Fremont City Council
March 15, 2022

development and specific uses. The elements of the project will  be evaluated against and be consistent with  the  new  General  Plan  designation.  The  project  will  not  phy sically  divide  an  established community…”
Based  on  the  City’s  preliminary  review,  the  project  would  confo rm  to  the  proposed  General  Plan designation  of  Industrial  Tech  (which  primarily  applies  to  R&D,   “clean  and  green”  tech,  software facilities,  and  warehousing/distri bution  uses),  and  would  be  co nsistent  with  the  land  use  and development  standards  of  the  I‐T  zoning  district.  The  majority of  surrounding  uses  east  of  Stevenson Boulevard fall under the Industrial and Innovation category and  such uses would therefore be consistent with the general use and character of the area.

While representing a change to the General Plan designation of  the site, the project is consistent with the following General Plan goals and policies:

Land  Use  Element:  2‐1.11  (Infill  Emphasis),  2‐2.1  (Opportunity Areas  for  Growth  and  Change),  2‐4.6 (Conversion of Older Shopping Centers and Commercial Uses), and 2‐5.1 (Land Supply and Job Growth).

Economic Development Element: 6‐1.1 (Increasing the Tax Base), 6‐1.4 (Large Sales Tax and Employment Generators),  6‐3.1  (Diverse  Industrial  and  Technology  Uses),  and  6‐3.2  (Attracting  Emerging  Growth Industries).

Mobility  Element:  3‐4.4  (Mitigati ng  Development  Impacts),  and  3 ‐6.6  (Trucking  and  Land  Use Compatibility).

Consistent with the conclusions in the Prior EIR, the current project requires changes to the General Plan designation  and  zoning  of  the  site  consistent  with  the  proposed d e v e l o p m e n t  b u t  w o u l d  b e  g e n e r a l l y consistent  with  the  goals  and  policies  of  the  General  Plan  and  would  not  cause  a  significant environmental  impact  due  to  a  conflict  with  any  land  use  plan, policy,  or  regulation  adopted  for  the purpose of avoiding or mitigating an environmental effect.

For the above reasons, the proposed project would  not result in  significant impacts related to conflict with  land  use  plans  not  previously  identified  in  the  EIR  or  add ressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

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Albrae Industrial Project – The Globe Planned District Addendum Page 61 K. Mineral Resources

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a. Loss of Mineral
Resources
NI  ☒  ☐  ‐‐  NI
b. Loss of Mineral
Recovery Sites
NI  ☒  ☐  ‐‐  NI
Discussion
Loss of Mineral Resources
a)   Would  the  project  result  in  the  loss  of  availability  of  a  kn o w n  m i n e r a l  r e s o u r c e  t h a t  w o u l d  b e  o f value to the region and the residents of the state?
Same  Conclusion  (NI):  There  have  been  no  changes  in  circumstance  or  new  information   related  to mineral resources, which are not known to occur on the project site, and there would be no change to the no impact conclusion related to mineral resources.

The Prior EIR concluded that there were no known mineral resour ces with the potential to be affected by The Globe Planned District, which would therefore not have a n impact related to mineral resources.

The U.S. Geological Survey was consulted to confirm that there  remain no known mineral resources in the  vicinity  of  the  project  site.6 T h e r e f o r e ,  t h e  c o n c l u s i o n  o f  n o  i m p a c t  i n  r e g a r d  t o  m i n e r a l  r esources from the Prior EIR would remain the same with the current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  l o s s  o f mineral  resources  not  previously  identified  in  the  EIR  or  addre ssed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Loss of Mineral Recovery Sites
b)   Would the project result in the loss of availability of a l ocally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Same  Conclusion  (NI):  There  have  been  no  changes  in  circumstance  or  new  information   related  to mineral recovery sites, which are not known to occur on the pro ject site, and there would be no change to the no impact conclusion related to mineral recovery sites.

The  Prior  EIR  concluded  that  there  were  no  known  mineral  recovery  sites  with  the  potential  to  be affected  by  The  Globe  Planned  District,  which  would  therefore  no t  h a v e  a n  i m p a c t  r e l a t e d  t o  m i n e r a l recovery sites. The project site is not within any of the miner al resource sectors identified in the City of

6   U.S. Geological Survey, Mineral  Resources Data System: U.S. Geological Survey, Reston, Virginia. Accessed September 2021, at: http://tin.er.usgs.gov/mrds/

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Fremont  General  Plan. 7 T h e  p r o j e c t  w o u l d  h a v e  n o  i m p a c t  o n  t h e  l o s s  o f  m i n e r a l  r e s o u rces  as designated on a local general plan, specific plan, or other lan d use plan. Therefore, the conclusion of no impact in regard to mineral recovery sites from the Prior EIR w ould remain the same with the current project.

For the above reasons, the proposed project would not result in  significant impacts related to mineral recovery sites not previously identified in the EIR or addresse d through uniformly applied development policies or standards and no further environmental review is necessary for this topic.

7 City of Fremont, 2011. City of Fremont General Plan. Land Use Element. Adopted December 2011. Available:
https://fremont.gov/generalplan. Accessed January 5, 2022.

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Albrae Industrial Project – The Globe Planned District Addendum Page 63 L. Noise

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of
Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a.   Noise  NI  ☒  ☐  SDR FMC 18.218.050(g): Noise  NI
b. Vibration  NI  ☒  ☐  SDR FMC 18.218.050(g): Noise  NI c. Airport Noise  NI  ☒  ☐  ‐‐  NI
Discussion
Noise Setting Changes from The Globe Planned District
The  noise  environment  has  not  changed  substantially  from  that  asse sse d  i n  t he  Pr i or  E IR  an d  r em ai n s primarily  characterized  by  transportation  noise  from  vehicular traffic  and  railroads.  Other  sources  of noise  include  industry,  mechanical  equipment  on  buildings,  recr eational  activities,  and  intermittent construction noise.8
A few of the adjacent businesses to the southeast, which began  operations between 2005 and 2014, are potentially sensitive to vibration, including 40919/40931 Encyc lopedia – Neophotonics (semiconductor manufacturing);  40939  Encyclopedia   –  Clean  Sciences  Technology  (electronic  component manufacturing);  and  40969  Encyclopedia  –  Celestica  Precision  Ma chines  (semiconductor manufacturing). These are addressed in the analysis below.

Noise
a)   Would the project result in generation of a substantial tem porary or permanent increase in ambient noise levels in the vicinity of the project in excess of standa rds established in the local general plan or noise ordinance, or applicable standards of other agencies? Same  Conclusion  (conclusion  remains  NI) :  The  potential  for  loud  cons truction  activities  has  not substantially changed since The Globe Planned District and ther e would be no change to the no impact conclusion related to noise.

The  Prior  EIR  concluded  that  The  Globe  Planned  District  would  no t  h a v e  a n  i m p a c t  r e l a t e d  t o  n o i s e noting, “The proposed project is located in a developed urban a rea near existing commercial and light industrial  uses.  There  is  no  evidence  that  noise  levels  would  be  significantly  increased  or  cause  an impact to adjacent properties. Residential uses are not located  within the vicinity of the project site, and there is no evidence that people visiting the project site woul d be exposed to noise levels in excess of the standards established by the General Plan.”
Consistent  with  the  conclusions  of  the  Prior  EIR,  the  project  v icinity  remains  characterized  by commercial  and  light  industrial  uses  with  compatible  noise  levels.  The  project  would  be  required  to comply  with  applicable  regulatory  requirements  under  the  City’s   General  Plan  and  nose  ordinance

8 City of Fremont General Plan EIR, pp. 4‐160 through 4‐165.

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(chapter 9.25 of the City of Fremont Municipal Code), and the C ity’s allowable construction hours, and the City’s Standard Development Requirement:

FMC  18.218.050(g):  Noise.    To  reduce  the  potential  for  noise  im pacts  during  construction,  the following requirements shall be implemented:
(A)    Construction  equipment  shall  be  well‐maintained  and  used  j udiciously  to  be  as  quiet  as practical.
(B)   Construction, exc avating, grading, and filling activities (including the loading  and unloading of materials, truck movements, and warming of equipment motors) sh all be limited as provided in Section 18.160.010.
(C)    All internal combustion engine‐driven equipment shall be  equipped with mufflers, which are in good condition and appropriate for the equipment.
(D)    The  contractor  shall  utilize  “quiet”  models  of  air  compre ssors  and  other  stationary  noise sources where technology exists.
( E)    L oad i n g , st ag i n g  ar e as, st at i on ar y  n oi se  g e n e r at i n g  eq u i pment,  etc.,  shall  be  located  as  far  as feasible from sensitive receptors.
(F)    The contractor shall comply with Air Resource Board idli ng prohibitions of unnecessary idling of internal combustion engines.
(G)    Signs  shall  be  posted  at  the  construction  site  that  include  permitted  construction  days  and hours, a day and evening contact number for the job site, and a  contact number for the project sponsor  in  the  event  of  noise  complaints.  The  applicant  shall  designate  an  on‐site  complaint and enforcement manager to track and respond to noise complaints. (H)   Temporary noise barriers, such as solid plywood fences, s hall be installed around construction sites  adjacent  to  operational  businesses,  residences  or  noise‐sensitive  land  uses,  unless  an existing wall or other barrier provides equivalent noise attenu ation. (Ord. 27‐2016 § 37, 12‐6‐ 16; Ord. 23‐2018 § 41, 10‐2‐18; Ord. 05‐2021 § 52, 4‐20‐21.) Therefore, the conclusion of no impact in regard to noise from the Prior EIR would remain the same with the current project.

For the above reasons, the proposed project would not result in  significant impacts related to noise not previously  identified  in  the  EIR  or  addressed  through  uniformly   applied  development  policies  or standards and no further environmental review is necessary for this topic.

Groundborne Vibration or Noise
b)  Would  the  project  result  in  generation  of  excessive  groundborne  vibration  or  groundborne  noise levels?
Same  Conclusion  (conclusion  remains  NI) :  The  potential  for  excessive  groundborne  vibration  or groundborne noise has not substantially changed since The Globe  Planned District and there would be no change to the no impact conclusion related to groundborne vi bration or noise.

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Albrae Industrial Project – The Globe Planned District Addendum Page 65 The  Prior  EIR  concluded  that  The  Globe  Planned  District  would  no t  h a v e  a n  i m p a c t  r e l a t e d  t o  n o i s e noting, “The proposed project is located in a developed urban a rea near existing commercial and light industrial  uses.  There  is  no  evidence  that  noise  levels  would  be  significantly  increased  or  cause  an impact to adjacent properties. Residential uses are not located  within the vicinity of the project site, and there is no evidence that people visiting the project site woul d be exposed to noise levels in excess of the standards established by the General Plan.”
Consistent  with  the  conclusions  of  the  Prior  EIR,  the  project  v icinity  remains  characterized  by commercial  and  light  industrial  us es.  As  noted  above,  the  adjac ent  development  to  the  southeast includes  buildings  engaging  in  semiconductor  and  electronic  com ponent  manufacturing  –  processes which can be sensitive to vibrations. These buildings are locat ed as close as about 55 feet to the closest project property line, with their own internal driveway circula tion and loading areas in between. Their internal  processes  would  already  be  appropriately  isolated  from  t h e i r  o w n  o n ‐ s i t e  v i b r a t i o n s  f r o m building operations and truck traffic and loading.

The  proposed  project  uses  would  not  be  sources  of  substantial  o ff‐site  operational  groundborne v i b r a t i o n  o r  n o i s e  e x c e p t  t h o u g h  t r u c k  t r a f f i c ,  w h i c h  c a n  c a u s e  some  localized  groundborne  vibration and  noise.  While  project  operations  could  involve  truck  traffic  as  about  60  feet  from  the  adjacent buildings, their own truck traffic and loading is already closer than that. Therefore, the project would not result  in  operational  groundborne  vibration  or  noise  at  potentia l l y  s e n s i t i v e  r e c e p t o r s  a t  l e v e l s  h i g h e r than that existing and accommodated by their existing processes.

Groundborne  vibration  and  noise has  the  potential  to  be  generated  during  construction  activities  at levels that could impact off‐site uses during high‐vibration co nstruction activities such as pile driving – which is not proposed – and use of vibratory rollers. The proje ct has proposed use of a small vibratory roller9 only in the drive aisle adjacent to the southeastern project b oundary with the vibration sensitive uses and this will be a condition of project approval. A small  vibratory roller in vibration mode slightly exceeds those of a loaded truck at a distance of 25 feet away.  At the distance of at least 55 feet to the nearest vibration sensitive building, groundborne vibration would be the same or less than that from the adjacent  buildings  own  truck  traffic  and  loading  docks.  Therefo re,  the  project  would  not  result  in construction‐period  groundborne  vibration  or  noise  at  potentiall y  s e n s i t i v e  r e c e p t o r s  a t  l e v e l s  h i g h e r than that existing and accommodated by their existing processes.10 A s  d i s c u s s e d  a b o v e ,  t h e  p r o j e c t  w o u l d  c o m p l y  w i t h  t h e  a p p l i c a b le  construction  hours  in  the  City’s Municipal  Code,  which  would  limit  the  hours  during  which  constr uction‐related  vibration  could  be produced. Additionally, the project would adhere to the standar d development requirement related to noise‐generating  equipment.  While  this  requirement  is  not  speci fically  designed  to  address construction‐related vibration, certain facets of the requireme nt would also reduce vibration impacts on neighboring uses. These include keeping construction equipment well‐maintained, locating staging areas away from sensitive receptors, and providing contact informatio n for a designated person to respond to complaints.

9   Small vibratory rollers are s ometimes also called smooth drum rollers and are specifically not dual drum rollers.
10   Conclusions are based on personal correspondence with Michael  Thill, Acoustical Consultant, Illingworth & Rodkin in November 2021, including the following information: Illingworth & Rodkin measured vibration levels produced by a small vibratory roller. The vibratory mode produced vibration levels of 0.087 in/sec PPV at 25 feet, which is slightly higher than that of a loaded truck.

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For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o groundborne  vibration  or  noise  not  previously  identified  in  the  EIR  or  addressed  through  uniformly applied  development  policies  or  standards  and  no  further  environmental  review  is  necessary  for  this topic.

Airport Noise
c)   For  a  project  located  within  the  vicinity  of  a  private  airstrip  or  an  airport  land  use  plan  or,  where such a plan has not been adopted, within two miles of a public  airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Same  Conclusion  (conclusion  remains  NI) :  The  current  project  would  not  change  the  no  impact conclusion as the site is outside the area significantly impact ed by aircraft noise, which has not changed since The Globe Planned District.

The  project  site  is  not  located  proximate  to  a  public  or  private  airport  and  remains  well  outside  noise impact  areas  of  Bay  Area  airport  land  use  plans.  Therefore,  the  conclusion  of  no  impact  in  regard  to airport noise from the Prior EIR would remain the same with the current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  a i r p o r t noise not previously identified  in the EIR or addressed through  uniformly applied development policies or standards and no further environmental review is necessary for this topic.

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Albrae Industrial Project – The Globe Planned District Addendum Page 67 M. Population & Housing

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of
Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a.   Population Growth  NI  ☒  ☐  ‐‐  NI
b. Displacement of
Housing or People
NI  ☒  ☐  ‐‐  NI
Discussion
Population and Housing Setting Ch anges from The Globe Planned D istrict The relevant planning document for this project and the analysi s at issue is the City’s Housing Element under its General Plan. The Housing Element was last adopted in  2015 and incorporates the Association of Bay Area Governments’ (ABAG)  Regional Housing Needs Allocati on (RHNA) for South San Francisco.

Like  other  local  and  regional  planning  documents,  the  City’s  Housing  Element  and  General  Plan  are regularly updated.

Population Growth
a)   Would  the  project  induce  substantial  unplanned  population  growth  in  an  area,  either  directly  (for example, by proposing new homes and businesses) or indirectly ( for example, through extension of roads or other infrastructure)?
Same  Conclusion  (conclusion  remains  NI) :  The  current  project  would  not  change  the  no  impact conclusion  as  the  site  does  not  currently  propose  housing  and  represents  redevelopment  of  an  urban employment site and this has not changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have an impact related to population and housing noting, “The proposed project does not include resi dential uses nor is it proposed on a site that has existing residential uses. The project is not anticipated to alter the location, distribution, density or growth rate of human populations. The proposed project will not have any impact on existing housing stock.”
The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses with similar types of uses and related employment. Consistent with the conclusions of the Prior EIR, the project would therefore not result in substantial unplanned population growth and the conclusion of no impact in regard to population from the Prior EIR would remain the same with the current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o population  growth  not  previously  identified  in  the  EIR  or  addre ssed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Displacement of People or Housing
b)   Would  the  project  displace  substantial  numbers  of  existing  people  or  housing,  necessitating  the construction of replacement housing elsewhere?

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Same  Conclusion  (conclusion  remains  NI) :  The  current  project  would  not  change  the  no  impact conclusion  as  the  site  does  not  currently  contain  housing  and  represents  redevelopment  of  an  urban employment site and this has not changed since The Globe Planned District.

The  Prior  EIR  concluded  that  The  Globe  Planned  District  would  not  h ave  an  im p act  r e l at ed  t o h ou si n g noting,  “The  proposed  project  does  not  include  residential  uses n o r  i s  i t  p r o p o s e d  o n  a  s i t e  t h a t  h a s existing  residential  uses.  The  project  is  not  anticipated  to  alter  the  location,  distribution,  density  or growth rate of human populations. The proposed project will not  have any impact on existing housing stock.”
The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses with similar types of uses and related employment. Consistent with the conclusions of the Prior EIR, the project would therefore not displace people or housing and  the conclusion of no impact in regard to population and housing from the Prior EIR would remain the same with the current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o displacement of people or housi ng not previously identified in  the EIR or addressed through uniformly applied  development  policies  or  standards  and  no  further  environmental  review  is  necessary  for  this topic.

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Albrae Industrial Project – The Globe Planned District Addendum Page 69 N. Public Services & Recreation

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a. Public Services  LTS  ☒  ☐  ‐‐  LTS
b. Recreation  NI  ☒  ☐  ‐‐  NI
Discussion
Public Services and Recreation Setting Changes from The Globe P lanned District Area‐wide development has continued throughout the vicinity and  public service and recreation plans, operations, and development fee programs are regularly assessed and updated.

Public Services
a)  Would  the  project  result  in  substantial  adverse  physical  impacts  associated  with  the  provision  of new or physically altered  governmental facilities, need for new  or physically altered governmental facilities,  the  construction  of  which  could  cause  significant  e nvironmental  impacts,  in  order  to maintain  acceptable  service  ratios,  response  times  or  other  performance  objectives  for  any  of  the following public services: fire protection, police protection, schools, parks? Same  Conclusion  (conclusion  remains  LTS):  The  current  project  would  not  change  the  no  significant impact conclusions as the potential to increase demand for serv ices has not substantially changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have a significant impact related to public services noting, “Because the project site contains exis ting commercial uses, it is not anticipated that redevelopment of the site would cause a significant burden  on public services, although demand is expected to slightly increase. The project will be required to  comply with all conditions of the Police and Fire Department, including fire alarm and suppression systems in all new buildings.” The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses  with  similar  types  of  uses  and  related  employment  and  use of  services  and  would  comply  with applicable  requirements  and  fee  programs  related  to  public  services.  Therefore,  the  conclusion  of  no s i g n i f i c a n t  i m p a c t s  i n  r e g a r d  t o  p u b l i c  s e r v i c e s  f r o m  t h e  P r i o r E I R  w o u l d  r e m a i n  t h e  s a m e  w i t h  t h e current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in  significant  impacts  related  to  public services  not  previously  identified  in  the  EIR  or  addressed  thro ugh  uniformly  applied  development policies or standards and no further environmental review is necessary for this topic.

Recreation
b)   Would  the  project  increase  the  use  of  existing  neighborhood   and  regional  parks  or  other recreational  facilities  such  that  substantial  physical  deterioration  of  the  facility  would  occur  or  be

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accelerated or include recreational facilities or require the c onstruction or expansion of recreational facilities which might have an adverse physical effect on the environment? Same  Conclusion  (conclusion  remains  NI):  The  current  project  would  not  change  the  no  significant impact  conclusions  as  the  potential  to  increase  demand  for  recreation  has  not  substantially  changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have a significant impact related to public services and recreation noting, “The project is not anti cipated to create a demand or impact local schools and/or park facilities… The project site is not located near park facilities, nor does it contain uses that  would  rely  upon  recreational  facilities.  The  proposed  project  will  have  no  significant  impact  on neighborhood or regional parks, and will not affect existing recreational opportunities.” The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses  with  similar  types  of  uses  and  related  employment  and  use of  services  and  would  comply  with applicable  requirements  and  fee  programs  related  to  recreation.   Therefore,  the  conclusion  of  no significant impacts in regard to recreation from the Prior EIR  would remain the same with the current project.

For the above reasons, the proposed project would not result in  significant impacts related to recreation not  previously  identified  in  the  EIR  or  addressed  through  uniformly  applied  development  policies  or standards and no further environmental review is necessary for this topic.

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Albrae Industrial Project – The Globe Planned District Addendum Page 71 O. Transportation

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of
Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a.   Circulation System
Plans and Facilities
LTS w/MM  ☒  ☐  ‐‐  LTS
b. Transportation
Impacts
LTS w/MM  ☒  ☐  ‐‐  LTS
c.  Hazards  NI  ☒  ☐  ‐‐  NI
d. Emergency Access   NI  ☒  ☐  ‐‐  NI
1 Note that Energy was not formally assessed in the Prior EIR. As shown in this table, the project impact under this topic would not be significant and is equal to or less severe than what would have been identified under the Prior EIR.

Discussion
Transportation Setting Changes fr om The Globe Planned District Since the adoption of the Prior EIR, the California Natural Res ources Agency certified and adopted new CEQA Guidelines in 2018 to implement the requirements of Califo rnia Senate Bill (SB) 743. Specifically, SB  743  and  the  resulting  CEQA  Guideline  section  15064.3  changed t h e  C E Q A  t r a n s p o r t a t i o n  i m p a c t analysis  significance  criteria  to  eliminate  auto  delay,  level  of  service  (LOS),  and  similar  measures  of vehicular capacity or traffic congestion  as a basis for determi ning significant impacts under CEQA. The changes in CEQA Guidelines to implement SB 743 present vehicle miles traveled (VMT) as an appropriate measure  of  transportation  impacts.  These  requirements  are  incor porated  into  the  City  of  Fremont Vehicle Miles Traveled Analysis Approach and Mitigation Summary Report (April 2020).

W h i l e  t h e  P r i o r  E I R  i d e n t i f i e d  l e v e l  o f  s e r v i c e ‐ b a s e d  i m p a c t s  and  mitigation  measures,  these  are  not applicable to the current project  under current CEQA law and ar e therefore not further discussed in this analysis. The assessment under subsection b) instead addresses VMT‐based analysis.

A Transportation Impact Analysis has been prepared for the proj ect by Fehr & Peers, dated January 3, 2022,  as  referenced  in  this  document  and  included  as  Attachment  D.  Unless  otherwise  indicated,  the information in this section is from the Transportation Impact Analysis.

Circulation System Conflict
a)   Would  the  project  conflict  with  a  program,  plan,  ordinance  or  policy  addressing  the  circulation system, including transit, roadway, bicycle, and pedestrian facilities? Reduced Conclusion (conclusion was revised from LTS w/ MM to LT S): While the Prior EIR had identified impacts  and  mitigation  related  to  vehicular  capacity  or  traffic  c o n g e s t i o n ,  t h e s e  m e t r i c s  a r e  n o t considered  for  the  analysis  of  this  topic  under  current  laws.  A n  assessment  of  the  current  project demonstrates  the  project  would  have  a  less‐than‐significant  impact  with  respect  to  circulation  system conflict.

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The Transportation Impact Analysis included a consideration of this topic for the current project with the following conclusions:

Bicycle Access and Circulation
Existing bicycle facilities in the vicinity of the project include:
•   Class  II  buffered  bicycle  lanes  on  eastbound  Stevenson  Boule vard  west  of  Cedar  Boulevard,  and Class II bicycle lanes on westbound Stevenson Street west of Balentine Drive •   Intermittent Class II bicycle  lanes on Stevenson Boulevard east of Albrae Street •   Class II bicycle lanes on Balen tine Drive north of Stevenson Boulevard •   Class II bicycle lanes on Albra e Street south of Stevenson Boulevard •   Class II bicycle lanes on Boyce Road and Cherry Street The City of Fremont’s 2018 Bicycle Master Plan proposes the following near the project site:
•   Upgrade the existing Class II  bicycles lanes on Boyce Road to Class IV separated bikeway Considering the uses at the site, the project is expected to ge nerate minimal bicycle trips. Most cyclists are expected to use Stevenson Boulevard and Albrae Street to access the site.

Bicycle Parking
Per City of Fremont Municipal Code Section 18.183.135, the proj ect is required to provide the following bicycle parking:
•   Long‐term bicycle parking = 1, plus 5% of required automobil e parking for tenants or occupants •   Short‐term bicycle parking = 4, plus 5% of required automobi le parking for visitors Where long‐term bicycle  parking  is  defined  as  bicycle  lockers,  indoor  bicycle  storage,  or  similar  facilities  protected from the weather and with a higher degree of security designed  to serve primarily employees who l e a v e  t h e i r  b i k e s  f o r  l o n g e r  p e r i o d s  o f  t i m e s ,  a n d  s h o r t ‐ t e r m  bicycle  parking  is  defined  as  bicycle racks designed to serve visitors who leave their bikes for relatively short periods of time.

The  project  will  provide  on‐site  bicycle  parking  as  required  by  the  Code.  Considering  the  automobile parking requirements for the project, each project building is  required to provide the following bicycle parking spaces:
•   Building 1: 17 long‐term and 20 short‐term bicycle parking s paces •   Building 2: 14 long‐term and 17 short‐term bicycle parking s paces •   Building 3: 9 long‐term and 12 short‐term bicycle parking sp aces

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Albrae Industrial Project – The Globe Planned District Addendum Page 73 Pedestrian Access and Circulation
I n  t h e  v i c i n i t y  o f  t h e  p r o j e c t ,  m o s t  s t r e e t s  p r o v i d e  a  s i d e w a l k o n  a t  l e a s t  o n e  s i d e  o f  t h e  s t r e e t .  T h e existing sidewalks adjacent to the project site are described below:
•   Albrae  Street  currently  provides  a  nine‐foot  sidewalk  north of  the  p r oj e ct  si t e on  th e  we st si d e  of the street. Adjacent to the project side, intermittent sidewalk s with a landscaping strip are currently provided. It is recommended that the project provide a continuo us five‐foot sidewalk with four feet of landscaping along the project frontage on Albrae Street. •   Encyclopedia  Circle  provides  a  4 . 5 ‐ f o o t  s i d e w a l k  o n  t h e  e a s t s i d e  o f  t h e  s t r e e t  a l o n g  t h e  n o r t h portion of the project frontage and no sidewalk along the south  portion of the project frontage. It is r e c o m m e n d e d  t h a t  t h e  p r o j e c t  p r o v i d e  a  c o n t i n u o u s  f i v e ‐ f o o t  s i dewalk  along  the  project  frontage on Encyclopedia Circle.
•   Main Street provides intermittent eight‐foot sidewalks on bo th sides of the street that connect the site to Stevenson Boulevard.

