Agenda packet, first session — Fremont City Council, June 9, 2026 (part 2 of 2)

4.18.1 Impact Analysis
a. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k)? Or ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.

PRC Section 21074 (a) defines tribal cultural resources as either of the following:

1. Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following:
a. Included or determined to be eligible for inclusion in the California Register of Historical Resources.

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) b. Included in a local register of historical resources as deﬁned in subdivision (k) of PRC Section 5020.1.

2. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be signiﬁcant pursuant to criteria set forth in subdivision (c) of PRC Section 5024.1.

In applying these criteria, the lead agency shall consider the signiﬁcance of the resource to a California Native American tribe.

PRC Section 65352.3 establishes a formal consultation process with California Native American tribes prior to the adoption or any amendment of a city or county’s general plan; this consultation is commonly called SB 18 consultation. Because the proposed project would require a General Plan Amendment and rezoning to the Service Industrial (I-S) designation, the City is required to engage in SB 18 consultation. Native American tribes to be included in the process are those that are on the contact list maintained by the NAHC for the purpose of preserving or mitigating impacts to places, features, and objects described in PRC Sections 5097.9 and 5097.995 that are located within the city or county’s jurisdiction.

PRC Section 21080.3.1 also establishes a formal consultation process with California Native American tribes regarding tribal cultural resources, commonly called AB 52 consultation. The AB 52 consultation process must be completed before a CEQA document can be certified. Under PRC Section 21080.3.1, lead agencies are required to “begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project.” Native American tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the lead agency. Additionally, the City has adopted AB 52 noticing as a standard development requirement.
123
The proposed project would include improvements to reuse the existing structure and surrounding site to convert it to an industrial facility. The proposed project would include interior and exterior improvements and updates to the existing structure including demolishing existing tenant improvement features, replacing the existing roof, upgrading power service to the building; the addition of an interior mezzanine level of approximately 6,000 square feet in the southwest corner of the existing building; new loading and receiving docks and drive-in doors; and façade design improvements. Soil removal extending up to 4 feet is expected for the removal of existing pavement and concrete, landscaping in the existing parking area, and improvements of underground utilities, curbs and gutters, as well as sidewalks, site lighting, fire hydrants, and catch basins, and up to 8 feet for utility improvements.

The City sent a Consultation Request Form to the NAHC on April 22, 2024, and on February 24, 2025, the NAHC responded to the City’s request with a consultation list and a letter indicating that an SLF check for the project site was negative.

123 City of Fremont. 2022. Fremont Municipal Code Section 18.218.050(d)(2). Standard development requirements. Website: https://www .codepublishing.com/CA/Fremont/#!/Fremont18/Fremont 18218.html#18.218 (accessed August 5, 2025 ).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) 4-88 On August 4, 2025, the City sent formal notices for both SB 18 and AB 52 to the 27 tribal representatives from California Native American tribes that are traditionally and culturally affiliated with the geographic area of the project site, as identified by the NAHC. The letters were sent via email.

The City received 4 responses to the consultation requests:
• On August 4, 2025, representatives from the Muwekma Ohlone Tribe requested ongoing consultation and provided attachments consisting of a formal consultation request, historic and legal documentation about the history and heritage of the Tribe, and examples of previous cultural resource management work. On August 7, 2025, the City responded asking for confirmation that the tribe was formally requesting consultation, providing a brief description of the project, and asking if the tribe needed additional details. On August 7, 2025, representatives from the Muwekma Ohlone Tribe confirmed that the tribe would like to engage in the consultation process for the proposed project, provided background information on a different project where tribal cultural resources were discovered, asked if the proposed project would include utility trenching or other subsurface excavations, requested the results of the CHRIS record search conducted for the proposed project, and informed the city that the Muwekma Ohlone tribe is the only BIA documented Ohlone tribe of the greater San Francisco Bay Area for inclusion in the City's administrative files.
• On August 5, 2025, representatives from the Lisjan Nation requested consultation on the proposed project, the results of the SLF search, CHRIS records search, and any cultural resource reports prepared for the proposed project. On August 7, 2025, the City responded, providing the NAHC SLF Search request, a brief description of the project, and a link to the City of Fremont standard development requirements which address cultural and tribal cultural resource protection. No further communication was received.
• On August 8, 2025, a different representative of the Muwekma Ohlone tribe responded to the City’s notice, offering services if requested by the City. • On August 12, 2025, representatives of the Wilton Rancheria tribe responded to the City’s notice, declining consultation, but requesting notification if there were to be any project updates or changes.
• On August 13, 2025 representatives of the Tamien Nation requested formal consultation and provided two documents, requesting that they be referenced in all future correspondence. The attached documents requested consultation on topics including alternatives to the project, recommended mitigation measures, significant effects of the project, type of environmental review necessary, significance of tribal cultural resources, including any regulations, policies, or standards used to determine significance, and the project's significance of impacts on tribal cultural resources. The attached documents also requested CHRIS record search results, SLF search results, and the geotechnical report prepared for the project site. The Tribe also requested inclusion of key personnel on all correspondence, and provided the below recommended measures for preservation or mitigation:

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) • Avoidance and preservation of the resources in place, pursuant to Public Resources Code section 21084.3, including, but not limited to, planning and construction to avoid the resources and protect the cultural and natural context, or planning greenspace, parks or other open space, to incorporate the resources with culturally appropriate protection and management criteria; • Treating the resources with culturally appropriate dignity taking into account the tribal cultural values and meaning of the resources, including but not limited to the following:
o Protecting the cultural character and integrity of the resource; o Protection the traditional use of the resource; and
o Protecting the confidentiality of the resource
• Permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or utilizing the resources or places.
• Protecting the resource.

The City did not receive any other requests for consultation during the 30-day AB 52 notification period or 90-day SB 18 notification period. Therefore, the City considers the AB 52 and SB 18 consultation process to be concluded.

As discussed in Section 4.5.a of this document, the July 2025 CHRIS record search indicated that no precontact Native American resources and no historic-era cultural resources have been previously recorded within the project site. Based on nearby site distribution and the environmental context, the project site has moderate archaeological sensitivity. The SLF search yielded negative results. The project Geotechnical Engineering Investigation indicated that subsurface conditions on the project site consist of approximately 6 inches of asphaltic concrete, followed by approximately 4 to 5 and a half feet of fill material, followed by sandy soil. Therefore, it is reasonable to assume that the first 5 feet of soil on the project site would not be sensitive to cultural or tribal cultural resources. Project construction would include ground disturbance of up to 4 feet for building improvements and up to 8 feet for utility improvements. The City’s consultation with tribal representatives indicated that the project site has potential sensitivity for resources in native soil, which is located below 5 feet.

As described in Section 4.5, Cultural Resources, the project would be required to abide by standard development requirements to protect any potential cultural resources, or human remains within the project site inadvertently discovered during the course of development . In addition, as there is potential for the proposed project to inadvertently discover or unearth previously undocumented Native American tribal cultural resources during ground-disturbing activities and based on the consultation, the project would comply with FMC Section 18.218.050(d)(4): Tribal Cultural Monitoring and Training. In accordance with the zoning code, the project proponent would allow a tribal cultural representative to be present before or during construction to monitor tribal cultural

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Compliance with FMC Section 18.218.050(d)(4): Tribal Cultural Monitoring and Training would ensure that any inadvertent discoveries of tribal cultural resources would be protected through coordination with consulting Tribes, full-time monitoring by both qualified tribal and archaeological specialists, and appropriate identification and managing of discoveries. Therefore, impacts to tribal cultural resources would be less than significant.

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4.19 UTILITIES AND SERVICE SYSTEMS

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project:
a. Require or result in the relocation or construction of new or expanded water, wastewater treatment or
stormwater drainage, electric power , natural gas, or
telecommunications facilities, the construction or
relocation of which could cause signiﬁcant
environmental eﬀects?

b. Have suﬃcient water supplies available to serve the
project and reasonably foreseeable future development
during normal, dry and multiple dry years?

c. Result in a determination by the wastewater 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?

d. 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?

e. Comply with federal, state, and local management and reduction statutes and regulations related to solid
waste?

4.19.1 Impact Analysis
a. Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
The project site is in an urbanized area and is currently served by existing utilities, including water, sanitary sewer, storm drainage, electricity, telecommunications, and fiber-optic infrastructure.

Water service to the proposed project would be provided by the Alameda County Water District (ACWD). Wastewater from the project would be treated at the Alvarado Wastewater Treatment Plant, which is operated by Union Sanitary District (USD). The Alameda County Flood Control and Water Conservation District (ACFCWCD) and the City of Fremont share responsibility for stormwater drainage within the city. Electric power and natural gas services in Fremont are provided by PG&E, however the proposed project would not utilize natural gas. There are a variety of providers of telecommunications services and fiber-optic infrastructure available in the project area. 124 The

124 City of Fremont. n.d. Fremont Draft General Plan Update Environmental Impact Report. Website:
https://www .fremont.gov/home/showpublisheddocument/825/637750631748000000 (accessed July 28, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) 4-92 proposed project would connect to existing public and private utilities, including water, sewer, storm drain facilities, and electric power, as described in Section 2.2.5 of this document.

In its existing condition, the project site is covered almost entirely by impervious surfaces. As described in Section 2.2.5.1, the proposed project would include two new trench drains that would drain to a pump system. This pump system would discharge into a bioretention area to the south of the project site and eventually would drain into the public storm system on Osgood Road. A small portion of impervious area to the southwest of the building will drain into a bioretention area and then to the public storm system on Osgood Road. Additional stormwater infrastructure improvements would include new storm drain catch basins, storm drain junction boxes, storm drain manholes, a storm drain pump, and back flow prevention devices.

As previously described in Section 4.10, Hydrology and Water Quality, the proposed project would increase the impervious surface coverage on the project site compared to existing conditions.

However, the increase would be small. According to the Stormwater Quality Control Plan (SWQCP)
125 the proposed project would include one DMA which would retain and infiltrate the required Capture Volume for the project site (6,967 cubic feet), while detaining and reducing the developed peak runoff, as required by the Alameda County MS4 Permit.

The small increase in impervious surfaces would not change existing stormwater drainage patterns or require the construction of new stormwater drainage facilities in the city. The proposed project would not result in any new or expanded water, wastewater treatment, stormwater drainage, electric power, natural gas, or telecommunications facilities. As a result, impacts during construction would be less than significant.
b. Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? California’s Urban Water Management Planning Act requires ACWD to prepare a UWMP and to update it every 5 years. The most recent update was adopted in 2021.

ACWD’s service area is approximately 105 square miles, including the cities of Fremont, Newark, and Union City, and serves a population of approximately 357,000 (as of 2020). Approximately 18 percent of water demand in the district comes from commercial and industrial customers. Water for commercial and industrial customers is supplied from ACWD’s treatment and production facilities, not from groundwater pumping.
126
According to the water demand forecast in the updated UWMP, ACWD anticipates reduced future demands for water compared to previous forecasts, as well as in comparison to demonstrated past levels of actual demand, despite projected population and housing increases within the service area.

The water demand forecast is consistent with growth projections in the City’s General Plan. While the proposed project may generate workforce population, any increase would be minor and would

125 Kier and Wright. 2024. Stormwater Quality Control Plan. November 14. 126 ACWD. 2021. Urban Water Management Plan 2020 –2025. Website: https://www.acwd .org/Do cu men t Center/View/4116/Final-2020 -2025 -UWMP-Version-Including-Minor-Edits (accessed July 28, 2025 ).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) fall within the General Plan’s projected growth. The water demand projected in the UWMP would therefore include demand resulting from construction and operation of the proposed project. The UWMP determined that no new infrastructure is needed to support water supply reliability for its customers over the next 25 years.
127 Therefore, the project would have a less than significant impact, and no mitigation is required.
c. Would the project result in a determination by the wastewater 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?
The proposed project would connect into existing sewer lines serving the project site. Wastewater service would be provided by the USD. Proposed wastewater use on the project site would not result in a significant increase in wastewater production compared to historical uses at the existing building. During construction, if portable toilets are required, the waste would be transported to the appropriate facilities for disposal and treatment. Therefore, the proposed project would have a less than significant impact related to wastewater treatment. 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?
Construction activities would generate solid waste associated with interior demolition and construction, as well as grading, paving and landscaping or outdoor areas. All construction debris would be disposed of in compliance with a City-approved Waste Handling Plan 128 and in compliance
with the City’s most up-to-date demolition/construction recycling requirements. Current requirements include reuse or recycling of 100 percent of all asphalt, concrete, and dirt; separation and composting of 100 percent of plant and tree debris; and reuse or recycling of 65 percent of all remaining project debris.
129
During operation, generation of solid waste would be typical of industrial and/or research and development uses. The project would be served by the City’s franchised waste hauler, Republic Services. Any business occupying the proposed project would be required to comply with all applicable waste reduction goals and regulations and to maintain waste containers for recycling. The amount of waste generated would not be in excess of State or local standards, or in excess of the capacity of local infrastructure, nor would it otherwise impair the attainment of solid waste reduction goals. The project would have a less than significant impact.

127 ACWD. 2021. Urban Water Management Plan 2020 –2025. Website: https://www.acwd .org/Do cu men t Center/View/4116/Final-2020 -2025 -UWMP-Version-Including-Minor-Edits (accessed July 28, 2025 ). 128 City of Fremont Environmental Services Division. 2023. Construction and Demolition Debris. Website:
https://www .fremont.gov/government/departments/environmental-servi ces/cons truction-demolition - debris (accessed July 28, 2025 ).
129 City of Fremont Environmental Services Division. 2018. Waste Handling Guidelines. Website: https://www. fremont.gov/home/showpublisheddocument/1481/637752483703200000 (accessed July 28, 2025 ).

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As discussed in Section 4.19.d, all construction debris would be disposed of in compliance with a City-approved Waste Handling Plan130 and in compliance with the City’s most up-to-date demolition/construction recycling requirements.

During operation, any business occupying the proposed project would be required to comply with all applicable waste reduction goals and regulations and to maintain waste containers for recycling. The project would have a less than significant impact related to compliance with federal, State, and local management and reduction statutes and regulations related to solid waste.

130 City of Fremont Environmental Services Division. 2023. Construction and Demolition Debris. Website:
https://www .fremont.gov/government/departments/environmental-servi ces/cons truction-demolition - debris (accessed July 28, 2025 ).

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4.20 WILDFIRE

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, w ould the project:

a. Substantially impair an adopted emergency response
plan or emergency evacuation plan?
b. Due to slope, prevailing winds, and other factors,
exacerbate wildﬁre risks, and thereby expose project
occupants to pollutant concentrations from a wildﬁre or the uncontrolled spread of a wildﬁre?

c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate ﬁre risk or that may result in temporary or
ongoing impacts to the environment?

d. Expose people or structures to signiﬁcant risks,
including downslope or downstream ﬂooding or
landslides, as a result of runoﬀ, post-ﬁre slope
instability, or drainage changes ?

4.20.1 Impact Analysis
a. Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
The project site is within the developed urban area of Fremont, which is not within a State Responsibility Area
131 and has not been identified by the City as part of a VHFHSZ.132 The project would have no impact related to substantially impairing an adopted emergency response plan or emergency evacuation plan.
b. Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
Refer to Section 4.20.a. The project would have no impact related to exacerbation of wildfire risks due to slope, prevailing winds, and other factors and would not thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

131 CAL FIRE. n.d. Fire Hazard Severity Zones in a State Responsibility Area. Website: https://calﬁre-forestry. maps.arcgis.com/apps/webappviewer/index.html?id=988d431a42b242b29d89597ab693d008 (accessed August 18, 2025).
132 CAL FIRE. n.d. Fire Hazard Severity Zone Viewer. Website: https://experience.arcgis.com/ experi ence/ 03beab8511814e79a0e4eabf0d3e7247/ (accessed August 18, 2025).

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d. Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes?
Refer to Section 4.20.a. The project would have no impact related to exposing people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes.

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4.21 MANDATORY FINDINGS OF SIGNIFICANCE

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Does the project have the potential to substantially degrade 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 plant 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?

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 eﬀec ts of other
current projects, and the eﬀects of probable future
projects.)

c. Does the project have environmental eﬀects which will cause substantial adverse eﬀects on human beings,
either directly or indirectly?

4.21.1 Impact Analysis
a. Does the project have the potential to substantially degrade 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 plant 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? C
ompliance with regulatory requirements as detailed in Section 4.4, Biological Resources would ensure that potential impacts to special-s
tatus species would be reduced to less than significant levels. Compliance with regulatory requirements as detailed in Section 4.5, Cultural Resources and Section 4.17, Tribal Cultural Resources would ensure that potential impacts to cultural resources and tribal cultural resources would be reduced to less than significant levels.

T
herefore, compliance with regulatory requirements would ensure that development of the proposed project would not: (1) degrade the quality of the environment; (2) substantially reduce the habitat of a fish or wildlife species; (3) cause a fish or wildlife species population to drop below self- s
ustaining levels; (4) threaten to eliminate a plant or animal community; (5) reduce the number or restrict the range of a rare or endangered plant or animal; or (6) eliminate important examples of the major periods of California history. Therefore, this impact would be less than significant.

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The proposed project’s impacts would be individually limited and not cumulatively considerable due to the site-specific nature of the potential impacts.

For the topics of aesthetics, agriculture and forestry resources, air quality, biological resources, energy, geology and soils, hazards and hazardous wastes, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, utilities and service systems, and wildfire, project design and compliance with regulatory requirements would ensure that the project would have no impact or less than significant impact; therefore, the proj ect would not substantially contribute to any potential cumulative impacts for these topics.

All environmental impacts that could occur as a result of the proposed project would be reduced to a less than significant level through implementation of the regulatory compliance measures recommended in this document. Therefore, this impact would be less than significant. c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
The proposed project’s potential to result in environmental effects that could directly or indirectly impact human beings has been evaluated in this Initial Study. With implementation of the recommended regulatory compliance measures, all environmental effects that could adversely affect human beings would be less than significant.

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5.0 LIST OF PREPARERS

5.1 CITY OF FREMONT
39550 Liberty Street
Fremont, California 94538
Marc Cleveland, Associate Planner
Mark Hungeford, Senior Planner

5.2 LSA
6001 Shellmound Street, Suite 425
Emeryville, California 94608
Theresa Wallace, AICP, Principal in Charge
Florentina Craciun, AICP, Project Manager
Jaelyn Law, Assistant Environmental Planner

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6.0 REFERENCES
AC Transit. n.d. Line 215: Osgood – Warm Springs – Landing. Website: https://www.actransit.org/ bus-lines-schedules/215/upcoming?utm_source=chatgpt.com (accessed August 4, 2025). ______. n.d. Line 623: Irvington High – Horner Middle. Website: https://www.actransit.org/bus- lines-schedules/623 (accessed August 4, 2025).

Alameda County Water District (ACWD). 1996 (updated 2013). Cooperative Agreement between San Francisco Bay Regional Water Quality Control Board and Alameda County Water District, dated June 27, 1996, updated May 28, 2013. Website: https://www.acwd.org/Document Center/View/132 (accessed July 14, 2025).
______ . 1997. Cooperative Agreement between City of Fremont and Alameda County Water District (Agreement 2880), dated March 25, 1997. Website: https://www.acwd.org/Document Center/View/128 (accessed July 14, 2025).
______ . 2021. Alameda County Water District Urban Water Management Plan 2020–2025. Website:
https://www.acwd.org/DocumentCenter/View/3816/Final-2020-2025-UWMP (accessed July 31, 2025).
______. 2021. Urban Water Management Plan 2020–2025. Website: https://www.acwd.org/ DocumentCenter/View/4116/Final-2020-2025-UWMP-Version-Including-Minor-Edits (accessed July 28, 2025).
______. 2022. Sustainable Groundwater Management Act . Website: https://www.acwd.org/566/ Sustainable-Groundwater-Management-Act (accessed July 31, 2025).

Association of Bay Area Governments (ABAG) and Metropolitan Transportation Commission (MTC). 2013. Plan Bay Area. July 18.
______. 2023. Probabilistic Earthquake Shaking Hazard Assessment in Metropolitan Transportation Commission/ABAG Hazard Viewer Map. Website: https://mtc.maps.arcgis.com/apps/web appviewer/index.html?id=4a6f3f1259df42eab29b35dfcd086fc8 (accessed August 19, 2025).

Association of Environmental Professionals. 2025. 2025 CEQA Statute & Guidelines. Website:
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Bay Area Air District (formerly the Bay Area Air Quality Management District). 2017. Clean Air Plan.

April 19.
______. 2022. 2022 CEQA Guidelines. Website: https://www.baaqmd.gov/plans -and-climate/ california-environmental-quality-act-ceqa/updated-ceqa-guidelines (accessed July 10, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) 6-2 California Air Resources Board (CARB). 2017. California’s 2017 Climate Change Scoping Plan.

November. Website: https://ww2.arb.ca.gov/ sites/default/files/classic/cc/scopingplan/ scoping_plan_2017.pdf (accessed August 7, 2025).
______. 2021. 2022 Scoping Plan Update. May 10. Website: https://ww2.arb.ca.gov/sites/default/ files/2022-12/2022-sp.pdf (accessed July 14, 2025).

California Department of Conservation (DOC), Division of Land Resource Protection, Farmland Mapping and Monitoring Program. 2018. California Important Farmland Finder. Website:
https://maps.conservation.ca.gov/dlrp/ciff/ (accessed August 18, 2025). ______ . n.d. Alameda County Tsunami Hazard Areas. Website: https://www.conservation.ca.gov/ cgs/ tsunami/maps/alameda (accessed July 28, 2025).
______. n.d. California Geological Survey Earthquake Zones of Required Investigation, CGS Alquist Pirolo Fault Traces and Zones. Website: https://maps.conservation.ca.gov/cgs/information warehouse/eqzapp/ (accessed August 19, 2025).
______. n.d. California Geological Survey Earthquake Zones of Required Investigation, Landslide Zones. Website: https://maps.conservation.ca.gov/cgs/informationwarehouse/eqzapp/ (accessed August 19, 2025).
______. n.d. California Geological Survey Earthquake Zones of Required Investigation, Liquefaction Zones. Website: https://maps.conservation.ca.gov/cgs/informationwarehouse/eqzapp/ #data_s=id%3Adata Source_4-191d8e4b825-layer-21%3A83 (accessed August 19, 2025). ______. n.d. Williamson Act Finder. Website: https://maps.conservation.ca.gov/dlrp/WilliamsonAct/ App/#data_s=id%3AdataSource_1-196837250e2-layer-6-196837251d1-layer-8%3A1 (accessed August 18, 2025).

California Department of Forestry and Fire Protection (CAL FIRE). 2025.Fire Hazard Severity Zones Mapper. Website: https://calfire-forestry.maps.arcgis.com/apps/webappviewer/ index. html?id=988d431a42b242b 29d89597ab693d008 (accessed July 14, 2025). ______. n.d. Fire Hazard Severity Zone Viewer. Website: https://experience.arcgis.com/experience/ 03beab8511814e79a0e4eabf0d3e7247/ (accessed August 18, 2025). ______. n.d. Fire Hazard Severity Zones in a State Responsibility Area. Website: https://calfire- forestry.maps.arcgis.com/apps/webappviewer/index.html?id=988d431a42b242b29d89597a b693d008 (accessed August 18, 2025).

California Department of Toxic Substances Control (DTSC). 2022. EnviroStar Database. Website:
https://www. envirostor.dtsc.ca.gov/public/ (accessed July 14, 2025).

California Department of Water Resources (DWR). 2018. Groundwater Basin Boundary Assessment Tool. Website: https://gis.water.ca.gov/app/bbat/ (accessed July 31, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) California Department of Water Resources, Division of Safety of Dams. 2015. Dam Breach Inundation Map Web Publisher. Website: https://fmds.water.ca.gov/webgis/?appid=dam_ prototype_v2 (accessed July 31, 2025).

California Energy Commission (CEC). 2015. Medium and Heavy-Duty Truck Prices and Fuel Economy 2013–2026. Website: efiling.energy.ca.gov/getdocument.aspx?tn=206180 (accessed July 10, 2025).
______. 2025. Integrated Energy Policy Report. Website: https://www.energy.ca.gov/data -reports/ reports/ integrated-energy-policy-report-iepr/2025-integrated-energy-policy-report (accessed August 6, 2025).
______. n.d. California Energy Consumption Dashboards - Electricity Consumption. Website:
https://www.energy.ca.gov/data -reports/energy -almanac/california-electricity-data/ california-energy-consumption-dashboards-0 (accessed August 6, 2025).

