Title
PLN25-0031; Consideration of a Resolution approving a Conditional Use Permit (CUP) to establish an outdoor vehicle storage yard associated with a towing company located at 476 Whitney Street; APN: 77A-743-23; Zoning District: IG. Applicant and Property Owner: Pravinesh Chand
Staffreport
SUMMARY AND RECOMMENDATIONS
The applicant requests approval of a Conditional Use Permit (CUP). The project includes an administrative office, a secure outdoor vehicle storage area for up to 20 vehicles, and associated site improvements. Staff recommends that the Planning Commission adopt the attached Resolution (Attachment 1), approving the Conditional Use Permit (PLN25-0031), based on the recommended Findings of Fact and subject to the recommended Conditions of Approval.
BACKGROUND AND RELATIONSHIP TO SURROUNDING AREA
The project site at 476 Whitney Street consists of a 22,500-square-foot parcel developed with a 9,761-square-foot commercial building and an associated parking area within the Industrial General (IG) Zoning District. The existing building contains four tenant spaces (470, 472, 474 and 476 Whitney Street). One tenant space is currently occupied by a storage use, while the remaining two tenant spaces, formerly used as offices, are currently vacant. The property is located on the north side of Whitney Street between Adams Avenue and Edison Avenue.
Surrounding development is characterized by a mix of industrial and commercial uses. Adjacent properties include professional office buildings as well as industrial operations such as warehousing and light manufacturing. The broader area contains a variety of industrial uses, including warehouses, contractor yards, manufacturing facilities, and professional business offices.
PROJECT PROPOSAL
The applicant, Pravinesh Chand, requests approval of a Conditional Use Permit (CUP) to establish an outdoor vehicle storage yard associated with a towing company at 476 Whitney Street. Zoning Code Section 2.12.200.B requires a CUP for Vehicle Storage uses in the IG Zoning District.
The proposed use would occupy an existing 3,453-square-foot tenant space (476 Whitney Street), which would serve as the administrative office for the towing company. Office activities would include clerical and administrative functions, recordkeeping, and storage of accessory towing equipment. The project would utilize the existing tenant space and building as currently configured, with no building additions, exterior building modifications, or indoor vehicle storage proposed. Vehicle storage would occur in an approximately 5,400-square-foot outdoor area in the rear of the parcel, secured by a new fence and gate.
Proposed site improvements include restriping the parking lot (no proposed reduction in parking from the existing 17-parking spaces), upgrades to existing fencing and security gates to establish a secured impound and outdoor vehicle storage area in the northern portion of the site, and installation of planter boxes near tenant entrances providing approximately 72 square feet of new landscaping.
The applicant is proposing to operate a local towing service from the site with two employees during regular business hours, proposed as Monday through Friday from 8:00 a.m. to 5:00 p.m. The secured outdoor storage area would accommodate up to 20 vehicles on a rotating basis and be used for temporary storage of towed and impounded vehicles, including vehicles towed pursuant to agreements with public agencies, if applicable. Vehicle deliveries may occur at any time, 24 hours per day, seven days per week, while vehicle retrieval would be limited to regular office hours. The applicant anticipates approximately two tow truck trips per day. No vehicle repair, dismantling, salvage operations, or vehicle sales are proposed.
STAFF ANALYSIS
Zoning Code Conformance
The proposed project is consistent with the applicable development standards of the Zoning Code for the Industrial General (IG) Zoning District. The proposal includes minimal physical changes to the property. No changes are proposed to the existing building. A Condition of Approval is proposed that would require the proposed fence and gate to comply with the maximum height and design requirements for fencing in the Zoning Code. The parking lot would be restriped, but the change would not result in a reduction of parking spaces. The minimum parking requirements in the Zoning Code would be satisfied.
Land Use Compatibility
Staff has determined that the proposal is appropriate for the site and compatible with surrounding industrial and commercial uses, subject to the recommended conditions of approval. The project involves operating within an existing industrial building with a secure outdoor storage area for up to 20 vehicles associated with a towing service. Surrounding properties consist of warehousing, contractor yards, professional offices, and light industrial operations, all consistent with the Industrial General (IG) zoning district.
The proposed use is not expected to generate significant off-site impacts given that operations are limited to approximately two tow truck trips per day, two on-site employees, and office uses. Security fencing, controlled access gates, and designated storage areas will address visual screening, security, and site organization. There are no nearby residential properties that would be affected by potential nighttime vehicle deliveries.
Conditions of Approval
The proposal was reviewed by the Alameda County Fire Department, and the City’s Building and Safety, Engineering, and Planning Divisions for conformance with applicable regulations. Conditions of approval have been incorporated to ensure the use remains compatible with surrounding properties and operates within defined parameters. Recommended key conditions include:
Use Limitations
The use is limited to towing operations, administrative office functions, and temporary vehicle storage. Vehicle repair, dismantling, salvage, sales, body work, painting, and washing are prohibited. Stored vehicles shall not be stripped or altered while on-site.
Hours of Operation
Administrative office hours are limited to Monday through Friday, 8:00 a.m. to 5:00 p.m. Customer vehicle retrieval shall occur only during approved business hours.
Site and Storage Standards
The outdoor storage area is limited to a maximum of 20 vehicles at any time. All stored vehicles shall remain within the designated secured storage area and shall not encroach into parking spaces, landscaping, or the public right-of-way. The storage area shall be enclosed by security fencing with gates secured during non-business hours.
