Emeryville Cookie Entrepreneur Faces Permit Nightmare

Kehinde 'Empress' Koyejo's live-work cookie business hits roadblocks with city and county regulations.

Apr. 7, 2026 at 11:35pm

Got story updates? Submit your updates here. ›

A high-end, photorealistic studio still-life photograph featuring a stack of artisanal, gluten-free cookies arranged elegantly on a clean, white seamless background, conceptually representing the challenges of running a small, mission-driven food business.A stack of Choc'late Mama's premium, gluten-free cookies symbolizes the entrepreneurial spirit and regulatory hurdles facing a small, community-focused food business.Emeryville Today

Kehinde 'Empress' Koyejo, the owner of Choc'late Mama Cookie Co. in Emeryville, California, has faced a series of challenges in operating her plant-based, gluten-free cookie business out of a live-work unit. After moving into the Emery apartment complex, Koyejo's business quickly drew complaints from neighboring tenants about noise and activity, leading to visits from the Alameda County Environmental Health Department and the city of Emeryville. Despite having the proper business license, Koyejo was told she needed additional permits to sell food from her live-work space, which she was unable to obtain due to strict limitations. The city and county's enforcement actions have forced Koyejo to temporarily shut down her business during the holiday season, leaving her in debt and facing housing insecurity.

Why it matters

This case highlights the challenges small business owners can face when navigating complex and sometimes contradictory regulations at the city and county level. Koyejo's story exemplifies the difficulties that live-work entrepreneurs encounter, as Emeryville's zoning rules have not kept pace with the evolving needs of modern small businesses. The situation also raises questions about potential racial bias in the complaint-driven enforcement process.

The details

After opening Choc'late Mama Cookie Co. in August 2025, Koyejo quickly gained a loyal customer base for her gluten-free, plant-based treats. However, complaints from a neighboring tenant about noise and activity led to visits from the Alameda County Environmental Health Department, which informed Koyejo that she needed additional permits to sell food from her live-work space. Despite having a valid business license, Koyejo was unable to obtain the required cottage food operation (CFO) or microenterprise home kitchen operation (MEHKO) permits due to strict sales and marketing limitations. The city of Emeryville also instructed Koyejo to remove outdoor seating and signage, further hampering her business. Facing ongoing enforcement actions, Choc'late Mama Cookie Co. was forced to shut down during the critical holiday season.

  • On Oct. 14, 2025, a neighboring tenant called the police, alleging threats and harassment from Choc'late Mama Cookie Co.'s customers.
  • On Oct. 21, 2025, the neighboring tenant urged the Emeryville City Council to reexamine the city's live-work program.
  • On Oct. 28, 2025, the neighboring tenant and three other neighbors filed a formal complaint with the city of Emeryville, alleging numerous violations from Choc'late Mama Cookie Co.
  • On Nov. 26, 2025, the Alameda County Environmental Health Department issued Koyejo a notice of violation, instructing her to stop selling food immediately.
  • On Dec. 15, 2025, the city of Emeryville gave Koyejo 10 days to come into full compliance by acquiring a valid health permit, removing outdoor furniture and business activity from outside the premises, and removing unapproved signage.

The players

Kehinde 'Empress' Koyejo

The owner of Choc'late Mama Cookie Co., a plant-based, gluten-free cookie business operating out of a live-work unit in Emeryville, California.

Brooks Jessup

A neighboring tenant who runs a design business in a live-work unit next to Choc'late Mama Cookie Co. and has filed complaints about the business with the city of Emeryville.

Emeryville City Council

The governing body of the city of Emeryville, which is responsible for the city's zoning and regulatory framework for live-work units.

Alameda County Environmental Health Department

The county agency that oversees food safety and health permits, which has issued violations against Choc'late Mama Cookie Co. for operating without the proper permits.

Emeryville Community Development Department

The city department that has met with Koyejo more than 15 times to try to support her business, but is limited in its ability to override county and landlord regulations.

Got photos? Submit your photos here. ›

What they’re saying

“Using these units for restaurants is inherently incompatible with using them for art. Restaurants tend to be boisterous and noisy and often spill out of the unit into the surrounding space. But artists need tranquility in which to ideate, design, and make their art.”

— Brooks Jessup, Emeryville Housing Committee Volunteer

“It's a business that serves a lot of people who have gluten intolerance. That's what she does. She invested her money in this business, her time as a single mother, and now she's being asked, what? To leave the space? These rules need to be clear for small businesses.”

— Cathy Leonard, Choc'late Mama Cookie Co. Customer

What’s next

The judge in the case will decide on Tuesday whether or not to allow Walker Reed Quinn out on bail.

The takeaway

This case highlights the need for Emeryville to update its regulatory framework to better support the evolving needs of modern small businesses, particularly those operating in live-work spaces. The disconnect between city, county, and landlord policies has created a trap for entrepreneurs like Koyejo, raising questions about racial bias in the complaint-driven enforcement process and the city's prioritization of big business over community-driven enterprises.