California Environmental Protection Agency. 2020. Cortese List Data Resources. Website: calepa.ca. gov/sitecleanup/corteselist/ (accessed July 14, 2025).

California Native Plant Society. n.d. CNPS Rare Plant Inventory. Website: https://rareplants.cnps. org/Search/result?frm=T&crpr=1A:1B:2A:2B:3:4&ccl=ALA&qsl=9&quad=3712251:&elev= :m:o (accessed August 18, 2025).

California Stormwater Quality Association. n.d. BMP Handbooks. Website: https://www.casqa.org/ resources/bmp-handbooks (accessed August 7, 2025).

City of Fremont. 2011. “Chapter 10: Safety Element.” City of Fremont General Plan. Website:
https://www. fremont.gov/home/showpublisheddocument/809/637750630888070000 (accessed July 14, 2025).
______. 2011. “Chapter 10: Safety Element.” City of Fremont General Plan. Website: https://www. fremont.gov/home/showpublisheddocument/809/637750630888070000 (accessed July 31, 2025).
______. 2011. “Chapter 10: Safety, Policy 10-1.2.” City of Fremont General Plan. Website:
https://www.fremont.gov/home/showpublisheddocument/809/637750630888070000 (accessed August 19, 2025).
______. 2011. “Chapter 4: Community Character Element.” City of Fremont General Plan. Website:
https://www.fremont.gov/home/showpublisheddocument/781/637750630790930000 (accessed August 18, 2025).
______. 2011. “Chapter 8: Parks and Recreation Element.” City of Fremont General Plan. Website:
https://www.fremont.gov/home/showpublisheddocument/805/637750630871400000 (accessed August 19, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) 6-4 ______. 2011. “Community Character Map: Scenic Routes and City Gateways.” City of Fremont General Plan. Website: https://www.fremont.gov/home/showpublisheddocument/ 9180/637879756043600000 (accessed August 18, 2025).
______. 2011. “Mobility Map: Functional Classification.” City of Fremont General Plan. Website:
https://www.fremont.gov/home/showpublisheddocument/9178/637879756485100000 (accessed August 4, 2025).
______ . 2011. City of Fremont General Plan Mobility Element. Website: https://www. fremont.gov/ home/showpublisheddocument/779/637750630784670000 (accessed February 23, 2025). ______. 2016. “Chapter 3: Network Recommendations.” City of Fremont Pedestrian Master Plan.

Website: https://www.fremont.gov/home/showpublisheddocument/7277/63782515 6602300000 (accessed August 4, 2025).
______. 2018. “Chapter 5: Five Year Project List.” City of Fremont Bicycle Master Plan. Website:
https://www.fremont.gov/home/showpublisheddocument/7253/637825147774630000 (accessed August 4, 2025).
______ . 2018. Bicycle Master Plan. Website: https://www.fremont.gov/government/departments/ transportation-engineering/walking-bicycling/bicycle-master-plan (accessed August 7, 2025).
______. 2019. City of Fremont General Plan Land Use Diagram. December 17. Website:
https://www.fremont.gov/home/showpublisheddocument/803/637750630865770000 (accessed July 17, 2025).
______. 2019. City of Fremont General Plan Land Use Diagram. December 17. Website:
https://www.fremont.gov/home/showpublisheddocument/803/637750630865770000 (accessed August 7, 2025).
______. 2019. City of Fremont General Plan Land Use Diagram. December 17. Website:
https://www.fremont.gov/home/showpublisheddocument/803/637750630865770000 (accessed August 18, 2025).
______. 2020. Transportation Impact Analysis Handbook . Website: https://www.fremont.gov/ home/showpublisheddocument/391/637747611844000000 (accessed August 4, 2025). ______. 2022. Fremont Municipal Code Chapter 18.215 Tree Preservation. Website: https://www. codepublishing.com/CA/Fremont/html/Fremont18/Fremont18215.html (accessed August 18, 2025).
______. 2022. Fremont Municipal Code Chapter 18.45: Commercial and Mixed-Use Districts.

Website: https://www.codepublishing.com/CA/Fremont/html/Fremont18/Fremont1845. html (accessed August 18, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) ______. 2022. Fremont Municipal Code Chapter 8.35, Article IV. Hazardous Materials Management Plan. Website: https://www.codepublishing.com/CA/Fremont/html/Fremont08/Fremont 0835.html#8.35.220 (accessed July 14, 2025).
______. 2022. Fremont Municipal Code Section 18.160.010: Construction hours – Limitations.

Website: https://www.codepublishing.com/CA/Fremont/html/Fremont18/Fremont18160. html (accessed August 1, 2025).
______. 2022. Fremont Municipal Code Section 18.218.050(d)(2). Standard Development Requirements – Cultural and Tribal Cultural Resources. Website: https://www.code publishing.com/CA/Fremont/#!/Fremont18/Fremont18218.html#18.218 (accessed August 5, 2025).
______. 2022. Fremont Municipal Code Section 18.218.050(d)(2). Standard development requirements. Website: https://www.codepublishing.com/CA/Fremont/#!/Fremont18/ Fremont18218.html#18.218 (accessed August 5, 2025).
______. 2022. Fremont Municipal Code Section 18.50.040: Performance Standards. Website:
https://www.codepublishing.com/CA/Fremont/html/Fremont18/Fremont1850.html #18.50.040 (accessed August 1, 2025).
______. 2022. Fremont Municipal Code Section 18.50.050(d): Development standards and requirements applicable to all industrial districts. Website: https://www.codepublishing. com/CA/Fremont/html/Fremont18/Fremont1850.html#18.50.050 (accessed August 18, 2025).
______. 2022. Fremont Municipal Code Section 18.50.050(d)(2). Standard development requirements. Website: https://www.codepublishing.com/CA/Fremont/#!/Fremont18/ Fremont18218.html#18.218 (accessed August 19, 2025).
______. 2022. Fremont Municipal Code Section 18.50.050: Development standards and requirements applicable to all industrial districts. Website: https://www.codepublishing. com/CA/Fremont/#!/Fremont18/Fremont18218.html#18.218 (accessed August 1, 2025). ______. 2022. Fremont Municipal Code Section 8.35.100 Safety Provisions. Website: https://www. codepublishing.com/CA/Fremont/html/Fremont08/Fremont0835.html#8.35.100 (accessed July 14, 2025).
______. 2022. Fremont Municipal Code Section 8.35.350: Hazardous Materials Management.

Website: https://www.codepublishing.com/CA/Fremont/html/Fremont08/Fremont0835. html (accessed July 14, 2025).
______. 2022. Municipal Code Chapter 15.47: Fremont Residential Building Code. Website:
https://www.codepublishing.com/CA/Fremont/#!/Fremont15/Fremont15.html (accessed August 19, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) 6-6 ______. 2023. Climate Ready Fremont. October 10. Website: https://www.fremont.gov/home/ showpublisheddocument/14218/638428261066300000 (accessed July 10, 2025). ______. 2024. Fremont Municipal Code Section 18.50.040: Performance Standards. Website:
https://www.codepublishing.com/CA/Fremont/#!/Fremont18/Fremont1850.html #18.50.040 (accessed August 1, 2025).
______. 2025. City of Fremont Municipal Code. Chapter 12.35 – Utility Underground Districts.

Website: https://www.codepublishing.com/CA/Fremont/#!/html/Fremont12/Fremont1235. html (accessed July 23, 2025).
______. 2025. City of Fremont Municipal Code. Chapter 18.218 – Standard Development Requirements to Address Resource Protection. May 20. Website: https://www.code publishing.com/CA/ Fremont/#!/Fremont18/Fremont18218.html#18.218 (accessed July 23, 2025).
______. 2025. City of Fremont Municipal Code. Chapter 9.25 – Noise. Website: https://www.code publishing.com/CA/Fremont/#!/html/Fremont09/Fremont0925.html (accessed July 23, 2025).
______. 2025. City of Fremont Municipal Code. Section 18.218.050. Website: https://www. codepublishing.com/CA/Fremont/#!/Fremont18/Fremont18218.html#18.218 (accessed August 19, 2025).
______. 2025. City of Fremont Municipal Code. Section 18.290.110 – Exemptions, exclusions, and exceptions. Website: https://www.codepublishing.com/CA/Fremont/ html/Fremont18/ Fremont18290.html#18.290.090 (accessed August 19, 2025). ______. 2025. City of Fremont Municipal Code. Table 18.183.030 - Required Parking Spaces.

Website: https://www.codepublishing.com/CA/Fremont/#!/html/Fremont18/Fremont 18183.html (accessed July 23, 2025).
______. n.d. Fremont Draft General Plan Update Environmental Impact Report. Website:
https://www.fremont.gov/home/showpublisheddocument/825/637750631748000000 (accessed July 28, 2025).
______ . n.d. Fremont Municipal Code. Section 10.20.030 – Definitions. Website: https://www.code publishing.com/CA/Fremont/#!/Fremont10/Fremont1020.html#10.20.030 (accessed August 4, 2025).
______. n.d. Fremont Municipal Code. Section 18.50050 – Development standards and requirements applicable to all industrial districts. Website: https://www.codepublishing. com/CA/Fremont/#!/Fremont18/Fremont1850.html#18.50.050 (accessed August 4, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) ______. n.d. Fremont Police Department. Truck Routes and Enforcement Regulations, City of Fremont Truck Route Map. Website: https://www.fremontpolice.gov/about -us/patrol- division/traffic-unit/truck-routes-and-enforcement -regulations (accessed July 25, 2025). ______. n.d. Parks & Recreation, Parks. Website: https://www.fremont.gov/government/ departments/parks-recreation/parks/park-locations (accessed August 19, 2025).

City of Fremont Community Services Department. 2022. “Chapter 1: Executive Summary.” Draft Comprehensive Parks and Recreation Master Plan, February 2022. Website: https://www. fremont.gov/home/showpublisheddocument/9619/637889034743070000 (accessed August 19, 2025).

City of Fremont Environmental Services Division. 2018. Waste Handling Guidelines. Website:
https://www.fremont.gov/home/showpublisheddocument/1481/637752483703200000 (accessed July 28, 2025).

City of Fremont Environmental Services Division. 2023. Construction and Demolition Debris.

Website: https://www.fremont.gov/government/departments/environmental -services/ construction-demolition-debris (accessed July 28, 2025).

City of Fremont Fire Department. 2012. “Fire Station Locations Map.” Website: https://www. fremont.gov/home/showpublisheddocument/1695/637753408997530000 (accessed August 18, 2025).

Federal Emergency Management Agency (FEMA). 2009. Flood Insurance Rate Map (FIRM) No. 06001C0464G, effective August 3. Website: https://msc.fema.gov/portal/search?Address Query=43990%2 0Fremont%20Boulevard%2C%20fremont%2C %20ca#searchresultsanchor (accessed July 31, 2025).

Field, E.H., and 2014 Working Group on California Earthquake Probabilities. 2015. UCERF3: A New Earthquake Forecast for California’s Complex Fault System: United States Geological Survey 2015–3009. Website: https://dx.doi.org/10.3133/fs20153009 (accessed August 19, 2025).

Fremont Police Department. n.d. Fremont Police Campus Directions and Contact. Website:
https://www.fremontpolice.gov/about-us/about-fremont-police/police-campus-directions- and-contact (accessed August 19, 2025).

Fremont Unified School District (FUSD). 2022. “About Fremont Unified.” Website: https://fremont unified.org/about/welcome/ (accessed August 19, 2025). ______. 2024. 2024 School Fee Justification Study. Website: https://drive.google.com/file/d/1c RCPQicsOAbaFgZ3MO7Av60dxTyAFyfv/view (accessed August 19, 2025). ______. 2024. Developer Fees FAQ, May 26, 2024. Website: https://fremontunified.org/about/ business-services/accounting-services/developer -fees-faq/ (accessed August 19, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) 6-8 Governor’s Office of Planning and Research (OPR). 2018. Technical Advisory on Evaluating Transportation Impacts in CEQA. Website: https://opr.ca.gov/docs/20190122-743_ Technical_Advisory.pdf (accessed August 19, 2025).

Hexagon Transportation Consultants, Inc. 2025. TDM Plan for the Proposed 43800 Osgood Road Industrial Use. May 5.
______ . 2025. Transportation Analysis for the High Cube Fulfillment Center at 43800 Osgood Road in Fremont, California. April 18.
______. 2025. Trip Generation Estimates for High Cube Fulfillment Center – Sort. ______ . 2025. VMT Analysis for proposed Industrial Development at 43800 Osgood Road in Fremont, California. March 7.

Kier and Wright. 2024. 43800 Osgood Road Fire Access Road Plan. November 12. ______. 2024. Stormwater Quality Control Plan. November 14.

Krazan & Associates, Inc. 2024. Geotechnical Engineering Investigation, Proposed Osgood Industrial Building. October 10.

LSA Associates, Inc. (LSA). 2025. Air Quality, Energy, and Greenhouse Gas Technical Memorandum for the 43800 Osgood Road Project, Fremont, California. March 31. ______. 2025. Review of the 43800 Osgood Road Project Transportation Impact Analysis and Transportation Demand Management Plan. August 1.

Multi-Resolution Land Characteristics Consortium. 2016. AK Land Cover. Website: https://www. mrlc.gov/viewer/ (accessed August 18, 2025).

Pacific Gas and Electric Company (PG&E). 2025. Clean Energy Solutions. Website: https://www.pge. com/en/about/corporate-responsibility-and-sustainability/taking-responsibility/clean- energy-solutions.html (accessed July 10, 2025).

SBCA Tree Consulting. 2024. 43800 Osgood Road Tree Inventory. September 27.

State Water Resources Control Board (SWRCB). 2022. Geotracker Database. Website: https://geo tracker.waterboards.ca.gov/ (accessed July 14, 2025).
______. 2024. 2024 California Integrated Report. Website: https://www.waterboards.ca.gov/ water_issues/programs/water_quality_assessment/2024-integrated-report.html (accessed July 28, 2025).

United States Department of Transportation (USDOT). 2023. “Table 4-23: Average Fuel Efficiency of U.S. Light Duty Vehicles.” Website: https://www.bts.gov/content/average-fuel-efficiency-us- light-duty-vehicles (accessed August 19, 2025).

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P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 ) United States Fish and Wildlife Service. n.d. Information for Planning and Consultation. Website:
https://ipac.eco sphere.fws.gov/ location/CGJ5GPYR5FAEJPXOZGK6NBJ4BQ/resources (accessed August 18, 2025).

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX A

AIR QUALITY, ENERGY, AND GREENHOUSE GAS

TECHNICAL MEMORANDUM

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX B

ARBORIST REPORT

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX C

GEOTECHNICAL ENGINEERING INVESTIGATION

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX D

TRANSPORTATION ANALYSIS

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX E

TRANSPORTATION DEMAND MANAGEMENT PLAN

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX F

VEHICLE MILES TRAVELED ANALYSIS

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026
43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

P:\A-E\CFR2002.23 - 43800 Osg ood Roa d \Pr oducts\Initial Study \4 - Final\43800 Osg ood Roa d_ ISMND .docx (03/27/26 )

APPENDIX G

TRANSPORTATION PEER REVIEW

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood GPA & Rezoning)

43800 O SG OOD R OAD P RO JECT

FREMO N T , C ALIFORNIA

INITIAL STUDY /N EGATIVE D ECLARATION
FEBRUARY 2026

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Attachment: PLN2025-00100 Exhibit A - Negative Declaration and Initial Study (5745 : Sterling Osgood 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:
26 MCTech Industrial (IND T)
Commercial Regional (COM REG)
Sterling Osgood Road GPA

AFFECTS LAND USE MAP(S) IN THE IRVINGTON COMMUNITY PLAN AREA 1 B
PLN2025-00100
PLN2025-00100
Sterling Osgood Road GPA
43800 Osgood Rd

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Attachment: PLN2025-00100 Exhibit B - General Plan Amendment (5745 : Sterling Osgood GPA & Rezoning)

Resolution 2026-XX Page 1 of 2

DRAFT
RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FREMONT

AMENDING THE GENERAL PLAN BY CHANGING THE LAND USE
DESIGNATION FOR THE PROPERTY LOCATED AT 43800 OSGOOD

ROAD FROM REGIONAL COMMERCIAL TO TECH INDUSTRIAL

AND MAKING CEQA FINDINGS AND ADOPTING A NEGATIVE

DECLARATION

WHEREAS, a project applicant has proposed a General Plan Amendment (GPA) to change the land use designation of the property located at 43800 Osgood Road from Regional Commercial to Tech Industrial in conjunction with an application to rezone the property to Tech Industrial (I-T); and

WHEREAS, a Negative Declaration was prepared and circulated in compliance with the California Environmental Quality Act (CEQA), and

WHEREAS, the Planning Commission held a noticed public hearing on the project including the GPA on April 23, 2026, after which the Commission recommended that the City Council approve the GPA and the project, as proposed, by a vote of ___-___; and

WHEREAS, the City Council held a noticed public hearing on __________ on the project, and considered the reports and documents presented by City staff, the Planning Commission’s deliberations, and the written and oral comments presented at the public hearing; and

WHEREAS, in accordance with Government Code Section 65358, the City Council finds that it is in the public interest to adopt the GPA.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FREMONT RESOLVES AS FOLLOWS:

SECTION 1. The City Council finds that the proposed General Plan Amendment is consistent with the General Plan and furthers the public interest, convenience, and general welfare of the City as described in the __________ staff report.

SECTION 2. The General Plan of the City of Fremont, and more particularly the General Plan Land Use Diagram, is hereby amended to change the land use designation of the property located at 43800 Osgood Road from Regional Commercial to Tech Industrial, as more particularly depicted on Attachment 1, attached hereto and made a part hereof.

SECTION 3. The City Council hereby finds, in accordance with CEQA Guidelines Section 15074 that it has considered the Negative Declaration as shown in Exhibit “A” together with any comments received during the public review process, that is was prepared in accordance

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Attachment: PLN2025-00100 Exhibit B - General Plan Amendment Resolution (5745 : Sterling Osgood GPA & Rezoning)

Resolution 2026-XX Page 2 of 2

with the requirements of CEQA, that there is no substantial evidence that the project will have a significant effect on the environment, and that this action reflects the independent judgment and analysis of the City of Fremont, and that this action reflects the independent judgment of the City of Fremont. Based upon the foregoing and all evidence in the record, the City Council hereby adopts the Negative Declaration. The Director of Community Development shall file a Notice of Determination with the County Clerk in accordance with the CEQA guidelines.

SECTION 4. The Director of Community Development is the custodian of the documents that constitute the record of proceedings upon which this decision is based, and is hereby directed to file a certified copy of the amendment to the General Plan of the City of Fremont with all public entities specified in Government Code Section 65352 and any other public entities that submitted comments on the proposed General Plan Amendment, including but not limited to the Board of Supervisors and the Planning Commission of the County of Alameda and the planning agency of each city within the County of Alameda abutting the area covered by the proposal.

The filing of a certified copy of this resolution constitutes compliance with this section.

ADOPTED ____________ , 2026, by the City Council of the City of Fremont by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Mayor

ATTEST: APPROVED AS TO FORM:

City Clerk City Attorney

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Attachment: PLN2025-00100 Exhibit B - General Plan Amendment Resolution (5745 : Sterling Osgood GPA & Rezoning) Incorporated as Attachment No. __________
And Made Part of Ordinance No. __________
On the ______ day of __________, 20____.

Change From:

To:

ZONING MAP Amendment
Project Name:

Tech Industrial (I-T)

AFFECTS LAND USE MAP(S) IN THE IRVINGTON COMMUNITY PLAN AREA Commercial-Regional (C-R)
Sterling Osgood Road GPA
PLN2025-00100
Rezoning Exhibit “C”
26 1
PLN2025-00100
Sterling Osgood Road GPA
43800 Osgood Rd
MC

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Attachment: PLN2025-00100 Exhibit C - Rezoning (5745 : Sterling Osgood GPA & Rezoning)

Ordinance No. XX-2026 Page 1 of 2

DRAFT

ORDINANCE NO. XX-2026

AN ORDINANCE OF THE CITY OF FREMONT REZONING A 11.21-ACRE SITE AT 43800 OSGOOD ROAD FROM REGIONAL COMMERCIAL
(C-R) TO TECH INDUSTRIAL (I-T)

WHEREAS, a Negative Declaration was prepared and circulated in compliance with the California Environmental Quality Act (CEQA), adopted by Resolution of this City Council of even date, and

WHEREAS, the City Council held a noticed public hearing on _____ on the project, and considered the reports and documents presented by City staff, the Planning Commission’s deliberations, and the written and oral comments presented at the public hearing; and

WHEREAS, all legal requirements for adopting the proposed ordinance have been met.

THE CITY COUNCIL OF THE CITY OF FREMONT DOES ORDAIN AS FOLLOWS:

SECTION 1. ZONING MAPS AMENDED

The Zoning Maps of the City of Fremont, codified as Fremont Municipal Code Title 18, Chapter

18.35 (Zoning Maps), Section 18.35.010, are hereby amended by rezoning property located at 43800 Osgood Road, as more particularly shown on the PLN2025-00100 rezoning Exhibit “C” to the __________ City Council staff report, attached hereto and incorporated herein as Attachment 1, from Regional Commercial (C-R) to Tech Industrial (I-T).

SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE

The City Council hereby finds, in accordance with CEQA Guidelines Section 15074 that it has considered the Negative Declaration as shown in Exhibit “A” together with any comments received during the public review process, that is was prepared in accordance with the requirements of CEQA, that there is no substantial evidence that the project will have a

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Attachment: PLN2025-00100 Exhibit C - Rezoning Ordinance (5745 : Sterling Osgood GPA & Rezoning)

Ordinance No. XX-2026 Page 2 of 2

significant effect on the environment, and that this action reflects the independent judgment and analysis of the City of Fremont, and that this action reflects the independent judgment of the City of Fremont. The Director of Community Development shall file a Notice of Determination with the County Clerk in accordance with the CEQA guidelines.

SECTION 3. EFFECTIVE DATE

This ordinance shall take effect and will be enforced thirty (30) days after its adoption.

SECTION 4. PUBLICATION AND POSTING
The City Clerk has prepared and published at least five days before the date of adoption a summary of this ordinance once in a newspaper of general circulation printed and published in Alameda County and circulated in the City of Fremont. A certified copy of the full text of the ordinance was posted in the office of the City Clerk since at least five days before this date of adoption. Within 15 days after adoption of this ordinance, the City Clerk shall cause the summary to be published again with the names of those City Council members voting for and against the ordinance and shall post in the office of the City Clerk a certified copy of the full text of this adopted ordinance with the names of those City Council members voting for and against the ordinance.

The foregoing ordinance was introduced before the City Council of the City of Fremont, at the regular meeting of the City Council, held on ______________, 2026 and finally adopted at a regular meeting of the City Council held on _______________, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Mayor

ATTEST:

APPROVED AS TO FORM:

City Clerk City Attorney

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Attachment: PLN2025-00100 Exhibit C - Rezoning Ordinance (5745 : Sterling Osgood GPA & Rezoning) Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

CAUTION : IF THIS SHEET IS NOT 30"X42" IT IS A REDUCED PRINT Fremont, CA
2ND PLANNING SUBMITTAL 02/19/25
1ST PLANNING SUBMITTAL 10/12/24
3RD PLANNING SUBMITTAL 05/15/25
4TH PLANNING SUBMITTAL 07/25/25

TITLE SHEET
DAB-A0.1

TABULATION

VICINITY MAP
SITE
PLANNING :
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS
EXISTING BUILDING CONSTRUCTION:

TYPE III, MODIFIED BY PREVIOUS AMMR ROOF
ASSEMBLY NOT REQUIRED TO BE 1 HOUR
BUILDING OCCUPANCY EXISTING: M, S-1, B, S-3
BUILDING OCCUPANCY PROPOSED: B, S-1, F-1
43800 OSGOOD ROAD

1. AUTOMATIC FIRE SPRINKLER SYSTEM FOR THIS PROJECT SHALL BE INSTALLED IN ACCORDANCE TO NFPA 13 CONSTRUCTION
STANDARD. THE SYSTEM MUST BE SUBMITTED TO THE FREMONT FIRE

DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO
INSTALLATION. A SEPARATE PLAN REVIEW FEE WILL BE COLLECTED UPON REVIEW OF THESE PLANS.

