Alameda County Board of Supervisors Planning Meeting – May 14, 2026

On May 14, 2026, the Alameda County Board of Supervisors held a planning meeting at 10:00 a.m. The board addressed two appeals: one concerning a conditional use permit for an alcohol outlet in Ashland, and another regarding modifications to a swim school's conditional use permit in Castro Valley. Both were decided after public testimony and deliberation. The board also approved a consent calendar and two additional items.

Consent Calendar

• Approved the minutes of the April 16, 2026 planning meeting.
• Approved item 3 (consent calendar) as presented via a unanimous roll call vote.

Public Comments & Testimony

• Item 4 (Ashland Wine and Spirit Market): Multiple speakers opposed the alcohol outlet. Speakers included community members, a former participant in a criminal justice grant analysis, and a member of the Eden Municipal Advisory Council. They cited overconcentration of alcohol outlets, crime, health impacts, and the presence of a church and other sensitive receptors within 500 feet. One speaker provided data showing 33% over the state concentration standard. The appellant, Tyler Dragoni, argued that the permit violated the environmental justice element and the Ashland Cherryland Business District Specific Plan. The applicant's representative, Mikey Az, argued that the license existed before, that conditions (20% alcohol space, hours, food) addressed concerns, and that the church was not active. Several speakers from the community opposed the store, while supporters (fewer) emphasized the need for alcohol sales for convenience.
• Item 5 (Patty's Swim School): The appellants, Derek Lee and Fu Feng Wei (immediate neighbors), opposed expanded hours and capacity, citing violations of existing conditions, noise, traffic, and safety issues. They submitted evidence of parking blocking their easement and operating outside permitted hours. They requested no expansion and stricter enforcement. The applicant, Patty O'Brien, argued that the modifications (adding Fridays, longer Saturday hours, increasing students from four to five) meet working family needs, especially for children with autism and other disabilities. She noted 200,000 lessons with zero accidents. Public comment included three in-person speakers in support (a neighbor, a community member, and a parent) and several online supporters (parents, a swim instructor). Supporters emphasized the school's value for special needs children and the quiet environment.

Discussion Items

• Item 4: Conditional Use Permit Appeal – Ashland Wine and Spirit Market

  • Staff report indicated the site was a former liquor store that closed in 2021 (abandoned for over six months). The West BZA approved a CUP with conditions, but staff now recommended denial based on the environmental justice element (Policy 6.10) and the presence of a sensitive receptor (church) next door. The census tract already exceeds the state concentration ratio.
  • Supervisor Miley questioned the chronology and emphasized that the use was abandoned and is now a new application. He noted that the Eden MAC denied it 7-0, and the BZA decision was based on incorrect information about the church.
  • After hearing from appellant, applicant, and public comment, the board discussed. Supervisors Miley, Fortunato Bass, Marquez, and Tam supported upholding the appeal and denying the CUP, citing overconcentration and environmental justice policies.
  • President Haubert also supported the appeal, noting the policy reasons.
  • Motion by Supervisor Miley, seconded by Supervisor Tam, to uphold the appeal and deny the CUP, finding that the required findings for a CUP cannot be made. The motion included adoption of the resolution in the packet.
  • Vote: Unanimous (5-0).

• Item 5: Mandatory Review of CUP – Patty's Swim School

  • Staff recommended denying the appeal and approving the West BZA's modifications (Friday hours, longer Saturday, five students instead of four, removal of 15-minute staggering, and no parking within nine feet of shared property line).
  • Appellants presented evidence of ongoing violations (operating outside hours, blocking easement, exceeding capacity). They asked for not approving any expansion and maintaining existing conditions (Mon-Thu 8am-8pm, Sat 9am-2pm).
  • Applicant stated the modifications are needed to serve working families and special needs children, and that the school has operated for 28 years with a strong safety record.
  • During deliberation, Supervisor Miley expressed concern about expanding hours in a residential zone, given past violations. Supervisor Tam suggested keeping total hours at 53 per week and having staff work out the distribution with the operator.
  • Motion by Supervisor Miley, seconded by Supervisor Marquez, to uphold the action of the BZA except for condition 3; the facility shall operate a maximum of 53 hours per week Monday through Saturday, with staff to determine the distribution of hours.
  • Vote: Unanimous (5-0).

• Item 7: Amendment to Altamont Landfill Conservation Easement Grant

  • Staff presented a request to reduce the easement area by 7.4 acres (excluding residential areas) and reduce the grant from $790,468 to $762,913. The Altamont Open Space Committee approved the amendment.
  • Motion by Supervisor Miley, seconded by Supervisor Marquez, to authorize the CDA director to execute the amendment.
  • Roll call: Marquez aye, Tam excused, Miley aye, Fortunato Bass aye, President Haubert excused. Passed 3-0 (two excused).

• Item 8: Altamont Landfill Education Advisory Board Expenditure Plan FY 2026-27

  • Staff presented the annual expenditure plan for waste prevention, recycling, and job training education funds. The plan was approved by the cities of Livermore and Pleasanton and the Northern California Recycling Association.
  • Motion by Supervisor Marquez, seconded, to approve the plan.
  • Roll call: Marquez aye, Tam excused, Miley aye, Fortunato Bass aye, President Haubert excused. Passed 3-0.

Key Outcomes

• Item 4: Appeal granted; CUP for Ashland Wine and Spirit Market denied unanimously (5-0).
• Item 5: Appeal denied; West BZA decision upheld with modification to condition 3 (maximum 53 hours per week, Monday through Saturday; staff to finalize distribution). Unanimous (5-0).
• Item 7: Amendment to conservation easement grant approved (3-0, two excused).
• Item 8: Altamont Education Advisory Board expenditure plan for FY 2026-27 approved (3-0, two excused).
• Item 6: Continued to next meeting.