The signalized Albrae Street/Stevenson Boulevard intersection p rovides marked crosswalks, pedestrian signal  heads  with  pushbuttons,  and  one  curb  ramp  per  corner  on  all  approaches,  except  the  east approach  of  the  intersection.  The  unsignalized  study  intersections  on  Stevenson  Boulevard  at  Main Street  and  Encyclopedia  do  not  provide  marked  crosswalks  across S t e v e n s o n  B o u l e v a r d ,  o r  t h e  s i d e streets.

The project site would provide sidewalks within the project site adjacent to all three buildings, which can be used to walk between the project buildings, parking facilities within the site, and the sidewalks on the adjacent streets.

Roadways
As  discussed  under  subsection  b),  the  project  is  consistent  wit h  City  of  Fremont  VMT  targets.  As discussed  under  subsection  c),  all  access  locations  would  provi de  adequate  sight  distance  between vehicles  entering  or  exiting  the  site  and  pedestrians  on  the  adjacent  sidewalks  and  vehicles  in  both directions of the adjacent streets.

Transit Access
As of September 2021, no bus service is provided on the streets  adjacent to the project site. The nearest bus stops to the project are on both directions of Stevenson Bo ulevard just west of Main Street. The bus stop is served by AC Transit Line 216 which provides service to  various destinations in Fremont, Newark, and Union City, including the Fremont and Union City BART Stati ons. No amenities are provided at these bus  stops.  Access  between  the  bus  stop  on  eastbound  Stevenson  Boulevard  and  the  project  site  is provided by walking along the sidewalks on Main Street or Albra e Street. Access between the bus stop on westbound Stevenson Boulevard and the project site is provid ed by walking along Albrae Street and crossing Stevenson Boulevard at the signalized Albrae Street/ Stevenson Boulevard intersection.

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Circulation System Conclusions
As discussed above, the project would provide access and circul ation for passenger automobiles, trucks, bicycles, and pedestrians in and around the site consistent wit h relevant requirements and policies and would not have a significant impact in this regard.

Additionally,  as  discussed  under  section  C:  Air  Quality,  Mitigat i o n  M e a s u r e  3 . 1 . 2  r e q u i r e s  p h y s i c a l  o n ‐ site  improvements  to  promote  pedestrians  and  bicycle  use,  impro vements  to  transit  facilities, preferential  parking  for  electric  or  alternatively‐fueled  vehicles,  and  implementation  of  Transportation Demand  Management  (TDM)  measures as feasible. Mitigation  Measure 3.1.2 would remain applicable to  the  current  project  and  the  applicants  have  prepared  a  preli m i n a r y  T D M  P l a n  t o  m e e t  t h i s requirement.

For the above reasons, the proposed project would not result in significant impacts related to circulation s y s t e m  c o n f l i c t s  n o t  p r e v i o u s l y  i d e n t i f i e d  i n  t h e  E I R  o r  a d d r e ssed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Transportation Impacts
b)   Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? Reduced Conclusion (conclusion was revised from LTS w/ MM to LT S): While the Prior EIR had identified impacts  and  mitigation  related  to  level  of  service,  current  laws  require  analysis  on  a  VMT  basis,  which demonstrates  the  project  would  have  a  less‐than‐significant  imp act  with  respect  to  transportation impacts.

The  State  Office  of  Planning  and  Research’s  (OPR)  Technical  Advisory  on  Evaluating  Transportation Impacts in CEQA recommends evaluating VMT impacts using an effi ciency‐based version of the metric, s u c h  a s  V M T  p e r  r e s i d e n t  f o r  r e s i d e n t i a l  d e v e l o p m e n t s  o r  V M T  p er  employee  for  office  or  other employment‐based developments. Consistent with OPR’s guidelines , City of Fremont uses the metric of home‐work  VMT  per  employee  for  evaluating  the  impacts  of  employ ment‐based  uses,  such  as  the proposed  project.  The  home‐work  VMT  per  employee  measures  all  o f  the  commute  trips  between homes and workplaces and divides that total distance by the number of employees at the site.

Based  on  the  City  of  Fremont  guidelines,  the  following  significance  thresholds  are  applicable  to  the project:
•   Office Uses: 15% below the regional average VMT per employee •   Industrial Uses: The regional average VMT per employee The  VMT  for  the  project  has  been  estimated  using  the  Alameda  County  Transportation  Commission (CTC) Travel Demand Model. The Alameda CTC Model, which covers the entire nine county Bay Area, is a regional  travel  demand  model  that  uses  socio‐economic  data  and  roadway  and  transit  network assumptions to forecast traffic  volumes, transit ridership, and  VMT using a four‐step modeling process that includes trip generation, trip distribution, mode split, and trip assignment. This process accounts for changes  in  travel  patterns  due  to  future  growth  and  expected  changes  in  the  transportation  network.

This analysis uses the latest version of the Alameda CTC Model,  which was released in May 2019. The Model  is  based  on  the  Metropolitan  Transportation  Commission  (M TC)  Plan  Bay  Area  2040  (i.e., Sustainable Communities Strategy) transportation network and la nd uses for 2020. Different areas are expressed  geographically  in  transportation  analysis  zones  (TAZ) ,  which  are  used  in  transportation

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Albrae Industrial Project – The Globe Planned District Addendum Page 75 planning models for transportation analysis and other planning purposes. The TAZ in which the project is located is TAZ 906.

The project  VMT is based upon trips. Table 3 presents project  t rips and a comparison against trips for this area under the Prior EIR for comparison purposes.

Table 3: Project Trip Generation
Land Use  Size (KSF) 1  Daily Trips
AM Peak Hour PM Peak Hour
In Out Total In  Out  Total
Office2  24.5  240 43 7 50 5  25  30
Warehouse3  333.8  2,150 235 55 290 156  245  401
Manufacturing4  36.8  280 18 5 23 8  17  25
Truck Traffic Adjustment5    210 27 6 33 9  13  22
Total Project Trips    2,880 323 73 396 178  300  478
The Globe (Project Site)6    14,170 N/A N/A N/A 398  431  829 Notes:

1.  KSF = thousand square feet

2.  ITE Trip Generation (Tenth Ed ition) land use category 710 (General Office Building in General Urban/Suburban Setting)

3.  ITE Trip Generation (Tenth Ed ition Supplement) land use category 155 (High‐Cube Fulfillment Center Warehouse (Sort) in General Urban/Suburban Setting)

4.  ITE Trip Generation (Tenth Ed ition) land use category 140 (Manufacturing in General Urban/Suburban Setting)

5.  Based on ITE Trip Generation (Tenth Edition Supplement), lan d use category 156 (High‐Cube Parcel Hub Warehouse in General Urban/Suburban Setting), truck trip generation rates applied to the warehouse and manufacturing components of the project assumes a passenger car equivalent of 2.0 for the truck trips.

6.  Estimated daily trips for the  entitled project on the currently proposed project site based on the total daily trips for the EIR project in The Globe General Plan Amendment Draft EIR (2005), Appendix B.

Source: Fehr & Peers, Transportation Impact Analysis, dated January 3, 2022, Summarized from Tables 3 and 4. (Attachment D)

As shown in Table 3, it is estimated that the project would gen erate about 2,880 daily, and 396 AM and 478  PM  peak  hour  net  new  trips.  As  also  shown  in  the  table,  this  is  a  substantially  lower  amount  of traffic than would have occurred for this site under The Globe Planned Development.

T ab l e  4 su mm ar i z e s t he  e st i m at ed  h om e ‐ w or k  VMT  p e r  e mp l oy e e  u n der  year  2020  conditions  for  the project  based  on  the  results  of  the  Alameda  CTC  Model  and  compa res  the  results  to  the  City  of Fremont’s thresholds applicable to the project.

Table 4: Project Daily Vehicle Miles Traveled Summary

Home‐Based VMT per Employee
year 2020
Project (TAZ 906)  13.5
Bay Area Regional Average
(threshold for industrial uses)  18.1
Exceeds Threshold? No
15% below Bay Area Regional Average
(threshold for office uses)  15.4
Exceeds Threshold? No
Source:  Fehr  &  Peers,  Transportation  Impact  Analysis,  dated  January  3,  2022,  Table  1 and  surrounding  text. (Attachment D)

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I t  i s  e s t i m a t e d  t h a t  t h e  p r o j e c t  e m p l o y e e s  w o u l d  h a v e  a n  a v e r a ge  home‐work  VMT  of  13.5  miles  per employee  per  day  in  2020,  which  is  more  than  15%  below  the  regio n a l  a v e r a g e  V M T  p e r  e m p l o y e e .

Since the project is consistent with the City of Fremont Genera l Plan, the cumulative VMT impact of the project  is  less  than  significant.  Therefore,  the  project  would h a v e  a  l e s s  t h a n  s i g n i f i c a n t  i m p a c t  w i t h respect to VMT.

For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o transportation  impacts  not  previously  identified  in  the  EIR  or  addressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Traffic Hazards
c)   Would  the  project  substantially  increase  hazards  due  to  a  g eometric  design  feature  (e.g.,  sharp curves or dangerous intersections) or incompatible use (e.g., farm equipment)? Same  Conclusion  (conclusion  remains  NI) :  The  current  project  would  not  change  the  no  impact conclusion as the project would meet applicable safety standard s and that has not substantially changed since The Globe Planned District.

Vehicles would access the project site through the following six access points:
•   A new driveway on Albrae Street opposite the existing Walmar t driveway. This driveway would be 26  feet  wide  and  accommodate  passenger  vehicles  only.  Currently,  t h i s  s e g m e n t  o f  A l b r a e  S t r e e t provides one motor vehicle lane and one bicycle lane in each di rection and a center two‐way left‐ turn lane.
•   The  project  would  have  access  to  the  existing  driveway  on  Albrae  Street  just  north  of  the  project site.  This  driveway  would  be  shared  with  the  adjacent  shopping  c e n t e r  a n d  u s e d  p r i m a r i l y  b y passenger vehicles driving to and from Building 3.
•   A new driveway in the northwest corner of the project site o n Encyclopedia Circle, just south of the northeast  bend  in  Encyclopedia  Circle  would  be  40  feet  wide  and  accommodate  both  passenger vehicles and trucks.
•   A new driveway in the southwest corner of the project site o n Encyclopedia Circle would be 40 feet wide and accommodate both passenger vehicles and trucks. •   A new driveway on the west side of the project site on Encyc lopedia Circle midway between the two other driveways would be 26 feet wide and accommodate passenger vehicles only. •   The project would also have direct access on Main Street on  the north side of the project site. The access  point  would  have  a  center  median  and  provide  13‐foot  lanes  in  each  direction  to  minimize potential  conflicts  between  trucks  and  passenger  vehicles  and  pedestrians  accessing  the  adjacent shopping center.

The  Transportation  Impact  Analysis  assessed  the  safety  of  these  access  points.  All  six  access  locations would provide adequate sight distance between vehicles entering  or exiting the site and pedestrians on the adjacent sidewalks and vehicles in both directions of the adjacent streets.

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Albrae Industrial Project – The Globe Planned District Addendum Page 77 The project driveways would provide access to the surface parki ng spaces provided throughout the site.

All  parking  spaces  would  be  perpendicular  spaces  along  two‐way  drive  aisles.  The  drive  aisles  that accommodate  only  passenger  vehicles  would  be  generally  26  feet wide,  which  is  adequate  space  for two‐way  circulation  and  would  a ccommodate  passenger  vehicles  ma neuvering  into  and  out  of  the parking spaces. The drive aisles  that would also accommodate  tr ucks would be generally 40 feet wide which would provide adequate space for truck circulation as wel l as passenger vehicle access. Based on a review of the site plan, the project parking lot would provid e adequate sight distance throughout the site.

A s  d i s c u s s e d  a b o v e ,  t h e  p r o j e c t  w o u l d  n o t  r e s u l t  i n  a  t r a f f i c  hazard  and  would  not  have  a  significant impact in this regard.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  t r a f f i c hazards  not  previously  identified  in  the  EIR  or  addressed  throu gh  uniformly  applied  development policies or standards and no further environmental review is necessary for this topic.

Emergency Access
d)   Would the project result in inadequate emergency access? Same  Conclusion  (conclusion  remains  NI) :  The  current  project  would  not  change  the  no  impact conclusion  because  the  requirement  to  provide  adequate  emergenc y  access  has  not  substantially changed since The Globe Planned District.

T h e  p r o p o s e d  p r o j e c t  w o u l d  n o t  r e r o u t e  o r  c h a n g e  a n y  o f  t h e  c i ty  streets  in  its  vicinity  that  would impact  emergency  vehicle  access  to  nearby  properties.  As  discussed  under  subsection  c)  above,  the project  would  provide  access  suitable  for  truck  traffic,  which would  also  include  emergency  vehicles.

Consistent with the conclusions of the Prior EIR, the project would have no impact with regard to For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o emergency  access  not  previously  identified  in  the  EIR  or  addres sed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

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P. Utilities and Service Systems and Energy

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of
Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a.   New or Expanded
Facilities
LTS  ☒  ☐  ‐‐  LTS
b. Water Supplies  NI  ☒  ☐  ‐‐  NI
c.  Wastewater
Capacity
NI  ☒  ☐  ‐‐  NI
d‐e. Solid Waste   NI  ☒  ☐  ‐‐  NI
f. Energy 1 ‐ ‐ 1   ☒  ☐  ‐‐  LTS
1 Note that Energy was not formally assessed in the Prior EIR. As shown in this table, the project impact under this topic would not be significant and is equal to or less severe than what would have been identified under the Prior EIR.

Discussion
Utilities and Service Systems Setting Changes from The Globe Pl anned District Area‐wide  development  has  continued  throughout  the  vicinity  and   utilities  plans,  services,  and development fees are regularly assessed and updated.

California Assembly Bill (AB) 341 now requires businesses that  generate 4 or more cubic yards of waste per week to recycle. AB 1826 requires all businesses to subscribe to organics recycling service.

New or Expanded Facilities
a)   Would the project require or result in the relocation or co nstruction of new or expanded water, or wastewater treatment or storm water drainage, electric power, n atural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Same  Conclusion  (conclusion  remains  LTS):  The  current  project  would  not  change  the  no  significant impact conclusion related to new or expanded facilities as the need for new or expanded facilities has not substantially changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have a significant impact related to utilities  and  service  systems  noting,  “All  applicable  utilities  and  services  required  for  this  project  have been,  or  will  be  made  available.  Appropriate  review  of  the  util ity  systems  for  the  project  will  be conducted during the Development Organization (Building Permit)  review to ensure adequate capacity and  facilities.  The  project  will  integrate  the  goals  of  the  Alameda  County  Urban  Runoff  Clean  Water Program. Implementation of these measures will reduce any potential impact to insignificant levels.” The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses  with  similar  types  of  uses  and  related  employment  and  use of  services  and  would  comply  with applicable  requirements.  Therefore,  the  conclusion  of  no  significant  impacts  with  regard  to  new  or expanded services from the Prior EIR would remain the same with the current project.

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Albrae Industrial Project – The Globe Planned District Addendum Page 79 For  the  above  reasons,  the  proposed  project  would  not  result  in si g n i f i c ant  i mp ac t s r e l at ed t o n e w  or expanded  facilities  not  previously  identified  in  the  EIR  or  add ressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Water Supplies
b)   Would  the  project  have  sufficient  water  supplies  available  t o  s e r v e  t h e  p r o j e c t  a n d  r e a s o n a b l y foreseeable future development during normal, dry and multiple dry years? Same  Conclusion  (conclusion  remains  NI):  The  current  project  would  not  change  the  no  significant impact  conclusions  as  the  potential  for  demand  to  exceed  the  water  availability  has  not  substantially changed since The Globe Planned District.

A s  n o t e d  i n  t h e  P r i o r  E I R ,  t h e  s i z e  o f  t h e  p r o j e c t  d o e s  n o t  t r igger  a  need  for  a  project‐specific  Water Supply  Assessment  and  the  project  would  be  required  to  conform  to  all  current  utility‐related regulations including those related to water efficiency.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  w a t e r supplies  not  previously  identified  in  the  EIR  or  addressed  thro ugh  uniformly  applied  development policies or standards and no further environmental review is necessary for this topic.

Wastewater Capacity
c)   Would the project result in a determination by the wastewat er treatment provider which serves or may  serve  the  project  that  it  has  adequate  capacity  to  serve  the  project’s  projected  demand  in addition to the provider’s existing commitments?
Same  Conclusion  (conclusion  remains  NI):  The  current  project  would  not  change  the  no  significant impact conclusions as the potential to exceed wastewater capaci ty has not substantially changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have a significant impact related to utilities  and  service  systems  noting,  “All  applicable  utilities  and  services  required  for  this  project  have been,  or  will  be  made  available.  Appropriate  review  of  the  util ity  systems  for  the  project  will  be conducted during the Development Organization (Building Permit)  review to ensure adequate capacity and  facilities.  The  project  will  integrate  the  goals  of  the  Alameda  County  Urban  Runoff  Clean  Water Program. Implementation of these measures will reduce any potential impact to insignificant levels.” The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses  with  similar  types  of  uses  and  related  employment  and  use of  services  and  would  comply  with applicable requirements. Therefore, the conclusion of no signif icant impacts with regard to wastewater capacity from the Prior EIR would remain the same with the current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o wastewater  capacity  not  previously  identified  in  the  EIR  or  add ressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Solid Waste Generation
d)   Would  the  project  generate  solid  waste  in  excess  of  State  or  local  standards,  or  in  excess  of  the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?

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Same  Conclusion  (conclusion  remains  NI):  The  current  project  would  not  change  the  no  significant impact conclusions as the potential to generate excessive solid waste has not substantially changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have a significant impact related to utilities  and  service  systems  noting,  “All  applicable  utilities  and  services  required  for  this  project  have been  or  will  be  made  available.  Appropriate  review  of  the  utili ty  systems  for  the  project  will  be conducted during the Development Organization (Building Permit)  review to ensure adequate capacity and  facilities.  The  project  will  integrate  the  goals  of  the  Alameda  County  Urban  Runoff  Clean  Water Program. Implementation of these measures will reduce any potential impact to insignificant levels.” The  project  would  be  required  to  conform  to  all  current  utility ‐related  regulations  including  those related to solid waste reduction.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  s o l i d waste  generation  not  previously  identified  in  the  EIR  or  addres sed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Solid Waste Regulations
e)   Would  the  project  comply  with  federal,  state,  and  local  management  and  reduction  statutes  and regulations related to solid waste?
Same  Conclusion  (conclusion  remains  NI):  The  current  project  would  not  change  the  no  significant impact conclusions as the potential to conflict with solid wast e regulations has not substantially changed since The Globe Planned District.

The Prior EIR concluded that The Globe Planned District would n ot have a significant impact related to utilities  and  service  systems  noting,  “All  applicable  utilities  and  services  required  for  this  project  have been,  or  will  be  made  available.  Appropriate  review  of  the  util ity  systems  for  the  project  will  be conducted during the Development Organization (Building Permit)  review to ensure adequate capacity and  facilities.  The  project  will  integrate  the  goals  of  the  Alameda  County  Urban  Runoff  Clean  Water Program. Implementation of these measures will reduce any potential impact to insignificant levels.” The size of the project does not trigger a need for a project‐s pecific Water Supply Assessment and the project would be required to conform to all current utility‐rel ated regulations including those related to water and energy efficiency, and solid waste reduction.

The proposed project would redevelop a site historically utiliz ed for industrial / warehouse / and office uses  with  similar  types  of  uses  and  related  employment  and  use of  services  and  would  comply  with applicable requirements. Therefore, the conclusion of no signif icant impacts with regard to solid waste regulations from the Prior EIR would remain the same with the current project.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  s o l i d waste  regulations  not  previously  identified  in  the  EIR  or  addre ssed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

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Albrae Industrial Project – The Globe Planned District Addendum Page 81 Energy
f)  Would the project result in potentially significant environm ental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project  construction or operation? Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Same Conclusion (conclusion remains LTS) : The Prior EIR did not explicitly address energy (assumed LTS) but  both  The  Globe  Planned  District  and  the  current  project  wou ld  comply  with  applicable  energy efficiency regulations.

The  project  would  be  considered  to  have  a  significant  impact  related  to  energy  use  if  it  would  violate applicable federal, state and lo cal statutes and regulations re lating to energy standards and/or if energy consumption  increases  resulting  from  the  project  would  trigger the  need  or  expanded  off‐site  energy facilities.

The  current  project  would  be  required  by  the  City  to  comply  wit h  all  standards  of  Title  24  of  the California  Code  of  Regulations  and  the  new  California  Green  Building  Standards  Code  (CALGREEN),  as applicable,  aimed  at  the  incorporation  of  energy‐conserving  des ign  and  construction.  PG&E i n f r a s t r u c t u r e  e x i s t s  o n  t h e  c u r r e n t  p r o j e c t  s i t e ,  a n d  a n y  o n ‐ site  and  immediately  adjacent improvements  and  extensions  required  to  accommodate  the  redevelopment  would  be  determined  in consultation with PG&E prior to  installation. The project is co nsistent with the types of uses that were historically located at the site and are located in the vicinity and by itself would not result in the need for new or expanded off‐site facilities. Therefore, although the pr oject could incrementally increase energy consumption,  it  would  conform  to ap p l i c ab l e  r e q ui r e m e nt s t o av oid  wasteful  or  inefficient  energy  use and would not result in a significant impact related to the energy use.

For  the  above  reasons,  the  proposed  project  would  not  result  in s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o  e n e r g y not  previously  identified  in  the  EIR  or  addressed  through  uniformly  applied  development  policies  or standards and no further environmental review is necessary for this topic.

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Q. Mandatory Findings of Significance

Impacts
Related To:

Prior EIR
Findings with
Implementation
of MM (If
Required)

PROJECT
Relationship to Prior
EIR Findings
Applicable SDRs or MMs
Project Level
of Significance
Equal or
Less
Severity
Substantial
Increase in
Severity
a. Environmental
Quality
LTS w/MM  ☒  ☐  SDRs FMC 18.218.050(b)(2), ‐(b)(3), ‐
(d)(1), ‐(d)(2)
NI
b. Cumulative
Impacts
SU w/MM  ☒ ☐ SDRs FMC 18.218.050(a),‐(b)(2), ‐
(b)(3), ‐(c), ‐(d)(1), ‐(d)(2), ‐(e), ‐(f), ‐
(g)
MMs 3.1.2, 3.2.2
SU w/MM
c. Adverse Effects on
Human Beings
LTS w/MM  ☒  ☐  SDRs FMC 18.218.050(a), ‐(c), ‐(e), ‐
(f), ‐(g)
MMs 3.1.2, 3.2.2, 3.2.3
LTS w/MM
Environmental Quality
a )     D o e s  t h e  p r o j e c t  h a v e  t h e  p o t e n t i a l  t o  s u b s t a n t i a l l y  d e g r a de  the  quality  of  the  environment, substantially  reduce  the  habitat  of  a  fish  or  wildlife  species,  cause  a  fish  or  wildlife  population  to drop below self‐sustaining levels, threaten to eliminate a plan t or animal community, substantially reduce  the  number  or  restrict  the  range  of  a  rare  or  endangered  plant  or  animal  or  eliminate important examples of the major periods of California history or prehistory? Same  Conclusion  (conclusion  remains  NI):  The  current  project  would  not  change  the  no  significant impact  conclusions  as  the  potential  for  impacts  related  to  environmental  quality  has  not  substantially changed since The Globe Planned District.

With the implementation of the City’s Standard Development Requ irements to protect nesting birds and roosting bats during construction and to address the potential  discovery of currently unknown cultural, tribal cultural, or paleontological resources at the site, the  project would not degrade the quality of the environment,  substantially  reduce  the  habitat  of  a  fish  or  wild life  species,  cause  a  fish  or  wildlife population to drop below self‐sus taining levels, or threaten to  eliminate a plant or animal community.

The project would not impact r are or endangered wildlife specie s, or eliminate important examples of the major periods of California history or prehistory.

For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o environmental  quality  not  previously  identified  in  the  EIR  or  a ddressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Cumulative Impacts
b)  Does  the  project  have  impacts  that  are  individually  limited,   but  cumulatively  considerable? (“Cumulatively considerable” means that the incremental effects  of a project are considerable when viewed in connection with the effects of past projects, the eff ects of other current projects, and the effects of probable future projects)?

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Albrae Industrial Project – The Globe Planned District Addendum Page 83 Same Conclusion (conclusion remains SU w/ MM) : The current project would not change the SU impact with  respect  to  operational  emissions  and  the  significant  and  unavoidable  with  mitigation  conclusion related to operational‐period criteria pollutant emissions, which is a cumulative impact.

The impact with respect to operational emissions would remain s ignificant and unavoidable even with the  implementation  of  mitigation.  Other  significant  impacts  requiring  mitigation  would  occur  in  the topics of Air Quality and Hazardous Materials. As noted through out this analysis, the project would have the same or reduced impacts from the Prior EIR.

For  the  above  reasons,  the  proposed  project  would  not  result  in  s i g n i f i c a n t  i m p a c t s  r e l a t e d  t o c u m u l a t i v e  i m p a c t s  n o t  p r e v i o u s l y  i d e n t i f i e d  i n  t h e  E I R  o r  a d d ressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

Adverse Effects on Human Beings
c)   Does the project have environmental effects which will caus e substantial adverse effects on human beings, either directly or indirectly?
Same  Conclusion  (conclusion  remains  LTS  w/MM) :  The  current  project  would  not  change  the  no significant impact conclusions as the potential for adverse eff ects on human beings has not substantially changed since The Globe Planned District.

The project would not result in substantial adverse effects on human beings, either directly or indirectly.

The City’s Standard Development Requirements would minimize the  potential for safety impacts related to  construction‐period  emissions,  site  and  soil  hazards,  distur bance  of  site  contaminants,  and construction‐period noise.

Impacts and mitigation from the Prior EIR would remain applicab le related to reduction of vehicle trips and related emissions, hazardous building materials, and respon se in the event of release of hazardous substances.  As  noted  throughout  this  analysis,  the  project  would  h a v e  t h e  s a m e  o r  r e d u c e d  i m p a c t s from the Prior EIR.

For the above reasons, the proposed project would not result in  significant impacts related to adverse e f f e c t s  o n  h u m a n  b e i n g s  n o t  p r e v i o u s l y  i d e n t i f i e d  i n  t h e  E I R  o r  addressed  through  uniformly  applied development policies or standards and no further environmental review is necessary for this topic.