2. AN APPROVED (MANUAL AND AUTOMATIC) FIRE ALARM IS
REQUIRED FOR THIS PROJECT IN ACCORDANCE TO NFPA 72
(2016 EDITION). PLANS SPECIFICATIONS AND OTHER

INFORMATION PERTINENT TO THE SYSTEM MUST BE SUBMITTED TO

THE FREMONT FIRE DEPARTMENT FOR REVIEW AND APPROVAL
PRIOR TO INSTALLATION. A SEPARATE PLAN REVIEW FEE WILL BE COLLECTED UPON REVIEW OF THESE PLANS. FIRE ALARM SYSTEMS SHALL BE U.L. CERTIFICATED, CERTIFICATE OF COMPLETION AND

OTHER DOCUMENTATION LISTED THE NATIONAL FIRE ALARM CODE

SHALL BE PROVIDED FOR ALL NEW FIRE ALARM SYSTEM
INSTALLATIONS.

ZONING DESIGNATION - C-R

GENERAL PLAN - COMMERCIAL REGIONAL
43800 OSGOOD ROAD, FREMONT CA
513 070101700
OWNER:

STERLING ORGANIZATION
ARCHITECT:

PHONE: 510.334.1340
600 GRAND AVE., STE.# 302
HPA, INC.

CONTACT: TYNEISE BEYER
OAKLAND, CA 94610

LANDSCAPE

GREEN DESIGN LANDSCAPE ARCHITECTURE
1464 POPINJAY DRIVE

RENO, NV
TEL: 775.829.1364
CONTACT: BARBARA HATCH
CIVIL ENGINEER:

KIER WRIGHT CIVIL ENGINEERS
LIVERMORE, CA 94551
2850 COLLIER CANYON ROAD

APLICANT,
EMAIL: [email protected]

ARCHITECTURAL
CIVIL
DAB-A0.1 TITLE SHEET
DAB-A1.1 OVERALL SITE PLAN
DAB-A2.0 OVERALL EXIT PLAN
DAB-A2.1 OVERALL FLOOR PLAN
DAB-A3.1 ELEVATIONS
C1.0 COVER SHEET
C2.0 TOPOGRAPHIC SURVEY
C3.0 PRELIMINARY DEMOLITION PLAN
C4.0

PRELIMINARY GRADING AND DRAINAGE PLAN
C5.0 PRELIMINARY UTILITY PLAN
C6.0 EROSION CONTROL PLAN
C7.0 STORMWATER QUALITY CONTROL PLAN
C8.0 SECTIONS
C9.0 CLEAN BAY BLUE PRINT
E0.1 NOTES AND SYMBOLS
E2.1 SITE LIGHTING POWER PLAN

ELECTRICAL
PLN2025-00100

PROJECT DESCRIPTION
EXISTING CONCRETE TILT UP BUILDING FOR INDUSTRIAL USE.

C7.1 STORMWATER QUALITY CONTROL CALCULATIONS
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
PHONE: 561.812.7472
DAB-A3.2 COLOR ELEVATION
DAB-A3.3 MATERIAL BOARD
LC1.1 PRELIMINARY LANDSCAPE PLAN
LC1.2 PRELIMINARY TREE REMOVAL PLAN

LANSCAPE
E2.2 SITE LIGHTING PHOTOMETRIC
E2.3 TITLE 24 CALCULATIONS
E2.4 TITLE 24 CALCULATIONS
LC1.3 ARBORIST TREE INVENTORY/DEPOSITION LIST
LC2.1 IRRIGATION HYDROZONE PLAN
DAB-A1.1F FIRE ACCESS ROAD PLAN

ZONING DESIGNATION - I-T

GENERAL PLAN - INDUSTRIAL-TECH
EXISTING BUILDING AREA = 143,795 S.F.

NEW BUILDING AREA = 149,795 S.F.

MINOR INCREASE REQUEST TO BE ACCEPTABLE UNDER
EXISTING BUILDING CODE 1011.6.2
DAB-AD.1 SITE DETAILS
DAB-AD.2 TRASH ENCLOSURE DETAILS
CLIMATE READY FREMONT PLAN (FREMONT’S LOCAL CLIMATE ACTION PLAN) IS CURRENTLY IN EFFECT SCOPE OF WORK FOR EXISTING SITE AND BUILDING:

SCOPE OF WORK FOR EXISTING SITE AND BUILDING:

Exhibit D - Project Plans

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Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

PARKING
NO
Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

OVERALL SITE PLAN
DAB-A1.1

SITE PLAN KEYNOTES

SITE PLAN GENERAL NOTES

SITE LEGEND
PERFORMANCE STANDARDS.

CLIMATE READY FREMONT PLAN (FREMONT’S LOCAL CLIMATE ACTION PLAN) IS CURRENTLY IN EFFECT.

PROJECT TO COMPLY WITH CLIMAT ACTION PLAN (CAP)

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Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

PARKING
NO
Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

FIRE ACCESS ROAD PLAN
DAB-A1.1F
FIRE DEPARTMENT NOTES:

FIRE SITE PLAN ACCESS KEY NOTES:

FIRE SITE PLAN LEGENDS:

5.B.f
Packet Pg. 282
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

PARKING
NO
Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

EXIT PLAN
DAB-A2.0

EGRESS PLAN KEYNOTES

TACTILE EGRESS SIGNAGE

MISCELLANEOUS SIGNAGE

ACCESSIBLE EGRESS
(BRAILLE) (BRAILLE)

LEGENDS

5.B.f
Packet Pg. 283
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

KEYNOTES - FLOOR PLAN

GENERAL NOTES - FLOOR PLAN

5.B.f
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Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

ELEVATIONS
DAB-A3.1
Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

CAUTION : IF THIS SHEET IS NOT 30"X42" IT IS A REDUCED PRINT HPA Inc.
600 Grand Avenue, Ste.302
Oakland, CA 94610
Tel : 949-863-1770
E-Mail : [email protected]
Fremont, CA
2ND PLANNING SUBMITTAL 02/19/25
1ST PLANNING SUBMITTAL 10/12/24
3RD PLANNING SUBMITTAL 05/15/25
4TH PLANNING SUBMITTAL 07/25/25

KEYNOTES - ELEVATIONS

GENERAL NOTES - ELEVATIONS
ELEVATION COLOR LEGEND/SCHED.

GLAZING LEGEND

5.B.f
Packet Pg. 285
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

CAUTION : IF THIS SHEET IS NOT 30"X42" IT IS A REDUCED PRINT Fremont, CA
2ND PLANNING SUBMITTAL 02/19/25
1ST PLANNING SUBMITTAL 10/12/24

COLOR ELEVATION
DAB-A3.2

5.B.f
Packet Pg. 286
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) Owner:

Project:

Consultants:

HPA Inc.
18831 Bardeen Avenue, Ste.100
Irvine, CA 92612
Tel : 949-863-1770
E-Mail : [email protected]
302 DATURA ST. SUITE 100
WEST PALM BEACH, FL 33401
Tel : 561.812.7472
43800 OSGOOD
ROAD
CIVIL

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRCIAL

LANDSCAPE
FIRE
SOILS

KIER & WRIGHT
-
-
-
-

GREEN DESIGN
-
-
TITLE
Project Number:

Drawn By:

Date:
24314
ST
11/12/2024
Revision:

Sheet:

CAUTION : IF THIS SHEET IS NOT 30"X42" IT IS A REDUCED PRINT Fremont, CA
2ND PLANNING SUBMITTAL 02/19/25
1ST PLANNING SUBMITTAL 10/12/24

MATERIAL BOARD
DAB-A3.3

5.B.f
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Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

5.B.f
Packet Pg. 288
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

5.B.f
Packet Pg. 289
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

PARKING
NO
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
Z:\2024\A24312\DWG\ENTITLEMENTS\A24312-PG.dwg [C1.0 COVER] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS NORTH

SHEET INDEX

CIVIL SHEETS

NO SHEET DESCRIPTION
1 C1.0 COVER SHEET
2 3
4 5
6 7
8 FOR ALL STAKING SCHEDULING AND REQUEST FOR PROPOSALS PLEASE CONTACT:

GERRY HAMMOND
(925)245-8788
[email protected]
CONSTRUCTION STAKING NOTE:

R
Callbefore you dig.
below.Know what's

VICINITY MAP

NOT TO SCALE

KEY MAP
SCALE: 1" = 150'

FREMONT,

PRELIMINARY SITE IMPROVEMENT PLANS

AUTO MALL PARKWAY
AB = AGGREGATE BASE
ABS = ACRYLONITRILE-BUTADIENE-

STYRENE PIPE
AC = ASPHALT CONCRETE
AHJ = AUTHORITY HAVING JURISDICTION
ARV = AIR RELEASE VALVE
ASTM = AMERICAN SOCIETY OF

TESTING AND MATERIALS
AWWA = AMERICAN WATER WORKS

ASSOCIATION
BC = BEGINNING OF CURVE
BFV = BUTTERFLY VALVE
BO = BLOW-OFF VALVE
BOW = BACK OF SIDEWALK
BR = BEGINNING OF RETURN
CALTRANS = STATE OF CALIFORNIA,

DEPARTMENT OF TRANSPORTATION
CF = CUBIC FOOT (FEET)
CL. = CLEAR
CONC = CONCRETE
CONST. = CONSTRUCTION
CO = CITY OF FREMONT
COTG = CLEANOUT TO GRADE
C-I-P = CAST-IN-PLACE
CIPCP = CAST-IN-PLACE CONCRETE PIPE
CVC = CALIFORNIA VEHICLE CODE
C&G = CURB & GUTTER
CL = CENTERLINE
DETAIL X = CALTRANS STRIPING

DESIGNATION
DF = DOUGLAS FIR
D.G. = DECOMPOSED GRANITE
DIA. = DIAMETER
DIP = DUCTILE IRON PIPE
DR = DIMENSION RATIO
DWY = DRIVEWAY
EC = END OF CURVE
EG = EXISTING GRADE
EP = EDGE OF PAVEMENT
ER = END OF RETURN
FC = FACE OF CURB
FG = FINISHED GRADE
FH = FIRE HYDRANT
FL = FLOW LINE
GALV. = GALVANIZED
GB = GRADE BREAK
HDPE = CORRUGATED POLYETHYLENE

NONPRESSURE PIPE
HPS = HIGH PRESSURE SODIUM
I.D. = INSIDE DIAMETER
IE = INVERT ELEVATION
I.P. = IRON PIPE
LS = REGISTERED LAND SURVEYOR
LSE = LANDSCAPE EASEMENT
(LT) = LEFT
MAX. = MAXIMUM
MECH = MECHANICAL
MH = MAINTENANCE HOLE
MIN. = MINIMUM
MLCSP = MORTAR-LINED AND

MORTAR-COATED STEEL PIPE
MPH = MILES PER HOUR
MUTCD = MANUAL ON UNIFORM TRAFFIC

CONTROL DEVICES
NAVD = NORTH AMERICAN VERTICAL DATUM
NFPA = NATIONAL FIRE PROTECTION

ASSOCIATION
O.C. = ON CENTER
O.D. = OUTSIDE DIAMETER
PCC = PORTLAND CEMENT CONCRETE
PE = POLYETHYLENE PLASTIC PIPE
PL = PROPERTY LINE
P.A. = PLANTING AREA
P.A.E. = PEDESTRIAN ACCESS EASEMENT
PG&E = PACIFIC GAS & ELECTRIC COMPANY
PS = PRESSURE SURGE
PSM = PROCESS SAFETY MANAGEMENT
PT = POINT
P.U.E = PUBLIC UTILITIES EASEMENT
PVC = POLYVINYL CHLORIDE PIPE
PVCPP = PVC PRESSURE PIPE
PVCSDNPP = PVC STORM DRAIN

NONPRESSURE PIPE
R = RADIUS
RCE = REGISTERED CIVIL ENGINEER
RCP = REINFORCED CONCRETE PIPE
RCPP = REINFORCED CONCRETE PRESSURE
PIPE
RCP(PVCL) = REINFORCED CONCRETE PIPE
(PVC LINED)
REQ'D = REQUIRED
RE = RIM ELEVATION
(RT) = RIGHT
RW = RECYCLED WATER
R/W = RIGHT OF WAY
"S" = SLOPE
SD = STORM DRAIN
SDCB = STORM DRAIN CATCH BASIN
SCH = SCHEDULE
SL = STREET LIGHT
SLC = STREET LIGHT CONDUIT
MC = FREMONT MUNICIPAL CODE
PD = FREMONT POLICE DEPARTMENT
SQ. = SQUARE
SS = SANITARY SEWER
SSFM = SANITARY SEWER FORCE MAIN
SSLH = SANITARY SEWER LAMP HOLE
STD. = STANDARD
SW = SIDEWALK
SWE = SIDEWALK EASEMENT
T = TELEPHONE
TOB = TOP OF BERM
TC = TOP OF CURB
T.I. = TRAFFIC INDEX (TI)
T.V. = TELEVISION
TYP. = TYPICAL
T&B = TOP & BOTTOM
VCP = VITRIFIED CLAY PIPE
W = WATER
WCR = WHEEL CHAIR RAMP
WDID = WASTE DISCHARGE IDENTIFICATION
WRD = WATER RESOURCES DIVISION
W\ = WITH
Ø = DIAMETER

ABBREVIATIONS
OF
FOR

ARCO/MURRAY NATIONAL

NORCAL, LLC

CALIFORNIA
43800 OSGOOD ROAD
JULY, 2025

OSGOOD ROAD
NOTE:

THE PRELIMINARY PLANS PROVIDE DESIGN INTENT. ALL

PROPOSED CIVIL IMPROVEMENTS HEREIN WILL REQUIRE
ADDITIONAL DETAILS, DURING THE DETAILED PHASE, I.E.

CONSTRUCTION DOCUMENTS. IT'S EXPECTED AND

UNDERSTOOD THAT DURING THE CONSTRUCTION DOCUMENT

PHASE THE CIVIL ENGINEER WILL REVISE THE PLANS TO

MEET AND SATISFY THE CITY'S COMMENTS/CONDITIONS OF
APPROVALS.

C1.0

COVER SHEET
SITE
N

FREMONT
9 C2.0 TOPOGRAPHIC SURVEY
C3.0 PRELIMINARY DEMOLITION PLAN
C4.0 PRELIMINARY GRADING & DRAINAGE PLAN
C5.0 PRELIMINARY UTILITY PLAN
C6.0 EROSION CONTROL PLAN
C7.0 STORMWATER QUALITY CONTROL PLAN
C7.1 STORMWATER QUALITY CONTROL CALCULATIONS
C8.0 SECTIONS
10 C9.0 CLEAN BAY BLUE PRINT

EARTHWORK SUMMARY

5.B.f
Packet Pg. 290
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PARCEL 2
(234 PM 82-83)

OSGOOD ROAD
OSGOOD
COURT
PARCEL 1
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG.dwg [C2.0 TOPO] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS NOTES
NOTE: THIS SITE HAS FIBER OPTIC LINES
LOCATED ON OR ADJACENT TO IT.

NORTH

ABBREVIATIONS
C2.0

TOPOGRAPHIC SURVEY

5.B.f
Packet Pg. 291
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PARCEL 2
(234 PM 82-83)

OSGOOD ROAD
OSGOOD
COURT
NORTH
LEGEND

PRELIMINARY DEMOLITION
PLAN
C3.0
”

2. “
”
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-GP SCHEME 5.dwg [C3.0 DEMO] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS

5.B.f
Packet Pg. 292
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PARCEL 2
(234 PM 82-83)

OSGOOD ROAD
INTERSTATE 680

PARKING
NO

PARKING
NO
NORTH
C4.0

PRELIMINARY GRADING &

DRAINAGE PLAN
LEGEND

PROPOSED EXISTING DESCRIPTION

CONTOUR LINE

LOT LINE

SPOT ELEVATION

STORM DRAIN - MANHOLE AND

CATCH BASIN

THRU CURB DRAIN

CURB CUT

AD AREA DRAIN

BLDG BUILDING

BW BACK OF WALK

C CONCRETE

CB CATCH BASIN

DIP DUCTILE IRON PIPE

FC FACE OF CURB

FF FINISHED FLOOR

GB GRADE BREAK

HP HIGH POINT

IE INVERT ELEVATION

LP LOW POINT

NEF NON EXPANSIVE FILL

OF OVERFLOW

PV PAVEMENT

R RIDGE

RE RIM ELEVATION

SDJB STORM DRAIN JUNCTION BOX

SDMH STORM DRAIN MANHOLE

TC TOP OF CURB
300 300
100.00 300.00
SD SD

TRUCK PAVEMENT

PAVEMENT

AUTO PAVEMENT
DETAIL 1
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-GP SCHEME 5.dwg [C4.0 GRADE] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS

5.B.f
Packet Pg. 293
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PARCEL 2
(234 PM 82-83)

OSGOOD ROAD

OSGOODCOURT
PARCEL 1

PARKING
NO

PARKING
NO
LEGEND
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-UP.dwg [C5.0-PRELIM UTILITY] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS
C5.0

PRELIMINARY UTILITY PLAN
NORTH

5.B.f
Packet Pg. 294
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

PARKING
NO
NORTH
C6.0
LEGEND
1 -
2 -
2 -
2 -
3 -
3 -
4 -

EROSION CONTROL PLAN

STABILIZED CONSTRUCTION ENTRANCE

PROFILE
PLAN
1 DROP INLET SEDIMENT FILTER 3

STRAW WATTLE

LIVE STAKE
1"x1" STAKE
2 NOTE:

ISOMETRIC SECTION
4 EXISTING CURB

INLET FILTER DETAIL
3 -
3 -
3 -
3 -
3 -
3 -
4 -
3 -
3 -
1 -
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-SWM SCHEME 5.dwg [C6.0 ECP] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS

5.B.f
Packet Pg. 295
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

PARKING
NO
DMA 1
NORTH
C7.0

STORMWATER QUALITY

CONTROL PLAN
LEGEND
DMA
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-SWM SCHEME 5.dwg [C7.0 SWQCP] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS

5.B.f
Packet Pg. 296
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) C7.1

STORMWATER QUALITY

CONTROL CALCULATIONS

BUBBLE UP DETAIL/PUMP DISCHARGE
2 1

SECTION - IN GROUND BIORETENTION

PUMP STATION SECTION
3 DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-SWM SCHEME 5.dwg [C7.1 SWQCP] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS

5.B.f
Packet Pg. 297
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG.dwg [C8.0 SECTIONS] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS C8.0

SECTIONS

SECTION E

SECTION B

SECTION C

SECTION D

SECTION A
INTERSTATE 680

SECTION F

SECTION G SECTION H

SECTION I

5.B.f
Packet Pg. 298
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) C9.0

CLEAN BAY BLUE PRINT
DRAWING NUMBER:

PRELIM SITE IMPROVEMENT PLANS
DRAWN BY: STF CHECKED BY:

FREMONT, CA
OF
43800 OSGOOD ROAD
FOR

SCLP I FREMONT, LLC

ORIGINAL ISSUE
DATE: 11.14.2024

CURRENT SET ISSUE
DATE: 07.24.2025
REVISIONS BYNO.

KIER + WRIGHT PROJECT NUMBER: A24312
DEPARTMENT:
2850 Collier Canyon Road
Livermore, CA 94551
Phone: (925) 245-8788
www.kierwright.com
\\Kierwright.local\Global\Z\2024\A24312\DWG\ENTITLEMENTS\A24312-PG-SWM SCHEME 5.dwg [C9.0 CBBP] Plot: Friday, July 25, 2025 RILEY CRESSLER OF ___ SHEETS

5.B.f
Packet Pg. 299
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

ABBREVIATIONS SYMBOLS LEGEND GENERAL NOTES
BRANCH CIRCUIT VOLTAGE DROP (3%)A
M
E N
L
NOTES:

1. ASSUMING SINGLE PHASE CIRCUIT, 90% POWER FACTOR, UNCOATED COPPER CONDUCTORS IN STEEL RACEWAY FROM NEC CHAPTER 9, TABLE 9.

2. ASSUMING LOAD EQUAL TO 80% OF OCD RATING IS CONCENTRATED AT THE END OF THE CIRCUIT.

3. LONGER BRANCH CIRCUIT LENGTHS SHALL BE ALLOWED WHEN THE CIRCUIT LOAD IS KNOWN AND THE CONTRACTOR HAS PROVIDED A VOLTAGE DROP CALCULATION. THE CALCULATION RESULTS SHALL BE MARKED ON THE AS-BUILT PLANS.

THE CONTRACTOR SHALL PROVIDE MINIMUM SIZED

BRANCH CIRCUIT CONDUCTORS PER THE TABLE
BELOW

CONDUCTOR

SIZE (AWG)
BRANCH

CIRCUIT OCD
(AMPS)

CIRCUIT VOLTAGE

MAX ALLOWABLE LENGTH (FT)
277
189
313
474
240 208
164
271
411
142
235
356
142
234
140
356
123
203
107
176
120 103
308 267
225 190 165
120
82 135
205
15 15
15 #10
#12
61 102
20 20
60 30
15420
#12
#10
#10
#8
9530#8
#8
BRANCH CIRCUIT VOLTAGE DROP (3%)
1 E-201
TITLE
SCALE: NTS
1 1
E-501

TITLE MARK DETAIL OR PLAN
NO. - 1
FOUND IN E-201

DETAIL REFERENCE
DETAIL NO. - 1
FOUND IN E-501

SECTION MARK SECTION
NO. - 1 FOUND IN E-501SHEET KEYNOTE
DETAIL

BOUNDARY B
DETAIL NO. - 2
2 E
-201

POINT OF CONNECTION

POINT OF

DISCONNECTION

ANNOTATION

REVISION CLOUD
(DELTA 1)
PANEL:CIRCUITLP4:12
POWER OUTLETS (WALL OUTLETS +18"AFF U.N.O.)

LIGHTING

SWITCHES / CONTROLS
POWER

SINGLE LINE DIAGRAMS

FLR WALL CLG
DUPLEX

QUADRUPLEX

GFCI DUPLEX

SIMPLEX

GFCI QUADRUPLEX
FLOOR BOX "X" -
(DESCRIBE AND

SPEC BOX)

JUNCTION BOX

POKE THRU

COUNTERTOP DUPLEX

ISOLATED

GROUND DUPLEX

ISOLATED

GROUND SIMPLEX

WEATHER

PROOF DUPLEX

SPLIT WIRE

SPECIAL OUTLET

MULTI OUTLET

SURFACE RACEWAY

FLR WALL CLG

RECESSED DOWNLIGHT
1X4 SURFACE

MOUNTED LIGHT
2X4 SURFACE

MOUNTED LIGHT
4FT WALL

MOUNTED LIGHT
1X4 EMERGENCY
LIGHT
2X4 EMERGENCY
LIGHT
2X4 RECESSED
LIGHT
EXIT SIGN 1 FACE
EXIT SIGN 1 FACE

LEFT ARROW

FLR WALL CLG

LIGHT SWITCH -

TIME OPERATED

LIGHT SWITCH -

SINGLE POLE

LIGHT SWITCH -

THREE WAY

LIGHT SWITCH -

KEY OPERATED

LIGHT SWITCH -

WITH PILOT LIGHT

DISTRIBUTION BOARD

RECESSED PANEL

SURFACE MOUNTED PANEL

TRANSFORMER

DISCONNECT SWITCH

SWITCH - MOTOR RATED

FUSED DISCONNECT SWITCH

MAGNETIC MOTOR STARTER

STARTER - DISCONNECT
SWITCH
MOTOR
RELAY

VARIABLE FREQUENCY DRIVE

PULL BOX

CABLE TRAY

CIRCUIT BREAKER SWITCH

FUSE - INLINE

FUSE SWITCH

FUSED - SWITCH BUS PLUG

CIRCUIT BREAKER
- ENCLOSED

KIRK KEY INTERLOCK

BUSDUCT

SWITCHGEAR BUSWAY

GROUND FAULT RELAY

AMMETER

DIGITAL METER UON

TRANSFORMER - DELTA

WYE-GROUNDED
ATS - 3-POLE UON

BP - WITH BYPASS

ISOLATION

BATTERY

GENERATOR
PANEL
M
JJ J
FB
T
3 K
P
R
PB
CB
K
X
A
CTR
IG
IG
WP
M
G
BP

EMERGENCY BATTERY
PACK

EMERGENCY BATTERY

PACK W/ EXIT SIGN
1 PLAN TITLE NO. -1VIEW TITLE
SCALE: NTS
1 DIGITAL SWITCH

DIGITAL DIMMER SWITCH

DUAL-TECHNOLOGY

OCCUPANCY/VACANCY SENSOR

PHOTOCELL

OCCUPANCY SENSOR POWER
PACK

FLR WALL CLG
PC
PP
DT
T
VFD
XXXXX
XXXXX
XXXXX
XXXXX
GFR
1-1

AC EQUIPMENT TAG

DESIGNATION AC

DESIGNATION
NUMBER 1-1

POWER/VOICE DATA WHIP -

JUNCTION BOX
P V
1 E-501
D
LV
DT

PASSIVE INFRARED

OCCUPANCY/VACANCY SENSOR
IR IR

1. UNLESS LISTED OTHERWISE, THE AMPACITY OF 600 VOLTS OR LESS CONDUCTORS SHALL BE BASED ON THE TERMINALS NOT TO EXCEED 60°C(140°F) FOR CONDUCTOR SIZE 14 THROUGH 1 AWG OR 75°C(167°F) FOR CONDUCTOR SIZES OVER 1AWG.