Noise, Lighting, and Housekeeping
Tow truck operations shall be conducted in a manner that minimizes noise impacts on surrounding properties, including limiting unnecessary idling, horn use, and backup alarms. Outdoor lighting shall be shielded and directed downward to prevent glare. The site shall be always maintained in a clean and orderly condition.
Environmental Compliance
All vehicle fluids, hazardous materials, and automotive waste shall be properly contained and disposed of in accordance with applicable local, State, and federal regulations.
Bicycle Parking
Prior to the start of operations, one short-term bicycle parking space shall be installed on-site.
Prior to commencing operations, the applicant shall obtain all required permits and approvals. The full conditions of approval are set forth in the proposed resolution included with this staff report.
GENERAL PLAN CONFORMANCE
The underlying General Industrial land use designation of the San Leandro General Plan is intended to support businesses requiring larger sites, outdoor operational areas, and access to transportation infrastructure. The purpose of the land use designation is to preserve and strengthen San Leandro's industrial districts while ensuring compatibility among industrial and commercial uses. The proposed outdoor vehicle storage yard associated with a towing company is consistent with this intent because it provides a transportation-related service within an established industrial area and contributes to the continued productive use of industrially designated land.
The proposed project would be consistent with the following policies in the General Plan:
• Policy LU-7.1: Leveraging Locational Assets. Build on the locational strengths and transportation features of San Leandro’s industrial area to support the area’s continued development as a major advanced manufacturing, technology, and office employment center.
• Policy LU-7.2: Adaptive Reuse. Encourage private reinvestment in vacant or underutilized industrial and commercial real estate to adapt such property to changing economic needs, including the creation of flex/office space and space for technology-driven businesses.
• Policy LU-8.5 Commercial Uses With An Industrial Character. Maintain areas in the City that are appropriate for lumberyards, construction suppliers, automotive repair shops, and other commercial uses that are industrial in character or that typically locate in industrial areas. While development standards in these areas should respect the operational characteristics of these uses, they should still promote aesthetic improvements, adequate buffering for nearby uses, traffic safety, and a more positive visual image.
• Policy LU-10.4: Industrial Sanctuary. Protect the City’s major industrial areas from encroachment by uses that are potentially incompatible with existing viable industrial activities, or which may inhibit the ability of industry to operate effectively.
• Policy ED-1.2: Maintaining San Leandro’s Competitive Advantage. Maintain and protect San Leandro’s inventory of larger-scale industrial sites and buildings with easy access to freeways, rail, airports, and seaports. Discourage the conversion of industrial uses to commercial and residential uses except where part of a carefully targeted citywide strategy.
FINDINGS OF FACT
To approve the proposed Conditional Use Permit, the Planning Commission must make certain Findings of Fact, pursuant to Zoning Code Section 5.08.124. Staff has analyzed the proposal and determined that the following required findings can be made.
1. The proposed location of the Project is in accord with the objectives of the Zoning Code and the purposes of the IG (Industrial General) Zoning District, in which the Property is located.
The finding can be made because the IG zoning district encourages and protects a range of industrial uses including manufacturing, transportation, food and beverage processing, technology, warehousing, vehicle storage, and distribution uses.
2. The proposed location of the Project and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing, or working in, or adjacent to, the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity, or to the general welfare of the City.
The proposed vehicle storage use project is consistent with the San Leandro General Plan, as it supports the continued use of industrial land for industrial-serving activities and helps maintain the City's inventory of industrial sites in accordance with Policies LU-7.1, LU-8.5, LU-10.4, and ED-1.2. The use is compatible with surrounding industrial operations and will not result in significant noise, emissions, or other impacts that could adversely affect nearby properties or the public health, safety, and welfare. Accordingly, the project will not be detrimental to the surrounding area or the general welfare of the City.
3. The proposed Project will comply with the provisions of the Zoning Code, including all requirements for the proposed use in the IG Zoning District in which it would be located.
The proposed project complies with the applicable development regulations of the IG zoning district, including required onsite parking standards, access, and operational requirements, as conditioned.
4. The proposed Project will not create adverse impacts on traffic or create demands exceeding the capacity of public services and facilities, which cannot be mitigated.
The proposed project will not create adverse traffic impacts or place demands on public services and facilities beyond their available capacity. The site is already developed and adequately served by existing access, infrastructure, and utility services. Due to its limited scale, the project is not expected to generate substantial traffic or significantly affect the surrounding street network.
ENVIRONMENTAL REVIEW
This project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines, Section 15301 (Existing Facilities).
PUBLIC OUTREACH
A notice of public hearing was published for this project in the East Bay Times Daily Review newspaper, mailed to property owners within 500 feet of the subject property, and posted at the Project Site and City Hall on Wednesday, June 17, 2026. As of the publication date of this staff report, no comments have been received.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the attached Resolution approving the Conditional Use Permit for an outdoor vehicle storage yard associated with a towing company located at 476 Whitney Street (PLN25-0031), based on the recommended Findings of Fact and subject to the recommended Conditions of Approval.
ATTACHMENTS
1. Resolution No. 2026-XXX with Recommended Findings of Fact and Conditions of Approval Approving PLN25-0031
Attachment 1, Exhibit A: Project Plans
Attachment 1, Exhibit B: Project Statement
2. Vicinity Map
PREPARED BY:
Felipe Morfin Martinez, AICP
Assistant Planner
Planning Division