Alameda County Board of Supervisors Planning Meeting Summary – November 13, 2025

The Board of Supervisors held a planning meeting on November 13, 2025, covering a range of land use and policy items. Key actions included approval of a drive-through policy modification, second reading of a sidewalk vending ordinance, authorization for a fire station relocation, and partial grant of an appeal regarding soil importing and neighborhood preservation violations. The meeting included public comments on several items, particularly around sidewalk vending enforcement and the proposed Office of Unincorporated Communities.

Consent Calendar

• Approved minutes of October 9, 2025, and consent calendar items unanimously.

Public Comments & Testimony

• Sidewalk vending (Item 5): Multiple speakers urged stronger enforcement, including confiscation of equipment, citing vendors’ business models to defy fines. Speakers called for teeth in the ordinance and noted public safety concerns at events like the Castro Valley Light Parade.
• Office of Unincorporated Communities (Item 9A): Several community members and organization representatives spoke in favor, highlighting the need for coordinated services and accountability in unincorporated areas. One speaker offered a contrasting view, suggesting the study could follow Los Angeles County’s model at lower cost.
• UVAS Court LLC appeals (Items 10 & 11): The appellant’s attorney argued that soil was not imported but moved from an adjacent lot, presenting geotechnical testimony. The complainant’s representatives countered with video evidence and independent geotechnical reports showing importing and ongoing erosion into Ward Creek. Neighbors and engineers testified to the presence of debris and unstable fill.

Discussion Items

• Item 4 – Drive-Through Policy Modification: Staff presented a policy change to lift a 1999 prohibition on drive-through restaurants along a portion of Hesperian Boulevard in San Lorenzo, allowing up to five conditional use permits. Discussion confirmed interest from property owners and the community desire for revitalization. The board approved unanimously.
• Item 5 – Sidewalk Vending Ordinance (Second Reading): Staff presented amendments establishing a $273 annual permit fee and enhanced posting/notification requirements for regulation changes. Supervisors discussed enforcement challenges, particularly after the Castro Valley Light Parade, and directed staff to improve coordination with environmental health and the sheriff’s office. The board approved the second reading, recognizing the need for education and phased enforcement.
• Item 6 – Fire Station Specific Plan Amendment: Staff and fire department representatives presented an amendment to allow relocation of Fire Station 22 by right within the San Lorenzo Village Center Specific Plan. The amendment will enable construction on a newly purchased parcel, improving response times. Approved unanimously.
• Item 7 – Adult Daycare Use Appeal: The planning director explained that adult daycare is not defined in the zoning code. The appellant sought to have it treated similarly to child daycare, but the planning commission voted 4-2 that the uses are not similar, primarily due to higher parking ratios. The board voted to uphold staff’s recommendation, directing staff to develop a separate zoning category over six months.
• Item 9A – Scoping Study for Office of Unincorporated Communities: Supervisor Miley’s office presented a proposal to use $48,000 in district funds for a six-month consultant-led study to design a possible Office of Unincorporated Communities. The study would address structure, staffing, duties, and funding, building on 25 years of community engagement. The board approved the motion unanimously.
• Items 10 & 11 – UVAS Court LLC Appeals: After extensive testimony and two geotechnical reports, the board found that evidence on soil importing was inconclusive but that a violation of the Neighborhood Preservation Ordinance existed due to unstable fill and debris affecting Ward Creek. The board granted the appeal on the soil importation violation but denied the appeal on the neighborhood preservation violation, upholding the BZA’s abatement order requiring a licensed professional evaluation within 120 days.

Key Outcomes

• Drive-through policy modification: Approved unanimously.
• Sidewalk vending ordinance: Second reading adopted; permit fee set at $273/year; effective 30 days after adoption.
• Fire station specific plan amendment: First reading adopted; allows by-right fire station in sub-area 5A.
• Adult daycare appeal: Denied; staff to bring back a separate zoning definition within six months.
• Office of Unincorporated Communities scoping study: Authorized use of $48,000 in District 4 funds; six-month study period.
• UVAS Court LLC appeals: Partial grant – soil import violation appeal granted, neighborhood preservation violation appeal denied. Property owner must hire a licensed professional within 120 days to conduct testing and provide a remediation plan to the county.