MAC Meeting: Vice Chair Padro Resigns, Rudy’s Site, Patti’s Plans

At Monday night's Municipal Advisory Council (MAC) meeting, it was announced that MAC Vice Chair Al Padro resigned last week. MAC Chair Bill Mulgrew thanked Padro for his years of service, and the board quickly and unanimously voted Chuck Moore to the Vice Chair position.

The position will last until June, when the MAC holds its scheduled regular internal elections. Supervisor Nate Miley will have to select a replacement for Padro after the application process. 

“I just want to thank Al for his volunteer work,” said Mulgrew. “His love of the community never wavered or his land use expertise.” 

And in land use business, the MAC then heard more about a townhouse development that’s been in the works for some time. 

In August, the MAC initially approved an application to allow the 11-unit townhome development at 20036 Anita Avenue. 

The project site is approximately a half-acre (in an area is zoned for up to 29 units per acre). One of the 11 units will be earmarked for affordable housing.

Developer Patrick Sullivan is utilizing the California Density Bonus Law, which provides an incentive for affordable housing development. The density bonus is a state mandate, and the MAC can’t amend the approval to exclude it. Without the density bonus, only 8 units would have been allowable. 

As with many higher-density housing and in-fill projects around town, neighbors on Anita Avenue expressed concern about parking and crowding.

Another major issue discussed on Monday was garbage pickup. CV San says they can’t service large dumpsters in the development, so residents would use individual cans in the street for weekly pick-up. With recycling and green waste separate, that could mean upwards of 30 bins. 

However, the developers said recycling containers could be combined and landscapers would be responsible for green waste. 

The MAC said the developer “bent over backward” to address crowding concerns but that they are simply an ongoing reality with high-density projects. 

“The whole neighborhood is overloaded,” said MAC member Ken Carbone. “There’s nothing wrong with the project; it’s just that this will be a problem with all high-density.” 

The state has mandated that 4,000 additional housing units be built in Castro Valley over the next several years.

The townhomes will consist of one-—and two-story units with attached garages and three-story townhomes with a ground-level garage and two stories above. 

The discussion then turned to the future of Castro Valley's mainstay, Rudy’s Donuts.

Applicant Jennifer Young wants to convert the 3692 Castro Valley Boulevard property into a dental office space.

When the plan was first discussed a few months ago, there was a public outcry- many in the community have been visiting the donut shop for decades.

“I think that property should remain a donut shop,” said public speaker Leroy Robinson, who frequents the spot. “It’s been established for many years in Castro Valley as a gathering place.” 

MAC member Tojo Thomas even called Rudy’s a “historical site.” 

However, despite its ongoing popularity, Young claims the family-run shop appears to be winding down, and the next generation is not planning to continue the business. 

“Rudy’s doesn’t want to buy the building,” said Young. “I understand people’s attachment- maybe another donut shop will come in, but we can’t force it.” 

The MAC encouraged Young to preserve the space's retail aspect, as shops, not medical uses, surround the area of the Boulevard. 

She submitted two plans, one with the dental office to the side and retail space fronting the Boulevard and another with both uses sharing the frontage. 

Also, at Monday's meeting, the MAC gave Patti’s Swim School the go-ahead to continue operating despite not being in total compliance with county regulations.

The school, located in a residential area at 4621 James Avenue, may continue providing swimming lessons to community youth despite issues regarding compliance with signage, safety regulations, and the Americans with Disabilities Act, among other factors.

“It’s a wonderful business, but it’s (currently) a wonderful unpermitted business,” said Mulgrew. 

The school does continue to offer classes during this time.

The permitting matter had already been before the MAC in January, and staff said that owner Patricia O’Brien was working steadily toward compliance. The business was also eligible for hardship exemptions for compliance in some matters. 

Previously, the Alameda County Department of Environmental Health sent O’Brien multiple notices of violation, saying the facility lacked appropriate finishes in a lavatory, drinking water, a hook and life ring in the pool, capacity signage, and more. 

Additionally, neighbors complained of customers taking up street parking at the school, which is located in a residential area. 

The MAC unanimously agreed that the matter could be referred to the County Board of Zoning Adjustments, as they believe compliance will be achieved shortly.