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DOCUMENT PREPARERS
Lamphier ‐Gregory, Inc.
(Primary Report Preparers)
Rebecca Auld, Vice President
4100 Redwood Road, STE 20A ‐ #601
Oakland, CA 94619
510‐535‐6690

City of Fremont
This  document  was  prepared  in  consultation  with  City  of  Fremont  staff,  including  Mark  Hungerford, Associate Planner.

SOURCES

1.   City of Fremont, Globe Planned District Environmental Revie w (SCH No. 2005042146), including an Initial Study (2005), Draft EIR (2005), Final EIR (2006) and Supplemental EIR (2006). Available at https://www.fremont.gov/430/Environmental‐Review under the “Fremont Albrae Industrial” project.

2.   City of Fremont, Fremont Gen eral Plan Update EIR, December 13, 2011. Available at https://fremont.gov/398/General‐Plan.

3.   City of Fremont, Fremont Muni cipal Code, Title 18 Planning and Zoning, Ch. 18.218 Standard Development Requirements to Address Resource Protection. Available at https://www.codepublishing.com/CA/Fremont/#!/Fremont18/Fremont18218.html.

5.   CalTrans, State Scenic H ighway website, available at: https://dot.ca.gov/programs/design/lap‐ landscape‐architecture‐and‐community‐livability/lap‐liv‐i‐scenic‐highways.

6.   California Department of  Conservation, 2018. Williamson Act Status Report. Available at . https://www.conservation.ca.gov/dlrp/wa/Pages/stats_reports.aspx.

7.   Bay Area Air Quality Manage ment District, May 2017, California Environmental Quality Act Air Quality Guidelines.

8.   Bay Area Air Quality Manage ment District, June 2, 2010, News Release http://www.baaqmd.gov/~/media/Files/Communications%20and%20Outreach/Publications/New s%20Releases/2010/ceqa_100602.ashx

9.   Illingworth & Rodkin, Novembe r 9, 2020, Air Quality and Greenhouse Gas Emissions Analysis.

10.   Johnson Marigot Consulting,  LLC, June 15, 2021, Site Visit Summary – 40714 Albrae Street, Fremont, CA.

11.   Johnson Marigot Consulting,  LLC, July 7, 2021, personal correspondence email.

12.   HortScience/Bartlett Consul ting, September 2020, Tree Inventory Report.

13.   Terracon, August 26, 2020, Re port of Expected Geotechnical Conditions.

14.   Farallon Consulting, Novembe r 23, 2020, Phase I Environmental Site Assessment Report.

15.   Farallon Consulting, September 17, 2021, Updated Risk Mana gement Plan.

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Albrae Industrial Project – The Globe Planned District Addendum Page 85

16.   CalFire, Very High Fire Hazard Severity Zone map, availabl e at:
https://osfm.fire.ca.gov/divisions/wildfire‐planning‐engineering/wildland‐hazards‐building‐ codes/fire‐hazard‐severity‐zones‐maps/

17.   Federal Emergency Management Agency (FEMA), effective 8/3/ 2009, Flood Insurance Rate Map (FIRM), Map Number 06001C0463G, available at https://www.fema.gov/flood‐maps.

18.   California Geological Survey, et al., Tsunami Inundation M aps for Emergency Planning

19.   U.S. Geological Survey, Mineral Resources Data System: U.S . Geological Survey, Reston, Virginia.

Available at: http://tin.er.usgs.gov/mrds/.

20.   City of Fremont, 2011. City  of Fremont General Plan. Land Use Element. Adopted December 2011.

Available: https://fremont.gov/generalplan.

22.   Fehr & Peers, January 3, 2022,  Transportation Impact Analysis.

23.   Fehr & Peers, April 2021, Trans portation Demand Management Plan.

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STANDARD DEVELOPMENT REQUIREMENTS AND

MITIGATION MONITORING AND REPORTING PROGRAM

ATTACHMENT A
to the
Albrae Industrial Project

1st Addendum
to The Globe Planned District
EIR and Supplemental EIR

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Attachment: Exhibit A - EIR Addendum and Mitigation Monitoring and Reporting Program (4538 : ALBRAE INDUSTRIAL GPA & REZONING - Albrae Industrial Project – The Globe Planned District Addendum SDRMMRP  Page A‐1 STANDARD DEVELOPMENT REQUIREMENTS AND MITIGATION
MONITORING AND REPORTING PROGRAM
This Standard Development Requirements and Mitigation Monitoring and Reporting Program (SDR / MMRP is in compliance with Section 15097 of the CEQA Guidelines, which requires that the Lead Agency “adopt a program for monitoring or reporting on the revisions which it has required in the project and the measures it has imposed to mitigate or avoid significant environmental effects.” The SDR / MMRP lists applicable mitigation measures (“MM”) from the Prior EIR (The Globe) and identifies mitigation monitoring requirements, as well as applicable City Standard Development Requirements (“SDR”).

The first column identifies the SDR and MM.

The second column identifies the monitoring schedule or timing applicable to the project.

The third column names the party responsible for monitoring the required action for the project.

The City of Fremont will oversee monitoring and documenting the implementation of mitigation measures. The project applicant or its construction contractors is responsible for fully understanding and effectively implementing all of the mitigation measures contained within this SDR / MMRP.

Standard Development Requirements/Mitigation Measures
Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
FMC 18.218.050(a) Construction Related Emissions. The following construction measures, as periodically amended by BAAQMD, are required for all proposed development projects to reduce construction‐related fugitive dust and exhaust emissions:
(A)    All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times daily.
(B)    All haul trucks transporting soil, sand, or other loose material off site shall be covered.
(C)    All visible mud or dirt track‐out onto adjacent public roads shall be removed using wet power vacuum street
sweepers at least once per day. The use of dry power
sweeping is prohibited.
(D)    All vehicle speeds on unpaved roads shall be limited to 15 miles per hour.
(E)    All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
(F)    Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum
idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations (CCR)). Clear signage shall be provided for construction workers at all access points.

During
construction
Project Sponsor  City of Fremont
Building Division

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Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
(G)    All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s
specifications. All equipment shall be checked by a
certified mechanic and determined to be running in proper condition prior to operation.
(H)    A publicly visible sign shall be posted with the telephone number and person to contact regarding dust complaints.

This person shall respond and take corrective action within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.

FMC 18.218.050(b)(2): Nesting Birds. New development projects with the potential to impact nesting birds through tree or shrub removal shall implement the following measures prior to removal of any trees/shrubs, grading, or ground disturbing activities:
(A)    Avoidance. Proposed projects shall avoid construction activities during the bird nesting season (February 1st through August 31st).
(B)    Preconstruction Surveys. If construction activities are scheduled during the nesting season, a qualified biologist shall conduct a preconstruction survey to identify any
potential nesting activity. The biologist shall determine the number and time frame (prior to construction) of surveys to be conducted.
(C)    Protective Buffer Zone(s). If the survey indicates the presence of nesting birds, protective buffer zones shall be established around the nests. The size of the buffer zone shall be recommended by the biologist in consultation
with the CDFW depending on the species of nesting bird
and level of potential disturbance.
(D)    Initiation of Construction Activities. The buffer zones shall remain in place until the young have fledged and are
foraging independently. A qualified biologist shall monitor the nests closely until it is determined the nests are no longer active, at which time construction activities may commence within the buffer area.

Prior to
approval of
construction‐
related
permit

Project Sponsor  City of Fremont
Building Division

FMC 18.218.050(b)(3): Roosting Bats. New development with potential to impact special‐status or roosting bat species through demolition of existing structures or removal of trees on site shall conduct the following measures prior to demolition:
(A)    Preconstruction Surveys. A qualified biologist shall conduct a preconstruction survey during seasonal periods of bat activity (mid‐February through mid‐October) to determine suitability of structure(s) or trees as bat roost habitat. (B)    Protective Buffer Zone(s). If active bat roosts are found on site, a suitable buffer from construction shall be
established per the biologist. The biologist shall determine the species of bats present and the type of roost.
(C)    Mitigation and Exclusion. If the bats are identified as common species, and the roost is not being used as a
maternity roost or hibernation site, the bats may be
Prior to
approval of
construction‐
related
permit

Project Sponsor  City of Fremont
Building Division

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Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
evicted using methods developed by a qualified biologist.

If special‐status bat species are found present, or if the roost is determined to be a maternity roost or hibernation site for any species, then the qualified biologist shall develop a bat mitigation and exclusion plan to compensate for lost roost. The site shall not be disturbed until CDFW approves the mitigation plan.

FMC 18.218.050(c): Construction Management Plan. Prior to the issuance of the first construction‐related permit for a new development project, the project applicant and his/her general contractor shall submit a construction management plan (CMP) for review and approval by the planning and building divisions and other relevant city departments, such as the fire department and the public works department, as directed. The CMP shall contain measures to minimize potential construction impacts including measures to comply with all construction‐related conditions of approval (and mitigation measures if applicable) such as dust control, construction emissions, hazardous materials, construction days/hours, construction traffic control, waste reduction and recycling, erosion and sedimentation control, storm water pollution prevention, noise control, complaint management, and cultural and tribal cultural resource management as applicable. The CMP shall provide project‐ specific information including descriptive procedures, approval documentation, and drawings (such as a site logistics plan, fire safety plan, construction phasing plan, proposed truck routes, traffic control plan, complaint management plan, construction worker parking plan, and litter/debris clean‐up plan) that specify how potential construction impacts will be minimized and how each construction‐ related requirement will be satisfied throughout construction of the project.

Prior to
approval of
construction‐
related
permit

Project Sponsor  City of Fremont
Building Division

FMC 18.218.050(d)(1): Notification, Affiliated California Native American Tribes. Within 14 days of determining that an application for a project is complete or a decision by the city is made to undertake a project, the city shall provide formal notification to the designated contact or a tribal representative of traditionally and culturally affiliated California Native American tribes that have requested to receive such notice from the city. The written notification shall include a brief description of the proposed project and its location, project contact information, and a notification that the California Native American tribe has 30 days to request consultation pursuant to Cal.

Pub. Res. Code § 64352.4.

During
environmenta
l review
City  COMPLETED
FMC 18.218.050(d)(2): Accidental Discovery of Cultural Resources.

The following requirements shall be met to address the potential for accidental discovery of cultural resources during ground disturbing excavation:
(A)    The project proponent shall include a note on any plans that require ground disturbing excavation that there is a potential for exposing buried cultural resources.
(B)    The project proponent shall retain a professional archaeologist to provide a preconstruction briefing to
supervisory personnel of any excavation contractor to alert During
construction
Project Sponsor  City of Fremont
Building Division

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Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
them to the possibility of exposing buried cultural
resources, including significant prehistoric archaeological resources. The briefing shall discuss any cultural resources, including archaeological objects, that could be exposed, the need to stop excavation at the discovery, and the
procedures to follow regarding discovery protection and notification of the project proponent and archaeological team.
(C)    In the event that any human remains or historical, archaeological or paleontological resources are discovered during ground disturbing excavation, the provisions of
CEQA Guidelines Sections 15064.5(e) and (f), and of
subsection (c)(2)(D) of this section, requiring cessation of work, notification, and immediate evaluation shall be
followed.
(D)    If resources are discovered during ground disturbing activities that may be classified as historical, unique archaeological, or tribal cultural resources, ground
disturbing activities shall cease immediately, and the
planning manager shall be notified. The resources will be evaluated by a qualified archaeologist and, in the planning manager’s discretion, a tribal cultural monitor. If the resources are determined to be historical, unique
archaeological, or tribal cultural resources, then a plan for avoiding the resources shall be prepared. If avoidance is infeasible, then all significant cultural materials recovered shall be, as necessary and at the discretion of the
consulting archaeologist, subject to scientific analysis, professional museum curation, and documentation
according to current professional standards. Any plan for avoidance or mitigation shall be subject to the approval of the planning manager.
(E)    As used herein, “historical resource” means a historical resource as defined by CEQA Guidelines Section
15064.5(a); “unique archaeological resource” means
unique archaeological resource as defined by Cal. Pub. Res.

Code § 21083.2(g); and “tribal cultural resource” means tribal cultural resource as defined by Cal. Pub. Res. Code § 21074. Collectively, these terms describe “significant
cultural materials.”
FMC 18.218.050(e): Geology and Soils. New development projects with the potential to expose people or structures to substantial adverse effects, including the risk of loss, injury, or death due to seismic activity and potential seismic‐related ground shaking including liquefaction, if so determined by a site‐specific geotechnical study prepared to the satisfaction of the city engineer or his/her designee, shall implement the following measures prior to or during project construction, as applicable.
(A)    The project geotechnical consultant shall review all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site drainage improvements, and design parameters for foundations,
Prior to
approval of
construction‐
related
permit
Project Sponsor  City of Fremont
Building Division

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Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
and retaining walls). The consultant shall verify that their recommendations, including those regarding the need for further evaluation for potential liquefaction and the
presence and lateral extent of any undocumented fill as well as laboratory testing for corrosive soil, have been properly conducted and any necessary design measures
are incorporated into the construction plans. The results of the plan review shall be summarized by the geotechnical consultant in a letter and submitted to the city engineer prior to issuance of building permits for the project.
(B)    The project geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of project construction. The inspections shall include, but not
necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and
excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as‐built conditions of the project shall be summarized by the project geotechnical consultant in a letter and submitted to the city building official/city engineer for review prior to final (as‐built) project
approval.

To further address and reduce impacts related to potential seismic activity and liquefaction, all grading, foundations, and structures for the proposed project would be required to be engineered and designed in conformance with applicable geotechnical and soil stability standards as required by the California Building Code (CBC), as adopted by the city.

FMC 18.218.050(f): Hazardous Materials. New development projects with the potential to create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment, if so determined by a site‐specific environmental site assessment prepared to the satisfaction of the fire marshal or planning manager, shall implement the following measures prior to or during project construction, as applicable:
(A)    A soil management plan (SMP) shall be developed to provide guidelines for the appropriate handling and
management of soil with known contaminants or
recognized environmental condition (REC) concentrations above the applicable screening levels recommended in the California Department of Toxic Substances Control (DTSC) Office of Human and Ecological Risk (HERO) guidance
document Human Health Risk Assessment or similar
document provided by DTSC.

Prior to issuance of building and/or grading permits for site development, remediation work to remove known contaminants or RECs at the subject property shall be implemented to the satisfaction of the Alameda County Water District (ACWD), city of Fremont fire department, California Department of Toxic Substance Control (DTSC), or other appropriate agency having jurisdiction, depending on the location (e.g., depth) and the type of REC found and the jurisdictional During
construction
Project Sponsor  City of Fremont
Building Division

5.A.a
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Attachment: Exhibit A - EIR Addendum and Mitigation Monitoring and Reporting Program (4538 : ALBRAE INDUSTRIAL GPA & REZONING - Albrae Industrial Project – The Globe Planned District Addendum SDRMMRP  Page A‐6 Standard Development Requirements/Mitigation Measures
Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
purview of the agencies. Completion of the remediation work and procurement of an appropriate closure document or written statement that the remediation work has been satisfactorily completed and without further conditions or obligations shall be submitted to the satisfaction of the city of Fremont community development department. Compliance with this mitigation may require the applicant or their agent to complete a preliminary endangerment report, voluntary cleanup agreement or other documentation as determined by the appropriate agency and receive concurrence that the site’s RECs have been resolved.

FMC 18.218.050(g): Noise.  To reduce the potential for noise impacts during construction, the following requirements shall be implemented:
(A)    Construction equipment shall be well‐maintained and used judiciously to be as quiet as practical.
(B)    Construction, excavating, grading, and filling activities (including the loading and unloading of materials, truck movements, and warming of equipment motors) shall be
limited as provided in Section 18.160.010.
(C)    All internal combustion engine‐driven equipment shall be equipped with mufflers, which are in good condition and appropriate for the equipment.
(D)    The contractor shall utilize “quiet” models of air compressors and other stationary noise sources where
technology exists.
(E)    Loading, staging areas, stationary noise generating equipment, etc., shall be located as far as feasible from sensitive receptors.
(F)    The contractor shall comply with Air Resource Board idling prohibitions of unnecessary idling of internal combustion engines.
(G)    Signs shall be posted at the construction site that include permitted construction days and hours, a day and evening contact number for the job site, and a contact number for the project sponsor in the event of noise complaints. The applicant shall designate an on‐site complaint and
enforcement manager to track and respond to noise
complaints.
(H)    Temporary noise barriers, such as solid plywood fences, shall be installed around construction sites adjacent to operational businesses, residences or noise‐sensitive land uses, unless an existing wall or other barrier provides equivalent noise attenuation. (Ord. 27‐2016 § 37, 12‐6‐16; Ord. 23‐2018 § 41, 10‐2‐18; Ord. 05‐2021 § 52, 4‐20‐21.) During
construction
Project Sponsor  City of Fremont
Building Division
MITIGATION MEASURE 3.1.2: Reduce Vehicle Trips. The following are feasible mitigation measures identified by the BAAQMD for commercial development:
• Provide transit facilities, e.g., bus bulbs/turnouts, benches, shelters, etc.
• Provide bicycle land and/or paths, connected to community‐wide Preliminary
approval prior
to
construction
permits
Project Sponsor  City of Fremont
Planning Division

5.A.a
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Attachment: Exhibit A - EIR Addendum and Mitigation Monitoring and Reporting Program (4538 : ALBRAE INDUSTRIAL GPA & REZONING - Albrae Industrial Project – The Globe Planned District Addendum SDRMMRP  Page A‐7 Standard Development Requirements/Mitigation Measures
Mitigation Implementation/Monitoring
When
Required  Implementation   Monitoring/
Inspection
network.
• Provide sidewalks and/or paths, connected to adjacent land uses, transit stops, and/or community‐wide network.
• Provide secure and conveniently located bicycle storage. • Provide preferential parking for electric or alternatively‐fueled vehicles.
• Implement feasible TDM measures including a ride‐matching program, coordination with regional ridesharing organizations and provision of transit information.

MITIGATION MEASURE 3.2.2: Preparation and Implementation of an Emergency Action Plan. As a condition of Project Approval, the Project Applicant shall be required to develop and implement an Emergency Action Plan to be activated at the Project site in the event of an accidental release of hazardous substances at any facility near the Project site. Such a plan may identify measures to be taken to enable those at the Project site to “shelter in place” as necessary, and shall be approved by the Fremont Fire Department prior to the issuance of any Certificate of Occupancy at the Project site.

Prior to
issuance of
Certificate of
Occupancy for
any given
building
Project Sponsor  Fremont Fire
Department
MITIGATION MEASURE 3.2.3: Survey and Properly Handle Materials from Structures that May Contain Asbestos or Lead‐Based Paint.

Prior to demolition or renovation of structures built before 1978, a survey for the presence of asbestos‐containing materials (ACM) shall be conducted by Asbestos Hazard Emergency Response Act (AHERA)‐ certified personnel, trained according to state and federal regulations.

Structures shall also be surveyed for the presence of lead‐based paint.

If the results of the survey detect the presence of lead‐based paint, construction shall be performed in accordance with the Lead in Construction Standard (8 Cal. Code of regulations Section 5132.1).

ACM will be removed in accordance with the requirements of Cal OSHA (8 Cal. Code of regulations 5129) and the Bay Area Air Quality Management District (BAAQMD).

During
construction
Project Sponsor  City of Fremont
Building Division

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Attachment: Exhibit A - EIR Addendum and Mitigation Monitoring and Reporting Program (4538 : ALBRAE INDUSTRIAL GPA & REZONING - General Plan Amendment Exhibit “ ”
Incorporated as Attachment No. __________
And Made Part of Resolution No. __________
On the ______ day of __________, 20____.

Change From:

To:

GENERAL PLAN LAND USE DIAGRAM Amendment
Project Name:

Industrial Tech

AFFECTS LAND USE MAP(S) IN THE BAYSIDE INDUSTRIAL COMMUNITY PLAN AREA Commercial Regional
B
Albrae Industrial GPA and Rezoning
PLN2021-00160
PLN2021-00160
Albrae Industrial GP A and Rezoning
40517 Albrae St
22 MH
1 [pc on 2022-0210] 66-372

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Attachment: Exhibit B - General Plan Amendment (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) Incorporated as Attachment No. __________
And Made Part of Ordinance No. __________
On the ______ day of __________, 20____.

Change From:

To:

ZONING MAP Amendment
Project Name:

P-2021-160

AFFECTS LAND USE MAP(S) IN THE BAYSIDE INDUSTRIAL COMMUNITY PLAN AREA P-2006-10
Albrae Industrial GPA and Rezoning
PLN2021-00160
Planned District Exhibit “C”
22 1
MH
PLN2021-00160
Albrae Industrial GP A and Rezoning
40517 Albrae St

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Attachment: Exhibit C - Rezoning (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

VICINITY MAP
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OFFICIAL USE ONLY

PROJECT DATA

SITE PLAN GENERAL NOTES

ENCYCLOPEDIANIMITZ FWYCIRSTEVENSON BLVDALBRAE ST

STEVART AVE

MOWRY SCHOOL RD

SITEMASTER SITE PLAN
0-DAB-A1.1

SITE PLAN GENERAL NOTES

PROJECT INFORMATION

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

VICINITY MAP
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OFFICIAL USE ONLY

SITE PLAN KEYNOTESPROJECT DATASITE PLAN GENERAL NOTESSITE PLAN GENERAL NOTES

ENCYCLOPEDIANIMITZ FWYCIRSTEVENSON BLVDALBRAE ST

STEVART AVE

MOWRY SCHOOL RD

SITEOVERALL SITE PLAN
1-DAB-A1.1

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OVERALL EXIT PLAN
1-DAB-A2.0

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OVERALL FLOOR PLAN
1-DAB-A2.1

KEYNOTES - FLOOR PLANGENERAL NOTES - FLOOR PLAN

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8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

ELEVATIONS
1-DAB-A3.1

KEYNOTES - ELEVATIONS

GLAZING LEGEND

GENERAL NOTES - ELEVATIONS

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OVERALL SITE PLAN
2-DAB-A1.1

VICINITY MAP
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OFFICIAL USE ONLY

SITE PLAN KEYNOTESPROJECT DATASITE PLAN GENERAL NOTES

SITE PLAN GENERAL NOTES

ENCYCLOPEDIANIMITZ FWYCIRSTEVENSON BLVDALBRAE ST

STEVART AVE

MOWRY SCHOOL RD
SITE

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OVERALL EXIT PLAN
2-DAB-A2.0

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OVERALL FLOOR PLAN
2-DAB-A2.1

KEYNOTES - FLOOR PLANGENERAL NOTES - FLOOR PLAN

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

ELEVATIONS
2-DAB-A3.1

KEYNOTES - ELEVATIONSGENERAL NOTES - ELEVATIONS

GLAZING LEGEND

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

OVERALL SITE PLAN
3-DAB-A1.1

VICINITY MAP
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OFFICIAL USE ONLY

SITE PLAN KEYNOTES

PROJECT DATA

SITE PLAN GENERAL NOTES

SITE PLAN GENERAL NOTES

ENCYCLOPEDIANIMITZ FWYCIRSTEVENSON BLVDALBRAE ST

STEVART AVE

MOWRY SCHOOL RD
SITE

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8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OVERALL EXIT PLAN
3-DAB-A2.0

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D12/10/2021
8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

OVERALL SITE PLAN
3-DAB-A2.1

KEYNOTES - FLOOR PLANGENERAL NOTES - FLOOR PLAN

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8801 RIVER CROSSING BLVDINDIANAPOLIS, IN 46240TEL: (925) 298-5204 ALBRAE & ENCYCLOPEDIAProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GREEN DESIGN--

FREMONT, CA
SUITE 300

ELEVATIONS
3-DAB-A3.1

KEYNOTES - ELEVATIONSGENERAL NOTES - ELEVATIONS

GLAZING LEGEND

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VICINITY MAP PROJECT DATASHEET INDEX
LEGEND
NOTES
VESTING TENTATIVE PARCEL MAP 11171

LEGAL DESCRIPTION
N
SITEtel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C0.0

VESTINGTENTATIVE MAPCOVER SHEET
40517 ALBRAE STREETFOR

PUBLIC UTILITIES

5.A.d
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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

ENCYCLOPEDIA CIRCLE

ALBRAE STREET
STEVENSON BOULEVARDPROPOSED BUILDING 3PROPOSED BUILDING 1 PROPOSED BUILDING 2
PROPOSED PARCEL AGROSS AREA = 3.7458± ACRES OR 163,166± SQ.FT.NET AREA = 3.7161±ACRES OR 161,874± SQ.FT.PROPOSED PARCEL BGROSS AREA = 10.1934± ACRES OR 444,025± SQ.FT.NET AREA = 10.1574± ACRES OR 442,456± SQ.FT.

PROPOSED PARCEL CGROSS AREA = 8.5389± ACRES OR 371,956± SQ.FT.NET AREA = 8.4832± ACRES OR 369,529± SQ.FT.

NORTH
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C1.0

VESTINGTENTATIVE MAPSITE PLAN
LEGEND

5.A.d
Packet Pg. 170
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

ENCYCLOPEDIA CIRCLE

ALBRAE STREET
STEVENSON BOULEVARDPROPOSED PARCEL AGROSS AREA = 3.7458± ACRES OR 163,166± SQ.FT.NET AREA = 3.7161±ACRES OR 161,874± SQ.FT.PROPOSED PARCEL BGROSS AREA = 10.1934± ACRES OR 444,025± SQ.FT.NET AREA = 10.1574± ACRES OR 442,456± SQ.FT.

PROPOSED PARCEL CGROSS AREA = 8.5389± ACRES OR 371,956± SQ.FT.NET AREA = 8.4832± ACRES OR 369,529± SQ.FT.