2. NO PIPING, DUCTS OR EQUIPMENT FOREIGN TO ELECTRICAL EQUIPMENT SHALL BE PERMITTED TO BE LOCATED WITHIN THE DEDICATED SPACE ABOVE THE ELECTRICAL EQUIPMENT.

3. FUSES SHALL BE PROVIDED WITH REJECTION TYPE FUSE HOLDERS.

4. GREEN INSULATED COPPER GROUNDING CONDUCTOR SHALL BE INSTALLED IN ALL BRANCH CIRCUITS AND FEEDERS.

5. ALL EXTERIOR ELECTRICAL EQUIPMENT SHALL BE WEATHERPROOF.

6. PROJECT SPECIFICATIONS ARE AN INTEGRAL PART OF THESE DRAWINGS.

7. A SINGLE RECEPTACLE INSTALLED ON AN INDIVIDUAL BRANCH CIRCUIT SHALL HAVE AN AMPERE RATING OF NOT LESS THAN THAT OF THE BRANCH CIRCUIT. INDICATE THE RECEPTACLES RATING.

8. MINIMUM SIZE OF CONDUIT SHALL BE 3/4". MINIMUM SIZE OF NEUTRAL CONDUCTOR SHALL BE #10 AWG, UNLESS NOTED OTHERWISE, MINIMUM SIZE OF CONDUCTOR SHALL BE #12 AWG, MINIMUM CONDUCTOR SIZE AT 120 VOLTS AND OVER 100FT CIRCUIT LENGTH SHALL BE #10 AWG, MINIMUM CONDUCTOR SIZE AT 277 VOLTS AND OVER 200FT. CIRCUIT LENGTH SHALL BE #10AWG, UNLESS NOTED OTHERWISE.

9. ELECTRICAL CIRCUIT NUMBERS ARE SHOWN FOR DESIGN INTENT ONLY. VERIFY EXACT CIRCUIT NUMBERING IN FIELD AND MAKE NECESSARY CHANGES. EACH CIRCUIT SHALL BE INSTALLED WITH 2#12, 1#12G IN 3/4" CONDUIT UNLESS NOTED OTHERWISE.

CONTRACTOR SHALL PROPERLY BALANCE LOADS BETWEEN PHASES. REFERENCE PANEL SCHEDULES ON E4.X SERIES DRAWINGS FOR CIRCUITING REQUIREMENTS. COORDINATE INSTALLATION REQUIREMENTS AND LOCATIONS WITH INSTALLER PRIOR TO ROUGH- IN.

10. ALL ELECTRICAL JUNCTION BOX COVERS SHALL BE COLOR CODED TO MATCH BASE BUILDING STANDARDS. ALL JUNCTION BOX COVERS SHALL CONTAIN ADHESIVE LABELS DESIGNATING CIRCUIT NUMBER(S) AND PANEL(S).

11. COORDINATE EQUIPMENT POWER REQUIREMENTS WITH MECHANICAL AND PLUMBING DRAWINGS.

12. WHEN TWO DEVICES ARE SHOWN ADJACENT TO EACH OTHER, THE DEVICES SHALL BE MOUNTED UNDER A COMMON COVERPLATE.

13. CIRCUIT DESIGNATIONS ARE NOTED AS "XX:YY" WHERE XX = PANEL AND YY = CIRCUIT NUMBER.

14. ALL OUTLETS WITHIN 6'-0" OF WATER SHALL BE GFCI TYPE.

15. ALL SUPPORTS FOR ELECTRICAL CONNECTIONS SHALL BE BY EC.

16. INSTALLATION SHALL COMPLY WITH 2022 CALIFORNIA ELECTRICAL CODE.

17. ALL DISCONNECTS ALL VOLTAGES SHALL BE LOCKABLE.

18. MAINTAIN 36" CLEARANCE IN FRONT OF ALL PANELBOARDS.

19. ALL FEEDERS TO POWER SUB-PANELS SHALL BE RUN UNDERSLAB. ALL FEEDERS TO EQUIPMENT SHALL BE RUN OVERHEAD.

20. EC SHALL MAKE ALL FINAL CONNECTIONS TO EQUIPMENT IN THE MECHANICAL ROOM, WASTE WATER ROOM AND WASH FLOOR USING SEAL TIGHT WATERPROOF FLEXIBLE CONDUIT. ALL OTHER EQUIPMENT FLEX CONNECTIONS SHALL BE IN EITHER SEAL TIGHT WATERPROOF CONDUIT OR FLEXIBLE METALIC CONDUIT. ALL FLEX CONNECTIONS SHALL BE NO LONGER THAN 36” MAXIMUM UNLESS APPROVED BY ARCO & OWNER.

21. UNLESS NOTED OTHERWISE, THE SWITCH SHOWN IN A ROOM / AREA SHALL CONTROL ALL LIGHT FIXTURES IN THE ROOM / AREA.

22. COORDINATE EXACT LOCATION OF ALL EQUIPMENT WITH ALL TRADES PRIOR TO INSTALLATION. THE LIGHT SWITCHES,

THERMOSTATS AND FIRE ALARM DEVICES, LOCATED NEAR THE ENTRY WAY OF A ROOM, SHALL BE VERTICALLY CENTERED ON EACH OTHER.

23. PROVIDE ALL APPURTENANCES, INCLUDING POWER PACKS, CABLING, RACEWAY AND BOXES, FOR AN OPERATIONAL LIGHTING CONTROL SYSTEM. PROVIDE CONNECTION TO LOCAL LIGHTING CIRCUIT FOR ALL POWER PACKS AND SUPPLEMENTARY CONTROL EQUIPMENT. COORDINATE TIMER AND SCENE SETTINGS WITH OWNER PRIOR TO SUBSTANTIAL COMPLETION.

24. ALL EXIT SIGNS/EMERGENCY FIXTURES SHALL BE WIRED AHEAD OF ANY SWITCHES AND SHALL HAVE A CONSTANT HOT LEG CONNECTED.

GFCI, WEATHERPROOF
DUPLEX
WP
PROJECT:

ADDRESS:

ISSUE DATE:

SHEET
TITLE:

SCALE
:

SHEET
NUMBER:

REVISIONS:

PROJ. NO:

ARCO/MURRAY ENGINEERING
3113 Woodcreek Dr.

Downers Grove, IL 60515
P: (331) 251-2726
www.amps-db.com
E0.143800 OSGOOD ROAD
43800 Osgood Rd.

Fremont, CA 94539
01/29/2025

NOTES & SYMBOLS
PS158
-A-

ADDL ADDITIONAL

AFF ABOVE FINISHED FLOOR

AIC AMPERE INTERRUPTING CAPACITY

AMP AMPERE

ANN ANNUNCIATOR

APPD APPROVED

APPX APPENDIX

ARCH ARCHITECT

ATCH ATTACHMENT

ATS AUTOMATIC TRANSFER SWITCH

AUTO AUTOMATIC

AUX AUXILIARY

AV AUDIO VISUAL, ALARM VALVE

AVG AVERAGE

AWG AMERICAN WIRE GAUGE
-B-

BAS BUILDING AUTOMATION SYSTEM

BAT BATTERY

BFF BELOW FINISH FLOOR

BKGD BACKGROUND

BLDG BUILDING

BLW BELOW / UNDERGROUND

BOS BOTTOM OF STEEL

BOT BOTTOM

BRKR BREAKER

BSMT BASEMENT

BSTR BOOSTER

BTWN BETWEEN
-C-

CAB CABINET

CAP CAPACITOR, CAPACITY

CB CIRCUIT BREAKER, CATCH BASIN

CCTV CLOSED CIRCUIT TELEVISION

CD CONSTRUCTION DOCUMENT, CEILING DIFFUSER

CERT CERTIFY

CH CHILLER

CHK CHECK

CKT CIRCUIT

CL CENTER LINE, CLOSE, CLOSET

CLG CEILING

CONC CONCRETE

CONN CONNECT, CONNECTION

COORD COORDINATE

CORR CORRIDOR

CP CONTROL PANEL, CHROME PLATED

CR CONTROL RELAY, CARD READER, CASING RELIEF
VALVE

CS CONTROL SWITCH

CTRL CONTROL

CTV CABLE TELEVISION, CONTROL VALVE
-D-
(D) EXISTING TO BE DEMOLISHED

DC DIRECT CURRENT

DDC DIRECT DIGITAL CONTROL

DEF DEFINITION

DEG DEGREE

DEG F DEGREES FAHRENHEIT

DEMO DEMOLITION

DESCR DESCRIPTION

DET DETAIL

DGTL DIGITAL

DIAG DIAGRAM

DIM DIMENSION

DIR DIRECTION

DISC DISCONNECT

DISCH DISCHARGE

DISTR PNL DISTRIBUTION PANEL

DIV DIVISION

DMR DIMMER

DS DISCONNECT SWITCH

DWG DRAWING
-E-
(E) / EX EXISTING TO REMAIN
(ER) EXISTING TO BE RELOCATED

EA EACH

EH ELECTRIC HEATER

EL ELEVATION, ELEVATOR LOBBY

ELEC ELECTRIC, ELECTRICAL

EMER EMERGENCY

ENVIR ENVIRONMENT

EPO EMERGENCY POWER OFF

EQ EQUAL

EQUIP EQUIPMENT

EQUIV EQUIVALENT

EXCL EXCLUDE

EXH FN EXHAUST FAN

EXIST EXISTING

EXT EXTERNAL
-F-

F FAHRENHEIT, FIRE SERVICE, FEMALE

FA FIRE ALARM, FACE, FREE AREA

FAAP FIRE ALARM ANNUNCIATOR PANEL

FACP FIRE ALARM CONTROL PANEL

FC FOOTCANDLE

FCA FAULT CURRENT AVAILABLE, FLOOR CONTROL

VALVE ASSEMBLY

FDR FEEDER

FL / FLR FLOOR

FLEX FLEXIBLE

FLUOR FLUORESCENT

FR FIRE RATING, FLOOR RECEPTACLE

FREQ FREQUENCY

FT FOOT, FEET

FU FUSE

FU SW FUSED SWITCH

FUT FUTURE
-G-

G GROUND, GAS, GREEN

GC GENERAL CONTRACTOR

GEN GENERATOR

GFCI GROUND FAULT CIRCUIT INTERRUPTER
-H-

HP HORSEPOWER

HZ HERTZ
-J-

JB JUNCTION BOX
-L-

LTG LIGHTING

LV LOW VOLTAGE
-M-

MAX MAXIMUM

MCB MAIN CIRCUIT BREAKER

MCC MOTOR CONTROL CENTER

MECH MECHANICAL

MIN MINIMUM, MINUTE

MV MEDIUM VOLTAGE
-N-

NC NORMALLY CLOSED

NEUT NEUTRAL

NO NORMALLY OPEN, NUMBER

NTS NOT TO SCALE
-P-
P POLE

PB PULL BOX, PUSH BUTTON

PH PHASE

PNL PANEL

PWR POWER
-R-
(R) REMOVE EXISTING

REC RECESSED

RECPT RECEPTACLE

REQD REQUIRED

RM ROOM
-S-

SCHED SCHEDULE

SD SMOKE DETECTOR/DAMPER, STORM DRAIN

SECT SECTION

SPEC SPECIFICATION

SPKR SPEAKER

SWBD SWITCHBOARD

SWGR SWITCHGEAR

SYS SYSTEM
-T-

TELCOM TELECOMMUNICATIONS

TV TELEVISION, TURNING VANES

TVSS TRANSIENT VOLTAGE SURGE SUPRESSOR

TYP TYPICAL
-U-

UC UNDERCOUNTER

UGND UNDERGROUND

UL UNDERWRITERS LABORATORIES

UON UNLESS OTHERWISE NOTED

UPS UNINTERRUPTIBLE POWER SUPPLY

UTIL UTILITY
-V-

V VOLT, VENT, VIDEO

VA VOLT AMPERE

VFD VARIABLE FREQUENCY DRIVE

VHO VERY HIGH OUTPUT

VOLT VOLTAGE
-W-

W WATT, WIRE, WIDTH, WALL PHONE, WASTE

W/ WITH

W/O WITHOUT

WP WEATHERPROOF, WORKING PRESSURE
-X-

XFER TRANSFER

XFMR TRANSFORMER

DRAWING INDEX
Sheet Number Sheet Name
E0.1 NOTES & SYMBOLS
E2.1 SITE LIGHTING POWER PLAN
E2.2 SITE LIGHTING PHOTOMETRIC
E2.3 TITLE 24 CALCULATIONS
E2.4 TITLE 24 CALCULATIONS
# DESCRIPTION DATE

5.B.f
Packet Pg. 300
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

PARKING
NO

EXISTING BUILDING

O S G O O D R O A D
S A B E R C A T R D .
143,795 S.F.

COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT

EV CHARGING
ONLY

EV CHARGING

ONLYVAN

EV CHARGING
ONLY

EV CHARGING
ONLY
EV

CHARGING
ONLY
EV

CHARGING
ONLY
VAN
VAN
EV

CHARGING
ONLY
EV

CHARGING
ONLY
VANVAN

COMPACT COMPACT COMPACT

EV CHARGING
ONLY

COMPACTCOMPACTCOMPACTCOMPACT COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT

AUTOMALL PARKWAY

LANDS OF CITY OF FREMONT
PROPERTY LINE,TYP.
(E)L1H
(E)L1G
(E)T1B
HC5
PLA
(E)H-1,3
PLA
(E)H-1,3
PLA
(E)H-1,3 PLA
(E)H-1,3
PLA
(E)H-9,11
PLA
(E)H-9,11
PLA
(E)H-19,21
PLA
(E)H-19,21
PLA
(E)H-19,21
PLA
(E)H-19,21
PLA
(E)H-19,21
PLA
(E)H-19,21
PLA
(E)H-5,7
PLA
(E)H-5,7
PLA
(E)H-5,7
PLA
(E)H-1,3
PLB
(E)H-5,7
DPA
(E)H-9,11
DPA
(E)H-9,11
DPA
(E)H-9,11
DPA
(E)H-5,7
DPA
(E)H-5,7
DPA
(E)H-5,7
PLB
(E)H-5,7
DPA
(E)H-5,7
DPB
(E)H-5,7
DPB
(E)H-5,7
DPB
(E)H-5,7
DPB
(E)H-9,11
DPC
(E)H-5,7
WPC
(E)H-18
WPD
(E)H-18
WPA
(E)H-18
WPA
(E)H-18
WPA
(E)H-18
WPA
(E)H-18
WPA
(E)H-16
WPD
(E)H-16
WPB
(E)H-16
WPB
(E)H-16
WPD
(E)H-16
WPD
(E)H-16
WPD
(E)H-14
WPD
(E)H-14
WPA
(E)H-14
WPA
(E)H-14
WPC
(E)H-14
13 13 13 13
1313
1 3
1 3
1 3
1 3
1 3
13 13
131313
13 1
3 13
1313
23 23
23 23
23 23
23 23
43 43 4
3 4
3 4
3 4
3 4
3 5
4 5
4 5
4 5
4 5
4 5
4 5
4 5
4 5
43 (E)H
23 SECTION A-A
A A

LED LUMINAIRE

SQUARE STEEL POLE, FINISHED DARK

BRONZE BAKED ENAMEL

POLE, LUMINAIRE, BASE ASSEMBLY AND

ANCHOR BOLTS TO BE CAPABLE OF
WITHSTANDING A MINIMUM OF 90 MPH WIND
WITH AN ADDITIONAL GUST FACTOR OF 30%
DEFLECTION SHALL NOT EXCEED 5%.
#3 TIES - 12"O.C.
5 #5 VERTICAL

ACCESS HOLE WITH COVER

AND GROUND
LUG BEHIND COVER.

BASE COVER

REINFORCING
STEEL

ANCHOR BOLTS AS

SUPPLIED WITH POLE

CONCRETE
BASE BY E.C.

FINISHED GRADE

INSTALL

BELOW FROST
LINE (MIN. 30")

CONDUIT AND

WIRING TO OTHER
FIXTURES.
2'-0"∅
2-1/2"

LIGHTING STANDARD DETAIL
N.T.S.
2'-6"25'-0" 6'-0"
N
PROJECT:

ADDRESS:

ISSUE DATE:

SHEET
TI
TLE:

SCALE
:

SHEET
NUMBER:

REVISIONS:

PROJ. NO:

ARCO/MURRAY ENGINEERING
3113 Woodcreek Dr.

Downers Grove, IL 60515
P: (331) 251-2726
www.amps-db.com
As indicated
E2.143800 OSGOOD ROAD
43800 Osgood Rd.

Fremont, CA 94539
01/29/2025

SITE LIGHTING

POWER PLAN
PS158
SCALE: 1" = 40'-0"E2.1
SITE LIGHTING POWER PLAN1
1 NEW LED FIXTURE(S) MOUNTED ON EXISTING POLE, WIRE TO EXISTING LIGHTING CIRCUIT.
2 NEW LED FIXTURE(S) MOUNTED ON NEW POLE AND POLE BASE. 3 ALL EXTERIOR LIGHT FIXTURES SHALL BE PROVIDED WITH A DIMMING MOTION AND DAYLIGHT SENSOR. LIGHT FIXTURES SHALL BE AUTOMATICALLY TURNED OFF WHEN DAYLIGHT IS PRESENT AND FROM 11PM UNTIL 6AM.

FIXTURES SHALL BE CONTROLLED SO THAT THE TOTAL WATTAGE IS AUTOMATICALLY REDUCED BY NOT LESS THAN 50% DURING ANY TIME WHERE ACTIVITY HAS NOT BEEN DETECTED FOR 15 MINUTES OR MORE. NOT MORE THAN 1,500 WATTS OF LIGHTING POWER SHALL BE CONTROLLED TOGETHER. 4 NEW LED WALL PACK INSTALLED AT LOCATION OF EXISTING WALL PACK REMOVED AS PART OF DEMOLITION. WIRE TO EXISTING LIGHTING CIRCUIT. 5 NEW LED WALL PACK.
# KEYED NOTES:GENERAL NOTE:

1. CIRCUIT NUMBERS SHOWN ARE FOR REFERENCE
ONLY. EC TO VERIFY EXACT CIRCUITS AVAILABLE
PRIOR TO START OF WORK.LIGHT FIXTURE SCHEDULE
TYPE MANUFACTURER MODEL NO. LAMP WATTS VOLTAGE MOUNTING DESCRIPTION DPA McGRAW-EDISON GLEON-SA1C-740-8-T4FT-HSS LED 118 480 V POLE LED POLE LIGHT, BACK-TO-BACK, HOUSE SIDE SHIELD DPB McGRAW-EDISON GLEON-SA4C-740-8-T4FT LED 450 480 V POLE LED POLE LIGHT, BACK-TO-BACK DPC McGRAW-EDISON GLEON-SA1C-740-8-T4FT-HSS LED 118 480 V POLE LED POLE LIGHT, 2-HEAD @ 90 DEG, HOUSE SIDE SHIELD PLA McGRAW-EDISON GLEON-SA1C-740-8-T4FT-HSS LED 59 480 V POLE LED POLE LIGHT W/ HOUSE SIDE SHIELD PLB McGRAW-EDISON GLEON-SA2C-740-8-T4FT LED 113 480 V POLE LED POLE LIGHT WPA McGRAW-EDISON GLEON-SA1C-740-U-T4W LED 59 277 V WALL LED WALL PACK WPB McGRAW-EDISON GLEON-SA3C-740-U-T4FT LED 166 277 V WALL LED WALL PACK WPC McGRAW-EDISON GLEON-SA1C-740-U-SL2 LED 59 277 V WALL LED WALL PACK WPD McGRAW-EDISON GLEON-SA2C-740-U-T4FT LED 113 277 V WALL LED WALL PACK Notes:

Total Amperage 10 A
20% Spare Capacity2 A
Total Est. Demand (Amps:8 A
Total Conn. Load (Amps):7 A
Total Est. Demand(kVA):7 kVA
Total Conn. Load (kVA):5 kVA
Lighting 5455 VA 125.00% 6819 VA
Load Classification Connected Load Demand Factor Estimated Demand Panel Totals Total Amps: 7 A 5 A 8 A
Total Load: 1899 VA 1516 VA 2041 VA
23 SPARE 20 A 1 0 -- 1 -- SPACE 24
21 177 -- 1 -- SPACE 22
19 NEW SITE POLE LIGHTING 20 A 2 177 -- 1 -- SPACE 20
17 SPARE 20 A 1 0 408 1 20 A NEW WALL PACK 18
15 SPARE 20 A 1 0 730 1 20 A NEW WALL PACK 16
13 SPARE 20 A 1 0 403 1 20 A NEW WALL PACK 14
11 461 0 1 20 A SPARE 12
9 NEW SITE POLE LIGHTING 20 A 2 461 0 1 20 A SPARE 10
7 1172 0 1 20 A SPARE 8
5 NEW SITE POLE LIGHTING 20 A 2 1172 0 6
3 148 0 4
1 NEW SITE POLE LIGHTING 20 A 2 148 0
3 100 A EXIST. XFRMR T2
2 CKT Circuit Description Trip Poles A B C Poles Trip Circuit Description CKT Enclosure: Type 1 MCB Rating: 200 A
Mounting: SURFACE Wires: 4 Buss Rating: 200 A
Supply From: Phases: 3 Mains Type: MLO
Location: Volts: 480/277 Wye A.I.C. Rating: 65,000
Branch Panel: (E)H
# DESCRIPTION DATE

5.B.f
Packet Pg. 301
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) Luminaire Schedule
Symbol Label Qty Arrangement Description LLF Luminaire
Lumens
Luminaire
Watts
Total
Watts
DPA 7 Back-Back GLEON-SA1C-740-U-T4FT-HSS 0.912 5260 59 826 DPB 4 Back-Back GLEON-SA4C-740-U-T4FT 0.912 28703 225 1800 DPC 2 2 @ 90 degrees GLEON-SA1C-740-U-T4FT-HSS 0.912 5260 59 236 PLA 16 Single GLEON-SA1C-740-U-T4FT-HSS 0.912 5260 59 944 PLB 3 Single GLEON-SA2C-740-U-T4FT 0.912 14559 113 339
WPA 7 Single GLEON-SA1C-740-U-T4W 0.912 7354 59 413
WPB 2 Single GLEON-SA3C-740-U-T4FT 0.912 21725 166 332
WPC 2 Single GLEON-SA1C-740-U-SL2 0.912 7254 59 118
WPD 6 Single GLEON-SA2C-740-U-T4FT 0.912 14559 113 678
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
Parking Lot Area Illuminance Fc 1.87 7.5 0.4 4.68 18.75 PROPERTY LINE Illuminance Fc 0.18 1.2 0.0 N.A. N.A.

PLA
MH
: 27.5
PLA
MH: 27.5 PLA
MH: 27.5
WPA
MH
: 20
WPA
MH: 20
WPA
MH: 20
WPA
MH: 20
WPA
MH: 20
WPA
MH: 20WPA
MH: 20
WPC
MH
: 20
DPC
MH
: 27.5
DPC
MH: 27.5
DPA
MH
: 27.5
DPA
MH: 27.5
DPA
MH: 27.5
DPA
MH: 27.5
DPA
MH: 27.5
DPA
MH: 27.5
DPA
MH: 27.5
PLA
MH
: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
PLA
MH: 27.5
WPB
MH
: 20
WPB
MH: 20
DPB
MH
: 27.5
DPB
MH: 27.5
DPB
MH: 27.5
DPB
MH: 27.5
PLB
MH
: 27.5
PLB
MH: 27.5
PLA
MH
: 27.5
WPD
MH
: 20
WPD
MH: 20
WPD
MH: 20
WPD
MH: 20
WPD
MH: 20
WPD
MH: 20
WPC
MH
: 20
PLB
MH
: 27.5
Parking Lot AreaPRO PERTY LINE

0.0 0. 0 0.1 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.4 0.5 0.6 0.8 0.8 0.7 0.8 0.8 0.7 0.6 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

0.2 0.3

0.3 0.4

0.4 0.4

0.5 0.5

0.5 0.4

0.4 0.3

0.2 0.2

0.2 0.1

0.1 0.1

0.0 0.0

0.1 0.1

0.1 0.2

0.1 0.0

0.0 0.0

0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.50.40.30.30.30.30.20.20.20.10.10.1 0.0 0.0 0.0 0.0 0.00.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.00.0

0.0 0.0

0.1 0.1

0.2 0.9

1.2 1.0

0.8 0.0

0.0 0.0

0.0 0.1

0.1 0.2

0.4 0.6

0.9 1.2

1.1 0.8

0.7 0.6

0.5 0.5

0.6 0.7

0.6 0.8

0.4 0.1

0.0 S A B E R C A T R D .

A U T O M A L L P K W Y .

