMENTAL REVIEW
As described in Exhibit 1, the City Council certified a Final Environmental Impact Report for Alameda Point pursuant to California Environmental Quality Act (CEQA) and none of the circumstances necessitating further CEQA review are present. As a separate and independent basis, this project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15301(a) - operation, permitting or leasing of existing private structures involving negligible or no expansion of use beyond that which exists.
RECOMMENDATION
Take no action and allow the Zoning Administrator’s decision to approve the administrative use permit with conditions stand.
Respectfully submitted:
David Sablan, AICP
Project Planner
Exhibits:
1. PLN18-0533 - Administrative Use Permit w/Site Plan
2. Food Truck Guidelines