CURVE TABLELEGEND
NORTH
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C1.1

VESTINGTENTATIVE MAPLOTTING PLAN

ABANDONMENT NOTES

QUITCLAIM NOTES

5.A.d
Packet Pg. 171
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

ENCYCLOPEDIA CIRCLE

ALBRAE STREET

STEVENSON BOULEVARD
NORTH
NOTES
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C2.0

VESTINGTENTATIVE MAPEXISTINGCONDITIONS
LEGEND

5.A.d
Packet Pg. 172
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 3FF=31.20PAD=30.28
OFFICEFF=31.20PAD=30.28
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
NORTH
C3.0

PRELIMINARYGRADING &DRAINAGE PLAN

STEVENSON BLVD

ALBRAE STREET
MATCHLINE SEE SHEET C3.1
SEE SHEET C3.3
LEGEND

MATCHLINE

5.A.d
Packet Pg. 173
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 1FF=29.50PAD=28.58
OFFICEFF 29.50PAD=28.58
OFFICEFF 29.50PAD=28.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ALBRAE STREET
NORTH
MATCHLINE SEE SHEET C3.0
C3.1
PRELIMINARYGRADING &DRAINAGE PLANMATCHLINE SEE SHEET C3.2 MATCHLINE SEE SHEET C3.4MATCHLINE SEE SHEET C3.3

5.A.d
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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 1FF=29.50PAD=28.58
OFFICEFF 29.50PAD=28.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
NORTH
C3.2

PRELIMINARYGRADING &DRAINAGE PLAN
MATCHLINE SEE SHEET C3.1
MATCHLINE SEE SHEET C3.3

5.A.d
Packet Pg. 175
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 2FF=28.50PAD=27.58
OFFICEFF=28.50PAD=27.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ENCYCLOPEDIA CIRCLE
NORTH
MATCHLINE SEE SHEET C3.1
MATCHLINE SEE SHEET C3.4
C3.3

PRELIMINARYGRADING &DRAINAGE PLAN
MATCHLINESEE SHEET C3.0

5.A.d
Packet Pg. 176
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 2FF=28.50PAD=27.58
OFFICEFF=28.50PAD=27.58
OFFICEFF=28.50PAD=27.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ENCYCLOPEDIA CIRCLE
NORTH
MATCHLINE SEE SHEET C3.3
MATCHLINE SEE SHEET C3.1
C3.4

PRELIMINARYGRADING &DRAINAGE PLAN
MATCHLINE SEE SHEET C3.2

5.A.d
Packet Pg. 177
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

SECTIONA

SECTIONB
C
D
E

SECTION

SECTION

SECTION
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C3.5

PRELIMINARYCROSS SECTION

5.A.d
Packet Pg. 178
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) F
G
H
I
J

SECTION

SECTION

SECTION

SECTION

SECTION
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C3.6

PRELIMINARYCROSS SECTION

5.A.d
Packet Pg. 179
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160)

KSECTION

KSECTION

LSECTION

MSECTION

MSECTION

NSECTION
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C3.7

PRELIMINARYCROSS SECTION

MATCH LINESEE BELOW K SECTION

MATCH LINESEE ABOVE K SECTION

MATCH LINESEE BELOW M SECTION

MATCH LINESEE ABOVE M SECTION

5.A.d
Packet Pg. 180
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 3FF=31.20PAD=30.28
OFFICEFF=31.20PAD=30.28
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ALBRAE STREET
NORTH
C4.0

PRELIMINARYUTILITY PLAN

STEVENSON BLVD
MATCHLINE SEE SHEET C4.1

5.A.d
Packet Pg. 181
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 1FF=29.50PAD=28.58
OFFICEFF 29.50PAD=28.58
OFFICEFF 29.50PAD=28.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ALBRAE STREET
NORTH
MATCHLINE SEE SHEET C4.3
C4.1

PRELIMINARYUTILITY PLAN
MATCHLINE SEE SHEET C4.4
MATCHLINE SEE SHEET C4.0
MATCHLINE SEE SHEET C4.2

5.A.d
Packet Pg. 182
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 1FF=29.50PAD=28.58
OFFICEFF 29.50PAD=28.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
NORTH
MATCHLINE SEE SHEET C4.1
MATCHLINE SEE SHEET C4.4
C4.2

PRELIMINARYUTILITY PLAN

5.A.d
Packet Pg. 183
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 2FF=28.50PAD=27.58
OFFICEFF=28.50PAD=27.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ENCYCLOPEDIA CIRCLE
NORTH
MATCHLINE SEE SHEET C4.1
MATCHLINE SEE SHEET C4.4
C4.3

PRELIMINARYUTILITY PLAN

5.A.d
Packet Pg. 184
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING 2FF=28.50PAD=27.58
OFFICEFF=28.50PAD=27.58
OFFICEFF=28.50PAD=27.58
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA

ENCYCLOPEDIA CIRCLE
NORTH
MATCHLINE SEE SHEET C4.3
MATCHLINE SEE SHEET C4.2
C4.4

PRELIMINARYUTILITY PLAN

5.A.d
Packet Pg. 185
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) TCM 9
TCM 1DMA 1DMA 2TCM 2DMA 3TCM 3
DMA 4TCM 4TCM 5
DMA 5DMA 6TCM 6DMA 7TCM 7
DMA 14TCM 14
DMA 9
TCM 10DMA 10
TCM 11DMA 11
DMA 12TCM 12TCM 13DMA 13
DMA 15DMA 16DMA 17
TCM 17
DMA 18TCM 18DMA 19TCM 19DMA 20TCM 20
DMA 21
TCM 21
M-1DMA 8
DMA 24
DMA 22
DMA 23
TCM 22TCM 23
TCM 15
DMA 25TCM 25
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C5.0
NORTH
LEGEND

PRELIMINARYSTORMWATERQUALITYCONTROL PLAN

ALBRAE STREET

ENCYCLOPEDIA CIRCLE

5.A.d
Packet Pg. 186
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING #3BUILDING #1
BUILDING #2

ALBRAE STREET

ENCYCLOPEDIA CIRCLE
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C6.0
NORTH

PRELIMINARYFIRE ACCESSPLAN

5.A.d
Packet Pg. 187
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING #3BUILDING #1
BUILDING #2

ALBRAE STREET

ENCYCLOPEDIA CIRCLE
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C6.1
NORTH

PRELIMINARYTRASH TRUCKACCESS PLAN

5.A.d
Packet Pg. 188
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING #3BUILDING #1
BUILDING #2

ALBRAE STREET

ENCYCLOPEDIA CIRCLE
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C6.2
NORTH
PRELIMINARYWB67 TRUCKACCESS PLAN

ENCYCLOPEDIA CIRCLEEXITING SITE

5.A.d
Packet Pg. 189
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) BUILDING #3BUILDING #1
BUILDING #2

ALBRAE STREET

ENCYCLOPEDIA CIRCLE
OFFICEFF=31.20PAD=30.28
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc.

A20634T.M.12/13/2021
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 40517 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W-------

FREMONT, CA
C6.3
NORTH
PRELIMINARYWB50 TRUCKACCESS PLAN

ALBRAE STREET

ENCYCLOPEDIA CIRCLE

ENTERING SITE

ENTERING SITE

5.A.d
Packet Pg. 190
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) 363636363636
3636363636
36363636
36 36
363636363636363636
3636363636
36363636363636363636
36363636
36 3636
36 363636363636363636363636363636363636363636363636363636 36363636363636
3636363636
36363636
3636363636
36 36
36 36 36
36363636363636

HYDROZONE TREES

GRASSES
H X W

EVERGREEN SCREENING SHRUBS
1151249
325510382207818954
54886578306
52 258
48 66314012952003052204135879958558750318016984777379217736924933025336968643254132 HYDROZONE TREESSYM. NO, BOTANICAL NAME COMMON NAME SIZE WATER REGIME MATURE HABITH X W 3410

SHRUBSPERENNIALS
51 363636 3636
36 36 3636
36 36
36 3636
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D10/22/2020
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GRENDESIGN--

FREMONT, CA
1464 Popinjay DriveReno, NV.email: [email protected]: 775 829 1364 No. 4511SignatureRenewal DateDate

LICENSED LANDSCAPE ARCHITECT

STATE OF CALIFORNIA
BARBARA M. HATCH

ALBRAE STREET
LANDSCAPE PLAN SCALE: 1" = 30'
BLDG 1
L1.1

LANDSCAPE PLAN
MATCHLINE SEE SHEET L1.2
MATCHLINE SEE SHEET L1.3

HYDROZONE TREES

GRASSES
H X W

EVERGREEN SCREENING SHRUBS
95117334311205991240259142
153
10727212425511350933992
97151159
39837748145
HYDROZONE TREESSYM. NO, BOTANICAL NAME COMMON NAME SIZE WATER REGIME MATURE HABITH X W 29 SHRUBS

PERENNIALS
14 5.A.d
Packet Pg. 191
Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) 36 3636 36
tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D10/22/2020
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GRENDESIGN--

FREMONT, CA
1464 Popinjay DriveReno, NV.email: [email protected]: 775 829 1364 No. 4511SignatureRenewal DateDate

LICENSED LANDSCAPE ARCHITECT

STATE OF CALIFORNIA
BARBARA M. HATCH

ENCYCLOPEDIA CIRCLE
BLDG 2
L1.2

LANDSCAPE PLAN
MATCHLINE SEE SHEET L1.1
LANDSCAPE PLAN SCALE: 1" = 30'

5.A.d
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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) 363636363636
3636363636
36363636
36 36
363636363636363636
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36363636363636363636
36363636
36 3636
36 363636363636363636363636363636363636363636363636363636 36363636363636
3636363636
36363636
3636363636
36 36
36 36 36
36363636363636

HYDROZONE TREES

GRASSES
H X W

EVERGREEN SCREENING SHRUBS
1151249
325510382207818954
54886578306
52 258
48 66314012952003052204135879958558750318016984777379217736924933025336968643254132 HYDROZONE TREESSYM. NO, BOTANICAL NAME COMMON NAME SIZE WATER REGIME MATURE HABITH X W 3410

SHRUBSPERENNIALS
51 363636 3636
36 36 3636
36 36
36 tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D10/22/2020
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GRENDESIGN--

FREMONT, CA
1464 Popinjay DriveReno, NV.email: [email protected]: 775 829 1364 No. 4511SignatureRenewal DateDate

LICENSED LANDSCAPE ARCHITECT

STATE OF CALIFORNIA
BARBARA M. HATCH

ALBRAE STREET
LANDSCAPE PLAN SCALE: 1" = 30'
BLDG 3
L1.3

LANDSCAPE PLAN
MATCHLINE SEE SHEET L1.1
Bio-Swale Mix - Compact Lbs./Ac. Species / Common Name -- 48 lbs per acre 10Agrostis pallens, Thingrass 24Festuca rubra, Molate Fescue 6 Deschampsia ceaspitosa, Tufted Hairgrass 2Juncus effuses, Pacific Rush 2 Juncus bufonius, Water Rush 2Carex divulsa, Berkeley Sedge 2 Carex praegracilis, Deer Sedge

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) tel: 949 862 2113email: [email protected], ca600 grand ave, suite 302hpa, inc. 20268M.D10/22/2020
3468 MT. DIABLO BLVD, SUITE B115LAFAYETTE, CA 94549 TEL: (925) 298-5204 ALBRAE STProject:

Consultants:

Project Number:Revision:Date:Drawn by:

Title:

Sheet:

Owner:

CIVILSTRUCTURALMECHANICALPLUMBINGELECTRICALLANDSCAPESOILS ENGINEERFIRE PROTECTION

K&W---- GRENDESIGN--

FREMONT, CA
1464 Popinjay DriveReno, NV.email: [email protected]: 775 829 1364 No. 4511SignatureRenewal DateDate

LICENSED LANDSCAPE ARCHITECT

STATE OF CALIFORNIA
BARBARA M. HATCH
LANDSCAPE PLAN L1.4
PRESERVE/REMOVE *trees left blank are to be removedPRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE/REMOVE *trees left blank are to be removed

LANDSCAPE PLAN

PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE

PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE PRESERVE

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Attachment: Exhibit D - Planned District Plans (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-00160) EXHIBIT “E”
Preliminary & Precise Planned District P-2021-160
(Albrae Industrial GPA & Rezoning)
40517-40525 Albrae Street and 6000 Stevenson Boulevard
APNs: 531-240-35, 531-240-34, and 531-240-32

Provisions for Permitted Development and Uses & Additions/Alterations/Utility and Equipment Yards, and
Provisions of Zoning District Most Similar in Nature and Function to P-2021-160 (I-T District)

I. Provisions for Permitted Development and Uses & Additions/Alterations/Utility and Equipment Yards:

Permitted Development and Uses. The following development and land uses shall be permitted:

• Industrial Development: Three (3) freestanding industrial buildings . The size, design and orientation of the three industrial buildings, as well as the parking and drive aisle areas, common areas, and landscape areas provided for the project, shall generally be in accordance with Exhibit “D.”

• Industrial Uses: By-right principal uses shall only be those uses listed as permitted (“P”) in the I-T zoning district in Fremont Municipal Code (FMC) Table 18. 50.0980 of the Fremont Municipal Code (FMC), as shown below. Uses in the table listed as Accessory (“A”) may only be allowed when subordinate to or part of a principal use, and uses in the table identified as requiring a Conditional Use Permit (“C”) or Zoning Administrator Permit (“Z”) shall be subject to the permitting procedures of FMC Sections 18.230 and 18.275, respectively.

Additions, Alterations and Utility and Equipment Yards. The following restrictions shall apply to additions, alterations and utility and equipment yards:

• Additions: Unless modified by the approval of this Planned District, all development standards, including floor area ratio (FAR) increases, and design review processes shall be governed by the then current laws of the FMC applicable to the Tech Industrial zoning district.

• Alterations: Alterations to building facades shall be permitted, provided conformance with project design intent and the Citywide Design Guidelines.

• Utility and Equipment Yards : The addition of exterior utility and equipment yards shall be permitted, provided conformance with I-T zoning district, on-site parking, utility and equipment screening, and other applicable provisions of the FMC, in addition to conformance with project design intent and the Citywide Design Guidelines.

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-

II. Provisions of Zoning District Most Similar in Nature and Function to P-2021-160 (Refer to land use and development standards applicable to the I-T zoning district) (Fremont Municipal Code Chapter 18.50)
CHAPTER 18.50

INDUSTRIAL DISTRICTS
Sections:

18.50.010 Purpose and establishment of industrial districts.

18.50.020 Rezoning of industrial districts.

18.50.030 Building and site standards.

18.50.040 Performance standards.

18.50.050 Development standards and requirements applicable to all industrial districts.

18.50.060 Adjustments for industrial developments formerly within a planned district.

18.50.070 Use of hazardous materials.

18.50.090 Uses in industrial districts.

18.50.010 Purpose and establishment of industrial districts.

The industrial districts are intended to accommodate a variety of high technology, life science, manufacturing, and logistics businesses. The y house businesses that provide products and services to other businesses and local residents. The industrial districts are intended to provide locations for uses that generate employment, and may involve hazardous materials , noisy operations, heavy traffic, and odors that may present dangers or nuisances to nonindustrial uses, such as schools and residences. Industrial operations are vital to the local, regional, state and global economy, providing a wide range of employment for the region and revenues that support services for the community. Three industrial districts are established to provide for the diversity of industrial uses within the city including service industrial (I -S), tech industrial (I -T), and general industrial (I-G). The character of each of the three industrial districts is distinguished by the uses and development allowed, providing optimum locations with respect to access and service areas, achieving compatibility of uses within each district, and minimizing adverse impacts to uses in adjacent districts. The specific purpose of each industrial district is described as follows:
(a) I-S Service Industrial. The purpose of the I -S district is to provide locations f or industrial uses which are generally oriented toward serving local businesses and residents and can operate in proximity to commercial and residential uses with a minimum of adverse effects. The purpose also includes prohibiting certain Group A, B, and C hazardous materials uses, and manufacturing and/or the storage of larger sizes/quantities of hazardous materials which may have off -site impacts. The I -S district may also include those commercial and service uses which are considered to be more appropriate in an industrial area. (b) I-T Tech Industrial. The purpose of the I -T district is to p rovide areas devoted to research and development activities, “clean and green” tech, and semi -conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities. Within this district certain Group A, B, and C hazardous materials uses, and manufacturing and/or the storage of particularly large sizes/quantities

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- of hazardous materials (Section 18.190.220, High intensity hazardous materials users), are regulated to minimize potential for off -site impacts. Within this area, only certain nonsensitive assembly, business service, and nonsensitive recreational uses may be permitted due to uses that handle hazardous materials .

The I-T district is characterized by superior architectural and landscaping treatment and site planning. (c) I-G General Industrial. The purpose of the I -G district is to provide areas for general industrial, manufacturing, wholesale and other related service uses needed by the city and the region. Impacts associated with noise, odor, heavy traffic, and other hazards associated with certain hazardous materials may occur within the I -G district. Sensitive land uses are not permitted in the I -G district. (Ord. 17-2016 § 18, 9- 13-16.)

18.50.020 Rezoning of industrial districts.

Industrially zoned land shall not be rezoned to a nonindustrial zoning designation unless one or more of the following four conditions are met:
(a) The industrial property is isolated and is surrounded by incompatible uses. (b) The site is located within one -quarter mile of a BART or ACE transit station, as measured from the center of the platform.
(c) Subsequent analysis and public input is provided through a specific plan process. (d) It can be clearly demonstrated that an extraordinary benefit would be provided to the city. (Ord. 17 - 2016 § 18, 9-13-16.)

18.50.030 Building and site standards.

Each lot shall conform to the building and site standards in the industrial districts as set forth in Table

18.50.030.

Table 18.50.030
Building and Site Standards for Industrial Districts
Standard I-S I-T I-G
Lot area1, minimum 10,000 square feet 20,000 square feet Lot width1,
minimum
65 feet 70 feet
Building height1,
maximum
40 feet2 75 feet2
Setback, front yard,
minimum
25 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
15 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Table 18.50.030
Building and Site Standards for Industrial Districts
Standard I-S I-T I-G
Setback, street side
yard, minimum
25 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
15 feet; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram
Setback, interior side
yard1, minimum
None; except 50 feet when located adjacent or
directly across a street from any lot designated
for residential use on the general plan land use
diagram
None; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram, and 25 feet when adjacent to a freeway or frontage road Setback, rear yard1,
minimum
None; except 50 feet when located adjacent or
directly across a street from any lot designated
for residential use on the general plan land use
diagram
None; except 50 feet when located adjacent or directly across a street from any lot designated for residential use on the general plan land use diagram Setback,
private streets
Setbacks on private streets shall be measured from the right-of-way line of the street and not from the curbline
Floor area ratio
(FAR)1, maximum

0.352,4 0.35; except 0.45 for general
warehouse1 and
manufacturing1,2,4

0.35; except 0.45 for general
warehouse1,2,4

Table 18.50.030 notes:
1 This term is defined in Chapter 18.25.
2 Applications to increase building heights or FAR beyond the maximum shall be processed as a modification of zoning standards under Chapter 18.250. See Sections 18.190.305 and 18.190.610 for conversion of manufacturing and warehouse uses.
3 Reserved.
4 Building area that is designed and utilized exclusively for on-site employee child daycare1 shall not count towards maximum floor area ratio calculations.
(Ord. 17-2016 § 18, 9-13-16; Ord. 23-2018 § 15, 10-2-18.)

18.50.040 Performance standards.
(a) Performance standards are established to ensure that adjoining properties, persons and the community as well as the region are provided protection against adverse conditions which may be created by the various uses operating within the industrial zoning districts. All uses within the I-S, I-T, and I-G districts, whether accessory, permitted, or whether requiring zoning administrator or conditional use permit approval, shall comply with the following performance standards:

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- (1) Noise. At all property lines, as measured consistent with subsection (c) of this section, the maximum noise level generated by any user shall not exceed an Ldn level of 70 dB(A) when adjacent users are industrial, commercial, business, professional or office. When adjacent to hotels, motels and other lodging, or outdoor sports and recreation, neighborhood parks and playgrounds, the noise level at all property lines shall be limited to an Ldn level of 65 dB(A). When users are adjacent or contiguous to residential, institutional uses, or similar sensitive uses, the maximum noise level shall not exceed an hourly Leq level of 50 dB(A) during daytime hours (7:00 a.m. – 10:00 p.m.), an hourly Leq level of 45 dB(A) during nighttime hours (10:00 p.m. – 7:00 a.m.), an hourly Lmax level of 70 dB(A) during daytime hours, and an hourly Lmax level of 65 dB(A) during nighttime hours. Excluded from these standards are occasional sounds generated by the movement of railroad equipment, temporary construction activities or warning devices. Each of the noise level standards specified in this section shall be reduced by five db(A) for single-tone noises, noises consisting primarily of speech or music, or for recurring impulsive noises when the site is adjacent to residential areas. (2) Vibration. No vibration shall be permitted which is discernible without instruments at any property line, as measured consistent with subsection (c) of this section. (3) Glare or Heat. No heat or direct or sky-reflected glare, whether from floodlights or high- temperature processes such as combustion or welding or otherwise, shall emanate from any use so as to be visible or discernible at the point of measurement as specified under subsection (c) of this section.

Legal signs are exempted from this provision.
(4) Fire Hazards. The storage, use or production of products which, either in the raw or finished state, constitutes an inflammable or explosive material shall be subject to the fire codes and approval of the city of Fremont’s fire department. The personnel of the department shall be given the opportunity to visit and observe operations on the site and any directives issued by said personnel shall be satisfied.

Failure to comply with fire department directives shall constitute a violation of this chapter in addition to any violation of other statutes. Burning of waste materials in open fires or unapproved incinerators is prohibited.
(5) Liquid or Solid Wastes. It is prohibited to discharge at any point into a private sewage disposal system or stream or into or on the ground any material of such nature or temperature as to contaminate any water supply, or otherwise cause the emission of dangerous or offensive elements, except in accordance with regulations, licenses or approvals of the various local and state agencies having jurisdiction over such activities.
(6) Fissionable or Radioactive Material. No activity shall be permitted which utilizes, produces, removes or reprocesses fissionable or radioactive material unless a license, permit or other authority is secured from the state or federal agency exercising control. In all matters relative to such activities, it shall be the responsibility of the user to ascertain and identify the responsible agencies and notify the community development department as to the agencies involved and the status of the required permits. (7) Aesthetics. No operation or activity shall be permitted which will cause to be easily visible to public view or from adjoining properties waste materials, parts or material storage or an assembly process. Machinery or equipment which is necessary for the operation and which, because of size and

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- function, cannot be installed for practical purposes within an enclosed building is exempt from this section.
(b) Enforcement of this chapter may only pertain to requirements not regulated by other agencies and shall be the responsibility of the building official. The building official is empowered to take whatever steps are listed below to abate any condition which is in conflict with the performance standards as specified under this section. Such steps may include citations, abatement action, or injunctions. Arrests, or securing of warrants for arrest, of individuals responsible for suspected violations may only be used when other available steps will not allow the building official to stop a violation which poses a serious threat to the health and safety of one or more persons.
(c) All measurements to determine the existence of any violation of the performance standards shall be made by the enforcing agency at the property line nearest the source of the suspected violation, except measurements of fire hazards, solid industrial wastes, or liquid wastes. (Ord. 17-2016 § 18, 9-13-16.)

18.50.050 Development standards and requirements applicable to all industrial districts. (a) Landscaping and Screening. All projects shall conform to the following requirements:
(1) Uses which are not contained in an enclosed building and are located adjacent or contiguous to lands designated for residential use on the general plan shall be screened from view from adjacent streets and adjoining properties. Screening shall be provided by either a six-foot-high nonmasonry fence in conjunction with a 10-foot-wide landscaped strip or a six-foot-high masonry wall to separate the use from contiguous properties.
(2) A masonry wall not less than six feet nor more than eight feet in height, plus a landscaped strip of land at least 10 feet wide, shall be maintained along any property line where an industrial district abuts a lot designated for residential use on the general plan, or a lot with an existing residential use. (3) All side and rear yards adjacent to a freeway, as well as rear yards adjacent to an arterial or railroad right-of-way, shall be screened. Screening shall be provided by the following: a masonry wall not less than six feet in height, landscaped mounding, landscaping, or any combination thereof. (4) All required yard areas adjacent to streets and freeways shall be landscaped, except for driveways and sidewalks. When a wall or fence is required for screening in the rear yard or in yard areas abutting a freeway or railroad right-of-way, the landscaped area shall be located behind the wall.

For walls located next to street right-of-way, landscaping shall be located in front of the fence or wall. (5) Trees shall be a minimum 15-gallon size. The shrub and groundcover plants shall be a minimum one-gallon size. The maximum number of one-gallon shrubs shall not exceed 60 percent of the total number of shrubs and groundcover plants required. The remaining shrubs shall not be less than five- gallon in size.
(6) Landscape design shall include planter space for large canopy tree species of a minimum dimension of 10 feet at the ground level with additional space for canopy maturity at upper building levels.

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- (7) Bay friendly and water efficient landscapes that meet state standards are required. (8) Landscape planting requirements may vary through design review permit approval in recognition of tree preservation efforts and/or the overall landscape plan aesthetic. (9) A design review permit for landscaping and screening design is required pursuant to the requirements set forth in Chapter 18.235. The zoning administrator may waive the requirement for fencing, landscaped mounding, or walls where the siting of the building and the landscaping on the site are designed to present a pleasing appearance from a contiguous street or freeway. In no case shall operation, storage or display of any nature occur in any yards visible from a contiguous street or freeway. Requests for waiver of fencing and/or screening requirements may be submitted concurrent with an application for design review permit. (b) Exterior Storage. Exterior storage of raw or primary materials, recyclable materials, waste products, and construction materials shall be prohibited in the required front and street side yard areas. All exterior storage on the property shall be screened by view-obstructing fencing and/or landscaping treatment in such a manner that it shall not be visible from any contiguous public street, freeway, or frontage road. All storage areas shall be surfaced to provide a durable and dust-free surface and properly graded so as to dispose of all surface water. Design review permit for exterior storage area(s) shall be required pursuant to the requirements set forth in Chapter 18.235.
(c) Parking and Loading Facilities. All projects shall conform to the following requirements:
(1) On any lot located in an industrial district that is directly across a roadway from any lot designated for residential use in the general plan land use diagram, the parking and loading facilities shall be a distance of at least 25 feet from the street right-of-way line of the industrial zoned property. This requirement shall not apply when a street is provided on one or more sides with a frontage road developed in accordance with the provisions of this title. (2) Landscape requirements for parking areas are contained in Chapter 18.183. (3) Parking (inclusive of bicycle parking, car share and electric vehicle spaces) shall be provided as required in Chapter 18.183.
(4) When feasible, loading docks and delivery/service areas should be sited to the rear of buildings to minimize traffic disruption and maintain the visual quality of public streets. In instances where loading docks may be visible from an existing or planned public street, trail (e.g., the Bay Trail) or passenger rail line (e.g., BART), they shall be screened using fencing, walls, and/or landscaping to improve the visual quality of the city.
(d) Exterior Lighting. Other than public or private street lights, exterior lighting shall be diffused and/or concealed in order to prevent illumination of adjoining properties or the creation of objectionable visual impacts on other properties or streets.
(e) Fencing. All fencing shall conform to the standards set forth in Chapter 18.171.