EXISTING BUILDING
143,795 S.F.

O S G O O D R O A D .

DESIGN IS BASED ON CURRENT INFORMATION PROVIDED AT

THE TIME OF
REQUEST. ANY CHANGES IN MOUNTING HEIGHT

OR LOCATION, LAMP WATTAGE,

LAMP TYPE AND EXISTING FIELD

CONDITIONS, THAT EFFECT ANY OF THE PREVIOUSLY

MENTIONED,

WILL VOID CURRENT LAYOUT AND REQUIRE A CHANGE REQUEST
AND
RECALCULATION.

MOUNTING HEIGHT NEXT TO EACH FIXTURE
CALCS EVERY 10' ON GROUND.

ILLUMINATED AREA
264,330 S.F.
3800 S.F.

PERIMETER AREA

0.5 0.5 0.5 0.5 0.5 0.7 1.0 1.0

0. 8 0.8 0.8 0.8 1.1 1.1 1.0 0.8 0.8 0.9 1.1 1.2 1.2 1.2 1.2 1.3 1.1 0.9 0.9 1.2 1.1 0.8 0.8 0.7

1.4 1.2 1.2 1.2 1.2 1.2 1.2 1.0 0.8 0.7 0.6 0.6 0.7 0.8 1.0 1.0 0.9 0.9 1.0 0.9 0.9 1.0 1.0 1.0 0.9 1.0 1.1 1.3 1.3 1.3 1.3 0.9 0.8 0.9 0.8 0.8 0.9 0.8 0.8 1.0 1.0

0.6 0.8 1.3 1.7 1.9 1.9 1.6 1.6 1.7 1.8 1.9 1.8 1.5 1.3 1.2 1.1 1.1 1.0 1.1 1.2 1.2 1.2 1.3 1.2 1.2 1.2 1.1 1.0 1.1 1.2 1.2 1.3 1.3 1.5 1.6 1.7 1.6 1.6 1.6 1.5 1.2 1.1 0.9 0.9 1.0 0.9 0.8 0.9 0.8 0.8 0.9 1.0 1.2 1.3 1.5 1.6 1.4 1.3 1.2

0.9 1.4 1.9 2.1 2.4 2.2 2.4 2.6 2.6 2.7 2.4 2.1 1.9 1.8 1.7 1.6 1.6 1.5 1.5 1.4 1.4 1.3 1.3 1.4 1.5 1.5 1.5 1.5 1.4 1.4 1.3 1.4 1.5 1.7 2.0 2.2 2.0 1.7 1.5 1.3 1.1 0.9 1.0 1.1 1.1 1.0 1.0 0.9 0.8 0.8 1.0 1.3 1.6 1.7 2.0 1.9 1.8 1.7 1.4 1.4 2.4 2.4 2.4 2.5 2.9 2.5 1.7 1.4 1.3

0.8 1.5 2.1 2.4 2.9 3.1 3.6 4.0 3.9 3.4 2.8 2.8 2.5 2.0 2.0 2.1 2.2 2.1 1.8 1.5 1.4 1.3 1.4 1.5 1.7 2.0 2.0 1.8 1.5 1.3 1.3 1.4 1.6 1.6 1.8 2.2 1.9 1.6 1.5 1.2 1.0 0.8 1.0 1.4 1.4 1.3 1.2 1.1 0.9 0.9 1.0 1.1 1.7 2.1 2.0 2.1 2.3 2.0 1.8 1.7 1.7 1.8 1.9 2.2 2.6 2.9 3.3 4.6 3.6 2.5 2.2 1.8

1.4 2.3 3.0 3.5 3.4 3.7 3.8 4.2 4.0 3.3 3.0 2.5 2.1 2.4 2.2 2.5 2.2 1.6 1.5 1.4 1.4 1.4 1.5 1.6 2.1 2.2 1.6 1.5 1.4 1.3 1.4 1.6 1.5 1.9 2.4 2.1 1.5 1.7 1.2 0.8 0.5 0.7 1.8 1.8 1.6 1.6 1.3 1.1 1.1 1.2 1.0 0.7 1.5 2.7 2.4 2.0 2.0 2.0 1.8 1.6 1.7 1.8 1.9 2.0 2.5 3.1 4.0 4.2 6.2 4.5 3.6 3.1 2.2 1.6 1.2

1.4 2.2 2.5 2.8 2.0 4.1 5.0 3.6 2.6 2.3 2.4 2.5 2.4 2.6 2.3 2.6 2.3 1.5 1.7 1.5 1.4 1.5 1.7 1.6 2.3 2.4 1.7 1.6 1.4 2.0 2.0 1.9 1.8 1.6 1.4 1.3 1.6 1.4 0.7 1.0 1.7 2.8 3.1 2.4 2.0 1.8 1.6 1.6 1.7 1.8 2.1 2.6 3.4 4.7 5.3 5.7 4.7 3.5 2.4 1.7 1.3

1.4 2.1 2.5 1.9 1.9 2.2 2.0 1.7 1.8 1.8 1.9 1.8 0.9 1.0 1.4 1.7 1.6 1.4 1.8 1.9 1.7 1.6 1.7 1.8 2.0 2.6 3.6 5.1 6.3 7.2 5.7 4.0 2.7 2.0 1.6

2.0 2.3 2.3 2.3 2.5 2.1 1.9 1.9 2.2 2.1 2.4 1.1 1.0 1.0 1.1 1.0 0.8 0.7 1.1 1.3 1.5 1.6 1.8 2.0 2.5 3.7 5.2 6.7 7.5 6.3 4.4 2.9 2.2 1.8

1.7 1.6 2.3 2.3 2.5 2.2 2.0 2.1 2.3 2.2 3.1 1.7 1.2 0.9 0.9 0.9 0.9 1.0 1.2 1.7 2.1 2.4 2.7 2.9 3.2 3.9 5.1 5.8 6.6 5.4 4.2 3.0 2.3 2.1

1.3 1.7 2.1 2.3 2.2 2.1 2.3 2.6 2.3 3.5 2.1 1.4 1.0 0.9 0.9 1.0 1.1 1.4 1.7 1.8 1.9 2.1 2.5 3.1 3.8 4.8 4.9 7.5 5.4 4.7 4.0 3.0 2.4 2.3

0.9 2.3 2.1 2.1 2.1 2.1 2.2 2.5 2.4 3.3 1.9 1.4 1.1 1.0 1.1 1.2 1.2 1.3 1.7 1.8 2.0 2.2 2.5 2.9 3.4 3.7 4.0 5.8 4.6 3.6 3.4 2.9 2.4 2.2

1.6 1.4 1.3 1.2 1.1 2.2 1.9 1.8 1.9 2.0 2.2 2.5 2.5 2.9 1.6 1.5 1.3 1.2 1.4 1.4 1.3 1.5 1.7 1.8 2.0 2.3 2.4 2.6 2.9 2.9 3.3 4.6 4.0 3.0 2.8 2.7 2.2 2.2

3.0 2.3 2.0 1.5 1.5 1.7 1.6 1.6 1.6 1.8 2.2 2.4 2.6 2.6 1.5 1.6 1.6 1.5 1.7 1.7 1.5 1.6 1.7 1.7 1.8 1.9 2.0 2.2 2.3 2.5 2.8 3.7 3.2 2.6 2.4 2.3 2.0 2.1

4.2 3.3 2.4 1.6 1.4 1.4 1.4 1.4 1.5 1.7 1.9 2.0 2.2 2.2 1.4 1.6 1.7 1.5 1.8 1.9 1.5 1.6 1.6 1.6 1.7 1.8 1.8 1.8 2.0 2.1 2.3 3.2 2.5 2.2 2.1 2.0 1.9 2.0

4.6 3.7 2.8 1.8 1.4 1.3 1.2 1.2 1.3 1.5 1.8 1.9 2.1 1.9 1.7 1.9 2.0 1.8 2.1 2.1 1.6 1.7 1.7 1.7 1.8 1.8 1.7 1.7 1.9 2.1 2.0 3.0 2.1 2.0 2.1 2.0 1.9 2.0

4.6 3.6 2.8 1.8 1.4 1.2 1.1 1.1 1.2 1.5 1.9 2.4 2.8 2.9 2.7 2.7 2.5 2.1 2.3 2.3 1.8 2.0 2.1 2.2 2.2 2.0 1.9 1.9 2.0 2.1 2.1 3.0 2.1 2.0 2.1 1.9 1.8 1.9

4.2 3.4 2.5 1.8 1.4 1.2 1.1 1.0 1.0 1.2 1.3 1.4 1.4 1.5 1.6 1.9 2.2 2.1 2.5 2.5 2.2 2.2 2.5 3.0 3.0 2.5 2.2 2.2 2.2 2.2 2.2 2.9 2.2 1.9 1.9 1.8 1.7 1.8

3.3 2.7 2.4 1.9 1.6 1.4 1.2 1.1 0.9 0.9 1.1 1.2 1.3 1.4 1.6 1.8 2.1 2.2 2.6 2.8 2.7 2.9 3.2 4.4 4.1 3.0 2.8 2.7 2.5 2.4 2.3 2.8 2.2 1.9 1.8 1.7 1.5 1.6

2.8 2.8 2.2 2.1 1.9 1.7 1.4 1.1 0.9 0.9 1.0 1.0 1.2 1.4 1.5 1.7 2.0 2.0 2.5 2.8 3.1 3.7 3.9 5.6 5.0 3.9 3.7 3.1 2.6 2.3 2.2 2.4 2.1 1.8 1.7 1.6 1.3 1.4

3.6 3.1 2.6 2.3 2.0 1.7 1.3 1.0 0.9 0.8 0.8 0.9 1.0 1.1 1.3 1.5 1.6 1.9 2.2 2.6 3.1 4.3 4.9 7.1 6.3 5.0 4.3 3.2 2.6 2.2 2.1 2.1 1.9 1.6 1.6 1.6 1.3 1.3

5.2 4.1 3.5 2.3 1.7 1.4 1.2 0.9 0.8 0.8 0.7 0.8 0.9 1.0 1.1 1.3 1.5 1.7 2.0 2.4 3.2 4.6 5.8 5.8 4.6 3.3 2.6 2.2 2.1 1.9 1.8 1.6 1.5 1.5 1.2 1.3

6.4 5.0 3.7 2.4 1.7 1.4 1.1 0.9 0.7 0.7 0.7 0.7 0.8 0.9 1.0 1.2 1.4 1.6 1.9 2.3 3.4 4.8 6.6 6.6 4.8 3.5 2.7 2.4 2.1 2.0 1.8 1.7 1.6 1.5 1.3 1.4

6.8 5.9 4.3 2.5 1.8 1.3 1.1 0.8 0.7 0.6 0.6 0.7 0.7 0.9 1.0 1.2 1.4 1.6 1.8 2.3 3.1 4.5 5.6 7.5 5.6 4.5 3.3 2.7 2.5 2.2 2.1 1.9 1.8 1.7 1.5 1.3 1.2

6.6 5.0 3.8 2.4 1.7 1.4 1.1 0.8 0.7 0.6 0.6 0.6 0.7 0.8 1.0 1.2 1.4 1.6 1.8 2.2 3.0 4.2 4.7 6.8 6.1 4.9 4.3 3.3 2.8 2.6 2.3 2.2 2.0 1.9 1.8 1.5 1.3 1.1

5.7 4.5 3.5 2.3 1.7 1.4 1.2 0.9 0.7 0.6 0.5 0.5 0.6 0.8 1.0 1.2 1.5 1.7 2.0 2.4 3.0 3.6 4.0 5.9 5.3 4.0 3.9 3.5 3.4 3.4 3.3 3.3 3.1 2.7 2.3 1.7 1.3 1.0

3.9 3.3 2.8 2.4 2.0 1.7 1.3 1.0 0.7 0.5 0.4 0.5 0.6 0.7 1.0 1.3 1.6 1.8 2.1 2.5 2.8 3.0 3.8 5.5 5.3 3.8 3.4 3.4 3.3 3.1 2.8 2.6 2.3 2.1 2.0 1.6 1.3 1.1

3.0 3.1 2.4 2.3 2.2 1.9 1.6 1.0 0.7 0.5 0.4 0.5 0.6 0.7 1.0 1.2 1.5 1.8 2.1 2.4 2.8 3.1 3.7 5.3 5.5 3.8 3.3 3.2 3.1 2.9 2.6 2.4 2.1 1.9 1.8 1.6 1.3 1.3

3.7 3.2 2.8 2.4 2.1 1.8 1.4 1.0 0.7 0.5 0.4 0.5 0.5 0.7 0.9 1.1 1.4 1.6 1.9 2.3 2.9 3.6 3.9 5.5 5.8 4.1 3.8 3.3 2.9 2.7 2.4 2.3 2.1 1.8 1.7 1.5 1.2 1.2

5.4 4.2 3.5 2.3 1.8 1.5 1.2 0.9 0.7 0.6 0.5 0.5 0.6 0.7 0.8 1.0 1.2 1.4 1.7 2.1 2.8 4.0 4.7 6.2 6.6 4.8 4.3 3.2 2.6 2.3 2.1 2.0 1.8 1.6 1.6 1.5 1.1 1.2

6.4 5.0 3.7 2.5 1.9 1.5 1.2 0.9 0.8 0.6 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.4 1.6 2.1 2.9 4.2 5.4 5.6 4.5 3.3 2.5 2.1 1.9 1.8 1.6 1.5 1.5 1.4 1.2 1.2

6.8 5.9 4.4 2.9 2.3 1.7 1.4 1.1 0.9 0.8 0.7 0.6 0.6 0.7 0.8 1.0 1.1 1.3 1.6 2.0 3.0 4.5 6.4 6.6 4.8 3.4 2.5 2.0 1.8 1.7 1.5 1.4 1.4 1.3 1.1 1.2

6.4 5.0 3.9 3.6 2.7 2.1 1.7 1.4 1.1 0.9 0.7 0.6 0.6 0.7 0.8 1.0 1.2 1.4 1.6 2.1 2.9 4.3 5.6 5.8 4.6 3.2 2.5 2.0 1.8 1.7 1.5 1.4 1.3 1.3 1.2 1.3

5.4 4.2 3.6 4.7 3.3 2.8 2.1 1.6 1.1 0.9 0.7 0.6 0.6 0.7 0.9 1.1 1.3 1.5 1.7 2.1 2.8 4.1 4.9 6.5 6.9 5.0 4.3 3.2 2.5 2.1 1.9 1.7 1.5 1.4 1.3 1.2 1.1 1.2

3.3 2.6 3.1 5.6 4.5 3.3 2.3 1.6 1.2 0.9 0.7 0.6 0.7 0.8 0.9 1.2 1.4 1.6 1.9 2.3 2.9 3.7 4.1 5.7 6.0 4.3 3.9 3.2 2.6 2.3 2.0 1.8 1.6 1.4 1.2 1.1 1.0 1.0

1.5 1.5 1.2 5.4 4.7 3.6 2.5 1.8 1.4 1.1 0.8 0.7 0.7 0.8 1.0 1.2 1.5 1.8 2.1 2.5 2.9 3.2 3.9 5.7 5.8 4.0 3.4 3.1 2.8 2.5 2.2 1.9 1.7 1.4 1.2 1.0 1.0 0.9

4.7 5.0 3.8 2.6 2.1 1.6 1.3 0.9 0.7 0.7 0.8 1.0 1.2 1.5 1.8 2.1 2.5 2.9 3.2 4.0 5.9 5.6 4.0 3.4 3.1 2.8 2.5 2.2 2.0 1.7 1.4 1.2 1.1 1.0 1.0

5.5 4.9 3.7 2.7 2.2 1.8 1.4 1.0 0.8 0.7 0.8 0.9 1.2 1.4 1.6 2.0 2.4 3.0 3.8 4.2 6.2 5.5 4.2 3.9 3.1 2.6 2.2 2.0 1.8 1.6 1.4 1.3 1.2 1.1 1.2

6.2 4.6 4.0 3.0 2.2 1.8 1.4 1.0 0.8 0.7 0.8 0.9 1.1 1.3 1.5 1.8 2.2 3.0 4.2 4.9 7.2 6.2 5.0 4.2 3.0 2.4 2.1 1.9 1.7 1.5 1.4 1.3 1.3 1.1 1.2

5.8 4.7 3.9 2.9 2.3 1.8 1.4 1.0 0.8 0.7 0.7 0.9 1.0 1.2 1.4 1.7 2.2 3.1 4.5 5.7 5.6 4.4 3.1 2.4 2.0 1.8 1.6 1.5 1.3 1.3 1.3 1.0 1.2

4.9 5.0 3.8 2.7 2.2 1.7 1.3 1.0 0.8 0.7 0.7 0.8 1.0 1.2 1.4 1.7 2.2 3.2 4.7 6.5 6.4 4.6 3.2 2.3 2.0 1.8 1.6 1.5 1.4 1.4 1.4 1.1 1.1

5.4 4.8 3.6 2.4 1.9 1.5 1.2 1.0 0.8 0.7 0.8 0.9 1.0 1.2 1.4 1.7 2.1 3.0 4.4 5.5 7.3 5.3 4.2 3.0 2.4 2.0 1.8 1.7 1.5 1.4 1.4 1.3 1.0 1.1

3.2 2.5 2.0 5.3 4.2 3.0 2.1 1.6 1.3 1.1 0.9 0.8 0.8 0.8 0.9 1.0 1.2 1.4 1.7 2.1 2.8 4.0 4.5 6.6 5.7 4.5 3.8 2.8 2.4 2.1 1.9 1.8 1.7 1.5 1.5 1.4 1.1 1.2

3.9 3.3 2.7 4.4 3.2 2.7 2.0 1.6 1.3 1.1 0.9 0.8 0.8 0.9 1.0 1.1 1.3 1.5 1.7 2.1 2.7 3.2 3.4 5.2 4.5 3.4 3.2 2.7 2.4 2.2 1.9 1.8 1.6 1.6 1.6 1.4 1.2 1.2

4.1 3.8 3.0 3.2 2.5 2.0 1.7 1.5 1.3 1.1 1.0 0.9 0.9 0.9 1.1 1.2 1.4 1.6 1.8 2.1 2.3 2.4 2.8 4.0 3.7 2.7 2.5 2.5 2.5 2.4 2.2 2.0 1.9 1.8 1.7 1.5 1.2 1.0

4.2 3.6 2.8 2.3 2.0 1.6 1.4 1.3 1.1 1.0 1.0 0.9 0.9 1.0 1.2 1.3 1.5 1.6 1.7 1.8 1.9 1.9 2.2 2.8 2.8 2.1 2.0 2.2 2.5 2.8 2.8 2.9 2.7 2.4 2.0 1.5 1.2 1.0

4.2 3.6 2.7 2.0 1.7 1.4 1.2 1.0 0.9 0.9 1.0 1.0 1.0 1.1 1.3 1.4 1.5 1.6 1.6 1.6 1.6 1.6 1.7 2.2 2.1 1.7 1.7 1.7 1.8 1.9 1.8 1.7 1.7 1.6 1.5 1.3 1.1 1.0

4.0 3.1 2.6 2.2 1.8 1.5 1.2 0.9 0.8 0.8 1.0 1.1 1.2 1.3 1.5 1.5 1.6 1.6 1.5 1.4 1.3 1.3 1.3 1.7 1.6 1.3 1.4 1.3 1.5 1.6 1.6 1.6 1.6 1.5 1.5 1.3 1.1 1.1

4.0 3.1 2.6 2.1 1.7 1.4 1.1 0.8 0.7 0.8 1.0 1.3 1.5 1.7 1.9 1.9 1.8 1.8 1.6 1.3 1.2 1.2 1.0 1.6 1.3 1.0 1.2 1.2 1.3 1.3 1.3 1.4 1.3 1.3 1.4 1.4 1.2 1.2

4.3 3.6 2.6 1.8 1.5 1.2 1.0 0.8 0.8 0.8 1.0 1.3 1.8 2.0 2.2 2.2 2.1 2.0 1.6 1.4 1.3 1.2 1.0 1.6 1.2 1.0 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.1 1.2

4.2 3.6 2.6 1.7 1.3 1.1 0.9 0.8 0.8 0.9 1.2 1.6 1.8 1.9 1.9 2.0 2.0 2.0 1.8 1.5 1.3 1.2 1.0 1.5 1.2 1.0 1.1 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.0 1.2

4.1 3.7 2.7 1.6 1.2 1.1 0.9 0.8 0.7 0.8 1.0 1.3 1.8 2.4 3.0 3.1 2.5 2.0 1.6 1.3 1.2 1.1 1.1 1.5 1.4 1.1 1.1 1.0 0.9 0.9 1.0 1.0 1.0 1.0 1.1 1.2 1.0 1.2

3.9 3.3 2.3 1.5 1.1 1.2 1.0 0.8 0.7 0.6 0.5 0.5 0.7 1.1 1.7 1.8 1.3 0.9 0.8 0.8 1.0 1.1 1.1 1.5 1.4 1.2 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.3

3.1 2.3 2.0 1.4 1.1 1.5 1.2 1.0 0.8 0.6 0.5 0.5 0.7 1.0 1.2 1.1 1.0 0.9 0.8 0.9 1.0 1.0 1.1 1.3 1.3 1.2 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.4

1.8 1.4 1.2 1.1 1.0 1.8 1.5 1.3 1.0 0.8 0.6 0.6 0.8 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.2 1.2 1.3 1.3 1.0 0.9 0.9 0.9 0.9 0.9 0.8 0.9 0.9 0.9 1.0 1.2

1.4 1.6 1.5 1.2 0.9 0.8 0.8 0.9 1.2 1.1 0.9 0.9 0.9 0.9 0.9 0.9 1.1 1.3 1.4 1.4 1.6 1.1 0.9 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.0

1.4 1.5 1.6 1.2 0.9 0.8 0.9 0.9 1.4 1.2 1.0 0.9 0.8 0.8 0.8 0.9 1.0 1.3 1.6 1.5 1.8 1.2 0.9 1.0 1.0 0.8 0.7 0.7 0.7 0.7 0.8 0.9 0.9

1.9 2.0 1.6 1.2 0.9 0.8 0.9 0.8 1.5 1.1 0.8 0.9 0.8 0.8 0.9 1.0 1.1 1.4 1.6 1.4 1.6 1.1 0.9 1.0 1.0 0.8 0.7 0.6 0.6 0.6 0.8 0.8 0.6

1.9 1.9 2.0 1.6 1.2 0.9 0.9 1.0 0.9 1.6 1.1 0.9 1.0 0.9 0.8 0.9 1.1 1.3 1.6 1.9 1.7 1.8 1.5 1.2 1.3 1.1 0.9 0.7 0.6 0.6 0.7 0.7 0.6 0.7

1.5 1.6 1.5 1.2 0.9 0.9 1.0 0.9 1.6 1.1 0.9 1.0 0.9 0.9 0.9 1.0 1.1 1.2 1.2 1.1 1.3

1.2 1.5 2.3 2.7 2.0 1.5 1.2 1.5 1.4 1.3 1.1 0.9 0.9 1.0 1.0 1.6 1.2 1.0 1.0 1.0 1.0 1.0 1.1 1.1 1.1 1.2 1.2 1.3

0.8 0.5 0.9 1.4 1.4 1.7 2.3 2.0 1.4 1.6 1.3 1.8 1.4 1.2 1.1 1.0 1.0 1.1 1.1 1.6 1.3 1.1 1.1 1.0 1.0 1.1 1.2 1.3 1.3 1.4 1.5 1.4

0.9 0.8 0.8 1.0 1.3 1.3 1.5 2.0 1.8 1.4 1.4 1.2 1.5 1.2 1.1 1.0 0.9 0.9 0.9 1.0 1.2 1.1 1.0 1.0 1.0 1.1 1.2 1.3 1.5 1.5 1.5 1.6 1.4

0.6 0.7 0.8 1.0 1.2 1.3 1.7 1.9 1.8 1.5 1.3 1.1 1.2 1.0 0.9 0.9 0.8 0.8 0.8 0.9 1.0 0.9 0.8 0.9 0.9 1.1 1.2 1.4 1.6 1.7 1.6 1.9 1.4

0.5 0.6 0.7 0.9 1.1 1.2 1.3 1.3 1.3 1.2 1.2 1.0 1.0 0.9 0.8 0.8 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 1.0 1.2 1.4 1.5 1.7 1.5 1.7 1.1

0.5 0.6 0.7 0.8 0.9 0.9 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.8 0.7 0.8 0.7 0.7 0.8 0.8 0.8 0.9 1.0 1.1 1.3 1.4 1.5 1.7 1.4 1.5 1.1

0.5 0.7 0.7 0.8 0.9 0.8 0.9 0.8 0.6 0.6 0.6 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.7 0.7 0.8 0.8 0.8 0.8 0.9 1.0 1.2 1.2 1.4 1.6

0.7 0.7 0.6 0.6 0.6 0.8 0.7 0.6 0.5 0.6 0.6 0.8 0.8 0.7 0.7 0.6 0.8 0.8 0.8 0.7 0.8 0.8 0.7 0.7 0.8 0.9 1.1 1.0 0.9 0.9

0.9 0.9 0.9 0.9 0.9 1.0 0.8 0.6 0.4 0.5 0.6 0.9 1.0 1.0 0.9 1.0 1.0 1.0 0.8 0.8 0.9 1.1 1.1 1.2 1.3 1.1

PARKING
NO
P
ARKING
NO

PARKING
NO

T C OMPA C T C OMPA C T C OMPA C T C OMPA C T C OMPA C T C OMPA C T C OMPA C

HARGING ONLY
CEV

HARGING ONLY
CEV
VAN

HARGING ONLY
CEV

HARGING ONLYC
EV

HARGING ONLYC
EV
VAN
VAN

HARGING ONLYC
EV

HARGING ONLYC
EV
VANVAN

T C OMPA C T C OMPA C T C OMPA C

HARGING ONLY
CEV

T C OMPA CT C OMPA CT C OMPA CT C OMPA C T C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA CT C OMPA C N
PROJECT:

ADDRESS:

ISSUE DATE:

SHEET
TI
TLE:

SCALE
:

SHEET
NUMBER:

REVISIONS:

PROJ. NO:

ARCO/MURRAY ENGINEERING
3113 Woodcreek Dr.

