Eden Area Municipal Advisory Council Meeting – June 10, 2026

The Eden Area Municipal Advisory Council (MAC) met on June 10, 2026, at 2:00 PM. Among other actions, the council dissolved an economic development subcommittee and formed a new one for the strategic plan, approved a conditional use permit for a limited-service veterinary clinic, received updates on the Bay Fair Community-Based Transportation Plan and the Unincorporated Urban Forest Plan, and elected a new Chair and Vice Chair.

Public Comments & Testimony

• Kristen Hackett (Eden Renters United): Reported that after speaking with 80 residents across five buildings in Ashland and Castro Valley, 84% are paying additional monthly fees for garbage, water, and sewer—fees often separated from rent since the Tenant Protection Act of 2019. Fees range from $85 to $700 per month, are unregulated, and nonpayment can lead to eviction. Asked the MAC to support a ban on such “junk fees.”
• Lindsey Wright (Mobile Homeowners Unite): Provided an update on the change in use ordinance (formerly the mobile home closure and conversion overlay). Expressed concern about a protracted process, a potential conflict of interest by the planning commission chair, and delays that have moved the expected passage from spring 2025 to an uncertain date. Asked for help from elected officials.
• Martha Yolanda (translated statement): A resident of Shamore Place (80-unit building in Ashland) said she is a retired senior with a disability now paying $200/month for garbage and water on top of rent. She stated she and her husband struggle to afford rent, groceries, and gas, and that neighbors are being pushed out because of these fees. Asked the Board of Supervisors to pass a ban on junk fees.
• Sergeant Fenton Cully (Eden Township substation): Announced a contract for 18 months of law enforcement technology services will be presented at the Unincorporated Services Committee meeting on June 24 at the library, with a vote at the Board of Supervisors meeting on June 30. Invited community attendance.
• Dr. Pavni Mavi (veterinarian, San Lorenzo): Opposed the conditional use permit for the new veterinary clinic, questioning public need given two nearby clinics, parking adequacy (26 spaces, two ADA, with five staff and client parking), and safety concerns regarding disposal of pet waste near a restaurant.
• Carlin Jones (hospital administrator): Supported Dr. Mavi’s concerns, citing lack of public need, limited parking, and incompatibility with the strip mall (restaurant neighbor). Noted their clinic is rebranding to offer low-cost services.
• Brandy Waggy: Spoke in favor of the veterinary clinic, expressing support for new businesses in San Lorenzo and noting the current vacancy.
• Lindsay Wright (second comment): Expressed support for the veterinary clinic, stating there is high demand and that indoor pet relief areas can be managed.

Consent Calendar

• Approval of Minutes (May 12, 2026): Motion by Megan, seconded, carried unanimously (all ayes).

Discussion Items

Items 1 & 2: Dissolution of Economic & Civic Development MAC Subcommittee and Formation of Economic Development Strategic Plan Ad Hoc Subcommittee

• Staff Presentation (Eileen Dalton, Director of Economic and Civic Development): Explained that the existing subcommittee, formed in November/December 2023, had a broad scope not time‑limited. To ensure transparency and compliance with new rules, it needed to be dissolved and replaced with a subcommittee specifically for the Economic Development Strategic Plan (EDSP). The new subcommittee would have three members and last until the plan is adopted by the Board of Supervisors (expected mid-2026). The draft plan is ready for review and will be presented to the full MAC on September 8.
• Council Discussion: Warren confirmed he would not serve on the new subcommittee. Megan expressed interest and was added. The new subcommittee membership became Elizabeth, Taylor, and Megan. Staff clarified the time commitment (one to two meetings, about 1.5 hours each, between now and September).
• Public Comment: None.
• Votes: The motion to dissolve the old subcommittee passed unanimously (all ayes). The motion to form the new EDSP Ad Hoc Subcommittee with members Elizabeth, Taylor, and Megan passed unanimously (all ayes).