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- (f) Solid Waste and Recycling Storage. Internal and external storage of municipal solid waste, recyclables, and yard waste shall conform to the standards set forth in Section 18.190.440. (g) Utility and Equipment Screening.
(1) Mechanical, meter and other equipment screening shall be required in accordance with Section 18.190.320.
(2) Electrical and utility transformers shall be placed underground or shall be screened by an architectural element and/or landscaping.
(h) Transportation Demand Management (TDM). Permit approvals for new and expanding developments shall include measures to promote usage of alternatives to automobile travel. The goal is to reduce total vehicle trips and vehicle trips during peak hours by a minimum of 20 percent through site design measures to support enhanced transit ridership, biking, and walking. Periodic review of TDM measures shall also be required as part of the permit approval. Existing employers/businesses may also participate in TDM programs and may also be subject to requirements set forth in Chapter 10.20 (Trip Reduction and Transportation Demand Management).
(i) Exceptions. Exceptions to the regulations of this chapter shall be as described in Chapter 18.170. (j) Design Review Required. All developments, extensions or expansions of lots, structures, or uses shall be subject to the design review permit approval process described in Chapter 18.235, except for roadside stands established in accordance with Section 18.190.470. (k) Conversion of Existing Nonconforming Residential Uses. Any changes from an existing nonconforming residential use to a conforming use shall be subject to the design review permit approval process described in Chapter 18.235.
(l) Findings for Conditional Use Permits and Zoning Administrator Permits. Where a zoning administrator permit or conditional use permit is required pursuant to Table 18.50.090, the following findings are required for approval:
(1) For zoning administrator permits, the findings required in Section 18.275.060 shall be made; (2) For conditional use permits, the findings required in Section 18.230.060 shall be made; (3) The proposed use will not interfere with industrial activities on nearby sites; and (4) Small retail uses will be clustered with similar uses, and/or will provide a complementary service for surrounding industrial uses. (Ord. 17-2016 § 18, 9-13-16.)

18.50.060 Adjustments for industrial developments formerly within a planned district.

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- (a) Prior to September 13, 2016, many industrial developments were approved within planned districts.

The purpose of this section is to preserve and extend certain vested rights for such developments. (b) Uses. Any use legally established within a planned district zone prior to September 13, 2016, may continue as previously approved. All uses established after September 13, 2016, must conform to current zoning regulations.
(c) Development Standards. All buildings and site improvements legally constructed within a planned district zone prior to September 13, 2016, shall be considered to be conforming with regard to setbacks, height, floor area ratio, and site layout regardless of current zoning standards. All new development constructed after September 13, 2016, shall conform to current development standards. (d) Development Projects Approved Prior to Adoption of This Section, but Not Yet Constructed.

Any development project approved as part of a planned district shall remain vested in accordance with former approvals unless superseded by a new development approval. (Ord. 17-2016 § 18, 9-13-16.)

18.50.070 Use of hazardous materials.

All uses allowed in the industrial districts pursuant to Table 18.50.090 shall comply with the regulations pertaining to hazardous materials contained in Section 18.190.220 and Chapter 8.35. (Ord. 17-2016 § 18, 9- 13-16.)

18.50.090 Uses in industrial districts.
(a) Use Table. Table 18.50.090 sets forth those uses which are permitted, permitted with approval of a zoning administrator permit, permitted with approval of a conditional use permit, and not allowed in each of the three industrial districts, and the type of approval each use requires. The following terms are used in Table 18.50.090:
(1) Permitted (“P”) uses are allowed subject to conformance to standards or conditions of this title. (2) Conditional (“C”) uses may be permitted with a conditional use permit, provided all other requirements of this title are met.
(3) Zoning administrator (“Z”) uses may be permitted with a zoning administrator permit, provided all other requirements of this title are met.
(4) Accessory (“A”) uses are allowed when subordinate to or part of a principal use on the same lot and serve as a use incidental to such principal use. (5) The symbol “--” indicates a use is prohibited within the zoning district. (6) “KSF” means 1,000 square feet.

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- (b) In the event a use is not listed or there is difficulty in categorizing a use as similar to those uses listed in Table 18.50.090, the use shall be prohibited unless a “finding application” is submitted requesting the use be found similar in nature, function, and operation as other uses within the district as set forth in Chapter 18.250.
(c) Permitting Procedures. Permitting procedures for a conditional use permit and zoning administrator permit shall be as provided in Chapters 18.230 and 18.275, respectively.

Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
AGRICULTURE1
Agriculture1 including roadside
stands1, in conjunction with an
agricultural use, and agricultural
nurseries, except the raising of
animals or fowl
for commercial purposes
- - Z Z 18.190.470
Urban agriculture, low-impact1 P P P Section 18.190.015 Urban agriculture, high-impact1 Z Z Z Section 18.190.015

ASSEMBLY, ENTERTAINMENT, AND RECREATION
Banquet halls1 C C
(*)
- - (*) When operated in conjunction with
an exhibition and conference hall1, and
located within 500 feet of an existing
or approved hotel1

18.190.025 and 18.190.140
Exhibition and conference
halls1 not associated with full
service hotels1
- - C - -
Game or computing devices1 18.190.180
1 – 5 gaming devices A A A
More than 5 gaming devices C C - -
Assembly uses1 not listed
elsewhere (e.g., cultural
institutions, library, museum,
religious facilities, etc.)
Z C - - 18.190.025
Fitness and recreational sports
centers2, and indoor commercial
recreation1, including billiard hall,
bowling alley, gymnasia, indoor
713940 Z C -- 18.190.025; 18.190.420 and
Chapter 5.90 apply to swimming
facilities
Includes yoga and pilates studios. See

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Attachment: Exhibit E - Planned District Guidelines (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021-

Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
tennis, swimming, etc. educational services section for sports and recreation instruction (e.g., dance,
martial arts, etc.)
Parks, public C C - -
Place of entertainment1 not
elsewhere listed in this table
- - - - - - Chapter 5.45 and 18.190.025
Nightclubs1 and dance
clubs and discotheques1; provided,
that no more than 2 of these
facilities shall be permitted within
the industrially designated lands of
the city
- - C C Chapter 5.45 and 18.190.025
Theaters and performance venues
including: concert hall1, dinner
theater1, motion picture theater1,
or performing arts theater1
- - - - - - 18.190.025

AUTOMOTIVE AND TRANSPORTATION
Automobile dealers2 and motor
vehicle merchant wholesalers (new
and used), when use is indoors and
sales are by appointment or auction
only
4411 Z Z Z
Automotive repair, major1 Z - - P Section 18.190.027; except automobile vehicle wrecking yards1
Automotive repair, minor1 P - - P Section 18.190.027
Automobile vehicle wrecking
yards1
- - - - C Section 18.190.027
Automotive parts and accessories
stores2 and tire dealers2
441310 and 441320 P - - P
Car washes1, car detailing1,
and gasoline service stations1
Z Z Z Sections 18.190.027 and 18.190.190
Dead storage of vehicles1 Z5 - - Z5 Section 18.190.027 Electric vehicle and motorized
bicycle1 sales and service
P P P Section 18.190.027
Freight transportation
arrangement2
4885 - - P5 P5
Inspection or weighing services,
truck transportation2 on sites with
488490 - - - - P5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
direct access to a designated truck
route
Motor vehicle towing2 488410
Without storage of vehicles P - - P
With storage of vehicles in
a corporation yard
Z5 - - Z5 Except automotive vehicle wrecking
yards1
Packing and crating2 488991 Z5 P5 P5
Passenger car rental and leasing2 53211 Z - - - - Section 18.190.027 Transportation, air2 481 - - - - C5
Transportation, rail2 4821 - - - - P5
Transportation, transit and ground
passenger2 and scenic and
sightseeing, land2
485 and 4871
Without storage of vehicles Z P P
With storage of vehicles in
a corporation yard
Z Z P
Transportation, trucking2 facilities
not associated with a warehousing
facility
484 - - P5 P5
Trucking terminal2 with direct
access to a designated truck route
488490 - - - - Z

EATING AND DRINKING
Drinking place1
In conjunction with beverage
manufacturing2
Z Z Z
Not in conjunction with
beverage manufacturing2
- - - - - -
Eating place with or without
alcoholic beverages1
Z Z Z 18.190.140
With sidewalk dining - - - - - - 18.190.510
With drive-in or drive-through
enterprise1
- - - - - - 18.190.110 and 18.190.140

EDUCATIONAL SERVICES
Colleges, universities and
professional schools2 and junior
6113 and 6112 Z Z - - 18.190.025

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
colleges2
Elementary and secondary schools2 6111 Z - - - - 18.190.025 Other schools and
instruction2 (Examples include
instruction for: dance, exam
preparation, language, music,
photography, sports and recreation,
and tutoring)
6116 18.190.025
See assembly, entertainment,
recreation section for yoga and pilates
studios
Serving sensitive populations1 Z - - - - 18.190.025
For adults only Z Z - - 18.190.025
Technical and trade schools2 and
business schools and computer and
management training2
6115 and 6114 Z* Z* Z * Bus driving schools2 and truck
driving schools2 not permitted

HEALTH CARE AND SOCIAL
ASSISTANCE2
62 Day care, child1
When conducted as an integral
part of a main building or on a
proximate site/campus and
where the parent(s) or
guardian(s) of children using
such facility remain on site, or
on a proximate site
Z Z C
Other - - - - - -
For offices of physicians2,
dentists2 and chiropractors2, see
office section
6211, 6212 and 62131
Health care and social assistance2,
not elsewhere listed in this table
62 - - - - - -
INDUSTRIAL USES AND SERVICES5
Carpet and upholstery cleaning
services2
561740 - - - - P5
Construction2 without
a corporation yard1
23 P5 P5 P5
Corporation yard-service yard-fleet
yard and contractor’s storage
yard1 (permanent facilities)
Z5 Z5 Z5 See 18.190.080 for
temporary construction yards
Dry cleaning and laundry services2 812320 Z5 - - P5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Information2 (e.g., newspaper and
book publishing, software
publishing, motion picture and
sound recording studios, radio and
television broadcasting, and data
processing and hosting) excluding
telecommunication facilities1
51 P5 P5 P5 See miscellaneous section for
telecommunication facilities1
Mini-warehouses for household
goods1
Z5 Z5 Z5 18.190.330
Warehousing, general1 (including
e-commerce and e-catalog
retailers) excluding mini-
warehouses for household
goods1 and warehousing
for firearms1 or refrigerated
warehousing and storage2
(493120) P5 P5 P5 18.190.600 and 18.190.610
See retail section for retail uses in
connection with a warehouse
Warehousing and
storage, firearms1
- - C5 C5 18.190.160, 18.190.600 and 18.190.61
0 Warehousing and storage,
refrigerated2
493120 Z5 Z5 Z5 18.190.600 and 18.190.610
INDUSTRIAL – MANUFACTURING
Alternative energy products and
related components and services
(e.g., batteries, energy storage and
LEDs)
P5 P5 P5
Apparel2 315 P5 P5 P5
Beverage2 3121
Breweries2, distilleries2, soft
drinks2, bottled water2,
wineries2
31212, 31214, 312111, 312112 and 3121
3 Z5 Z5 Z5
Ice2 312113 - - Z5 Z5
Biological products with biosafety
level1 1 or 2 (BSL 1 or BSL 2)
- - P5 P5
Biological products with biosafety
level1 3 (BSL 3)
- - Z5 Z5
Biological products with biosafety
level1 4 (BSL 4)
- - - - - -
Chemical2 (excluding
pharmaceutical and medicine2)
325 - - C5 C5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Computer and electronic products2 334 - - P5 P5
Electrical equipment, appliance
and components2 (excluding
therefrom battery manufacturing2)
335 (33591) P5 P5 P5
Fabricated metal products2
Coating, engraving, heat
treating, and allied activities2,
forging and stamping2 and
fabricated structural metal2
3328, 33213 and 32312 - - Z5 Z5
Machine shops2 332710 P5 P5 P5
Small arms ammunition
manufacturing2, ammunition
manufacturing2, small arms,
ordnance, and ordnance
accessories2
332992, 332993 and 332994 - - - - C5 18.190.160
Fabricated metal products2 not
elsewhere listed in this table,
excluding weapons and
ammunition manufacturing
332 - - P5 P5
Food2 311
Bread and bakery product
manufacturing2 and
confectionery manufacturing2
31181, 31134 and 31135 P5
*
P5
*
P5
*
* Z when including a retail or
wholesale outlet
Fruit and vegetable preserving
and specialty food
manufacturing2, sugar
manufacturing2 and slaughter1
3114 and 31131 - - - - C5
Food products2 not elsewhere
listed in this table (e.g., spices,
roasted nuts, flour mixes and
doughs)
311 - - Z5 Z5
Furniture and related products2 337 Z5 P5 P5
Leather and allied products2 316
Without leather and hide
tanning and finishing2
(3161) - - P5 P5
With leather and hide tanning
and finishing2
3161 - - - - Z5
Machinery2 333 - - P5 P5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Maker space1 Z5 Z5 - -
Medical equipment and supplies2 3391 - - P5 P5
Miscellaneous, other2 (e.g.,
musical instruments, sporting
goods, toys and games, signs,
office supplies, etc.)
3399
Jewelry and silverware2,
candles2, crayons2 and pencil
leads2
33991, 339999 and 339940 - - Z5 Z5
Miscellaneous, other2 not
elsewhere listed in this table,
excluding tobacco pipes
3399 Z5 P5 P5
Primary metal2 331 - - - - C5
Transportation equipment2 336
Assembly of bicycles from
purchased parts
P5 P5 P5
Motor vehicle2, and motor
vehicle body and trailer2,
and motor vehicle parts2
3361, 3362 and 3363 - - Z5 Z5
Transportation equipment2 not
elsewhere listed in this table,
excluding guided missiles
336 - - Z5 Z5
Nonmetallic mineral
products2 (e.g., cement and
concrete2, clay product and
refactory2, lime and gypsum
products2)
327
Cement and concrete products2 3273 - - - - C5
Clay products and refractory2,
lime and gypsum products2 and
other nonmetallic mineral
products2
3271, 3274 and 3279 - - - - Z5
Glass and glass products2 3272 P5 P5 P5
Paper2 322
Pulp, paper and paperboard
mills2
3221 - - - - C5
Paper2, not elsewhere listed in
this table
322 - - P5 P5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Petroleum and coal products2 324 - - - - C5
Pharmaceutical and medicine
manufacturing2 not
exceeding biosafety level 2
3254 - - P5
*
P5
*
* Biosafety level 3 may be considered
through a Z
Plastics and rubber products2 326 - - Z5 P5
Printing and related support
activities2
3231 Z5 Z5 P5
Textile mills2 and textile product
mills2, assembly of (e.g., carpets,
curtains, linens)
313 and 314 - - - - P5
Tobacco2 and tobacco products
(including electronic cigarettes and
electronic cigarette products)
3122 - - - - - - Tobacco products defined in
Chapter 8.55
Wood products2 321
Sawmills and wood
preservation2
3211 - - - - C5
Wood products2 not elsewhere
listed in this table
321 Z5 Z5 P5
INDUSTRIAL – RESEARCH AND DEVELOPMENT
Testing laboratories2, including
physical, chemical, and analytical
541380 - - P5 P5
Medical and diagnostic
laboratories2
62151 Z5 P5 P5
Scientific research and
development services2, including
physical, engineering, and life
sciences and systems (e.g.,
electronics, biotechnology,
nanotechnology, chemistry,
physics) with biosafety level1 1 or
2 (BSL 1 or 2)
541711, 541712 and 541720 P5 P5 P5
Scientific research and
development services2, including
physical, engineering, and life
sciences and systems (e.g.,
electronics, biotechnology,
nanotechnology, chemistry,
physics) with biosafety level1 3
(BSL 3)
541711, 541712 and 541720 - - Z5 Z5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Scientific research and
development services2, including
physical, engineering, and life
sciences and systems
with biosafety level1 4 (BSL 4)
541711, 541712 and 541720 - - - - - -

OFFICES
Advertising, public relations, and
related services2 except on-site
outdoor advertising
5418 P P P
Architectural, engineering, and
related services2
5413 P P - -
Banks and credit unions 5211 and 52213 Z - - - -
Corporate and regional managing
offices1
- - P P
Co-working space1 Z Z - -
Employment services2 5613 Z Z - -
Management, scientific, and
technical consulting services2
5416 Z Z - -
Offices of physicians2,
optometrists2, podiatrists2, mental
health practitioners2, physical,
occupational and speech therapists
and audiologists2, acupuncturists
and chiropractors2 in clusters of
greater than 20KSF, excluding
dentists2, pediatricians2, and
surgeons2
6211, 62131, 62132, 62133, 62134,
and 621391 (6212 and 62111)
Z5 - - - -
Specialized design services2 (e.g.,
interior design services, industrial
design services, and graphic design
services)
5414 P P - -
Office, other not elsewhere listed
in this table
- - - - - -

RESIDENTIAL
Day care homes, large and small - - - - - -
Emergency shelter1 except when
located within a special flood
hazard area1
P C C 18.190.150

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Caretakers quarters1 Z Z Z

RETAIL AND WHOLESALE
For automotive parts and
accessories stores2 and tire
dealers2, see automotive and
transportation section
441310 and 441320
Other building material
dealers2 (e.g., electrical supply
stores, kitchen cabinet stores,
fencing dealers, lumber yards,
floor covering stores for wood or
ceramic tile only, plumbing supply
stores, garage door dealers,
prefabricated building dealers and
glass stores)
444190 Z5 Z5 Z5
Retail
sales1 for commercial nurseries1 an
d large-scale items or a limited line
of goods (e.g., appliances,
industrial machinery, home or
business supply stores), excluding
uses classified as “restricted retail”
below
Z5 Z5 Z5
Retail sales1 of goods that are
manufactured, or assembled on
site, excluding uses classified as
“restricted retail” below
P5 P5 P5
Retail sales1, other not listed in this
table
- - - - - -
Wholesale trade1
For wholesale of motor
vehicles, see automotive and
transportation section

Involving storage or handling
of livestock2, live poultry1,
petroleum and petroleum
products2, and chemicals and
allied products2, or recyclable
materials2
- - - - Z5
Involving slaughter1 - - - - C5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Involving storage or handling
of firearms1
- - C5 C5 See Section 18.190.160
Involving refrigerated
warehousing2
Z5 Z5 Z5
Involving storage or handling
of hazardous materials1
- - Z5 Z5
Wholesale trade1 of goods that
are manufactured, or assembled
on site
P5 P5 P5
Wholesale trade1, other not
listed in this table
P5 P5 P5
Retail sales, restricted:

Adult-oriented businesses1,
including sexual encounter
establishments1
- - - - - -
Firearms
dealers1 and gunsmiths1,
including firearm sales
accessory to sporting goods
store
- - - - - -
Head shops1 - - - - - -
Pawn shops - - - - - -
Retail tobacco store1 - - - - - -
Used merchandise or
secondhand sales
- - - - - -

SERVICES
Artisan and craft shops, such as
taxidermists and art studios
P5 - - - -
Astrology1 - - - - - -
Business support services2,
including commercial art,
computer and data processing,
mailboxes and postal services,
mailing and reproduction,
messenger services, photography,
and similar services
5614
Without a corporation yard1 P5 P5 P5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
With a corporation yard1 Z5 Z5 P5
Caterers2 excluding banquet halls1 722320 P P P
Consumer goods rental2, general
rental centers2,
and commercial and industrial
machinery and equipment rental
and leasing2 without a corporation
yard1
5322, 5323 and 5324
Without a corporation yard1 P P P
With a corporation yard1 Z Z P
Consumer product repair and
maintenance, including repair and
servicing of air conditioning,
bicycles, cameras, electronics,
furniture, jewelry, lawnmowers,
leather goods, refrigeration,
upholstery, and similar products
and services

P - - P
Dry cleaning and laundry services2 812320
Without on-site dry cleaning P P P
With on-site dry cleaning - - - - C5
Facilities support services2 (e.g.,
janitorial, maintenance, reception,
etc.), except correctional facilities
and jails
5612
Without a corporation yard1 P P P
With a corporation yard1 Z Z P
Hotels, limited1 and full
service1 including conference
C C - - 18.190.025
Investigative and security
services2, including locksmiths
5616 P P P
Massage establishments1 A - - - - Chapter 5.65 and 18.190.310 Personal services, general1 - - - - - -
Personal services, other1 - - - - - -
Pet care services2 and veterinary
clinics2
812910 and 541940 Z Z Z 18.190.590 for veterinary clinics Photofinishing2 P - - - -

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
Public or quasi-public use1, not
including:
corporation/contractor/fleet/service
yards1 and warehouses1 or any use
specifically listed in this table as a
permitted, zoning administrator or
prohibited use
C C C 18.190.025
Services to dwellings2 (e.g., carpet
cleaning, janitorial, landscape and
pest control)
5617
Without a corporation yard P P P
With a corporation yard Z - - P
UTILITIES2 22
Electric power transmission,
control and distribution
22112 C5 Z5 Z5 18.190.500
Natural gas distribution2 2212 C5 Z5 Z5 18.190.500
Sewage treatment facilities2 22132 C5 Z5 Z5 18.190.500
Water supply and irrigation
systems2
22131 C5 Z5 Z5 18.190.500
Renewable energy systems6 for
off-site consumption, as follows:

Wind farms6 on lots 10 acres or
larger
- - - - C Chapter 18.185
Solar farms2 on lots 10 acres or
larger
- - - - C Chapter 18.185

MISCELLANEOUS USES
Any other use that the zoning
administrator finds is similar in
nature, function and operation to:

Permitted uses allowed within
this district
P P P Chapter 18.250
Zoning administrator
uses within the district
Z Z Z Chapter 18.250
Conditional uses within
the district
C C C Chapter 18.250
Demonstration or display of
technological products on a
Z5 Z5 Z5

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Table 18.50.090
Uses in Industrial Districts
Use NAICS (2012) I-S I-
T
I-
G
Specific Use Regulations/
Notes
temporary basis
Drive-in or drive-through
enterprise1 in conjunction with an
allowable use
- - - - - - 18.190.110
Wireless facilities Chapter 18.187

ACCESSORY USES
Electric charging stations A A A
Employee eating places and other
incidental services for employees
when conducted as an integral part
of a main building
A A A
Mobile vending vehicle/cart1 A A A 5.35.110
Sidewalk displays1 - - - - - - 18.190.520
Small recycling collection
facilities1 and reverse vending
machines1
Z - - Z 18.190.430
1 This term is defined in Chapter 18.25.
2 When this column includes a number, the use is elaborated in the North American Industry Classification System (NAICS) Manual. When NAICS number is shown within parentheses, the use is excluded. 3 Reserved.
4 Reserved.
5 Subject to the requirements of Section 18.190.220 (High intensity hazardous materials uses). 6 This term is defined in Chapter 18.185.
(Ord. 17-2016 § 18, 9-13-16; Ord. 27-2016 § 15, 12-6-16; Ord. 08-2017 § 5, 6-6-17; Ord. 09-2017 § 7, 6-6- 17; Ord. 23-2018 § 16, 10-2-18; Ord. 02-2020 § 16, 1-14-20; Ord. 05-2021 § 22, 4-20-21.)

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Exhibit “F”
Findings and Conditions of Approval for PLN2021-00160, Albrae Industrial General Plan Amendment, Rezoning, Tentative Parcel Map, and Environmental Impact Assessment
40517 Albrae Street in the Bayside Industrial Community Plan Area

I. FINDINGS

The findings below are made on the basis of information presented at the public hearing and contained in the report to the Planning Commission dated February 10, 2022 , inco rporated hereby.

General Plan Amendment

(a) The proposed amendment is c onsistent w ith the general plan and, where the amendment is to the text of the general plan, it is consistent with the other policies and chapters; and

(b) The proposed amendment furthers the public interest, convenience, and general welfare of the city.

Analysis: The proposed General Plan Amendment to designate the project site Tech Industrial will establish industrial land use allowances after a prior land use designation change from industrial to Regional Commercial failed over a period of 15 years to result in the e nvisioned site development.

A land use change to Tech Industrial will facilitate a substantial investment in the site consisting of a three -building industrial emp loyment center that w ill improve what ’s currently a blighted, skipped-over urban site with a development that’s compatible in use and sca le with surrounding uses, the majority of which are similarly industrial in nature and governed by the same I-T zoning district land use and development standards that the proposed de velopment is designed in accordance to. The project will improve the site’s visual character and will support City innovation goals and enhance its strong industrial base , providing significant jobs and tax re venues. Public improvements such as fully redeve loped sidewalks and parkways al ong si te frontages , the widening of the Enc yclopedia Circle roadway to standard width, the installation of two n ew traffic signals – signals that have been found to be warranted even without the proposed project – and an applicant pledge of a $500,000 comm unity benefit for use on City initiatives w ill further the City welfare and interests.

Preliminary and Precise Planned District Rezoning

(a) The Planned District is consistent with the City’s general plan and any applicable community or specific plan;

Analysis: The proposed Preliminary and Precise Planned District will conform to the proposed Tech Industrial designation, which supports and reco gnizes the essential role in the Silicon Valley economy and the high volume of business-to-business sales tax to the City that flexible industrial developments, such as the proposed project , contribute. The proposed Planned District will support City mobility pol icies through significant improvement to the Albrae Street and Encyclopedia Circle r ights-of-way, including the installat ion of t raffic signals at two key intersections, and the funneling of project truck traffic to Encyclopedia Circle, away from mor e high-volume and commercially -oriented routes to mini mize potential conflicts. Additionally, the proposed Planned District wi ll improve a vacant, long -blighted site that is not well position ed to attract new local- or regional-serving retail-commercial development, as evidenced by the lack of

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site development since adoption of the current retail-commercial Planned District in place for the site and exacerbated by other factors such as the rise of e -commerce and the presence of established regional shopping venues in close proximity to the site , namely Pacific Co mmons and NewPark Mall (Newark).

The proposed Planned District will be consistent with the site’s Bayside Industrial Community Plan Area location. As a flexible industrial development, the Planned District wil l further a number of goals of the Bayside Industrial Community Plan Area, including supporting the Plan Area as a major employment center and reve nue generator , contributing a healthy range of possible industrial uses to an industrially -dominant area of t he City, and development of the site in a manner that’s compatible with adjacent uses.

(b) The precise plan and supplementar y documents incorporate an d c onform to the required standards of FMC Secti on 18.110.020 and, where applicable, FMC Secti on

18.110.030;

Analysis: The proposed Preliminary and Precise Planned District is suitable and sufficiently-sized for the project stie. The project has been des igned to strictly comply with the standards for lot area, lot width, setbacks, building height, and FAR applicable to the I-T zoning district, a zoning designation consiste nt with the Tech Industrial land use designation proposed for the site and consistent and compatible with adjacent properties zoned for and developed with industrial uses.

(c) The uses proposed w ill not be detrimental t o present and potential surrounding uses;

Analysis: The proposed Prelimin ary and Precise Planne d District will consist of new industrial buildings of similar density and relative scale as those which currently occupy properties adjacent to the site. The uses proposed will enhance the industrial output and character of the area and support the goals of the Bayside Industrial Community Plan Area. Though the site is also adjacent to existing retail-commercial uses, the development h as been designed to enhance street frontages and the public realm, and truck loading bays and other industrially-oriented features of the project a re located a way from public view . Furthermore, conditions of approval will require large trucks associated with the project to use Encyclopedia Circle for site access, eliminating the potential for traffic conflicts that would otherwise occur on Albrae Street and the proposed internal connection through The Globe to Stevenson Boulevard.

(d) The project pro vides sui table and adequate connections and capacity for both circulation and infrastructure to surrounding properties;

Analysis: The proposed Preliminary and Precise Planned District will provide suitable and adequate connections and capacity to surrounding properties through a variety of public improvements such as new sidewalks and parkways built to City sta ndards along the site ’s Albrae Street and Encyclopedia Circle frontages and the installation of traffic signals at the project’s primary Albrae Street inters ection and the Stevenson Boulevard / Enc yclopedia Circle inte rsection. These improvements have bee n reviewed and found t o be suitable for project needs and designed for compatibility with surrounding uses and properties.