Downers Grove, IL 60515
P: (331) 251-2726
www.amps-db.com
1" = 40'-0"
E2.243800 OSGOOD ROAD
43800 Osgood Rd.

Fremont, CA 94539
01/29/2025

SITE LIGHTING

PHOTOMETRIC
PS158
SCALE: 1" = 40'-0"E2.2
SITE LIGHTING PHOTOMETRIC1
# DESCRIPTION DATE

5.B.f
Packet Pg. 302
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PROJECT:

ADDRESS:

ISSUE DATE:

SHEET
TI
TLE:

SCALE
:

SHEET
NUMBER:

REVISIONS:

PROJ. NO:

ARCO/MURRAY ENGINEERING
3113 Woodcreek Dr.

Downers Grove, IL 60515
P: (331) 251-2726
www.amps-db.com
E2.343800 OSGOOD ROAD
43800 Osgood Rd.

Fremont, CA 94539
01/29/2025
TITLE 24

CALCULATIONS
PS158
# DESCRIPTION DATE

5.B.f
Packet Pg. 303
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PROJECT:

ADDRESS:

ISSUE DATE:

SHEET
TI
TLE:

SCALE
:

SHEET
NUMBER:

REVISIONS:

PROJ. NO:

ARCO/MURRAY ENGINEERING
3113 Woodcreek Dr.

Downers Grove, IL 60515
P: (331) 251-2726
www.amps-db.com
E2.443800 OSGOOD ROAD
43800 Osgood Rd.

Fremont, CA 94539
01/29/2025
TITLE 24

CALCULATIONS
PS158
# DESCRIPTION DATE

5.B.f
Packet Pg. 304
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) PARCEL 1

AUTO MALL PARKWAY
HIGHWAY 680

PARKING
NO

7.0'

9.5'7.0'

9.5'

7.0'

10.5'

6.0'

7.0'
MM
M
M

M M M MMMM
M
M M M
M
M
M
M
M M
M
MMMM
MM
M
MM
M
M
M
MM
M
MMMM
M

15.9'

11.6'
M
M
MM M

20.0'
LOW TO MEDIUM SHRUBS FLOWERING w/ ACCENT PERENNIALS & GRASSES w/ BARK MULCHPROJECT ACCENT PLANTING FLOWERING SHRUBS & GROUND-COVERS,PERENNIAL ACCENT, BARK MULCH & BOULDER ACCENTS PG & E COMPLIANT MEDIUM BROADLEAF EVERGREENTREE - HARDY RED OLEANDER STD. TRUNK , WAVYLEAF LIGUSTRUM, STAR MAGNOLIA, LEATHER OAK

LANDSCAPE LEGEND
BIOFILTRATION SOD PER DELTABLUEGRASS CO. CREPE MYRTLE - FLOWERING ACCENT TREEEXISTING LANDSCAPE TO REMAIN CHINESE PISTACHE - LARGE DECIDUOUSSHADE TREEEXISTING TREE TO REMAIN - SEE SHEETLC1.2 FOR EXISTING TREE INFO M
TREE COUNTED AS MITIGATION TREE - SEE SHEETLC1.2 FOR MITIGATION CALCULATIONSLARGE EVERGREEN SCREEN SHRUBS MIN 6' HEIGHT w/ BARK MULCH

PRELIMINARY LANDSCAPE PLAN
SCALE: 1" = 60'-0"
LC1.1

SHEET NUMBER

REVISIONS
CIVIL:

CONSULTING ENGINEERS
KEIR + WRIGHT
3850 COLLIER CANYON ROAD
LIVERMORE, CA 94551
925-245-8788
EXISTING BUILDING RENOVATION PROJECT:
2000 POWELL ST SUITE 305
EMERYVILLE, CA 94608
(P) 650-288-1305
WWW.ARCOMURRAY.COM

DESIGN BUILDER
SET: 09/19/2024
43800 OSGOOD ROAD

FREMONT, CALIFORNIA
CLIENT: SCLP I FREMONT, LLC
302 DATURA ST, STE 100, WEST PALM BEACH, FL 33401
JOB NO:

PE:XXX
XXX
LANDSCAPE: GREEN DESIGN LANDSCAPE
1464 POPINJAY DRIVE
RENO, NEVADA 89506
1464 Popinjay Drive
Reno, NV.
email: [email protected]
p: 775 829 1364
No. 4511
Signature
Renewal Date
Date

L ICENSED LANDSCAPE ARCHITECT
STATE
OF
CAL

IFORNIA

BARBARA
M
. HATCH
1CITY COMMENTS2-13-25
BARK MULCH AREA 3'' MIN. DEPTH OF SHREDDED CEDAR OR FIR BARK CONTACT LANDSCAPE ARCHITECT IF PLANTING REQUIRES CLARIFICATION.

RE-SPACED IN VICINITY OF UTILIY TO ACCOMODATE SCREENING.

PLANTINGS PER PLAN SHALL BE UTILIZED. PLANTS MAY BE

UTILITIES FROM PUBLIC STREETS AND PARKING AREAS

PLANTS AROUND ABOVE GROUND UTILITIES TO SCREEN

THE LANDSCAPE CONTRACTOR SHALL FIELD PLACE
AFTER PLACEMENT AND CONSTRUCTION OF UTILITY.

NOTE:

NSTALL 2" X 6' RECYCLED PLASTIC HEADER AT EDGE OF ALL SEEDED/SOD AREAS NOT ADJACENT TO BACK OF CURB. HEADER STAKED PER MFG. DIRECTIONS AND SPECIFICATIONS. HEADER SHALL BE EARTHTONE COLORING AND FLEXIBLE TO MAKE SWEEPING CURVES AS SHOWN ON THE PLANS. HEADER SHALL BE INSTALLED 11
2" ABOVE FINISHED GRADE. SPREAD BARK OR ROCK MULCH AT EDGE TO MATCH HEADER HEIGHT. SUBMIT SAMPLE FOR APPROVAL.

AUTOMATIC CONTROLLER W/ ET DATA, REPEAT CYCLING

IRRIGATION ZONES PER PLANT WATER REQUIREMENTS

RAIN SENSOR TO BE SPECIFIED

WATER EFFICIENT LANDSCAPE REQUIREMENTS

SOIL AMENDMENTS TO BE INCORPORATED

PLANTER SURFACE AREAS TO BE MULCHED

WATER USAGE TO MEET STATE WATER EFFICIENT LANDSCAPE STANDARD MULCH
LIGUSTRUM J. 'RECURVIFOLIUM'WAVY LEAF LIGUSTRM 24" BOX. or B&B,L10' X 10' PRELIMINARY PLANT LIST:

NATIVE
"N" CA
/ZONE

BOTANICAL NAME COMMON NAME SIZE WATER REGIME MATURE HABIT TREES
TRISTANIA CONFERTABRISBANE BOX24" BOX or B&BL60' X 40'
PISTACIA CHINENSIS CHINESE PISTACHE24" BOX. or B&BL35' X 25' NERIUM OLEANDER ‘HARDY RED’ HARDY RED NERIUM 24" BOX STD. TRUNK L 10' X 12' LAGERSTROMIA I. 'DYNAMITE RED'CRAPE MYRTLE24" BOX or B&BL15' X 10' XYLOSMA SENTICOSASHINY XYLOSMA5 GAL.L8' X 8'
ELAEAGNUS X. E. 'GILT EDGE'SILVERBERRY'5 GAL.L10' X 10' MUHLENBERGIA RIGENSDEER GRASS5 GAL.L4' X 4'

GRASSES
PENNISETUM SETACEUM 'RUBRUM'PINK FOUNTAIN GRASS5 GAL.L3' X 2' HELICHTOTRICHON SEMPERVIRONSBLUE OAT GRASS5 GAL.L1' X 2' CALMAGROSTIS ACUTIFLORAFEATHEREED5 GAL.L1' X 2'
LOMANDRA L. 'BREEZE'BREEZE MAT RUSH5 GAL.L3' X 3'
OLEA 'LITTLE OLLIE'DW. OLIVE5 GAL.L6' X 6'
CEANOTHUS 'RAY HARTMAN'CEANOTHUS5 GAL.L6' X 10'
CALLISTEMON 'LITTLE JOHN'DW. BOTTLEBRUSH5 GAL.L3' X 4'
CISTUS SALVIFOLIUSROCK ROSE5 GAL.L2' X 4'
RHAMNUS CALIFORNICACOFFEE BERRY5 GAL.L4' X 8'
RHAMNUS F. 'MOUND SAN BRUNO'COFFEEBERRY5 GAL.L4' X 5'
PHORMIUM SPP.NEW ZEALAND FLAX5 GAL.L5' X 5'
LEUCOPHYLLUM F. 'BERTSTAR DWARF' TEXAS RANGER5 GAL.L3' X 4' SALVIA C. 'WINNIFRED GILMAN'BLUE SAGE1 GAL.L4' X 4'
NANDINA 'FIRE POWER'HEAVENLY BAMBOO1 GAL.L3' X 3'

DROUGHT TOLERANT ACCENT SHRUBS
MAHONIA REPENSCREEPING MAHONIA5 GAL.L3' X 3'
ROSMARINUS O. HUNTINGTON CARPET' ROSEMARY5 GAL.L1.5' X 4' CEANOTHUS M. 'VALLEY VIOLET'CEANOTHUS5 GAL.L3' X 3'
CEANOTHUS CARMEL CREEPERHORZ. CARMEL CEANOTHUS 5 GAL.L3' X 10' ACHILLEA 'MOONSHINE'YARROW1 GAL.L3' X 3'
GAZINIAMEXICAN PRIMROSE1 GAL.L1' X 2'
NEPATACATMINT1 GAL.L3' X 2'
VERBENAVERBENA1 GAL.L1.5' X 1.5'
ZAUSCHERIA CALIFORNICACALIFORNIA FUSCHIA1 GAL. L2 X 2

PERENNIALS
H X W
ORANIC RECYCLED CHIPPED WOOD MULCH- PLACE 3'' MIN. DEPTH 3/4"- 1" DIA. COLOR DARK BROWN, NO VISIBLE CONTAMINANTS

BARK MULCH-ALL PLANTERS NOT DESIGNATED FOR SOD
LANDSCAPE CALCULATIONS:

TREES REQUIRED 1 TREE /10 SPACES INTERIOR SPACES (226) = 23 REQUIRED TREES PROVIDED = 39
TREES REQUIRED 1 TREE /3 SPACES PERIMETER SPACES (131) = 44 REQUIRED TREES PROVIDED = 60
PROVIDED TREES REQUIRED STREET FRONTAGE 1/50 L.F. = 16 REQUIRED TREES PROVIDED = 22
SEE TREE MITIGATION CALCULATIONS SHEET LC1.2

EXISTING TREE TO

REMAIN - TYP
MITIGATION TREE -TYP.

SEE MITIGATION

CALCULATIONS SHEET
LC1.2

LARGE PARKING AREA
SHADE TREE - TYP.
03060120

LANDSCAPE ALONG PUBLIC STREET
MUST BE MAINTAINED BY OWNER.

REPLACE ANY MISSING OR DEAD
LANDSCAPE PLANTING - TYP.

SCREEN PLANTING

AROUND TRASH

ENCLOSURE

EXISTING TREE TO

REMAIN - TYP

EXISTING TREE TO

REMAIN - TYP

EXISTING TREE TO

REMAIN - TYP
1 1
1 1
1 1
1 MAGNOLIA STELLATASTAR MAGNOLIA24" BOX or B&BM20' X 15' QUERCUS DURATALEATHER OAK 24" BOX or B&BVL10' X 15'

EXISTING LANDSCAPE

TO BE REVIEWED

REGARDING

DEBRIS/TRASH

COLLECTING, FIRE
ISSUES, ETC. -TYP.
1 LARGE SCREEN

SHRUBS TO BE ADDED

TO EXISTING

LANDSCAPE
1 LARGE SCREEN SHRUBS
NARCTOSTAPHYLOS 'HOWARD MCMINN' MANZANITA5 GAL.L8' X 8' CEANOTHUS 'CONCHA'CEANOTHUS5 GAL. L6' X 8'
ARBUTUS U. 'OKTOBERFEST'DWARF STRAWBERRY5 GAL.L6' X 8'
N
N
1 OSGOOD ROAD
1 5.B.f
Packet Pg. 305
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

OSGOOD ROAD
PARCEL 1

AUTO MALL PARKWAY
HIGHWAY 680

PARKING
NO

PARKING
NO
44 50
54 55
48 47
49 46
57 56
130129128
131
133
132
126
124
127
125
123
122
121
120
119
118
117 92
116
115
114
113
93 112
111
110
109
108
107
106
105
104
103
100
99101
102
76 74
75 5
1 2
3 46
7 8
10111214
71 70
7273
15 16
17 6564
8180
79789596
66 67
7797
98 38
37 34
45 43
42 41
40 39
33 32
31 30
29 28
27 26
25 24
23 22
21 20
19 13
6869
18 638294
83 62
61 84
85 60
86 87
89 88
9091
59 58
9 36
35 53
51 52

EXISTING TREE TO REMAIN/REMOVE
SCALE: 1" = 60'-0"
LEGEND

EXISTING TREE TO REMAIN

EXISTING TREE TO BE REMOVED
LC1.2
TOTAL EXISTING TREES ONSITE: 133
TOTAL PROTECTED EXISTING TREES ONSITE: 86 EXISTING TREES ON SITE TO REMAIN: 86
MITIGATION TREES REQUIRED:47
47 MITIGATION REPLACEMENT TREES REQUIRED WILL NECESSITATE A 24" BOX

REPLACEMENT TREE FOR EACH OVER AND ABOVE REQUIRED TREES OR AN IN-LIEU FEE OF $935.00/TREE TO BE PAID TO THE CITY OF FREMONT AT THE TIME OF BUILDING

PERMIT ISSUANCE

TREE MITIGATION PLAN
TOTAL NON-PROTECTED EXISTING TREES ONSITE: 47 TOTAL EXISTING PROTECTED TREES ON SITE TO REMOVE: 47

SHEET NUMBER

REVISIONS
CIVIL:

DESIGN BUILDER
SET: 09/19/2024
43800 OSGOOD ROAD

FREMONT, CALIFORNIA
CLIENT: SCLP I FREMONT, LLC
302 DATURA ST, STE 100, WEST PALM BEACH, FL 33401
JOB NO:

PE:XXX
XXX
LANDSCAPE: GREEN DESIGN LANDSCAPE
1464 POPINJAY DRIVE
RENO, NEVADA 89506
1464 Popinjay Drive
Reno, NV.
email: [email protected]
p: 775 829 1364
No. 4511
Signature
Renewal Date
Date

L ICENSED LANDSCAPE ARCHITECT
STATE
OF
CAL

IFORNIA

BARBARA
M
. HATCH
1CITY COMMENTS2-13-25

EXISTING TREE PROTECTION DETAILS
MITIGATION TREES PROVIDED:47
DENOTED WITH "M" SHEET LC1.1
03060120
(SEE SHEET LC1.3 FOR TREE INVENTORY)

TREE PROTECTION FENCEING
1 1 1

5.B.f
Packet Pg. 306
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning) REMOVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE

REMOVEREMOVE
REMOVE
REMOVE
REMOVE

PRESERVE

PRESERVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE

REMOVEREMOVE
REMOVE
REMOVE
REMOVE
REMOVE

REMOVEREMOVE

PRESERVE

PRESERVE
REMOVE
REMOVE
REMOVE
REMOVE

REMOVEREMOVE
REMOVE
REMOVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVE
REMOVE
REMOVE
REMOVE
REMOVE
REMOVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

REMOVEREMOVE
REMOVE
REMOVE
REMOVE

REMOVEREMOVE
REMOVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVEPRESERVE

PRESERVE

PRESERVE
LC1.3

SHEET NUMBER

REVISIONS
CIVIL:

DESIGN BUILDER
SET: 09/19/2024
43800 OSGOOD ROAD

FREMONT, CALIFORNIA
CLIENT: SCLP I FREMONT, LLC
302 DATURA ST, STE 100, WEST PALM BEACH, FL 33401
JOB NO:

PE:XXX
XXX
LANDSCAPE: GREEN DESIGN LANDSCAPE
1464 POPINJAY DRIVE
RENO, NEVADA 89506
1464 Popinjay Drive
Reno, NV.
email: [email protected]
p: 775 829 1364
No. 4511
Signature
Renewal Date
Date

L ICENSED LANDSCAPE ARCHITECT
STATE
OF
CAL

IFORNIA

BARBARA
M
. HATCH
1CITY COMMENTS2-13-25

ARBORIST TREE INVENTORY/DEPOSITION LIST

EXISTING TREE INVENTORY BY ARBORIST

EXISTING TREE INVENTORY SUMMARY
1 1

5.B.f
Packet Pg. 307
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

OSGOOD ROAD
PARCEL 1

AUTO MALL PARKWAY
HIGHWAY 680

PARKING
NO

PARKING
NO
2 4 A A
A
A A 1
1 A
A
2 2
2 2
2 2
2 2
A
A
A
A2
2 A A A
A
4 4
3 2
2 2
2 2
A

IRRIGATION HYDROZONE PLAN
SCALE: 1" = 60'-0"
LC2.1

SHEET NUMBER

REVISIONS
CIVIL:

DESIGN BUILDER
SET: 09/19/2024
43800 OSGOOD ROAD

FREMONT, CALIFORNIA
CLIENT: SCLP I FREMONT, LLC
302 DATURA ST, STE 100, WEST PALM BEACH, FL 33401
JOB NO:

PE:XXX
XXX
LANDSCAPE: GREEN DESIGN LANDSCAPE
1464 POPINJAY DRIVE
RENO, NEVADA 89506
1464 Popinjay Drive
Reno, NV.
email: [email protected]
p: 775 829 1364
No. 4511
Signature
Renewal Date
Date

L ICENSED LANDSCAPE ARCHITECT
STATE
OF
CAL

IFORNIA

BARBARA
M
. HATCH
1CITY COMMENTS2-13-25
03060120

IRRIGATION HYDRO-ZONE LEGEND
Water Efficient Landscape Budget Calculations
Reference Evapotranspiration (ETo)47.0
MAWA - Regular Landscape Areas
MAWA = (ETo) x (0.62) x ((ETAF x LA)+(1-ETAF x SLA))
landscape area49,051s.f.

SLA 0 s.f.

ETAF0.45average ETAF for regular landscape areas must be 0.55 residential areas, and 0.45 for non-residential areas total area with SLA49,051
mawa total643,206gallons per year
ETWU - Regular Landscape Areas
ETWU = (ETo) x (0.62) x ((ETAF x LA)+SLA))
hydro-zone
numberplant water use plant factor (PF) irrigation method irrigation efficiency ETAF (PF/IE) hydro-zone areaETAF x Area ETWU 1low0.2drip0.810.24715,931 3,933.6 114,625
2low0.2drip0.810.24724,697 6,098.0 177,696
3low0.2drip0.810.2474,638 1,145 33,371
4low0.2drip0.810.2473,78593527,233
SLA---1.0---1.001.000000
A(e) landscape0.0---60,001
ETWU totals49,051 12,111.4 352,925
Total area with all zones and SLA109,052
ETAF calculations
total ETAF x area12,111.4
total area49,051s.f.
average ETAF0.247Average ETAF for Regular Landscape Areas must be 0.55 or below for residential areas, and

0.45 or below for non-residential areas.

ETWU calculations
ETWU = (ETo) x (0.62) x [((PF x HA) / IE)) + SLA]
Etoconv. factor PF x Area/IE SLA
EWTU= 47.00.6212,111.40
EWTU (gallon per year)=352,925
TOTALS
MAWA total643,206gallons per year
ETWU total352,925gallons per year

45.1Percentage reduction of Potable Irrigation Water
Note: Zone 'A' - (existing landscape area) not included in water calculations

5.B.f
Packet Pg. 308
Attachment: PLN2025-00100 Exhibit D - Project Plans (5745 : Sterling Osgood GPA & Rezoning)

Exhibit “E”
Findings and Conditions of Approval for PLN2025-00100, Sterling Osgood GPA General Plan Amendment, Rezoning, Discretionary Design Review, and Environmental Impact Assessment
43800 Osgood Road (APNs 513 070101700 & 513 070101800)

I. FINDINGS

The findings below are made on the basis of information presented at the public hearing and contained in the report to the City Council, dated June 9, 2026, incorporated hereby.

In order to approve the proposed project, it must be found to be consistent with the General Plan and Zoning Ordinance. Based upon the above analysis, staff finds the proposed project would be in conformance with applicable standards and regulations and recommends approval of the following findings:

General Plan Amendment and Rezoning:

Pursuant to FMC Section 18.225.050, the Planning Commission may recommend to the City Council approval or approval with modifications of a proposed General Plan Amendment and Rezoning only when the following findings can be made:

(a) The proposed amendment is consistent with 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 undo the land use designation change (to Regional Commercial) that was enacted by the 2011 General Plan Update, reverting the site back to industrial land use where it would be positioned for greater City benefit and economic success. A land use change to Tech Industrial will facilitate a substantial rehabilitation of the site and existing building that will improve the site’s visual character and support City innovation goals and enhance its strong industrial base, providing significant jobs and tax revenues. Public improvements such as fully redeveloped sidewalks and a new traffic signal are consistent with City welfare and interests.

The corresponding Rezoning from Regional Commercial (C-R) to the proposed Tech Industrial (I-T) designation supports and recognizes the essential role in the Silicon Valley economy and the high volume of business -to-business sales tax to the City that flex ible industrial developments, such as those supported by the proposed project, contribute. Additionally, the proposed Rezoning will improve an under -utilized, tenant-less site that is not well positioned to attract new local - or regional-serving retail-commercial development due to a number of factors including the rise of e - commerce and the presence of established regional shopping venues in close proximity to the site, namely Pacific Commons and Downtown Fremont.

