Alameda Planning Board Meeting Minutes – June 9, 2025

The Alameda Planning Board met on June 9, 2025, at 7:00 PM in the City Hall Council Chambers. The main agenda item was a Use Permit Amendment (PLN24-0094) for the gas station at 1310 Central Avenue, proposing extended operating hours and the sale of packaged foods and non-alcoholic beverages. After public comment and board deliberation, the board approved the amendment with a 4-1 vote, adding a condition to silence pump audio advertisements.

Consent Calendar

• Item 4A: Draft meeting minutes for May 12, 2025 were approved. Board Members Ruiz and Hom abstained.
• Item 4B: Draft meeting minutes for May 27, 2025 were not acted upon due to insufficient voting members after three abstentions (Board Members Saheba, Ruiz, and Arisa). A correction was noted: Vice President Arisa was listed as both present and absent; she confirmed she was absent. Staff will correct the minutes for a future meeting.

Public Comments & Testimony

• In Favor: Eight speakers supported the amendment.
  • Qais Ahmed (applicant): Stated he is struggling to pay rent and taxes, and many customers are unhappy with early closing times on Saturdays and Sunday closure. He presented a petition with 300 customer signatures and 12 nearby neighbor signatures in support.
  • Marius Krubnik (neighbor): Initially expressed opposition, then later clarified his position. He noted many neighbors only had one week to respond and questioned the validity of signatures from more than two blocks away.
  • Kelly Bart (Territory Manager, Marathon Petroleum): Emphasized that typical gas stations operate 126 hours per week, and the current 67-hour schedule is unusual. She praised the applicant’s high standards and cleanliness.
  • Carol Randmeyer (resident for 28 years): Described the station as spotlessly clean and the staff as helpful, noting no loud music or commotion.
  • Kaolani (employee): Clarified that pumps are shut down after hours, preventing use.
  • Catherine Halder (customer): Said she feels safe using the station, especially in the evening, and supports extended hours.
  • David Satan (supporter): Argued extended hours could improve safety by providing more “eyes on the street.”
  • Marguerite Jacques (employee): Highlighted staff assistance to a mentally disabled person and stated pump videos can be silenced.
• Opposed: Three speakers opposed the amendment.
  • Leland Price (resident at 1304 Morton): Argued the station is inappropriate for the residential neighborhood and would cause noise, light pollution, and attract drunk drivers from a nearby bar. He provided a video showing the quiet neighborhood at 9 PM.
  • Dorotta Krubnik (resident across the street): Reported increased garbage, cigarette butts, and noise, and said renters complain about the activity. She noted many police calls and accidents near the station.
  • Marius Krubnik (neighbor): Raised concerns about property values and conflict of interest, and mentioned the applicant had withdrawn a previous application due to expected opposition.

Discussion Items

• Item 5A: PLN24-0094 – 1310 Central Avenue Use Permit Amendment
  • Staff Presentation: Brian McGuire, Planner II, presented the proposal. The existing legal non-conforming gas station operates Monday–Friday 7 AM–8 PM, Saturday 9 AM–4 PM, and is closed Sunday. The amendment sought to allow Monday–Friday 6 AM–10 PM, Saturday 7 AM–8 PM, and Sunday 7 AM–8 PM, plus sale of packaged foods and non-alcoholic beverages (no alcohol or tobacco). The proposal is categorically exempt from CEQA (Class 1, Existing Facilities). Staff recommended approval with conditions.
  • Board Questions:
    • Board Member Hom asked whether the extended hours constitute an intensification of use. Staff noted the drastic decline in gallons sold (precipitous drop over 10 years) and argued it would not exceed historic use. Hom also clarified that other gas stations are in commercial zones, unlike this one.
    • Board Member Wang asked the applicant if pump audio could be turned off; the applicant agreed to silence them if approved.
    • Board Member Ruiz noted Alameda’s noise ordinance allows loading/unloading from 7 AM to 10 PM.
  • Board Deliberations:
    • Board Member Sue: Supported extended hours (Sundays and earlier mornings) but suggested an 8 PM close to respect neighbors’ quiet.
    • Board Member Ruiz: Noted the noise ordinance bracket (7 AM–10 PM) and expressed support for the full proposed extension.
    • Board Member Wang: Supported the extension, arguing an operating station is better than a derelict one and that more hours could reduce after-hours issues.
    • Board Member Hom: Favored extending hours but suggested 8 PM close on weekends to respect neighbors. He also asked the City Attorney to clarify whether a rezoning is needed to sell retail goods; the City Attorney confirmed it is not, as retail is auxiliary to the nonconforming gas station use.

Key Outcomes

• Vote: Motion to approve the Use Permit Amendment as drafted, with an added condition to silence all audio advertisements at the pumps. Approved 4-1 (Board Member Hom dissented).
• Decision: The amendment allows the gas station to operate Monday–Friday 6 AM–10 PM, Saturday and Sunday 7 AM–8 PM, and to sell packaged foods and non-alcoholic beverages. No alcohol or tobacco products are permitted. The auto repair hours remain unchanged.
• Next Steps: The decision is final unless appealed or called for review within 10 days to the Alameda City Council.
• Future Meeting Dates: The next Planning Board meeting is set for June 23, 2025, with the aquatic center on the agenda. A residential project at Mariner Square and short-term rental regulations are expected on July 28, 2025.