(e) Existing or proposed utility services are adequate for the development;

Analysis: The proposed Preliminary and Precise Planned Di strict will feature a dequate utility infrastructure to support build-out of the project . Water, sewer, gas, stormwater, and electricity connections will be coordinated with City staff and service providers during the permitting phase of the project to ensure sufficient capacity for project implementation.

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(f) Any exception or modification from standard ordinance requi rements will encourage a desirable living en vironment and is war ranted by the design and amenities incorporated in the precise plan or provided to the community at l arge; and

Analysis: The proposed Preliminary and Precise Planned District will be designed and developed in strict ac cordance with the standards of the I-T zoning district. No exce ptions or modifications from I-T zoning district standards or other standards of the Fremont Municipal Code are sought.

(g) The project substantially conforms to any applicable design guidelines.

Analysis: The proposed Preliminary and Precise Planned District will conform to the Citywide Design Guidelines, the design standards that will be applicable to development at the site as part of the new Planned District. In accordance with the Guidelines, site frontages feature wide, attractively-landscaped setback areas, and project buildings will be oriented towards the public streets in such a way as to provide contextual continuity along the frontages. The primary elevations of each building feature large amounts of transparent glazing, increased articulation, and pedestrian-oriented design features at potential lobby and office areas to reduce perceived scale. To maintain their clean aesthetic, service and truck loading areas are located at the rear of each building, hidden from public view and views from neighboring properties. All told, site design and project buildings will feature a high-quality design aesthetic that will complement existing uses and development in the project vicinity and enhance the visual quality of the site.

Vesting Tentative Parcel Map

(a) The map fails to meet or perform one or mor e of th e requirements or conditions imposed by the Subdivision Map Act or Title 17 of the Municipal Code (Subdivisions);

(b) The proposed subdivisi on, t ogether with the provisions for its design and improvements, is not consistent with applicable general and specific plans;

(c) The site is not physically suitable for the type or proposed density of development;

(d) The design of the subdivision or the prop osed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

(e) The design of the subdivision or the type or improvements is likely to cause serious public health problems; and

(f) The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the commission may approve a map if it fi nds that alternate easements, for access or for use, will be provided, and that these will be substantially equi valent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the commission to determine that th e publi c at large has acquired easements for access through or use of property within the proposed subdivision.

In addition, the following finding should be made pursuant to Government Code Section 66473.5:

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(g) The proposed subdivision, together with the pro visions for its design and improvement, is consistent with the general plan or any specific plan.

Analysis: The proposed subdivision, as designed, and the proposed land use and land use density are consistent and compatible with the objectives, policies, and programs of the General Plan, as articulated in this report.

Tree Removal

(a) Development project plans currently filed for the lot indicate that it is necessary to damage, remove, or relocate t he trees to enable reasonable and conforming use of the pr operty or to ach ieve a superior project; a nd the trees cannot be preserved or left undamaged by a reasonably required redesign of the project.

Analysis: There are currently no private protected trees on the project site, and no street trees within project-adjacent parkways or private protected trees on adjacent parcels will be removed as part of project activities.

II. CONDITIONS OF APPROVAL

General Conditions:

A-1. Conformance to Approved Plans and Exhibits. The project shall substantially conform to Exhibit “D” (Preliminary and Precise Planned District Plans) and is subject to compliance with all conditions of approval set forth herein.

A-2. Minor Modifications to Approved Plans. Minor modifications to the approved plans may be made, subject to review and approval of the Planning Manager and/or City Engineer.

Minor modifications to building elevations and footprints that su pport a superior project design may be made, subject to review and approval of the Planning Manager and City Engineer. The Planning Manager and C ity Engineer shall retain the authority to determine the level of review required (i.e., depending on th e severity or location of the modification, the project may be referred to the Planning Commission or City Council for pu blic comment, review and approval).

A-3. Addressing. An application shall be submitted to the City’s GIS Division for approval of the addressing for the development prior to b uilding permit issuance . Building addresses shall be plainly legible and visible from the public street. These numbers shall contrast with their background.

A-4. Development Impact Fees. The project shall be subject to Citywide Development Impact Fees. Th ese fees include fees for fire protection serv ices, capital facilities, and traffic facilities. The fees shall be ca lculated at the rate in effect at the time of building permit issuance.

A-5. Affordable Housing Fees. The pro ject shall be subject to applicable provisions of the Affordable Housing Ordinance (FMC Chapter 18.15 6), as set by the fee resolution in effect at the time of building permit issuance.

A-6. Expiration. Approval of the project entitlements shall expire twenty -four (24) months after the date of approval in accordance with the provisions of the Fremont Municipal Code.

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A-7. Standard Development Requirements . The project shal l be s ubject to the standard development requirements to address resource protection (FMC Section 18.218.050).

A-8. Industrial Perf ormance Standards . The project shall be subject to the performance standards applicable to development wit hin an industrial zoning district (FMC Section

18.50.040).

A-9. City Indemnification. The applicant shall defend, indem nify, and hold harmless the City or any of its boards, commissions, agents, officers and employees from any claim, action or proceeding against the Ci ty, its boards, commissions, agents, officers, or employees t o attack, set aside, void, or annul, the appr oval of the project. The City shall promptly notify the applicant of any such claim, action or proceeding. The City shall have the option of coordinating the defense. The City shall have the right, in its discr etion, to appro ve separate legal counsel prov iding the City's defense. The applicant shall reimburse City for any attorneys' fees, costs and expenses directly and necessarily incurred by the Cit y in the course of such defense. Applicant agrees that City will forward mo nthly invoices to Applicant for attorneys' fees, costs and expen ses it has incurred related to its defense of any Action and applicant agrees to timely payment within thirty (30) d ays of receipt of the invoice. Within fourteen (14) days of an Action being filed, applicant agrees to po st adequate security or a cash dep osit with City in an amount to cover the City's estimated attorneys' fees, costs and expenses incurred by City in th e course of the defense in order to ensure timely payment of the City's invo ices. The amount of the secur ity o r cas h deposit shall be determined by the City. City shall cooperate with applicant in the defense of any Action. Nothing in this condition shal l prohibit the City from participating in a defense of any cl aim, action, or proceeding if the City bears its own attorney’s fees and costs, and the City defends the action in good faith.

Planning Conditions:

B-1. Community Benefits Payment. The applicant sh all make a community benefits contribution to the City in the amount of $500,000.00, payable in a lump sum upon the issuance of the first building permit for the project.

B-2. Site Remediation . Prior to issuance of grading permits for site development, the California Regional Water Quality Control Board , the regulatory oversight agency for historical work compl eted at the site , shall approve previously performed site remediation work and an Updated Risk Management Plan. Residual industrial constituents in subsurface media shall be managed during development in accordance with the Updated Risk Management Plan and documented in a Const ruction Completion Report prepared at the completion of site development.

B-3. Building 2 Parking. The twenty-nine (29) parking st alls required for B uilding 2 occupancy located on Building 1 (three stalls) and Building 3 (26 stalls) parcels shall be signed and marked for exclusive Building 2 occupant use, subject to the satisfaction of the Planning Manager. Additionally, a restricti ve covenant for exc lusive Building 2 occupan t use of these off-site stalls shall be approved and recorded prior to issuance of a certificate of occupancy.

B-4. Final Colors and Materials Approval . The final colors and materi als p alette for the project shall be subject to review and approval to the satisfaction of the Pl anning Manager or designee, prior to issuance of a building permit.

B-5. Fences and Walls. Installation of chainlink fencing shall be prohibited exterior of proje ct buildings. Barbed wire or razor wire shall be prohibited on the site.

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B-6. Site and Building Signage. Site and building signage shall be subj ect to approval of a Master Sign Program. In addition to signage for the individual buildings , monument gateway/entry signs shall be included in the proposed Master Sign Program.

B-7. Lighting Plan. A lighting plan, submitted in conjunction with a photometric plan, shall be subject to City review and approval during the building permit review process. The lighting plan should be d esigned to meet Illuminat ing Engineering Society of North America (IESNA) standards. All lighting shall be consistent with the arc hitectural design of the buildings. In compliance with the FMC, lighting will be reviewed to avoid sub stantial light or glare that may have an impact on day or nigh ttime views in the area. All wall lighting fixtures or sconces shall be of high quality, d ecorative lighting fixtures with co ncealed lighting e lements. Sufficient security lighting shall be ins talled within commons areas, parking areas, and walkways, subject to the review and approval of Planning Manager or designee, prior to issuance of a building permit.

B-8. Screening of Rooftop Equipme nt. The developer shall submit building permit p lans that include rooftop screening elements for all HVAC and mechanical units and associated appurtenances. The type of screening material s selected for rooftop mechanical equipment shall demonstrate sufficient screening and achieve consistency with the architectural design of the buildings to the satisfaction of the Planning Manager or designee, prior to issuance of a building permit.

B-9. Vibratory Rollers. The use of dual -drum rollers for compaction acti vities along the southeastern project boundary adjacent to the Building 2 pad shall be prohibited. Use of small vibratory rollers (also known as smooth -drum rollers) shall be used in this area exclusively to the satisfaction of the Planning Manager and Building Official.

B-10. Environmental Mitigation. The mitigation measures adopted in the Revised Mitigation and Mo nitoring Reporting Program (MMRP) (Exhibit “A”) shall be implemented at stated intervals stated in the MMRP. Mitigation measures to b e implemented during construction and post-construction shall be noted on all construction drawings. The following mitigation measures apply to the project:

Mitigation Measure 3.1.2: Reduce Vehicle Trips.

The following are feasible mitigation measures identified by the BAAQMD for commercial development:

• Provide transit facilities, e.g., bus bulbs/turnouts, benches, shelters, etc. • Provide bicycle land and/or paths, connected to community-wide network. • Provide sidewalks and/or paths, connected to adjacent land uses, transit stops, and/or community-wide network.
• Provide secure and conveniently located bicycle storage. • Provide preferential parking for electric or alternatively-fueled vehicles. • Implement feasible TDM measures including a ride -matching program, coordination with regional ridesharing organizations and provision of transit information.

Mitigation Measure 3.2.2: Pr eparation and Implement ation of an Emergency Action Plan.

The applicant shall be required to develop and implement an Emergency Action Plan to be activated at the project site in the event of an accidental release of hazardous substances at any facility n ear the project site. Such a plan may identify measures to be taken to enable those at the project site to “shelter in place” as necessary, and shall be approved by

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the Fremont Fire Department prior to the issuance of any Certificate of Occupancy at the project site.

Mitigation Measure 3.2.3: Survey and Properly Handle Materials from Structures that May Contain Asbestos or Lead-Based Paint.

Prior to demolition or renovation of structures built before 19 78, a survey for the presence of asbestos-containing materials (ACM) shall be conducted by Asbestos Hazard Emergency Response Act (AHERA) -certified personnel, trained according to state and federal regulations. Structures shall also be surveyed for the pre sence of lead-based paint. If the results of the surv ey detect the presence of lead -based paint, construction shall be performed in accordance with the Lead in Construction Standard (8 Cal. Code of regulations Section 5132.1). ACM will be removed in accord ance with the requirements of Cal OSHA (8 Cal. Code o f regulations 5129) and the Bay Area Air Quality Management District (BAAQMD).

Landscape Conditions:

C-1. Enhanced Paving. Durable, decorative paving shall be provided at all on -site pedestrian crosswalks and in common and building entry areas to the s atisfaction of the Pla nning Manager or designee, prior to issuance of a building permit.

C-2. Backflow Devices and Other Above-Ground Utilities. Backflow devices and all other above-ground utilities located exterior of project buildings shall be screened with a continuous evergreen ( non-seasonal) hedge, minimum five-gallon size and three-foot minimum height or otherwise concealed from public view to the satisfaction of the Planning Manager or designee, prior to issuance of a building permit.

C-3. Tree Planting Clearances. All tree planting areas shall be free of all utility structures and other built features, consistent with the spacing requirements defined in Landscape Standard Details (LSDs) 5 and 6.

Transportation Conditions:

D-1. Signage and Striping Plans. Approval of on- site and off-site signage and striping plans shall be required prior to the issuance of building permits. Signage and striping plans shall include a general note stating that “All signage and striping shall conform to the latest CA MUTCD, Caltrans Standard Plans and Specifications, and the City of Fre mont Standard Details.”

D-2. Albrae Street Traffic Signal. The developer shall install a traffic signal at the Albrae Street project driveway aligned with th e Walmart driveway (40580 Albrae Street). The intersection shall be designed such that it would only serve passenger vehicle traffic and thus not enable heavy tru ck ingress a nd egress to the satisfaction of the City Traffic Engineer.

D-3. Stevenson Boulevard Traffic Signal. The developer shall install a tra ffic signal at the Stevenson Boulevard / Encyclopedia Circle intersection. This intersection shall serve as the heavy truck access route to and from the project site.

D-4. Main Street. Main Street shall not serve as an access point for heavy trucks between Stevenson Boulevard and the project site. The applicant shall install a physi cal barrier within the Main Street drive aisle such that it allows for “right-in right-out” operations for passenger vehicles but prevents heavy truck circulation.

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D-5. Sight Distance. Site development plans submitted for review and approval must satisfy adequate sight distances to the satisfaction of the Public Works Director or designee, prior to issuance of a building permit.

D-6. Bicycle Parking. The number of bicycle parking spaces shall conform to FMC 18.183.135 “Required Bicycle Parking,” per Fremont Munic ipal Code, or the latest California G reen Building Standards Code, whichever is more stringent. The location of bicycl e park ing facilities within the proj ect site, sp acing, and re quired ped estrian walkway clearances adjacent to the bicycle parking spaces are subject to review and approval by the Public Works Director or designee, prior to issuance of a building permit.

Engineering Conditions:

CONDITIONS TO BE SATISFIED PRIOR TO PARCEL MAP APPROVAL E-1. Construction Agreement. The public and private improvements conditioned as part of this entitlement requires the execution of an Improvement Agreement that guarantees the completion of the public and private street improvements to the satisfaction of the Director of Public Works. The Improvement Agreement shall be fully executed prior to recordation of the Parcel Map. This agreement includes engineere d plans prepared by the applicant’s consultant, reviewed and approved by the City, sur ety (Faithful Perf ormance, Labor and Material and Warranty) and insurance.

E-2. Expiration. Approval of this Vesting Tentative Parcel Map shall expire twenty-four (24) months after the date of approval in accordance with the provisions of t he State Subdivision Map Act and any amendments thereto and applicable provisions of Frem ont Municipal Code.

E-3. Dedication of Right -of-Way and Construction of Street Improvements. Developer shall dedicate the right -of-way an d construct ultimate public street improvements for Albrae Street and Encyclopedia Circle along the project frontages as shown on Exhibit “D”.

Improvements shall include but not limited to the following: curb and gutter, concrete sidewalk, asphalt pavement, streetlights, fire hydrants, street trees, tree we ll planters, sewer and storm drainage facilities, joint trench facilities , s igning and s triping and accessible ramps.

E-4. Street Improvements:

a. Developer shall be responsible to remove and replace curb, gutt er, and sidewalk damaged during construction of the proposed project.
b. Developer shall remove and repl ace broken or uplifted cur b, gutter, and sidewalk along project frontage.
c. Improvement of the public streets to the satisfaction of the Director of Public Works shall include, but are not limited to, curb & gutter, sidewalk, asphalt pavement, streetlights, fire hydrants, street trees, tree well planters, water, sewer and storm drainage facilities, joint trench facilities, signing and striping, and accessible ramps. d. Repair, overlay, or reconstruction of aspha lt pavement may be required. The existing pavement will be evaluated with t he street improvem ent plans and any necessary pavement restoration will be included as part of the approved street improvement plans. e. Developer shall be required to grind and overl ay Albrae Street and Encyclopedia Circle in accordance with the City of Frem ont “Street Cutting Pol icy – Multiple Cuts within One Block.”

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f. Developer shall be requir ed to reconstruct the half of En cyclopedia Circle ri ght-of-way frontage adjacent to the project site, including curb & gutter, sidewalk, asphalt pavement, streetlights, fire hydrants, street trees, tree well planters, water, sewer and storm drainage facilities, joint trench facilities, signing and striping, and accessible ramps.

E-5. Public Service Ea sement. Developer shall dedicate a 10-foot wide public service easement on Albrae Street and Encyclopedia Circle along the project frontage s to the satisfaction of the Director of Public Works. Project entry and monument signs, bioretention areas, and walls shall not be located within the easement.

E-6. ACFC & WCD Permit. The develop er shall apply for and obtain a n ACFC&WCD encroachment permit for all improvements within their right-of-way.

E-7. Grading and Geology:

a. Projects involving land disturbance of one acre or more are requi red to obtain coverage under the “Construction G eneral Per mit” (NPDES General Permit for Storm Water Discharges Associated wit h Construction and Land Disturbance Acti vities). The applicant must file a Notice of Intent (NOI) to the State Water Resources Co ntrol Board (SWRCB), prepare and submit a Storm Water Pollution Prevention Plan (SWPPP), and obtain a Waste Discharge Identification number (WDID). A copy of the NOI must be submitted to the City’s Project Engineer prior to issuance of de velopment permits (including demolition, grading, and building permits).
b. The project plan set must include an Erosion and Se diment Control Plan (ESCP ) sheet showing the Best Management Practices (BMPs) to be i mplemented to minimize pollutant discharges related to constructi on activity. The ESCP must show the development site at the stage of maximum land disturba nce. A copy of the ESCP and/or SWPPP Pla n must be maintained on the project site at all times throug hout the demolition/grading/construction process; the ESCP and/or SWPPP must b e updated as necessary to show adequate BMPs appropriate for the current stage of the project.
c. The Project site is within the State of California Seismic Hazard Zone for Earthquake Induced Liquefaction. A geotechnical investigation report addr essing the potential hazard was submitted which was reviewed and approved by the City’s peer review consultant. The investigation is consistent with the guidelines pub lished by t he State of C alifornia (CGS Special Publication 117A). Plans shall be designed in conformance with the report.

E-8. Private Street Right-of-Way Abandonment. A street abandonment is necessary in order to implement the project . The street abandonment shall be approved prior to final Parcel Map approval or Building Permit issuance.

E-9. Easement Vacation. The vacation of the existing easements (Emergency Vehicle Access Easement (EVA) , Public Service/Utility Easement (PSE/PUE), Sidewalk easement, etc.) is required in order to implement t he project. Easement vacations can occur in conjunction with final Parcel Map approval.

E-10. Quitclaim of Privat e Easements. The d eveloper shall cause to quitclaim all existing private easements within the boundaries of the propos ed subdivision. A copy of the recorded quitclaims shall be provided to the Department of Public Works prior to final Parcel Map approval.

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E-11. Storm. The Developer is required to submit a hydrology ma p and hydraulic calculations prepared, stamped, and signed by a licensed California Civil Engineer using a design storm of 15 -year recurre nce interval for prim ary facilities and 10 -year recurrenc e interval for secondary facilities in accordance with the Al ameda County Public Works Agency Hydrology and Hydraulics Criteria to ensure adequate conveyance of storm run -off from t he project site. Off-site construction of storm drainage facil ities to mit igate projected flows may be required.

E-12. Undergrounding. The developer shall complete the underground conversion of existing overhead utilities along the project frontages.

E-13. Demolition. The developer shall demolish existing structures that encroach on propos ed lot lines prior to the final Parcel Map approval.

E-14. Referrals. Prior to recordation of the Parcel Map, the developer shall refer the project to the following agencies for approva ls: A lameda Coun ty Water District (ACWD); Union Sanitation District (USD); a nd Alameda County Flood Control & Water Conservation District (ACFC&WCD).

Fire Safety Conditions:

F-1. Emergency Vehicle Access Easement. An Emergency Vehicle Access Easement shall be required for the common Fire Departm ent access roadway s. A copy of the rec orded easement maybe requested by the Fire Department to the satisfaction of the Fire Marshall or designee, prior to issuance of a building permit.

F-2. Emergency Response Re quirements. The project will require a digi tal plan submission to the GIS Department. The digital plan submission will be used by the Fire Department to aid in emergency response. The information required in the digital plan submission is listed on the Cit y of Fremo nt, GIS website under Digital Sub mittal Standards and Requirements at the following link: http://www.fremont.gov/index.aspx?NID=657 It should be noted that the information required is specific to emergency response and may require the removal or addition of layers and coord ination betwee n design disciplines i.e. sprinkler design, fire underground design, fire alarm design , etc. This process contains detai led in formation which if left till t he end of the construction phase may cause in a delay of occupancy due that the information must be completed and approved prior to occupancy.

F-3. Fire Flow and Duration. Fire flow and duration shall not be less than required in Table B105.1 of the California Fire Co de unless the buil dings are equipped with a n approved automatic sprinkler sy stem. Fire flow and du ration calculations shall be included in the building permit applications for all project buildings.

Stormwater Conditions:

G-1. Stormwater Management Plan. The Project is req uired to implement post -construction measures to minimize stormwater pollutant d ischarges and inc reases i n peak flows in accordance with the requirements of the Municipal Regional Permit (MRP). The Preliminary Stormwater Management Plan provided by the de veloper as part of the ten tative map approval is approved in concept only. Approval of a final Stormwater Management Plan is subject to City Engineer approval prior to Building Permit issuance. Approval is subject to the provision of necessary plans, det ails, and calculations that demonstrate that the proposed stormwater treatment measures comply with the standards established with the most recent San Francisco Bay Regiona l Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Permit.

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G-2. Bioretention Area Locations . The project shall revise bioretention area locations as needed so that they are not located/straddled onto multiple parcels. If relocating locations of treatment is unavoidable, the project shall e nter into multiple O&M agreements or a shared maintenance agreement to ensure that the treatment measures operate and are maintained in perpetuity.

G-3. Bubble-up Systems. The applicant shall continue to work with Env ironmental Services staff to reduce and o r remove bubble -up systems from the conceptual stormwater management plan. Alternatively, size modifications that would result in drainage within 72 hours, or control measures to alleviate p otential vector control issues (such as through a closed system), can be used.

G-4. Operations and Main tenance Agreement . A Stormwater Management Measures Operations and Maintenance Agreement (aka O&M Agreement) shall be submitted for review and approval as part of the project ’s initial building permit application package .

Building permits for project buildings shall be subject to O&M Agreement execution.

Building Safety:

H-1. Building Code. Project shall meet current build ing code (at the time of building permit application). At present time, applicable code requirements are the 2019 California Building Code; the 2022 California Building Code requi rements shall b e applicable to any application received after January 1, 2023.

H-2. Geotechnical Report. Prior to issuance of the first buildi ng permit, the project applicant shall su bmit a design -level geotechnical r eport to the City o f Fremont for review and approval. The design-level investigation shall be prepared in accordance with California Building Code Standards and Fremont Municipal C ode standards and include a complete liquefaction study. The recommendations of the approved design-level geotechnical report shall be incorporated into the project plans.

H-3. Trash Enclosures. Final trash enclosure designs shall include an accessible path of travel and pedestrian access door to the satisfaction of the Building Official.

H-4. Building Exits. Within each build ing, all requir ed exits shall be made accessible to the satisfaction of the Building Official.

Environmental Services – Waste Management:

I-1. Garbage an d Recycling Requirements. Garbage an d recycling re quirements a re explained in t he Fremont Waste Handling Guidelines document, available at:
www.fremont.gov/whg.

I-2. Collection Service. Weekly garbage, recycling and organics collection service s are required for all commercial and resi dential properties and are provided by Republic Services on an exclusive basis.

I-3. Collection. Applicant shall ensure adequate, accessible and convenient areas for collecting and loading of materials by garbage and recycling trucks are maintained.

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END OF CONDITIONS

APPLICANT PLEASE NOTE:

The fees, dedications, reservations and/or other exactions imposed on this project are those listed in the foregoing conditions of approval. Any fee, de dication, r eservation or other exaction is deemed imposed o n the date of this approval. The applicant is hereby notif ied that the 90-day period in which the applicant may p rotest these fees, dedicatio ns, reservations and other exactions pursuant to Government Code Section 66020(a) begins on the date they are imposed. If the applicant fails to file a protest within this 90-day period complying with all the requirements of Government Code Section 66020, the applicant shall be legally barred from later challenging such actions.

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Planned District Statement

Address: 40517 Albrae Street, Fremont, CA
Project Description: “Albrae Scannell Industrial Center” involves a Planned District Zoning for 22.5 acres on the site previously known as “The Globe”, a master planned retail center in Fremont, CA. Our proposed base zoning is I-T or Tech Industrial, and our plan will facilitate this designation in our three building industrial complex with a total gross square footage of 391,000. Of the 391,000 gross square feet in this project, 349,700 square feet will comprise of warehouse/distribution space, with 46,800 square feet comprising of advanced manufacturing space.

Description of Base Zoning: Our understanding is that the Tech Industrial (I-T) zoning is meant to provide areas devoted to R&D activities, in relation to green tech, semi-conductors, hardware/software, and similar industries. In addition the I-T zoning allows for non-sensitive assembly as well as storage. We believe that with the previously mentioned industries and overall uses permitted in the I-T zoning, our design of both advanced manufacturing, and warehouse buildings will be synergistic with The City of Fremont’s long term plan for the area. Our product will feature high end design elements that align with the City of Fremont’ vision for industrial. This will be noticeable in both the façade and layout of the buildings on the site, and will benefit from segment leading landscaping, and site-planning.

Project Consistencies with Citywide Design Guidelines, General Plan, and Economic Development:

The City of Fremont has positioned itself to become strategically more urban over the next several years, and hopes to build more complete neighborhoods we believe that industrial space will be important to facilitate the movement of essential goods to their end users quickly, as well as create the environment and spaces to foster industry and innovation. We believe this goal can be met by embedding industrial projects into the fabric of the city while promoting walkable urbanism.

Inconspicuous facades, the highest level of articulation, and all design with the pedestrian scale in mind will be essential and used.

Per the our current designs we expect to adhere to these goals as well as keep a continuum in massing and exterior finishes with neighboring properties. We will be employing landscaping to define key building elements such as employee break areas and outdoor facilities. Scale and proportion are key to our design as well as co-existing with walkable elements in the area. To this effect roll-up doors, and vehicular circulation areas will be planned such that they will not interfere with the pedestrian right of way. Our design ensures that doors and loading areas will be screened from major right of ways at Albrae & Encyclopedia.

The story of Fremont a history of warehousing, manufacturing, and transportation jobs. Prior to the 2005 recession, 40.4%1 of all jobs in the area belonged to this sub-sector, and we feel it can once again become an important part of the economic engine. With projections indicating that by 2025 Fremont

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will face a net need of over 8MM SF of industrial real estate2, we believe now to be the time to build for a stronger future. In aligning our industrial product expertise, with The City of Fremont’s vision we hope to positively impact the built environment with structures and services that will benefit the city for several decades.

