Board upholds modified conditions for Castro Valley liquor-store CUP, adds parking, signage and landscaping requirements

The Alameda County Board of Supervisors on Dec. 4 upheld modified conditions tied to a conditional-use permit (CUP) for a liquor store at 22058 Center Street in Castro Valley, approving the BZA’s modifications while adding new requirements for the property.

Planning staff described the case as an appeal of conditions imposed during earlier neighborhood review and by the West County Board of Zoning Adjustments. A staff member said the BZA had allowed a six-month period from the start of business operation to remove metal bars on windows and to remove a utility pole, while the site plan also included landscaping, paving, striping and perimeter lighting that the county expects to be completed as shown on approved plans.

Hatem Kaharti, the applicant and property representative, told the board the property had been closed for an extended period after disruptions by a prior tenant and that he had been given mixed information about how long he had to reopen. "I did call into the planning department in January, and I was told that I had 6 months to reopen," Kaharti said, describing a later guidance that he understood shortened that window. He said he had already completed some repairs, and that he was willing to remove window bars and a pole and to cooperate where reasonable but that some improvements—particularly perimeter lighting—would be costly.

Mark Crawford, speaking for the local council and community, urged the board to back the neighborhood conditions. "This is our one chance to clean up blight," Crawford said, calling the parcel "the most blighted commercial property in Castro Valley" and asking the board to require improvements to show the owner would be a responsible landlord.

Supervisor Miley moved that the board uphold the West County BZA’s modified conditions and approve the CUP while adding specific changes: require the parking lot to be paved, striped and maintained; require a review of all signage through the site-review process or modification; limit the required landscaping to the Center Street frontage (not the side abutting the neighboring gas station); and give planning staff discretion to work with the owner on tree species and sizes under the landscaping condition. Miley said the board should preserve the BZA’s six-month allowance for removal of bars and the utility pole while clarifying expectations for paving and signage.

A planning staff member confirmed that certain items—landscaping, paving, striping and lighting—are included on the approved plans, and that site review and standard compliance checks apply. The record includes photographs of work already completed on the parcel and staff noted that the county reviews use permits periodically.

The board approved the motion (seconded) on a 4-1 vote, with President Chan absent/excused.

What the board required: the CUP was approved consistent with the West County BZA’s modifications and the board added conditions to: ensure the parking lot is paved, striped and maintained; require signage be submitted for review or modification under site-review rules; revise the landscaping plan so it pertains to the Center Street frontage only; and allow planning staff to coordinate specific landscaping choices with the property owner. The BZA’s six-month window for removing bars and the utility pole was retained in the board action.

Next steps: the conditions remain in place and staff indicated follow-up reviews and standard compliance mechanisms (including code enforcement and the BZA’s periodic review of use permits) will govern whether the owner completes the required improvements.