Discretionary Design Review:

Pursuant to FMC 18.235.060, the Planning Commission may recommend the City Council to

5.B.g
Packet Pg. 309
Attachment: PLN2025-00100 Exhibit E - Findings and Conditions of Approval (5745 : Sterling Osgood GPA & Rezoning)

approve, conditionally approve, or deny an application for discretionary design review. The approval authority shall approve or conditionally approve an application for discretionary design review only when all of the following findings can be made:

(a) The proposed project is consistent with the general plan, any applicable community or specific plan, planning and zoning regulations, and any adopted design rules and guidelines;

Analysis: The proposed General Plan Amendment to designate the project site Tech Industrial will establish industrial land use allowances. The Rezoning from Regional Commercial to the proposed Tech Industrial designation, would establish industrial development stan dards consistent with the Tech Industrial zoning designation. As described in the staff report, the proposed project, which includes modification to the site’s building and surface features, would conform to the Tech Industrial development standards and the Citywide Design Guidelines.

(b) When a proposed project is inconsistent with an adopted design rule, the purpose and intent of the design rule is met through alternative means;

Analysis: The proposed project is consistent with the Citywide Design Guidelines as described in the staff report.

(c) The multifamily residential project’s architectural, site, and landscape design will not be detrimental to the public health or safety; or a non - multifamily project’s architectural, site, and landscape design will not unreasonably interfere with the use and enjoyment of adjacent development nor be detrimental to the public health, safety, or welfare;

Analysis: As described in the staff report, the proposed project would not unreasonably interfere with the use and enjoyment of adjacent development nor would it be detrimental to public health, safety, or welfare. The project site is located within an industrial a rea with existing industrial uses. City transportation engineers have reviewed the project’s truck turning templates and found the truck routes into and out of the site to be adequate. The project site contains sufficient parking for the potential uses und er the Fremont Municipal Code. The project would be subject to City standard requirements related to noise, odors, vibration, and lighting. Improved pedestrian facilities along Osgood Road and new landscaping would enhance the site overall.

Tree Removal:

Pursuant to FMC Section 18.215.070, the following finding is required in order to allow for the proposed removal of trees that are subject to protection under the City’s Tree Preservation Ordinance:

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

5.B.g
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Attachment: PLN2025-00100 Exhibit E - Findings and Conditions of Approval (5745 : Sterling Osgood GPA & Rezoning)

Analysis: The project had an arborist report prepared which identified trees that would need to be removed to allow implementation of the proposed project. The species, diameter, and health of each tree on the site was documented. Those trees slated for removal wer e either within the footprint of development or were not good candidates to preserve. The proposed project would include substantial landscaping, including planting new trees throughout the site.

II. CONDITIONS OF APPROVAL

General Conditions:

A-1. Conformance to Approved Plans and Exhibits. The project shall substantially conform to Exhibit “D” (Project 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 support a superior project design may be made, subject to rev iew and approval of the Planning Manager and City Engineer. The Planning Manager and City Engineer shall retain the authority to determine the level of review required (i.e., depending on the severity or location of t he modification, the project may be referred to the Planning Commission or City Council for public comment, review and approval).

A-3. Development Impact Fees. The project shall be subject to Citywide Development Impact Fees. These fees include fees for fire protection services, capital facilities, and traffic facilities. The fees shall be calculated at the rate in effect at the time of building permit issuance.

A-4. Affordable Housing Fees. The project shall be subject to applicable provisions of the Affordable Housing Ordinance (FMC Chapter 18.156), as set by the fee resolution in effect at the time of building permit issuance.

A-5. Expiration. Approval of the Discretionary Design Review and Tree Removal Permit shall expire twenty-four (24) months after the date of approval in accordance with the provisions of the Fremont Municipal Code.

A-6. Standard Development Requirements. The project shall be subject to the standard development requirements to address resource protection (FMC Section 18.218.050).

A-7. Industrial Performance Standards . The project shall be subject to the performance standards applicable to development within an industrial zoning district (FMC Section

18.50.040).

A-8. City Indemnification. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers and employees from any claim, action or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul, the approval 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 discretion, to approve separate legal counsel providing the City's defense. The applicant shall reimburse City for any attorneys' fees, costs and expenses directly and necessarily incurred by the City in the course

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of such defense. Applicant agrees that City will forward monthly invoices to Applicant for attorneys' fees, costs and expenses it has incurred related to its defense of any Action and applicant agrees to timely payment within thirty (30) days of receipt o f the invoice. Within fourteen (14) days of an Action being filed, applicant agrees to post adequate security or a cash deposit with City in an amount to cover the City's estimated attorneys' fees, costs and expenses incurred by City in the course of the defense in order to ensure timely payment of the City's invoices. The amount of the security or cash deposit shall be determined by the City. City shall cooperate with applicant in the defense of any Action. Nothing in this condition shall prohibit the City from participating in a defense of any claim, 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. Final Colors and Materials Approval. The final colors and materials palette for the project shall be subject to review and approval to the satisfaction of the Planning Manager or designee, prior to issuance of a building permit.

B-2. 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 designed to meet Illuminating Engineering Society of North America (IESNA) standards. All lighting shall be consistent with the architectural design of the buildings. In compliance with the FMC, lighting will be reviewed to avoid substantial light or glare that may have an impact on day or nighttime views in t he area. All wall lighting fixtures or sconces shall be of high quality, decorative lighting fixtures with concealed lighting elements.

Sufficient security lighting shall be installed 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-3. Screening of Rooftop Equipment. The developer shall submit building permit plan s that include r ooftop 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.

Landscape Conditions:

C-1. WELO. The applicant shall work with staff to conform to the WELO standards.

C-2. Backflow Devices and Other Above-Ground Utilities. Backflow devices, utility meters and all other above-ground utilities located exterior of project building 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.

C-4. Street Trees. All street trees shall be a minimum 24 -inch box size with the final tree selection coordinated and approved by the City Landscape Architect. City of Fremont

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Standard Details for landscape planting and street tree protection (LSD -1 thru LSD -13 as applicable) shall be included in the plan sets.

Transportation Conditions:

D-1. Signage and Striping Plans . On-site and off -site signing and striping plans must be approved by the Director of Public Works Department or designee prior to issuance of building permits. The signing and striping plans must include a general note stating that “All signing and stripin g shall conform to the latest CA MUTCD, Caltrans Standard Plans and Specifications, and the City of Fremont Standard Details.”

D-2. Sight Distance. Driveway and vehicle accessway design must satisfy adequate sight distances including pedestrian visibility. Design shall satisfy adequate sight distances for vehicles circulating within and entering and exiting the site , to the satisfaction of the City Engineer.

D-3. Traffic Signal. The applicant shall complete the installation of a traffic signal, interconnected with the existing traffic signal at Osgood Road/Auto Mall Parkway, at the project site's northern driveway prior to commencement of first tenant operations. Additionally, the applicant shall implement other measures recommended in the project's Local Transportation Analysis to the satisfaction of the Director of Public Works.

D-4. Bicycle Parking. The number of bicycle parking spaces shall conform to FMC 18.183.135 “Required Bicycle Parking,” per Fremont Municipal Code, or the latest California Green Building Standards Code, whichever is more stringent. The location of bicycle parking facilities within the project site, spacing, and required pedestrian 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 BUILDING PERMIT APPROVAL E-1. Encroachment Permit & Construction Agreement . This entitlement requires construction of certain public improvements. Developer shall submit for City’s review and approval engineered plans for all required improvements by applying for an encroachment permit parallel to obtaining a Building Permit. Foll owing City’s approval of the improvement plans, the Developer shall execute Improvement Agreement(s) on the City’s standard form that guarantee the timely completion of the public improvements to the satisfacti on of the City Engineer. The Improvement Agreement(s) shall be executed and delivered to the City prior to Building Permit. The Improvement Agreement(s) shall be accompanied by performance and labor and material security and required insurance certificates and endorsements in forms approved by the City.

E-2. Caltrans Encroachment Permit . The developer shall apply for and obtain a Caltrans (State) encroachment permit for all improvements within the State right-of-way. Temporary traffic control for improvements at Osgood Road and Auto Mall Parkway may extend to Caltrans right-of-way and a permit may be necessary.

E-3. Right-of-Way Dedication. Developer shall dedicate the right -of-way needed to accommodate the ultimate street configuration along the project frontage(s) on Osgood Road to the satisfaction of Director of Public Works.

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E-4. Street Improvements.

a. The Developer shall be responsible to remove and replace curb, gutter, and sidewalk that is broken, uplifted and/or damaged during construction along the project frontages.
b. The Developer shall construct new curb, gutter, and 6 -ft. sidewalk along the Osgood Road street frontage.
c. The Developer shall construct a new ADA curb ramp at the corner of Osgood Road and Auto Mall Parkway.
d. The Developer shall construct two new driveways per City of Fremont Standard Detail SD-13B along the site’s Osgood Road street frontage.
e. The Developer shall adjust all utility boxes to grade within the right -of-way to the satisfaction of the Public Works Inspector.
f. The Developer shall coordinate the repair or replacement of the guardrail at the corner of Osgood Road and Auto Mall Parkway.
g. Dedication and improvement of the public streets shall be provided to the satisfaction of the Director of Public Works. Improvements shall include but are not limited to the following: curb and gutter, sidewalk, asphalt pavement, streetlights, fire hydran ts, street trees, water, sewer and storm drainage facilities, joint trench facilities, signing and striping, and accessible ramps.
h. Repair, overlay, or reconstruction of asphalt pavement may be required. The existing pavement will be evaluated with the street improvement plans and any necessary pavement restoration will be included as part of the approved street improvement plans.
i. Developer shall be required to grind and overlay Osgood Road in accordance with the City of Fremont “Street Cutting Policy – Multiple Cuts within One Block.”

E-5. Grading and Geology.

a. Erosion and Sediment Control Plan: The project plan set must include an Erosion and Sediment Control Plan (ESCP) sheet showing the Best Management Practices (BMPs) to be implemented to minimize pollutant discharges related to construction activity. The ESCP must show the development site at the stage of maximum land disturbance. A copy of the ESCP and/or SWPPP Plan must be maintained on the project site at all times throughout the demolition/grading/construction process; the ESCP and/or SWPPP must be updated as necessary to show adequate B MPs appropriate for the current stage of the project.

b. Seismic Hazard Zone: The project site is within the State of California Seismic Hazard Zone for Earthquake Induced Liquefaction Zone. A geotechnical investigation report by Krazan & Associates, Inc. dated October 10, 2024 was submitted.

Developer must check with the Building Department prior to Building Permit Approval to see if a peer review by the City’s peer review consultant or any additional

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requirements are necessary. Plans shall be designed in conformance with the approved report.

E-6. Hydrology. Developer shall submit a hydrology map and hydraulic calculations with the building permit submittal. Map and calculations shall be prepared, stamped, and signed by a licensed California Civil Engineer using a design storm of 15 -year recurrence interval f or primary facilities and 10-year recurrence interval for secondary facilities in accordance with the Alameda County Public Works Agency Hydrology and Hydraulics Criteria to ensure adequate conveyance of storm run-off from the project site.

E-7. Referrals. Prior to building permit issuance, the developer shall refer the project to the following agencies for approvals: Alameda County Water District (ACWD); Union Sanitation District (USD); Pacific Gas and Electric (PG&E) and Alameda County Flood Control & Wate r Conservation District (ACFC&WCD) and any other utility company that services the project.

Fire Safety Conditions:

F-1. Emergency Vehicle Access Easement. An Emergency Vehicle Access Easement shall be required for the common Fire Department access roadways. A copy of the recorded easement may be requested by the Fire Department to the satisfaction of the Fire Marshall or designee, prior to issuance of a building permit.

Stormwater Conditions:

G-1. Stormwater Management Plan. The provided Preliminary Stormwater Management Plan is approved in concept only. Approval of the final Stormwater Management Plan is subject to City Engineer approval prior to Building Permit issuance. Approval is subject to the developer providing the necessary plans, site specific details, and calculations that demonstrate that the proposed stormwater treatment measures comply with the standards established with the most recent San Francisco Bay Regional Water Quality Control Board National Pollutant Discharge Elimination System (NPDES) Permit. The appli cant will need to continue to work with City staff to finalize the plan and design for stormwater treatment, in compliance with City standards and the MRP3.0.

G-2. Operations and Maintenance Agreement . A Stormwater Management Measures Operations and Maintenance Agreement (aka O&M Agreement) will need to be submitted for review and approval when the project comes in for building permit. Template documents and instructions for completing the O&M Agreement may be found at http://city.fremont.gov/mrpcompliance. Final building permit approval will not be given without an approved, executed, and recorded O&M Agreement.

Building Safety:

H-1. Building Code. Project shall meet current building code (at the time of building permit application)

Environmental Services – Waste Management:

I-1. Garbage and Recycling Requirements. Garbage and recycling requirements are explained in the Fremont Waste Handling Guidelines document, available at:
www.fremont.gov/whg.

I-2. Collection Service. Weekly garbage, recycling and organics collection services are required

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for all commercial and residential 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.

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, dedication, reservation or other exaction is deemed imposed on the date of this approval. The applicant is hereby notified that the 90 -day period in which the applicant may protest these fees, dedications, 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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STRATEGIC ECONOMICS | 2991 SHATTUCK AVE., STE 203, BERKELEY, CA. 94705 | 510.647.5291

MEMORANDUM
To: Marc Cleveland, Associate Planner, City of Fremont
From: Derek W. Braun, Principal
Malia Wing, Associate
Date: January 8, 2026
Project: Fremont Osgood Road General Plan Amendment Economic Analysis Subject: Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road

EXECUTIVE SUMMARY

PURPOSE AND SITE CONTEXT
The City of Fremont retained Strategic Economics to conduct a market assessment and an analysis of the fiscal and economic benefits associated with a proposed development project at 43800 Osgood Road, with the analysis including:

1. The market potential to attract a retail tenant to the site, as currently allowed under the site’s zoning and General Plan land use designation;

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

3. The economic and City fiscal benefits associated with the Sterling Organization’s proposed conversion of the extant building to industrial uses consisting of 149,795 square feet of industrial space and ancillary office uses allowable under the City of Fremont’s “Tech Industrial” zoning designation.

The “Subject Site” consists of 11.2 acres and includes a 143,795 “big box” retail building.

The Subject Site owner, Sterling Organization , is proposing renovations to the existing structure, resulting in 6,000 additional square feet of ancillary office space at a mezzanine level, and conversion of the existing space to industrial use . The proposed project would ultimately result in a 149,795 square foot industrial building, including 12,000 square feet of ancillary office use.

The proposed development project requires a zoning amendment. Sterling Organization is therefore also requesting that the City of Fremont amend the site’s General Plan land use and zoning to Tech Industrial from its current designation as Regional Commercial . The Tech Industrial land use designation is primarily intended to create space for “research and development activities, ‘clean and

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 2 green’ tech, and semi -conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities.” 1

MARKET AND DEVELOPMENT VIABILITY ASSESSMENT
Although existing shopping centers are generally performing well in Fremont, multiple significant barriers 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 County . Instea d, trends favor reinvestment at existing retail centers, including incorporation of non -retail uses such as housing—often by reducing existing retail space . This trend in Fremont is exemplified by the re development proposal replacing some retail space with a mixed-use residential project at the Fremont Hub shopping center.

• A future large, regionally oriented shopping center or big box store at the Subject Site would need to compete with a substantial existing supply of retail serving customers from within the same regional trade area, further limiting the likelihood of a developer pursuing a regional retail destination at the Subject Site.

• The Subject Site is also unlikely to attract demand for smaller, local -serving retail uses allowable under the current zoning . New housing development in the Warm Springs/South Fremont Community Plan area is adding a substantial number of new households within one mile of the Subject Site that will also generate demand for local retail (e.g., groceries, personal services, dining). However, these new housing units will not substantially improve prospects for adding retail at the Subject Site since the Community Plan also accommodates up to 45,000 square feet of complementary retail uses to serve the new households.

• While the Subject Site itself does feature positive attributes as a retail location, including access to I-880, I -680, and Auto Mall Parkway , the site is not directly adjacent to nearby complementary retail uses, and is surrounded by predominantly industrial uses. The site also lacks visibility and direct access to the heavily trafficked Auto Mall Parkway.

• Opportunities to reuse the existing building for retail uses are further constrained by the limited number and types of “big box” tenants that could occupy such a large space and the likely high costs of demising the space for occupancy by multiple tenants.

Demand for industrial space is strong in Fremont, including advanced manufacturing and warehouse and distribution uses. Fremont is especially well positioned to attract 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 ski lls. Fremont’s ongoing ability to attract advanced manufacturing uses is demonstrated by recent tenanting trends. Fremont remains a competitive location for attracting warehouse and distribution uses as well, although the city has fewer competitive advantages for attracting those uses compared to advanced manufacturing.

1 City of Fremont General Plan, December 2011 and Fremont Municipal Code, Chapter 18.50.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 3 New industrial space at the Subject Site would be well-positioned to attract a diverse set of businesses, including businesses engaged in advanced manufacturing, and warehouse and distribution activities.

The Subject Site provides excellent regional access for commutes and goods movement and is adjacent to existing compatible industrial uses . The development project proposes a building sized appropriately to meet current demand from businesses seeking space, as demonstrated through recent major lease signings and input from local brokers.

POTENTIAL ECONOMIC AND FISCAL BENEFITS OF PROPOSED INDUSTRIAL USE The proposed industrial development project is estimated to provide between $66,000 and $68,000 in required one-time impact fees to mitigate the project’s impacts, as shown in Figure 1. 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 1 shows the estimated range of the project’s required one-time impact fee payments based on whether the City charges fees to the project as a warehouse use or advanced manufacturing use.

FIGURE 1: ONE-TIME IMPACT FEE REVENUE AFTER ACCOUNTING FOR CREDITS Impact Fee Source
Warehouse/Logistics
Tenant Manufacturing Tenant
Existing
Space
Office
Addition
Existing
Space
Office
Addition
Capital Facilities $0 $3,252 $2,588 $4,620
Fire Facilities $288 $2,688 $1,582 $2,742
Traffic $0 $24,966 $0 $21,228
Affordable Housing $0 $35,040 $0 $35,040
Total $288 $65,946 $4,170 $63,630
Total One-Time Impact Fee Revenue $66,234 $67,800
Note: The fee calculation included credits for Capital Facilities, Fire Facilities, and Traffic fees based on prior existing uses at the site.

Source: City of Fremont Fee Schedule, Effective September 16, 2025; Strategic Economics, 2025

The City of Fremont is also estimated to receive between $123,760 to $132,877 in recurring annual revenue upon buildout and stabilized occupancy of the proposed industrial development project, depending on the type of tenant that occupies the space. This amount represents $ 1,308,765 to $1,402,069 over the following ten -year period (in 2025 dollars), as shown in Figure 2. The Fremont Unified School District would also receive nearly $1,100,000 in the same ten-year period.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 4 FIGURE 2: REVENUE, YEAR 1 OF BUILDOUT AND STABILIZED OCCUPANCY, AND TEN-YEAR REVENUE (2025 DOLLARS) Tax Revenue Source
Warehouse Tenant

Advanced Manufacturing Tenant
Year 1 Total, Years 1-10
(2025 Dollars) Year 1 Total, Years 1-10
(2025 Dollars)
Property Tax: All Jurisdictions $551,625 $5,198,621 $551,625 $5,198,621 Property Tax: Fremont Only $73,729 $694,839 $73,729 $694,839 Property Tax: Fremont Unified
School District Only $115,643 $1,089,838 $115,643 $1,089,838 Business Tax: Advanced Manufacturing N/A N/A $9,247 $94,634 Business Tax: Warehouse $130 $1,330 N/A N/A
Sales Tax $49,901 $612,596 $49,901 $612,596
Total Annual Revenue, Fremont Only $123,760 $1,308,765 $132,877 $1,402,069 Total One-Time Impact Fee Revenue $66,234 $67,800
Source: Strategic Economics, 2025.

Strategic Economics estimated that approximately 333 jobs would be associated with the Subject Site if an advanced manufacturing tenant occupies the space, or approximately 150 jobs if a warehouse/logistics tenant occupies that space. The proposed zoning of Tech Industrial allows warehouse/logistics uses and advanced manufacturing uses. The Subject Site’s location and building plans could be adapted for either use, so Strategic Economics analyzed two scenarios: one in which the building is used for advanced manufacturing, and one in which the building is used for warehouse/logistics. Actual job counts will depend on the tenant that occupies the proposed building.

The development applicant has expressed interest in targeting advanced manufacturing tenants and is primarily designing the building to attract such tenants.

Strategic Economics’ analysis showed that the development proposal for the site could accommodate a diverse mix of jobs by occupatio n, depending on the building’s use. A warehouse/logistics tenant would be associated with a significant share of jobs in transportation and material moving occupations. An advanced manufacturing tenant would be associated with a significant share of jobs in production and computer and mathematical occupations. Potential new jobs at the Subject Site would also be associated with a diverse range of average annual wages, with overall average wages higher for jobs in advanced manufacturing than in warehouse /logistics uses. Entry-level education requirements for jobs would vary significantly depending on the use.

Businesses and workers located in the industrial development project would also support additional unsecured property tax revenue, worker spending at adjacent businesses , and sales tax reven ues associated with that spending. Although Strategic Economics did not quantify these revenues, the on- site workers would support additional spending at the nearby Walmart and other businesses close 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.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 5 INTRODUCTION
The City of Fremont retained Strategic Economics to conduct a market assessment and an analysis of the fiscal and economic benefits associated with a proposed development project at 43800 Osgood Road. Specifically, Strategic Economics examined:

4. The market potential to attract a retail tenant to the site, as currently allowed under the site’s zoning and General Plan land use designation;

5. The market potential for development of industrial uses through conversion of the extant building, including the likely types of tenants that would locate at the site;

6. The economic and City fiscal benefits associated with the Sterling Organization’s proposed conversion of the extant building to industrial uses , consisting of 149,795 square feet of industrial space and ancillary office uses that would be allowable under the City of Fremont’s “Tech Industrial” zoning designation.

Strategic Economics prepar ed this memo’s findings and conclusions to help inform the City of Fremont’s decisions regarding whether to allow the proposed changes to the site’s existing land use and zoning.

SITE INFORMATION
The “Subject Site” consists of 11.21 acres and is located immediately west of Interstate 680 and north of Auto Mall Parkway along Osgood Road.2 The Subject Site has two entrances along Osgood Road.

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, typically on large sites along freeways or major arterials.”3 In 1997, the Subject Site’s existing structure was built for warehouse industrial use. In 1998, the previous occupant, Fry Electronics, received approval for retail use of the property. Despite the current commercial zoning, the industrial character of the immediately surrounding area has remained intact with many adjacent industrial uses and some commercial properties nearby.

REQUESTED LAND USE CHANGE AND DEVELOPMENT PROPOSAL
Sterling Organization is requesting approvals for a proposed one -building industrial development project at the Subject Site that is approximately 149,795 square feet, including a rezoning, discretionary design review, and tree removal permit. The project reuses the existing building and would add 6,000 square feet of ancillary office space as part of a mezzanine level within the existing building. The proposed development project consists of the uses described in Figure 3.

2 Based on architectural plans provided by the City of Fremont, the overall site consists of Alameda County assessor parcel numbers 513- 701-17 and 513-701-18.

3 City of Fremont General Plan, December 2011.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 6 FIGURE 3: BUSINESS ACTIVITY ASSUMPTIONS APPLIED IN THE ECONOMIC AND FISCAL ANALYSIS Use Square Feet
Industrial: Either Warehouse or Manufacturing 137,795
Ancillary Office Use (including new mezzanine) 12,000
Total Warehouse or Manufacturing 149,795
Source: Architectural plans authored by HPA Architecture, provided by the City of Fremont, 2025; Strategic Economics, 2025.

A variety of tenants could potentially use the building for diverse manufacturing, warehouse, and distribution activities , as has occurred in similar development projects in Fremont. Strategic Economics evaluated the proposed development based on two potential industrial uses: advanced manufacturing and warehouse/logistics.