1 City of Fremont General Plan: Economic Development Chapter 6 – Table 6-2 2 City of Fremont General Plan: Economic Development Chapter 6 – Table 6-9

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Attachment: Informational 1 - Planned District Statement (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Architectural design statement

The Albrae Street projects uses the architectural principals of rhythm and contrast to bring a human scale to the horizontal building facades. The tectonic elements used on the larger buildings are then pulled forward to create a more vertical proportion on the smaller building that acts as an introduction to the complex.

Special attention is taken with the scale and articulation of materials at building corners to create zones associated with office improvements and public entry. Both contrasting color and texture are incorporated into the corner entry statements along with the two-story high use of glass. Subtle changes in the plane of the building panels at these entries reinforce the contrast with shadow lines. Projecting building elements occur at low building heights at the corners to further create a pedestrian scale as one approaches the building.

Between the entry office statements the proportions become horizontal with the use of bands of clearstory glass. A rhythm is created in the large buildings with vertical entry areas and horizontal expanses between. On the smaller building the same elements are composed with some symmetry to balance the vertical and horizontal. Using the same elements creates a cohesive image for the three building complex while the contrast between the elements themselves provides scale and visual interest.

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Attachment: Informational 2 - Architectural Design Statement (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET -

STRATEGIC ECONOMICS | 2991 SHATTUCK AVE. BERKELEY, CA. 94705 | 510.647.5291

MEMORANDUM
To: Mark Hungerford, Associate Planner, City of Fremont From: Derek W. Braun, Principal and Tatum Troutt, Associate Date: January 14, 2022
Project: Change of Use Assessment for 40517 Albrae Street Subject: Findings of market assessment and economic benefits analysis

EXECUTIVE SUMMARY

PURPOSE AND SITE CONTEXT
At the request of the City of Fremont, Scannell Properties retained Strategic Economics to conduct a market assessment and an analysis of the fiscal and economic benefits associated with a proposed development project at 40517 Albrae Street, with the analysis including:

1. The market potential to develop retail uses currently allowed under the site’s zoning and General Plan land use designation;

2. The market potential for development of industrial uses at the site, including the likely types of tenants that would locate at the site;

3. The economic and fiscal benefits that would be associated with Scannell Properties’ industrial development proposal for the site.

The “Subject Site” consists of 22.36 acres out of a total of 31.48 acres previously intended for development as part of “The Globe,” a regional retail center and multi-phase development project approved in 2007. The City of Fremont approved Preliminary and Precise Planned District P- 2006-10 for the entire 31.48 -acre area in 2007, allowing for multi- phase development of a regional retail center. The Subject Site today remains undeveloped and vacant. While several vacant buildings were demolished by the previous property owner, the site’s overall condition has deteriorated and visually detracts from the surrounding industrial and commercial environment.

Scannell Properties is requesting that the City of Fremont amend the Subject Site’s General Plan land use to “Tech Industrial,” and approve the proposed Preliminary Precise and Planned District P- 2021- 160. The Tech Industrial land use “…primarily applies to areas used for research and development, “clean and green” tech, and semi-conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities”; the land use allows manufacturing, R&D, warehouse,

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 2 and distribution facilities. 1 Scannell Properties is also requesting approval of a tentative parcel map and an environmental impact assessment for a proposed three -building industrial development project at the Subject Site.

FINDINGS AND CONCLUSIONS
Although existing shopping centers are generally performing well in Fremont, multiple significant challenges exist for retail development at the Subject Site:
• The rise of e-commerce is leading to a reduction in the square feet of retail space required per household, a trend reflected in declining square feet of space per household in Fremont, surrounding communities, and in Alameda and Santa Clara Counties. Instea d, trends favor reinvestment at existing retail centers, including incorporation of non -retail uses, often by removing existing retail space.

• A future shopping center at the Subject Site would need to compete with a substantial existing supply of retail serving customers from within the same regional and local trade areas.

• While the Subject Site itself does feature positive attributes as a retail location, including excellent regional access via I-880, the site lacks immediate proximity to complementary and larger retail concentrations at NewPark Mall and Pacific Commons. As a result, a new shopping center at the site would need to compete with those centers rather than benefit from co - location with existing shopping destinations.

Demand for industrial space is strong in Fremont, including R&D, advanced manufacturing , and warehouse and distribution space . Fremont is uniquely well positioned to attract R&D and advanced manufacturing tenants due to the city’s direct access to Silicon Valley businesses via the Dumbarton Bridge and the city’s access to a workforce with a diverse range of education and specialized skills.

Fremont’s ability to attract R&D and advanced manufacturing uses is demonstrated by both recent tenanting trends and significant venture capital investments in innovation-oriented businesses located in southern Alameda County.

New industrial space at the Subject Site would be well-positioned to attract a diverse set of businesses, including businesses engaged in R&D, advanced manufacturing, and warehouse and distribution activities.

Strategic Economics estimated that approximately 650 jobs would be associated with Scannell Properties’ development proposal for the Subject Site . Assuming that a mix of manufacturing, R&D, and warehouse/distribution business activities locate at the Subject Sit e, Strategic Economics’ analysis showed that the development proposal for the site would accommodate a diverse mix of jobs by occupation, with the greatest numbers of jobs in professional technical occupations and production occupations. Potential new jobs at the Subject Site would also be associated with a diverse range of average annual wages, with overall average wages highest for jobs in the R&D space, followed by the manufacturing space and warehouse space . Entry-level education requirements for jobs w ould vary significantly by land use, with manufacturing jobs providing the greatest diversity of opportunities for workers at a variety of education levels.

1 City of Fremont General Plan, December 2011.

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 3 The City of Fremont is estimated to receive $305,400 in recurring annual revenue upon buildout and stabilized occupancy of the proposed industrial development project, representing nearly $3.2 million over the following ten-year period (in 2021 dollars), as shown in Figure 1. The Fremont Unified School District would also receive over $2.8 million in the same ten-year period. If the industrial development project does not move forward and the site instead remains vacant, the City of Fremont and Fremont Unified School District would only receive minimal property taxes based on the assessed value of the vacant land.

Businesses and workers located in the industrial development project would also support additional sales tax revenues, unsecured property tax revenue, and retail spending at adjacent businesses.

Although Strategic Economics did not quantify these revenues, the 650 on-site workers would support additional spending at the Walmart and businesses in shopping centers adjacent to the site . This spending would generate additional sales tax revenue for the City of Fremont. The City of Fremont would also receive additional unsecured property tax revenue based on the assessed value of business equipment, fixtures, and furniture.

FIGURE 1: REVENUE, YEAR 1 OF BUILDOUT AND STABILIZED OCCUPANCY, AND TEN-YEAR REVENUE (2021 DOLLARS) Tax Revenue Source Year 1
Total, Years 1-10
(2021 Dollars)
Property Tax: All Jurisdictions $1,243,079 $12,430,787
Property Tax: Fremont Only $158,950 $1,589,499
Property Tax: Fremont Unified
School District Only $281,526 $2,815,261
Business Tax: Manufacturing and R&D $15,846 $169,289
Business Tax: Warehouse $205 $1,879
Sales Tax $130,391 $1,425,191
Total Annual Revenue, Fremont Only $305,392 $3,185,858
Source: Strategic Economics, 2021.

The proposed industrial development project would also provide $3.1 million in required one -time impact fees to mitigate the project’s impacts, as shown in Figure 2. The City of Fremont imposes impact fees to ensure development projects mitigate their own impacts on the City’s capital facilities, fire facilities, traffic, and affordable housing needs.

FIGURE 2: ONE-TIME IMPACT FEE REVENUE
Land Use
Capital
Facilities (per
1,000 sq ft)
Fire Facilities
(per 1,000 sq
ft)
Traffic (per
1,000 sq
ft)
Affordable
Housing (per
1,000 sq ft) Total
Total
per sq
ft Total Fees
Manufacturing $648 $385 $2,978 $4,170 $8,181 $8.18 $1,558,505 R&D $822 $488 $4,249 $8,340 $5,559 $5.56 $260,378
Warehouse $456 $377 $3,503 $4,170 $8,506 $8.51 $1,342,102 Total $3,160,985
Source: City of Fremont Fee Schedule, Effective January 2, 2022; Strategic Economics, 2021.

Scannell Properties will also be required to provide traffic signal and roadway enhancements and other on-site and off-site improvements, and has committed to provide a voluntary contribution of $500,000 to fund homeless services as a condition of project approval.

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 4 INTRODUCTION
At the request of the City of Fremont, Scannell Properties retained Strategic Economics to conduct a market assessment and an analysis of the fiscal and economic benefits associated with a proposed development project at 40517 Albrae Street. Specifically, Strategic Economics examined:

1. The market potential to develop retail uses currently allowed under the site’s zoning and General Plan land use designation;

2. The market potential for development of industrial uses at the site, includ ing the likely types of tenants that would locate at the site;

3. The economic and fiscal benefits that would be associated with Scannell Properties’ current industrial development proposal for the site.

Strategic Economics prepared this memo’s findings and conclusions to help inform the City of Fremont’s decisions regarding whether to allow Scannell Properties’ proposed change s to the site’s existing land use and zoning.

SITE INFORMATION
The “Subject Site” consists of 22.36 acres out of a total of 31.48 acres previously intended for development as part of “The Globe,” a regional retail center. 2 The Subject Site is located west of Interstate 880 along Albrae Street south of Stevenson Boulevard, adjacent to retail and industrial uses. The General Plan currently designates the Subject Site’s land use as Regional Commercial. The General Plan specifies that “Regional Commercial areas include large -scale commercial uses serving a citywide or regional market, typi cally on large sites along freeways or major arterials.” 3 The City of
Fremont approved Preliminary and Precise Planned District P-2006-10 for the entire 31.48 acre area in 2007, allowing for multi- phase development of a regional retail center. However, th e Subject Site remains undeveloped and vacant today. Additionally, while several vacant buildings were demolished by the previous property owner, the site’s overall condition has deteriorated and visually detracts from the surrounding industrial and commercial environment.

FIGURE 3: EXISTING SUBJECT SITE CONDITION AND RENDERING OF POTENTIAL DEVELOPMENT PROJECT APPEARANCE

Source: Scannell Properties, 2021.

2 Based on architectural plans provided by the City of Fremont, the overall site consists of assessor parcel numbers 531 -416-003, -004, - 005, and -006.
3 City of Fremont General Plan, December 2011.

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 5 REQUESTED LAND USE CHANGE AND DEVELOPMENT PROPOSAL
Scannell Properties is requesting that the City of Fremont amend the Subject Site’s General Plan land use to “Tech Industrial,” and approve the proposed Preliminary Precise and Planned District P- 2021- 160. The Tech Industrial land use “…primarily applies t o areas used for research and development, “clean and green” tech, and semi-conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities”; the land use allows manufacturing, R&D, warehouse, and distribution facilities.4 Scannell Properties is also requesting approval of a tentative parcel map and an environmental impact assessment for a proposed three -building industrial development project at the Subject Site. The proposed development project consists of the buildings described in Figure 4.

FIGURE 4: SCANNELL PROPERTIES DEVELOPMENT PROPOSAL FOR SUBJECT SITE Building Specified Building Type Square Feet Site Acres Building 1 Warehouse 190,503 10.16
Building 2 Warehouse 157,783 8.48
Building 3 R&D/Manufacturing 46,839 3.72
Total 395,125 22.36
Source: Architectural plans authored by HPA Architecture for Scannell Properties, provided by the City of Fremont, 2021.

Although the architectural plans for the Subject Site designate buildings 1 and 2 as “Warehouse” and building 3 as R&D/Manufacturing, a variety of tenants could potentially use the buildings for diverse manufacturing, R&D, warehouse, and distribution activities, as has occurred in similar development projects in Fremont.

MEMO ORGANIZATION
The remainder of this memo consists of the following sections:

1. Market and Development Viability Assessment : Provides detailed analysis and findings regarding the Subject Site’s market potential for retail or industrial development

2. Potential Economic and Fiscal Benefits of Proposed Industrial Use : Describes the likely economic and fiscal benefits associated with development of the site as proposed by Scannell Properties

4 City of Fremont General Plan, December 2011.

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 6 MARKET AND DEVELOPMENT VIABILITY ASSESSMENT
The ability of the Subject Site to contribute economic and fiscal benefits for the City of Fremont will first depend on achieving build out of a new deve lopment project, and on the types of tenants that then occupy that project. Strategic Economics examined market conditions and trends to identify the Subject Site’s likelihood of succeeding as a retail development project versus an industrial development project. Strategic Economics also assessed the likely types of tenants that would occupy an industrial project at the site, based on Fremont’s market position within the Bay Area and recent development activity and tenanting trends.

Retail Market and Development Assessment
Strategic Economics assessed retail market conditions and trends to gauge the viability of the Subject Site for retail use. As with any development project, the success of a new shopping center depends on the ability of the site to attract and retain tenants capable of reliably paying sufficient rents to cover operating costs and the costs of land acquisition costs, financing costs, and construction costs. The market assessment focused on broader shifts in the retail marketplace due to the growth of e - commerce uses , the competitive retail supply currently serving the site, and site-specific characteristics that affect the site’s potential to succeed as a shopping center that attracts customers from a citywide or regional trade area.

BROADER RETAIL TRENDS IMPACTING DEVELOPMENT POTENTIAL AT THE SUBJECT SITE At the most basic level, growth in demand for additional retail space within a given “trade area” served by a shopping center is primarily driven by increases in spending power due to growth in additional households. This pattern explains the first major wave of shopping center development in Fremont and neighboring communities as their populations rapidly grew between 1960 and 1990. The retail industry has typically responded to any first wave of new development by building new shopping centers of various shapes and sizes depending on the population size and other existing competition already in the trade area.

Development of new shopping centers was also historically driven by evolution of the retail industry itself, as developers created new store and shopping center formats in response to changing demographic patterns, changing availability of consumer goods, and various profitability models for both retailers and real estate developers. In broad terms, this pattern can be viewed as a continuum going from the invention of department stores in the late 19th century, to shopping centers in the early 1920s, to shopping malls in the 1950s, to the big box centers of the 1990s, etc. For many years, changing retail trends drove construction of new shopping centers or projects as much as new consumer demand did. In some cases, new shopping centers would merely capture demand from an existing shopping district or center, sometimes leaving the older facility largely vacant.

Today, the internet is the primary transformational force affecting the retail industry. While total retail sales in the United States increased three percent in 2020, e-commerce sales grew by 32 percent5; e-commerce growth was especially high in 2020 due to the COVID- 19 pandemic, but the relatively

5 Quarterly E-Commerce Report, United States Census Bureau, 2020.

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As a result of these converging trends, retail expansion in brick -and-mortar space is happening in limited and specific locations that offer extraordinary household growth or access to households, and many existing retail centers are contracting in size. Former retail spaces are being used for many non- retail uses including office space, gyms, medical facilities, and housing. Moreover, even successful shopping malls are looking to diversify their land use mix to include new uses such as housing, offices, hotels, and a wider range of dining options, etc., as is occurring at the former Vallco Shopping Mall in Cupertino.

Prior to the onset of the COVID- 19 pandemic, the biggest growth in retail activity was in a category commonly referred to as experiential retail. This trend reflects the consumer preferences of younger households who tend to spend less money on goods and more money on “experiences” including services, including personal services, restaurants, and drinking establishments. But places that cater to this experiential retail also require having the right kind of physical environment: a place that is lively and pedestrian-oriented so people can park their cars and walk to their destinations.

These converging retail industry trends are playing out at the local level in Fremont, suggesting ongoing challenges for adding retail space and supporting development of new shopping centers:
• Total s quare feet of retail space per household is declining in Fremont , neighboring communities, and the Bay Area as a whole: Based on retail inventory data from CoStar and household data from the U.S. Census, the square feet of retail space per household in Fremont declined from 58 to 55 from 2015 to 2019 (Figure 5). Within the combined area of Fremont, Milpitas, Newark, and Union City —which better represents a larger trade area that would be served by a regional retail center at the Subject Site—square feet per household declined from 92 to 87 over the same period. Within Alameda and Santa Clara counties combined, square feet per household fell from 127 to 123. Although this is a relatively short time period , the declines in retail space per household consistently occurred across all geographies.

FIGURE 5: CHANGE IN RETAIL INVENTORY (SQUARE FEET) PER HOUSEHOLD, 2015 AND 2019 Sq. Ft. of Retail Space Per Household
Location 2015 2019
Fremont 58 55
Fremont, Milpitas, Newark, Union City 114 108
Alameda County 134 132
Santa Clara County 121 120
Source: CoStar, 2021; US Census ACS 5-Year Estimates, 2015 and 2019; Strategic Economics, 2021.

• Reinvestment at shopping centers near Fremont includes additions of non-retail uses: Recent reinvestment activity at shopping centers in and near Fremont demonstrates the retail

6 “E-Commerce Retail Sales as a Percent of Total Sales,” third quarter of 2021, FRED database, Federal Reserve Band of St. Louis.

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COMPETITIVE RETAIL SUPPLY
Development and tenanting of a new shopping center at the Subject Site will require competing for demand against the existing supply of shopping centers serving customers from within the same trade area. Large shopping centers, such as regional malls, lifestyle centers, power centers, and community centers, serve a large trade area by drawing customers from within three miles or beyond. A range of retail centers exists within Fremont and along the I -880 corridor, each serving a unique trade area.

The retail center categories are described in more detail below and summarized in Figure 6.

Figure 7 shows the locations of regional ma lls, power centers, and community centers located within approximately five miles of the Subject Site . Figure 8 also includes neighborhood shopping centers within an approximate three-mile area. Definitions of these shopping center types follow:
• Regional and super regional malls are enclosed shopping malls that include large anchor stores such as Macy’s. Regional malls typically consist of at least 400,000 square feet of space and serve a trade area of approximately 5 to 15 miles. Malls near the Subject Site include NewPark Mall approximately one mile away, and the Great Mall in Milpitas. • Power centers (often known as “big box” centers) are characterized by several large anchor stores, such as discount department stores, and are usually between 250,000 to 600,000 square feet. Examples near the Subject Site include Pacific Commons less than three miles away, the Fremo nt Hub, and McCarthy Ranch Marketplace in Milpita s. The trade area for a power center is typically between 5 to 10 miles.
• Community centers typically serve trade areas of between 3 and 6 miles and are often anchored by grocery stores or “big box” stores. These centers are usually between 125,000 to 400,000 square feet in size. Examples near the Subject Site include the collection of shopping centers and Walmart adjacent to the Subject Site, and Gateway Plaza near the Fremont BART station.
• Neighborhood centers typically serve trade areas of 3 or fewer miles and consist of 30,000 to 125,000 square feet. These centers are typically anchored by a grocery store and consist of convenience retail serving the day -to-day needs of nearby residents, such as dry cleaning, pharmacies, etc.

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Shopping Center
Typical
Size (sf)
Acres Typical Anchors Trade Area
Size/
Drive-time
Examples
Regional and
Super Regional
Malls
400,000 to
800,000
40 to
100
General merchandise or fashion-
oriented anchors, may include
department stores, mass
merchants, and/or fashion apparel
5-15 miles/
15-20
minutes
NewPark Mall,
Great Mall
(Milpitas)
Power Centers 250,000 to
600,000
25 to
80 Category-dominant anchors, often
in more than one freestanding
structures, with only a few small
tenants
5-10 miles/
15-20
minutes
Pacific Commons,
McCarthy Ranch
Marketplace
(Milpitas)
Community
Center
125,000 to
400,000
10 to
40 General merchandise or
convenience-oriented anchors,
may include discount stores,
grocery stores, drug stores, and/or
large specialty stores (home
improvement/ furnishings, sporting
goods, etc.)
3-6 miles/
10-15
minutes
Walmart and
collection of
shopping centers
near Subject Site,
Gateway Plaza
Neighborhood
Center
30,000 to
125,000
3 to 5 Convenience-oriented, typically
anchored by a grocery and/or drug
store
3 miles/
5-10
minutes
Sundale Shopping
Center (4949
Stevenson Blvd)
Source: International Council of Shopping Centers, January 2017; CoStar, January 2017; Strategic Economics 2021.

The Subject Site ’s surrounding trade area is already well served by existing regional retail and therefore not well-positioned to attract a new regional shopping center, as envisioned by the existing Regional Commercial land use designation. As shown in Figure 7, The Subject Site is already well- served by regional retail destination s, including NewPark Mall less than a mile away and Pacific Commons less than two miles away, both of which feature comparable freeway access and visibility.

The Subject Site is also not well positioned to attract local-serving retail uses, given the existing supply of retail space meeting these needs. As shown in Figure 8, multiple “neighborhood centers” exist within the one mile and three mile radii of the Subject Site. These centers already include a range of grocery store anchors targeting different demographic segments, including FoodMaxx, Grocery Outlet, Lucky, Trader Joe’s, Lucky, Safeway, and Whole Foods.

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Although broader retail trends and the existing supply of space serving the Subject Site suggest challenges for developing a new shopping center at the Subject Site, Strategic Economics also examined local real estate market data to assess the strength of overall demand for new retail space.

Existing retail space in and near Fremont performs well, though inventory growth and absorption of space have been relatively slow over the past decade. As shown in Figure 9, overall retail vacancy rates in Fremont have held stable at a healthy four to seven percent since 2011, only exceeding this range during the COVID -19 pandemic. Overall retail rents also rose during that period. A nnual net absorption of retail space (space occupied minus space vacated) has been uneven, with negative absorption in 2017 and 2019 and minimal net absorption in 2014, 2015, and 2020 (although absorption was likely constrained by limited availability of vacant space) . Retail inventory has not significantly grown in Fremont since 2014 due to a lack of de velopers pursuing and completing new projects. Based on these trends over the last several years (including the period prior to the COVID-19 pandemic) Fremont’s existing retail space is successfully attracting tenants at increasing rental rates.

FIGURE 9: FREMONT RETAIL VACANCY RATE

Source: CoStar, 2021; Strategic Economics, 2021.

FIGURE 10: FREMONT RETAIL INVENTORY (SQUARE FEET)

Source: CoStar, 2021; Strategic Economics, 2021.

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%

9.0%Retail Vacancy Rate
3,200,000
3,300,000
3,400,000
3,500,000
3,600,000
3,700,000
3,800,000
3,900,000
4,000,000
4,100,000
4,200,000
4,300,000Square Feet

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Source: CoStar, 2021; Strategic Economics, 2021.

RETAIL SITE ASSESSMENT
While current retail industry trends and local indicators suggest weak retail development potential at the Subject Site, site-specific location and physical characteristics also indicate how well the Subject Site could successfully function as a shopping center. Retail tenants, especially retail tenants serving a large regional trade area, generally prefer sites with high visibility, locations with high automobile traffic volume, easy accessibility, and co-location with adjacent complementary tenants.

The Subject Site’s greatest strength as a potential shopping center consist s of access via I-880 and Stevenson Boulevard . The Subject Site is readily accessible via an I -880 off -ramp and Stevenson Boulevard’s high automobile traffic volumes —strengths leveraged by the existing Walmart located across from the Subject Site.

The Subject Site’s weaknesses as a potential shopping center include limited visibility from I-880 and lack of immediate proximity to larger concentrations of complementary retail uses. Unlike the Walmart across Albrae Street, the Subject Site is not located directly adjacent to I-880 and has relatively limited opportunities for signage visible from the freeway. The Subject Site also lacks immediate proximity to the largest concentrations of complementary retail offerings at NewPark Mall and Pacific Commons, requiring the site to compete with those areas for shoppers rather than take advantage of co-location benefits.

SUMMARY OF KEY RETAIL CONCLUSIONS
Although existing shopping centers are generally performing well in Fremont, multiple significant challenges exist for retail development at the Subject Site:
• The rise of e-commerce is leading to a reduction in the square feet of retail space required per household, a trend reflected in declining square feet of space per household in Fremont, surrounding communities, and in Alame da and Santa Clara Counties. Instead, trends favor reinvestment at existing retail centers, including incorporation of non -retail uses , often by removing existing retail space.

• A future shopping center at the Subject Site would need to compete with a substantial existing supply of retail serving customers from within the same regional and local trade areas.

(150,000)
(100,000)
(50,000)
0 50,000
100,000
150,000
200,000
250,000
2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 YTD
Square Feet

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Industrial Market and Development Assessment
The drivers of demand for an industrial development project differ from drivers of demand for a retail project. While a successful retail project depends on the ability to capture sufficient customer sales from within a competitive trade area, the success of an industrial development project relies on capturing demand from businesses seeking a preferred combination of access to their workforce, building/site configuration, power and other utilities, and/or ease of goods movement for the business inputs and outputs. The following findings assess potential industrial development and tenanting opportunities at the Subject Site based on market indicators of demand for new industrial space in Fremont and based on the factors that attract specific types of industrial tenants to Fremont.

INDUSTRIAL MARKET CONDITIONS AND DEVELOPMENT ACTIVITY IN FREMONT Strong demand for industrial space exists in Fremont , with low vacancy rates , increasing rents, and rapid absorption of new product. As shown in Figure 12, Fremont’s overall industrial vacancy rate was an exceptionally low three percent as of December 2021. While this low vacancy rate was partly th e result of strong demand for manufacturing, warehouse, and distribution space caused by the COVID - 19 pandemic, the vacancy rate trend shown in Figure 13 indicates that vacancy rates have remained at a low level in Fremont since 2015—particularly for manufacturing space. Figure 14 shows that absorption of industrial space has been limited in most recent years due to limited available inventory and very low vacancy rates. New space, however, is typically rapidly absorbed. The limited availability of space is causing rapid appreciation in rents for distribution and manufact uring space as tenants seek to outbid each other for limited available inventory (Figure 15).

FIGURE 12: FREMONT INDUSTRIAL INVENTORY, VACANCY RATES, AND RENTS, DECEMBER 2021 Building Type Inventory (sq. ft.) Vacancy Rate (%) Rent (monthly, triple net) All Industrial 28,967,361 3.0% $1.56
Manufacturing 11,200,430 2.1% $2.06
Warehouse 15,818,767 3.6% $1.34
Distribution 1,344,711 no data no data

Flex Space 16,944,878 9.9% $1.49
R&D 9,217,272 8.3% $1.64
Source: CoStar, 2021; Strategic Economics, 2021.

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Source: CoStar, 2021; Strategic Economics, 2021.

FIGURE 14: ABSORPTION TRENDS BY SUB-CATEGORIES OF INDUSTRIAL AND R&D/FLEX SPACE, FREMONT, 2010 TO DECEMBER 2021

Source: CoStar, 2021; Strategic Economics, 2021.

FIGURE 15: AVERAGE ASKING RENTS BY SUB-CATEGORIES OF INDUSTRIAL AND R&D/FLEX SPACE, FREMONT, 2010 TO DECEMBER 2021

Note: Rents displayed on a triple-net basis. Rents for “Distribution” space are not shown due to limited available data.