Item 3: Conditional Use Permit (PLN 2026-00057) – Veterinary Clinic at 1884 Hesperian Blvd, Suite 18894

• Staff Presentation (Aubrey Rose, Planning Department): The permit would allow a small animal limited‑service veterinary clinic (no surgeries, hospitalization, or boarding) in a former bar space. General plan: commercial and medium‑density residential; zoning: C‑1. Exempt from CEQA (Section 15301, existing facility). Staff recommended approval.
• Public Comment: Dr. Pavni Mavi and Carlin Jones raised concerns about public need, parking (26 spaces, two ADA), and incompatibility with adjacent restaurant. Brandy Waggy and Lindsay Wright supported the clinic, citing community need.
• Council Discussion: Megan noted difficulty getting appointments at existing clinics and saw a need. Warren and Taylor supported economic development. Elizabeth asked applicant about medications on site (none controlled) and about the scope of services (wellness, minor ailments, referrals). The applicant, Jasmine Barrcioni, stated she is a veterinarian with 20 years of local experience, will offer lower‑cost care, and has an emergency clinic opening June 22 for referrals.
• Vote: Motion to approve by Elizabeth, seconded, passed unanimously (all ayes).

Item 4: Bayfair Community‑Based Transportation Plan (CBTP) – Informational Update

• Staff Presentation (Angelica Gonzalez and Dominic Lucchese, Planning Department): The CBTP is a joint Alameda County–San Leandro effort funded by ACTC to improve walking, biking, and transit access to Bayfair BART and local destinations. Engagement in 2025‑2026 included over 150 survey responses, pop‑ups, and an open house (50 attendees). Six themes emerged: barriers to BART access, auto‑dominated landscape, disconnected bike network, safety concerns, structural inequity, and lack of amenities (lighting, shade, seating). Top priorities from voting: street lighting, benches/shade at bus stops, safer crosswalks, street trees. Next steps: second open house and survey this summer, final draft plan in fall.
• Council Discussion: Elizabeth asked about outreach methods (staff described flyering, email, pop‑ups, door‑to‑door). Taylor asked about integrating phase‑two feedback and mapping. Warren praised the April open house and offered to serve on the steering committee. Megan asked about AC Transit involvement (representative on steering committee) and about ridership patterns (not yet analyzed). Chair Weitler suggested more frequent pop‑ups. Staff noted public works is on the project team.
• No vote required (informational).

Item 5: Unincorporated Urban Forest Plan – Informational Update

• Staff Presentation (Ali Abers, Planning Department): The plan is a CalFire‑grant‑funded effort to create a comprehensive urban forest management strategy for urban unincorporated areas (Castro Valley, Fairview, Ashland, Cherryland, Hayward Acres, San Lorenzo). Key components: street tree inventory (underway in San Lorenzo/Ashland), community tree advisory group (stipended, applications extended to June 15), analysis of canopy, heat, fire risk, and development of canopy goals. A pilot workforce program (Growing Futures) with HARD and Merritt College will train 5‑8 students. Timeline: tree inventory and canopy report due October 2026; draft plan July 2027; final plan October 2027; native tree planting winter 2027‑28.
• Council Discussion: Megan praised bilingual materials and equity focus. Elizabeth wanted specific canopy targets later. Warren noted accessibility for people with disabilities. Taylor asked about tree species and recommendations for future planting. Chair Weitler emphasized education on tree value and proper maintenance.
• No vote required (informational).

Item 6: Election of Chair and Vice Chair

• Procedure: Chair Diane stated her two‑year term ended, calling for nominations.
• Chair: Megan nominated Warren; Elizabeth seconded. No other nominations. Public comment: none. Vote: Warren elected Chair unanimously (all ayes).
• Vice Chair: Warren nominated Taylor; Megan seconded. Taylor accepted. Public comment: none. Vote: Taylor elected Vice Chair unanimously (all ayes).

Key Outcomes

• Votes: All action items (approval of minutes, dissolution of old economic subcommittee, formation of new ad hoc subcommittee, approval of veterinary clinic CUP, election of Chair and Vice Chair) passed unanimously.
• New Officers: Warren became Chair, Taylor became Vice Chair.
• Directives: Staff will bring the draft Economic Development Strategic Plan to the full MAC on September 8, 2026. The Bayfair CBTP will hold another round of public engagement this summer. The Urban Forest Plan will continue with tree inventory and advisory group recruitment.
• Next Meetings: Unincorporated Services Committee (June 24), Board of Supervisors (June 30), Eden Area senior town hall (July 10), Healthy Living Festival (September 24).