Source: CoStar, 2021; Strategic Economics, 2021.

0%
5%
10%
15%
20%
25%
30%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 YTD
Vacancy Rate
Flex/R&D
Warehouse
Manufacturing
(1,500,000)
(1,000,000)
(500,000)
0 500,000
1,000,000
1,500,000
2,000,000
2,500,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 YTD
Square Feet
Manufacturing Warehouse Distribution Flex/R&D
$-
$0.50
$1.00
$1.50
$2.00
$2.50
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 YTD
Monthly Asking Rent
Manufacturing
Flex/R&D
Warehouse

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8.6 million square feet of additional space.

FIGURE 16: CHANGE IN INDUSTRIAL AND R&D/FLEX INVENTORY BY SUB-CATEGORY OF SPACE, FREMONT, 2010 TO DECEMBER 2021

Note: New Fremont industrial space classified by CoStar as “Warehouse” typically actually includes a mix of manufacturing, R&D, and warehousing/distribution activities, as occurred at the Pacific Commons South project reflected in the above data as warehouse space.

Source: CoStar, 2021; Strategic Economics, 2021.

DRIVERS OF DEMAND FOR INDUSTRIAL SPACE IN FREMONT
Strategic Economics examined Fremont’s industrial market positioning and tenanting trends to assess the likely mix of tenants that would occupy new industrial space at the Subject Site, therefore determining whether the space would be used for warehouse and distribution, advanced manufacturing, or R&D activities. As with any community, Fremont offers a unique mix of assets and advantages that influence the types of industrial business tenants seeking space within the city.

Fremont—and to a lesser extent Newark and Milpitas —occupies a unique regional niche in the types of businesses seeking industrial space , with a focus on research and development, product prototyping, and specialized smaller -scale production. Local brokers interviewed for this study noted that Fremont competes for industrial tenants within a market area consisting of Fremont, Newark, Milpitas, and northern San Jose. However, Fremont was cited as the m ost desirable location for R&D and advanced manufacturing, particularly for pharmaceuticals, biotechnology, medical device manufacturing, electronic equipment, computer technology, and sustainability technologies and products. Examples of these businesses include Bloom Energy (renewable energy), Cepheid (medical devices), Sana Biotechnology, Enovix (energy storage), Lam Research (semiconductors), and Quanta Computer (electronics manufacturing). Brokers noted that demand for advanced manufacturing and R&D space is strongest in the area between Stevenson Boulevard and Dixon Landing Road —an area including the Subject Site.
0 2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
14,000,000
16,000,000
18,000,000
20,000,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 YTD
Square Feet
Flex/R&D
Warehouse
Manufacturing
Distribution

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Source: Strategic Economics, 2021.

Recent tenanting activity and venture capital investment provide further evidence of Fremont’s specialization in R&D and advanced manufacturing:
• As shown in Figure 18, 24 out of 33 leases signed for spaces larger than 50,000 square feet in Fremont in the last five years were for businesses in the life sciences/manufacturing and technology/manufacturing sect ors, accounting for nearly three -quarters of all leases. These leases accounted for the majority of all square feet leased as well. The remaining leases were signed by warehouse and logistics users.

FIGURE 18: MAJOR* NEW LEASES BY INDUSTRY SECTOR IN FREMONT, 2017 TO 2021 Sector Number of Leases Square Footage
Life Sciences/ Manufacturing 7 794,901
Technology/ Manufacturing 17 1,929,657
Warehouse/ Logistics 9 2,420,607
Total 33 5,145,165
*Data reflects leases for space exceeding 50,000 square feet.

Source: City of Fremont, 2021; CoStar, 2021; Strategic Economics, 2021.

• Fremont and surrounding communities attract substantial venture capital investment in computer technology, the biomedical/biotechnology industry, and CleanTech. As shown in Figure 19, the “Southern Alameda” subarea attracted approximately $1.5 billion in venture capital investment in 2020, which accounted for nearly a quarter of all venture capital investment in the East Bay.

1. Concept/Early R&D

2. R&D and Design

3. Advanced/pilot
manufacturing

4. Large-scale
manufacturing
Fremont’s
primary niche

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Source: “East Bay Forward,” East Bay EDA, September 2021 (report authored by Strategic Economics); Pitchbook, 2021.

Fremont offers several competitive assets that support the city’s ongoi ng strength in attracting innovation-oriented R&D and advanced manufacturing businesses to the city’s industrial lands:
• Access to a workforce with diverse skills, education, and training: As seen below in Figure 20, Fremont’s location provides immediate access to the Bay Area’s highest concentrations of workers with advanced degrees, including in Fremont itself and in Silicon Valley communities across the Dumbarton Brid ge. At the same time, Fremont enjoys equally strong access to a large population of workers to the east and north with a diverse range of education and specialized skills that are required for operating labs and specialized production equipment.

• Integration with Silicon Valley businesses via the Dumbarton Bridge: The Dumbarton Bridge provides direct access to the Bay Area’s primary cluster of innovation -oriented technology businesses in Silicon Valley. The bridge essentially integrates Fremont within this innovation ecosystem, allowing Fremont to provide the “scale -up” space for manufacturing, R&D, and laboratory uses. Tesla is an example of this symbiotic relationship; the company’s primary corporate offices and former headquarters are located in Palo Alto, while manufacturing occurs in Fremont.

• Availability of modern industrial buildings and industrial land: Fremont’s inventory of newer industrial buildings and industrial development opportunities better meet building configuration, access, and power needs of innovation-oriented tenants compared to the older building stock of communities such as San Leandro.

• Efficient City permitting and approvals processes: Brokers interviewed for this study noted that Fremont also competes for innovation -oriented industrial tenants based on responsive,

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FIGURE 20: ADVANCED DEGREE CONCENTRATION IN BAY AREA, 2017

Fremont also attracts demand for warehouse and distribution space based on proximity to households and businesses and the city’s location along the I -880 corridor. Demand for warehouse and distribution space continues to grow in response to e -commerce distribution needs, with demand especially surging during the COVID -19 pandemic. As shown in Figure 18, just under half the square feet of major leases signed in Fremont in the past five years were for warehouse and distribution space. Fremont competes for warehouse and distribution tenants based on the city’s location along the I-880 corridor (including access to the Port of Oakland) and access to a large number of businesses and residents. However, surrounding communities offer similar accessibility at potentially lower costs due to reduced competition with technology businesses for industrial space.

SUBJECT SITE ASSESSMENT FOR INDUSTRIAL USE
An industrial development project at the Subject Site is likely to succeed in attracting tenants due to general demand for new modern industrial space, freeway access, and convenient access to ex isting amenities. Local brokers interviewed for this study believed that the Subject Site would be successful in attracting and retaining industrial tenants due to strong demand for industrial space in Fremont, convenient workforce and goods movement acces s along I- 880, and the existence of restaurant, grocery, and other amenities for workers at the adjacent shopping centers and Walmart. Brokers noted

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The Subject Site is well-positioned to attract advanced manufacturing and R&D tenants, as well as warehouse and distribution uses. Local brokers indicated that the Subject Site’s location will allow it to function equally well for either use, suggesting that tenanting of new space at the site would follow recent patterns that include both distribution and R&D or advanced manufacturing uses.

KEY INDUSTRIAL CONCLUSIONS
Demand for industrial space is strong in Fremont, including R&D, advanced manufacturing, and warehouse and distribution space. Fremont is especially uniquely well positioned to attract R&D and advanced manufacturing tenants due to the city’s direct access to Silicon Valley businesses via the Dumbarton Bridge and the city’s access to a workforce with a diverse range of education and specialized skills. The city’s ability to attract R&D and advanced manufacturing uses is demonstrated by both recent tenanting trends and significant venture capital investments in innovation -oriented businesses located in and near the city.

New industrial space at the Subject Site would be well-positioned to attract a diverse set of businesses, including businesses engaged in R&D, advanced manufacturing, and warehouse and distribution activities.

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INDUSTRIAL USE
Strategic Economics assessed the likely economic and fiscal benefits associated with buildout of Scannell Properties’ industrial development proposal for the Subject Site. Based on t he preceding analysis of likely tenant types that would occupy industrial space at the Subject Site, Strategic Economics assumed the following breakdown of uses within the three proposed buildings:

FIGURE 21: BUSINESS ACTIVITY ASSUMPTIONS APPLIED IN THE ECONOMIC AND FISCAL ANALYSIS Building Use Square Feet
Building 1 Manufacturing 190,503
Building 2 Warehouse 157,783
Building 3 R&D 46,839
Total 395,125
Source: Architectural plans authored by HPA Architecture for Scannell Properties, provided by the City of Fremont, 2021; Strategic Economics.

Employment and Workforce Opportunities
This section summarizes the wages, occupations, and entry-level educational requirements for jobs at businesses matching the manufacturing, warehouse, and R&D uses assumed to locate at the Subject Site. The results are based on recent data for the San Jose -Sunnyvale-Santa Clara Metropolitan Statistical Area (MSA); the analysis applied data for this MSA since Fremont’s economy is more closely related to Silicon Valley than the larger East Bay MSA consisting of Alameda and Contra Costa Counties.

The text box on the following page describes t he methodology used for this analysis . Strategic Economics estimated workforce outcomes including the number of jobs, worker occupation mix, average worker incomes, and entry-level education requirements for new jobs at Scannell Properties’ proposed development project.

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The analysis summarized in this memorandum ties land uses (manufacturing, warehouse, and R&D) to industries in order to estimate the typical wages, occupational mix, and entry-level educational requirements of jobs generated by different land uses. This makes it possible to draw broad conclusions about the likely occupations and entry- level educat ional requirements of new jobs associated with the development proposal, based on patterns in the surrounding region. The data sources used, and steps followed for this analysis, are described below.

Data sources. Findings are based on data provided by th e California Economic Development Department (EDD) for the San Jose-Sunnyvale-Santa Clara MSA. Two main EDD data sources were used:
• Findings related to industries, wages, and occupations are based on the EDD Industry to Occupation Matrix for the first quarter of 2020.
• Findings related to entry -level educational requirements are based on the EDD Occupation Projections dataset for 2016-2026. Note that the data on entry-level educational requirements by occupation may not always reflect what is required of new workers in a highly competitive job market such as the San Francisco Bay Area. Nonetheless, when summarized at a high -level, this data is helpful to assess the general education and skills required for different occupational categories.

Step 1. Define land use categories by industry groups. As a first step, the three land uses assumed for the development proposal were defined based on the following industry groups, as categorized by the North American Industry Classification System (NAICS):
• Manufacturing: Printing and Related Support Activities (323), Chemical Manufacturing (325), Nonmetallic Mineral Product Manufacturing (327), Fabricated Metal Product Manufacturing (332), Machinery Manufacturing (333), Computer and Electronic Product Manufacturing (334), Electrical Equipment and Appliances (335), Transportation Equipment Manufacturing (336), Furniture and Related Product Manufacturing (337), Miscellaneous Manufacturing (339) • R&D: Computer Systems Design and Related Services (5415), Scientific Research and Development Services (5417)
• Warehouse: Wholesale Trade (42), Couriers and Messengers (492), Warehousing and Storage (493), Electronic Shopping and Mail-Order Houses (4251) Step 2. Link industry groups to occupations and wages (MSA level). Based on these industry group definitions, the Industry to Occupation Matrix dataset was used to associate each land use with an occupational mix, categorized using major Standard Occupational Classification (SOC) codes. This same dataset was also used to associate each land use to an average annual wage. In both cases, results obtained are reflective of the MSA overall.

Step 3. Link occupations to entry-level educational requirements (MSA level). The occupational mix of each land use was then linked to the EDD Occupation Projections dataset in order to obtain the typical mix of educational levels required by major SOC Code. Again, these results are reflective of the MSA overall.

Step 4. Apply the MSA’s relative shares of occupations by land uses and educational requirements by land uses to the Specific Plan area job estimates. The relative shares of occupations and educational requirements by land use derived from the MSA datasets were applied to the number of jobs by land use for the overall development proposal. This made it possible to estimate the projected number of jobs by occupation and entry-level education required.

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Based on general job density assumptions by land use, Strategic Economics estimated that approximately 650 job s would be associated with the development proposal. The job density assumptions and jobs by land use are shown in Figure 22.

FIGURE 22: EMPLOYMENT DENSITY ASSUMPTIONS AND ON-SITE JOBS BY LAND USE Land Use Square Feet
Jobs per Sq. Ft.

Assumption (a) New Jobs
Manufacturing 190,503 500 381 R&D 46,839 400 117 Warehouse 157,783 1,000 158 Total 395,125 n/a 656
a) The analysis applied generalized assumptions of ranges of jobs per square foot, based on Strategic Economics’ ongoing review of available literature and past project experience. Actual outcomes will depend on the specific tenants that occupy any future industrial space at the site.

Source: Strategic Economics, 2021.

OCCUPATION MIX
The development proposal for the Subject Site would accommodate a diverse mix of jobs by occupation, with the greatest numbers of jobs in professional technical and production occupations.

Figure 23 shows the breakdown of new jobs by occupation for each of the three land use outcomes at the Subject Site. Of the 656 jobs at the Subject Site, 24 percent would consist of computer and mathematical occupations, 14 percent in production occupations, 12 percent in architecture and engineering occupations, and 12 percent in management occupations. The remaining 38 percent of jobs would consist of jobs in a variety of occupations.

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Manufacturing R&D Warehouse
# of Jobs % of Jobs # of Jobs % of Jobs # of Jobs % of Jobs Management 42 11% 19 16% 16 10% Business and Financial Operations 36 9% 11 9% 12 7% Computer and Mathematical 89 23% 58 50% 13 8% Architecture and Engineering 63 16% 9 7% 6 4% Life, Physical, and Social Science 2 0% 4 4% 0 0% Legal 1 0% 1 0% 0 0% Arts, Design, Entertainment, Sports, and Media 5 1% 2 2% 1 1% Sales and Related 15 4% 6 5% 31 20% Office and Administrative Support 28 7% 6 5% 25 16% Construction and Extraction 1 0% 0 0% - 0% Installation, Maintenance, and Repair 6 2% 0 0% 6 4% Production 86 23% 1 1% 7 5% Transportation and Material Moving 8 2% 0 0% 40 26% Total 381 100% 117 100% 158 100% Note: Columns may not sum due to rounding.

Source: California Economic Development Department for the San Jose-Sunnyvale-Santa Clara MSA, Industry to Occupation Matrix for Q1 2020; Strategic Economics, 2021.

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Potential new jobs at the Subject Site are also associated with a variety of average annual wages, with overall average wages highest for R&D and manufacturing jobs. Figure 24 shows the average annual wages associated with the mix of occupations within each major occupation category. The range of wages is especially wide with manufacturing jobs; for example, the 23 percent of jobs in computer and mathematical occupations pay an average wage of $120,000, while the 23 percent of jobs in production occupations pay $48,000. The overall average annual wage for R&D occupations is highest at $141,000, followed by $95,000 for manufacturing, and $78,000 for warehouse.

FIGURE 24: AVERAGE ANNUAL WAGES FOR OCCUPATIONS BY LAND USE FOR SCANNELL PROPERTIES’ SUBJECT SITE

DEVELOPMENT PROPOSAL
Major Occupation Category
Manufacturing R&D Warehouse
Share of
Manufacturing
Jobs
Mean
Annual
Wage
Share
of R&D
Jobs
Mean
Annual
Wage
Share of
Warehouse
Jobs
Mean
Annual
Wage
Management 11% $171,808 16% $206,487 10% $149,319
Business and Financial
Operations 9% $95,115 9% $103,371 7% $99,186
Computer and Mathematical 23% $120,019 50% $142,702 8% $125,659 Architecture and Engineering 16% $99,167 7% $148,498 4% $97,002 Life, Physical, and Social Science 0% $93,273 4% $100,071 0% $87,252 Legal 0% $235,866 0% $228,228 0% $241,767
Arts, Design, Entertainment,
Sports, and Media 1% $88,486 2% $102,911 1% $75,281
Sales and Related 4% $98,769 5% $112,468 20% $83,236
Office and Administrative Support 7% $53,172 5% $60,154 16% $51,971 Construction and Extraction 0% $55,625 0% - 0%
Installation, Maintenance, and
Repair 2% $61,342 0% $60,215 4% $60,936
Production 23% $48,072 1% $55,331 5% $49,484
Transportation and Material
Moving 2% $46,246 0% $44,847 26% $44,013
Calculated Total, All Occupations 100% $95,284 100% $141,170 100% $77,909 Source: California Economic Development Department for the San Jose-Sunnyvale-Santa Clara MSA, Industry to Occupation Matrix for Q1 2020; Strategic Economics, 2021.

ENTRY-LEVEL EDUCATION REQUIREMENTS
Entry-level education requirements for jobs also vary significantly by land use, with manufacturing jobs providing the greatest diversity of opportunities for workers at a variety o f education levels. As shown in Figure 25, an estimated 79 percent of jobs in the R&D space would require a bachelor’s degree or higher, compared to 55 percent in the manufacturing space and 29 percent in the warehouse space.

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Source: California Economic Development Department for the San Jose-Sunnyvale-Santa Clara MSA, Industry to Occupation Matrix for Q1 2020; California Economic Development Departm ent for the San Jose- Sunnyvale-Santa Clara MSA Occupation Projections for 2016-2026; Strategic Economics, 2021.

Fiscal Contributions to the City of Fremont
Strategic Economics also estimated public gross revenues associated with Scannell Properties’ proposed industrial development project at the Subject Site. Estimated annual recurring revenues included property tax (accruing both to Fremont and other applicable tax jurisdictions), sales tax, and business license tax. The analysis estimated these revenues f or a single year upon full buildout and stabilized occupancy of the development project, as well as a ten -year projection of these revenues.

Strategic Economics also estimated one -time impact fee revenue with assistance from the City of Fremont. All dollar amounts are expressed in 2021 dollars unless stated otherwise.

SECURED PROPERTY TAX
The proposed industrial development project at the Subject Site is estimated to generate approximately $1.2 million in annual secured property tax revenue, with the City of Fremont receiving $159,000 of this revenue and the Fremont Unified School District receiving $282,000 of this revenue.

The distribution of this property tax is shown in Figure 26. This property tax revenue reflects revenue based on the assessed value of “secured” property (i.e., the value of land and improvements). The City of Fremont would also receive additional unsecured property tax revenue levied on the value of property such as business fixtures and equipment; unsecured property tax revenue could vary widely depending on the types of businesses that locate at the Subject Site, but these revenues could be significant for some manufacturing businesses. If the industrial development project does not move forward and the site instead remains vacant, the City of Fremont would only receive minimal property taxes based on the assessed value of the vacant land. The following assumptions were incorporated in the analysis:
• The analysis assumed an assessed value of the property at $271 per square foot of building area. This valuation was based on an estimated total cost of land and the hard costs of improvements provided by Scannell Properties. For additional context, a review of industrial property sales transactions in Fremont in 2019 and 2020 , including older properties and unimproved properties, found average sales prices per square foot were $244 and $248, 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Manufacturing R&D Warehouse
Percent of Jobs
Doctoral or professional degree
Master's degree
Bachelor's degree
Associate's degree
Some college, no degree
Postsecondary non-degree award
High school diploma or equivalent
No formal educational credential

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Fremont receives 14.34 percent of the base one percent property tax rate as of 2021, after adjusting for Educational Revenue Augmentation Fund shifts to the state . Fremont also receives an additional .0050 percent of assessed value for voter-approved debt service.

FIGURE 26: PROPERTY TAX REVENUE ASSUMPTIONS AND CALCULATION Total Building Area in Square Feet 395,125
Assessed Value of Land and Improvements @ $271 Per Square Foot $107,078,875

Ad Valorem Property Tax
Ad Valorem Property Tax Revenue, All Jurisdictions
General Levy @ 1.0% of Assessed Value $1,070,789
Additional Voter-Approved Property Tax for Debt Service @ .1609% $172,290 Total Property Tax Revenue, All Jurisdictions $1,243,079

Ad Valorem Property Tax Revenue, City of Fremont Only
City of Fremont Share of General Levy @ 14.34% of 1% $153,596 City of Fremont Voter-Approved Property Tax for Debt Service @ .0041% $5,354 Total Property Tax Revenue, City of Fremont Only $158,950

Ad Valorem Property Tax Revenue, Fremont Unified School District Only Fremont Unified School District Share of General Levy @ 18.73% of 1% $200,575 Fremont Unified School District Voter-Approved Tax @ .0756% $80,951 Total Property Tax Revenue, Fremont Unified School District Only $281,526 Source: City of Fremont, 2021; Strategic Economics, 2021.

BUSINESS TAX
Businesses at the proposed industrial development project at the Subject Site were estimated to generate $16,051 in annual business tax revenue. Figure 27 shows the calculation basis, inputs, and business license tax revenue associated with each assumed land use at the development project.

FIGURE 27: ANNUAL BUSINESS TAX REVENUE AND CALCULATION BASIS Jobs Average Wage Calculation Basis
Annual Business Tax
Revenue
Manufacturing 381 $95,284 $.3 per $1,000 of gross payroll $10,891 R&D 117 $141,170 $.3 per $1,000 of gross payroll $4,955 Warehouse n/a n/a $65 per 50,000 sq. ft. $205
Total $16,051
Source: City of Fremont Fee Schedule, effective January 2, 2022; Strategic Economics, 2021.

SALES TAX
The proposed industrial development project at the Subject Site is estimated to generate $130, 391 in annual sales tax revenue for the City of Fremont. This estimate was based on sales tax data provided by HdL Companies via the City of Fremont, which showed that the City receives $.33 of sales tax revenue from “Industrial” businesses per square foot of industrial space in Fremont.

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 28 The approximately 650 workers at the proposed industrial development project would also generate additional spending at retail adjacent to the Subject Site. For example, the International Council of Shopping Centers estimates that office workers in urban areas spent an average of $135 per week at retail and food establishments as of 2012.7 Workers at the Subject Site would support vitality of existing retail and generate additional sales tax revenue.

TOTAL TEN-YEAR OPERATING REVENUES
Based on the preceding estimates of property tax, business tax, and sales tax revenue, the City of Fremont is estimated to receive $305,400 in recurring annual revenue upon buildout and stabil ized occupancy of the proposed industrial development project, representing nearly $3.2 million over the following ten-year period (in 2021 dollars). Assumptions incorporated in the estimate included:
• Assessed values grow at two percent annually, based on the maximum allowable increase under Proposition 13
• Gross payroll increases by 3.49 percent annually for purposes of calculating business taxes, based on the average of quarterly year -over-year wage and salary increases tracked by the Bureau of Labor Statistics between 2017 and 2021 for the San Jose -San Francisco-Oakland region
• Sales tax revenue increases four percent annually, based on the California Department of Tax and Fee Administration average growth in All Other Outlet Sales ( a proxy for business-to- business transactions) in Fremont for the 2015 to 2020 period • Annual inflation of two percent, approximately based on the national average from 2011 to 2021
FIGURE 28: REVENUE, YEAR 1 BUILDOUT AND STABILIZED OCCUPANCY, AND TEN-YEAR REVENUE (2021 DOLLARS) Tax Revenue Source Year 1
Total, Years 1-10
(2021 Dollars)
Property Tax: All Jurisdictions $1,243,079 $12,430,787
Property Tax: Fremont Only $158,950 $1,589,499
Property Tax: Fremont Unified
School District Only $281,526 $2,815,261
Business Tax: Manufacturing and R&D $15,846 $169,289
Business Tax: Warehouse $205 $1,879
Sales Tax $130,391 $1,425,191
Total Annual Revenue, Fremont Only $305,392 $3,185,858
Source: Strategic Economics, 2021.

ONE TIME IMPACT FEE REVENUE AND DEVELOPER CONTRIBUTIONS The proposed industrial development project would provide $3.1 million in required one-time impact fees to mitigate the project’s impacts. The City of Fremont imposes impact fees to ensure development

7 “Office-Worker Retail Spending in a Digital Age,” International Council of Shopping Centers, 2012.

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Attachment: Informational 3 - Albrae Economic Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - PLN2021- Market Assessment and Economic Benefits Analysis for Change of Use at 40517 Albrae Street 29 projects mitigate their own impacts on the City’s capital facilities, fire facilities, traffic, and affordable housing needs.

FIGURE 29: ONE-TIME IMPACT FEE REVENUE
Land Use
Capital
Facilities (per
1,000 sq ft)
Fire Facilities
(per 1,000 sq
ft)
Traffic (per
1,000 sq
ft)
Affordable
Housing (per
1,000 sq ft)
Total
(per
1,000
sq ft)
Total
per sq
ft Total Fees
Manufacturing $648 $385 $2,978 $4,170 $8,181 $8.18 $1,558,505 R&D $822 $488 $4,249 $8,340 $5,559 $5.56 $260,378
Warehouse $456 $377 $3,503 $4,170 $8,506 $8.51 $1,342,102 Total $3,160,985
Source: City of Fremont Fee Schedule, Effective January 2, 2022; Strategic Economics, 2021.

Scannell Properties will also be required to provide traffic signal and roadway enhancements and other on-site and off-site improvements, and has committed to provide a voluntary contribution of $500,000 to fund homeless services as a condition of project approval.

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2201 Broadway | Suite 602 | Oakland, CA 94612 | (510) 834-3200 www.fehrandpeers.com
Memorandum

Date: January 3, 2022
To: Mac Carlsen, Scannell Properties
From: Sam Tabibnia, Fehr & Peers
Subject: 40517 Albrae Street Industrial Project –Transportation Impact Analysis OK20-0376
This memorandum summarizes the Transportation Impact Analysis conducted by Fehr & Peers for the proposed industrial project at 40517 Albrae Street in Fremont.

Based on our evaluation:
• The proposed project would have a less-than-significant impact on vehicle miles traveled (VMT).
• The proposed project would not substantially affect intersection level of service (LOS) or queuing at six study intersections in the vicinity of the project. • The Encyclopedia Circle/Stevenson Boulevard intersection would meet signal warrants regardless of the proposed project; therefore, the project shall coordinate with the City of Fremont to determine if the intersection should be signalized and if it is determined that the intersection should be signalized, the project shall install the traffic signal at this intersection.
• The Albrae Street/Walmart Driveway/Project Driveway intersection would meet signal warrants regardless of the proposed project; therefore, the project shall coordinate with the City of Fremont to determine if the intersection should be signalized and if it is determined that the intersection should be signalized, the project shall contribute its fair share to installing the traffic signal at this intersection. Since signalizing the intersection would increase the delay experienced by the vehicles turning into and out of the Walmart Driveway, alternatively, consider maintaining the intersection as side-street stop- controlled and prohibiting the left-turns out of the Project Driveway, at least during the peak congestion periods.
• Based on the project site plan, the project would provide access and circulation for all travel modes with the implementation of the following recommendations:

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Attachment: Informational 4 - Transportation Impact Analysis (4538 : ALBRAE INDUSTRIAL GPA & REZONING - 40517 ALBRAE STREET - Mac Carlsen
January 3, 2022