Sterling Organization is also requesting that the City of Fremont amend the s ite’s General Plan land use and zoning to Tech Industrial from its current designation as Regional Commercial . The Tech Industrial land use designation is primarily intended to create space f or “research and development activities, ‘clean and green ’ tech, and semi -conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities .” Within this land use type, manufacturing and researc h activities necessitating the use of certain hazardous materials are permitted, though regulated to minimize the possibility of off -site impacts. This characteristic is common within the Tech Industrial land use and corresponding I-T zoning district. Due to the allowable use of hazardous materials within Tech Industrial, only nonsensitive assembly, business service, and nonsensitive recreational uses are allowed in this land use.4

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 and industrial development

2. Potential Economic and City Fiscal Benefits of Proposed Industrial Use : Describes the likely economic and City fiscal benefits associated with development of the site as proposed by Sterling Organization . This section present s the potential benefits separately under two scenarios. Scenario 1 assum es that all the space is used for warehouse and logistics, and Scenario 2 assumes that all the space is used for advanced manufacturing.

4 City of Fremont General Plan, December 2011 and Fremont Municipal Code, Chapter 18.50.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 7 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 buildout 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 Fr emont’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, financing, and construction. 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 retail location 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 contin uum going from the invention of department stores in the late 19th century, to shopping centers in the early 1920s, to sho pping 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. E-commerce now accounts for approximately 16 percent of total retail sales in the United States, and the overall demand for retail space in both existing and new retail areas is starting to declin e.5 In addition, because the retail development industry kept building new format shopping centers without necessarily closing older centers, total retail space inventory is widely considered to be overbuilt within the commercial real estate industry.

5 Quarterly E-Commerce Sales Report, United States Census Bureau, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 8 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 seeking to diversify their land use mix to include new uses such as housing, offices, hotels, and a wider range of dining options, as is occurring at the Fremont Hub shopping center and at the former Vallco Shopping Mall in Cupertino.

The most significant growth in retail activity in recent years is 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 personal services, restaurants, drinking establishments, and recreation and entertainment. 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 and neighboring communities: 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 116 to 114 between 2019 and 2023 (Figure 4). Of the cities examined, retail inventory declined from 250 to 231 square feet per household in Newark, while Union City and Milpitas held steady at 99 and 207 square feet per household , respectively. Within the combined area of Fremont, Milpitas, Newark, and Union City —which better represents a larger trade are a that would be served by a regional retail center at the Subject Site—square feet per household declined from 144 to 141 over the same period. Within Alameda and Santa Clara counties combined, square feet per household declined from 126 to 125 square feet per household . Although this is a relatively short time period , the trends in declining or stagnant retail space per household consistently occurred across all geographies.

FIGURE 3: CHANGE IN RETAIL INVENTORY (SQUARE FEET) PER HOUSEHOLD, 2019 TO 2023 2019 2020 2021 2022 2023
Fremont 116 115 115 114 114
Newark 250 250 250 231 231
Union City 99 99 99 99 99
Milpitas 207 207 207 207 207
Total Cities 144 144 144 141 141
Alameda County 127 127 127 126 126
Santa Clara County 118 118 118 118 118
Total Counties 126 126 126 125 125
Source: U.S. Census, American Community Survey 2019-2023; Costar, 2024; Strategic Economics, 2025. • Reinvestment at shopping centers near Fremont includes additions of non-retail uses rather than continuation of retail use: Recent reinvestment activity at shopping centers in and near Fremont demonstrates the retail industry’s response to declining demand per household through conversion of space to other uses, including placement of additional housing and jobs at shopping centers to provide additional local demand for the remaining retail space. For example, the owner s of Fremont Hub shopping center (approximately four miles from the Subject Site) are pursuing a partial redevelopment of the site with 303 housing units and over

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 9 28,000 square feet of updated retail space that will replace 70,000 square feet of existing retail space.

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 5.

Figure 6 shows the locations of power centers, community centers, and neighborhood centers located within approximately three miles of the Subject Site. 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 five to 15 miles. Malls near the Subject Site include NewPark Mall in Newark 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 about two miles away, the Fremont Hub, and McCarthy Ranch Marketplace in Milpita s. The trade area for a power center is typically between five to 10 miles.
• Community centers typically serve trade areas of between three and six 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 Fremont Times Square less than three miles south of the Subject Site, and the Walmart and Home Depot southwest of the Subject Site.
• Neighborhood centers typically serve trade areas of three 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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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 10 FIGURE 4. TYPICAL U.S. SHOPPING CENTER TYPES AND CHARACTERISTICS Type of
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
(Newark), 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,
Fremont Hub,
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, Home
Depot, Fremont
Times Square

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
Warm Springs
Plaza
Source: International Council of Shopping Centers, January 2017; CoStar, January 2017; Strategic Economics 2024.

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 or destination, as envisioned by the existing Regional Commercial land use designation. As shown in Figure 6, the Subject Site is already well-served by regional retail destination s, including The Hub and Pacific Commons, both of which feature comparable freeway access and visibility. The Subject Site’s large square footage also poses a challenge as brokers interviewed for this study noted that the cost to demise the property into smaller and more easily leasable spaces would be hig h, yet there are also a very limited number of retail uses and/or types of tenants that could occupy the entire space. Brokers interviewed for this study indicated that examples of such tenants include indoor recreation uses such as go-karts, indoor trampoline facilities, or pickleball.

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 6, multiple “neighborhood centers” and “community centers” exist within the three -mile radius of the Subject Site. These centers already include a range of grocery store anchors targeting different demographic segments, including FoodMaxx, Grocery Outlet, Trader Joe’s, Lucky, Safeway, and Whole Foods as well as big -box stores such as Walmart.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 11 FIGURE 5: ALL RETAIL SHOPPING CENTERS LOCATED ADJACENT TO SUBJECT SITE

RETAIL MARKET CONDITIONS
Although broader retail trends and the existing supply of space serving the Subject Site suggest challenges for developing a new shopping center or attracting a single large tenant 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, but inventory growth and absorption of space have been relatively slow over the past decade. As shown in Figure 7, overall retail vacancy rates in Fremont have held stable at a healthy three to five percent since 2011, including during the COVID- 19 pandemic. Overall retail rents also rose during that period as shown in Figure 8. Retail inventory has not significantly grown in Fremont since 2014 due to a lack of developers pursuing and completing new projects, and there was a decline in inventory in 2017 that has not been replaced —potentially indicating a “right-sizing” of inventory in response to reduced demand for traditional retail space (see Figure 9). The increase in retail space between 2011 and 2013 is largely attributable to The Block at Pacific Commons, and the decrease in retail space in 2017 is largely attributable to the demolition of the Connolly Center. Annual net absorption of retail space (space occupied minus space vacated) has been uneven, as shown in Figure 10 (although absorption was likely constrained by limited availability of vacant space).

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 12 FIGURE 6: FREMONT RETAIL VACANCY RATE, 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

FIGURE 7. FREMONT MONTHLY RETAIL RENT PER SQUARE FOOT (TRIPLE-NET BASIS), 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

FIGURE 8: FREMONT RETAIL INVENTORY (SQUARE FEET), 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

0.00%

1.00%

2.00%

3.00%

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6.00%
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$3.50
2025202420232022202120202019201820172016201520142013201220112010 Rent per Square Foot
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8,500,000
8,600,000
8,700,000
8,800,000
8,900,000
9,000,000
9,100,000
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2025202420232022202120202019201820172016201520142013201220112010 Rent per Square Foot

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 13 FIGURE 9: ANNUAL NET ABSORPTION OF RETAIL SPACE IN FREMONT (SQUARE FEET), 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

RETAIL SITE ASSESSMENT
While broader 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 big box store or small 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 consists of access via I-880, I-680, and Auto Mall Parkway. The Subject Site is accessible via these high automobile traffic routes and is located directly at the Auto Mall Parkway exit from I-680. The building can be seen directly from the freeway, providing an opportunity to install signage visible from the freeway. Existing nearby retail, including Walmart and Home Depot, drives customer traffic that could potentially also be attracted to retail at the Subject Site.

The Subject Site’s weaknesses as a potential shopping center include limited visibility from Auto Mall Parkway, inadequate connections from major thoroughfares, and limited immediate proximity to larger concentrations of complementary retail u ses. The Subject Site has limited visibility from Auto Mall Parkway due to a large setback, and the presence of the power transmission towers directly at the corner of Auto Mall Parkway and Osgood Road. The Subject Site also lacks direct access to Auto Mall Parkway. While there is some existing retail use on the opposite side of Auto Mall Parkway, this major thoroughfare separates the Subject Site from nearby retail. The site is otherwise adjacent to industrial uses along Osgood Road.

The Subject Site’s large existing building size limits the number and kinds of potential tenants and/or requires costly demising of the space for smaller tenants . The current s tructure is approximately 143,000 square feet—too large for most retailers besides “big box” store chains that are already well- represented in the surrounding trade area, such as Target, Walmart, and Home Depot . Brokers interviewed indicated that uses such as indoor recreation could be suitable for the Subject Site, but the number of possible tenants would be small given the size of the building and site . While the site could potentially be split into several smaller leasable spaces, this process would be costly and require (400,000)
(300,000)
(200,000)
(100,000)
0 100,000
200,000
300,000
2025202420232022202120202019201820172016201520142013201220112010 Absorption Square Feet

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 14 extensive reworking of the property to accommodate an appropriate mix of an anchor tenant and smaller tenants.

The Subject Site is not well suited to serve the existing and planned residential populations with local- serving retail. There is not a large concentration of residents immediately surrounding the site, as shown in Figure 10. The nearest concentrations of residents are separated from the Subject Site by an active railroad to the west, and I -680 to the east. Residential growth at the nearby Warm Springs/South Fremont area is drawing more residents within .5 to 1-mile of the Subject Site, but these residents’ retail needs are likely to largely be met by the planned retail within the same neighborhood.

FIGURE 10. POPULATION DENSITY VERSUS SUBJECT SITE AND EXISTING RETAIL LOCATIONS

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 and stagnant or declining square feet of space per household in surrounding communities and Alameda and Santa Clara Counties overall. Instead, trends favor reinvestment at existing retail centers, including incorporation of non -retail uses through strategic “pruning” of existing underperforming retail space.

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

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 15 • While the Subject Site itself does feature positive attributes as a retail location, including access to I-880, I-680, and Auto Mall Parkway, the site is not immediately adjacent to nearby complementary retail uses, and is surrounded by largely industrial uses. The site also lacks visibility and direct access to the heavily trafficked Auto Mall Parkway.

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 seekin g 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 Industrial space continues to be highly desirable in Fremont, despite some softening of market indicators in the past two years. As with much of the East Bay industrial market, demand for industrial space—and warehouse space in particular for e-commerce logistics use— dramatically increased in Fremont from 2020 to 2021. During that period, vacancy rates rapidly declined as space was absorbed and rents increased, as shown in Figure 12, Figure 13, and Figure 14. Vacancy rates increased, absorption slowed, and average asking rents slightly declined in Fremont since approximately 202 2, but market indicators indicate strong demand overall —especially for manufacturing space.

FIGURE 11: FREMONT INDUSTRIAL INVENTORY, VACANCY RATES, AND RENTS, JUNE 2025 Building Type Inventory (sq. ft) Vacancy Rate (%) Asking Rent (Monthly, NNN) Manufacturing 11,385,655 6.20% $1.66
Warehouse 15,439,991 7.80% $1.59
Source: Costar, June 2025; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 16 FIGURE 12: VACANCY RATES BY SUB-CATEGORIES OF INDUSTRIAL SPACE, FREMONT, 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

FIGURE 13: ABSORPTION TRENDS BY SUB-CATEGORIES OF INDUSTRIAL SPACE, FREMONT, 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

FIGURE 14: AVERAGE EFFECTIVE RENTS BY SUB-CATEGORIES OF INDUSTRIAL SPACE, FREMONT, 2010 TO JUNE 2025

Note: Rents displayed on a triple-net basis.

Source: CoStar, June 2025; Strategic Economics, 2025.

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

12.00%
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(1,000,000)
(500,000)
0 500,000
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Manufacturing Warehouse
$-
$0.50
$1.00
$1.50
$2.00
$2.50
2025202420232022202120202019201820172016201520142013201220112010 Triple-Net Rent
Manufacturing Warehouse

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 17 Industrial d evelopment activity and interest are also strong in Fremont, with growth in building inventory and multiple development proposals for additional industrial space. Due to delivery of new industrial development projects, the inventory of industrial space in Fremont grew by 4.3 million square feet, or about 15 percent, from 2015 to 2025. The manufacturing inventory in Fremont grew by approximately 600,000 square feet since 2024, representing a 5.7 percent increase in inventory.

Local brokers recently interviewed about the Fremont market verified that demand is exceptionally strong for industrial space in Fremont , particularly for advanced manufacturing . Several industrial developments are at various stages of planning and construction in Fremont, including a six-building project of over 450,000 square feet in Bayside Technology Park (currently under construction) and a three-building proposal of over 420,000 square feet in the Warm Springs Industrial Area.

FIGURE 15: CHANGE IN INDUSTRIAL INVENTORY BY SUB-CATEGORY OF SPACE, FREMONT, 2010 TO JUNE 2025

Source: CoStar, June 2025; Strategic Economics, 2025.

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, thereby indicating whether the space would be used for warehous e/logistics or advanced manufacturing 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 product prototyping and specialized electronics manufacturing. Local brokers interviewed for this project about the area’s industrial market noted that Fremont competes for industrial tenants within a market area consisting of Fremont, Newark, Hayward, Milpitas, and northern San Jose. However, Fremont was cited as the most desirable location for advanced manufacturing. Currently, AI server manufacturing is on the rise in Fremont , including businesses such as Quantum and MiTAC . Brokers also noted that there is continued interest in Fremont specifically for R&D and early-stage manufacturing related to electric vehicles and batteries.

Recent tenanting activity provide s further evidence of Fremont’s specialization in advanced manufacturing and ongoing attractiveness to these businesses, especially within the size range of the Subject Site development proposal. Leasing activity is similarly robust for warehouse and logistics spaces.
0 2,000,000
4,000,000
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14,000,000
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2025202420232022202120202019201820172016201520142013201220112010 Inventory (Sq. Ft)
Manufacturing Warehouse

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 18 • As shown in Figure 16, just under half of the leases signed for space s larger than 50,000 square feet in Fremont between July 2023 and July 2025 were for businesses in the technology/manufacturing sectors. The other half of the new leases were signed by warehouse and logistics users.

• The average size of leases signed by technology/manufacturing companies was approximately 110,000 square feet, similar to that of the subject site’s development proposal. While technology/manufacturing companies are responsible for about half of the new leases above 50,000 square feet in the past two years, each lease tends to be smaller in size than the warehouse/logistics leases.

FIGURE 16: MAJOR* NEW LEASES BY TENANT INDUSTRY IN FREMONT, 2023 AND 2024 Sector Number of Leases Mean Square Feet Total Square Feet Technology/Manufacturing 6 110,272 661,633
Warehouse/Logistics 7 168,124 1,176,866
Total 13 141,423 1,838,499
Note:
*Reflects leases for space larger than 50,000 square feet.

Source: Costar, 2025; Strategic Economics, 2025.

Fremont offers several competitive assets that support the city’s ongoing strength in attracting innovation-oriented advanced manufacturing businesses to the city’s industrial lands:
• Access to a workforce with diverse skills, education, and training: As seen below in Figure 17, 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 Bridge. At the same time, Fremont enjoys equally stro ng 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 specialized production equipment. Broker interviews highlighted the importance of access to a pool of engineering talent for advanced manufacturing businesses. Brokers also identified the Subject Site location along Interstate 680 allows for access to employee bases along the 680 corridor, including potential employees living in Livermore and Pleasanton.

• Integration with Silicon Valley businesses via 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 uses. Tesla is an example of this symbiotic relationship; the company’s primary corporate offices and former headquarters are 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.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 19 • Efficient City permitting and approvals processes: Recently interviewed local brokers noted that Fremont also competes for innovation -oriented industrial tenants based on responsive, efficient, and easy to navigate permitting and approvals processes relative to neighboring communities. The City’s willingness to work with interested developers has contributed to Fremont’s growing reputation as a center for advanced manufacturing in the Bay Area.

FIGURE 17: CONCENTRATION OF POPULATION WITH ADVANCED DEGREES IN THE BAY AREA, 2022

Fremont also attracts demand for warehouse and distribution space based on proximity to households and businesses and the city’s location along major transportation corridors, although Fremont’s market positioning for these uses is weaker than nearby lower-cost areas. As shown in Figure 16, over half the square feet of major leases signed in Fremont in the past five years were for warehouse and distribution use. 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 numerous businesses and residents. However, surrounding communities offer similar accessibility at potentially lower costs due to reduced competition with technology businesses for industrial space. Local brokers interviewed for this study indicated that last-mile logistics demand is likely softening in the Fremont market in the short-term (also reflected by recent negative net absorption for warehouse space shown in Figure 13) as e -commerce businesses reassess their immediate needs since expanding during the Covid -19 pandemic. Last-mile delivery and logistics is a potential use for the Subject Site, but brokers indicated that it is a less likely use than advanced manufacturing.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 20 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 within the development project’s size range , compatibility with surrounding uses , and transportation access for workers and materials. Local brokers noted that demand is especially strong for buildings between 100,000 and 200,000 square feet; the development proposal falls within this range. The proposed project’s size roughly corresponds to the average size of new manufacturing and warehouse leases larger than 50,000 square feet. The Subject Site also features excellent regional commute and goods movement access via I-680 and Auto Mall Parkway to I -880. Prospective tenant interest is also likely to be enhanced by the development project’s compatibility with existing adjacent industrial uses.

The Subject Site is well -positioned to attract advanced manufacturing tenants, as well as warehouse/logistics uses. The Subject Site’s location will allow it to function well for either use, suggesting that tenanting of new space at the site would follow recent p atterns that include warehouse/logistics or advanced manufacturing uses. Brokers interviewed for this study suggested that demand would be strongest from advanced manufacturing users due to the size of the space and the location within Fremont. Brokers suggested that other market area communities, such as Hayward, can better compete with Fremont for warehouse space while Fremont maintains a clear advantage for attracting businesses requiring advanced manufacturing space.

KEY INDUSTRIAL CONCLUSIONS
Demand for industrial space is strong in Fremont, including advanced manufacturing and warehouse/logistics uses. Fremont is especially well positioned to attract 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 ongoing ability to attract advanced manufacturing uses is demonstrated by recent tenanting trends. Fremont remains a competitive location for attracting warehouse and distribution uses as well, although the city has fewer competitive advantages for attracting those uses compared to advanced manufacturing.

New industrial space at the Subject Site would be well-positioned to attract a diverse set of businesses, including businesses engaged in advanced manufacturing, and warehouse /logistics activities. The Subject Site provides excellent regional access for commutes and goods movement and is adjacent to existing compatible industrial uses . The development project proposes a building sized appropriately to meet current demand from businesses seeking space, as demonstrated through recent major lease signings and input from local brokers.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 21 POTENTIAL ECONOMIC AND FISCAL BENEFITS OF PROPOSED

INDUSTRIAL USE
Strategic Economics assessed the likely economic and fiscal benefits associated with buildout of the industrial development proposal for the Subject Site. Based on the preceding analysis of likely tenant types that would occupy industrial space at the Subject Site, Strategic Economics assumed that either an advanced manufacturing tenant or a warehouse/logistics tenant might occupy the space. Because of this, Strategic Economics conducted the analysis with two scenarios: 1) all of the space is occupied by a warehouse /logistics tenant or 2) all of the space is occupied by an advanced manufacturing tenant (referred to as a “manufacturing” tenant). The results differ in terms of number of jobs produced, potential occupation mix, and estimated wages. Although t he project plans indicate the breakdown of space between industrial use and office as demonstrated below, both scenarios of the analysis were run as if all square footage is applicable to the industrial use. This method accounts for the fact that data sources that describe jobs by industry sector already include the entire range of occupations present at businesses in a given sector (including office and administration jobs) . The following sections present and compare the analysis results for the two scenarios.

FIGURE 18: BUSINESS ACTIVITY ASSUMPTIONS APPLIED IN THE ECONOMIC AND FISCAL ANALYSIS Use Square Feet
Industrial 137,795
Ancillary Office Use 12,000
Total: Analyzed as Warehouse/Logistics or Advanced
Manufacturing 149,795
Source: Architectural plans authored by HPA Architects, provided by the City of Fremont, 2025.

Employment and Workforce Opportunities
This section summarizes the wages, occupations, and entry-level educational requirements for jobs at businesses matching the warehouse and advanced manufacturing uses assumed to locate at the Subject Site. The results are based on recent data for the Oakland-Hayward -Berkeley Metropolitan Division. This section first presents a subsection of results assuming a warehouse /logistics tenant, followed by a subsection of results assuming an advanced manufacturing tenant.

The text box on the following page describes the 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 the subject site’s proposed development project.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 22 OVERVIEW OF METHODOLOGY
The employment and workforce analysis summarized in this memorandum ties land uses (manufacturing and warehouse/logistics) to industries in order to estimate the typical wages, occupational mix, and entry - level educational requirements of jobs associated with different land uses. This makes it possible to draw broad conclusions about the likely occupations and entry -level educational requirements of new jobs associated with the development proposal , based on patterns in the surrounding region. The data sources used and the steps followed for this analysis are described below.

Data sources. Findings were based on data provided by the California Economic Development Department (EDD) for the Oakland-Hayward-Berkeley Metropolitan Division (MD). 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 2023.
• Findings related to entry -level educational requirements we re based on the EDD Occupation Projections dataset for 2022-2032. 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 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) , Computer Systems Design and Related Services (5415)
• Warehouse/Logistics: Wholesale Trade (42), Couriers and Messengers (492), Warehousing and Storage (493)
Step 2. Link industry groups to occupations and wages (MD 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 MD overall.

Step 3. Link occupations to entry -level educational requirements ( MD 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 MD overall.

Step 4. Apply the MD’s relative shares of occupations by land uses and educational requirements by land uses to the job estimates. The relative shares of occupations and educational requirements by land use derived from the MD 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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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 23 Employment and Workforce Opportunities Assessment:

Warehouse/Logistics Tenant Scenario

ON-SITE JOBS
Based on general job density assumptions by land use, Strategic Economics estimated that approximately 150 jobs would be associated with the development proposal if occupied by a warehouse/logistics tenant. The job density assumptions and estimated new jobs are shown in Figure

19. FIGURE 19: EMPLOYMENT DENSITY ASSUMPTION AND ON-SITE JOBS Land Use Square Feet Sq. Ft. per Job
Assumption (a) New Jobs
Warehouse/Logistics 149,795 1,000 150
(a) The analysis applied generalized assumptions of ranges of jobs per square foot, based on Strategic Economics’ ongoing rev iew 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, 2025.

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 transportation and material moving occupations for a warehouse /logistics tenant. Figure 20 shows the breakdown of new jobs by occupation for a warehouse/logistics tenant at the Subject Site. Of the 150 jobs at the Subject Site, approximately 39 percent would consist of transportation and material moving occupations , 17 percent in sales and related occupations, and 13 percent in office and administrative support occupations. The remaining 31 percent of jobs would consist of jobs in a variety of occupations.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 24 FIGURE 20: PROJECTED NEW JOBS BY OCCUPATION FOR A WAREHOUSE/LOGISTICS TENANT AT SUBJECT SITE Major Occupation Category Number of Jobs Percent of Jobs Management 13 8.6%
Business and Financial Operations 8 5.5%
Computer and Mathematical 4 2.6%
Architecture and Engineering 1 1.0%
Life, Physical, and Social Science 0 0.3%
Community and Social Service 0 0.0%
Legal 0 0.1%
Education, Training, and Library 0 0.0%
Arts, Design, Entertainment, Sports, and Media 2 1.3%
Healthcare Practitioners and Technical Occupations 0 0.3% Healthcare Support 0 0.0%
Protective Service 0 0.1%
Food Preparation and Serving 0 0.1%
Building and Grounds Cleaning and Maintenance 1 0.3%
Personal Care and Service 0 0.0%
Sales and Related 25 16.6%
Office and Administrative Support 19 12.9%
Farming, Fishing, and Forestry Occupations 1 0.6%
Construction and Extraction 1 0.4%
Installation, Maintenance, and Repair 9 5.8%
Production 7 4.4%
Transportation, and Material Moving 58 39.1%
Note: Number of jobs are projected proportionally to the occupational mix of the MD. Occupation categories which have a stated number of jobs as zero have a small number of jobs within the MSA which, when estimated for this size development, constitute less than one job but which may still exist. Job counts do not sum to 150 due to rounding.

Source: California Economics Development Department for the Oakland-Hayward-Berkeley MD, Industry to Occupation Matrix for Q1 2023; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 25 AVERAGE INCOME
Potential new jobs at the Subject Site are also associated with a variety of average annual wages .

Figure 21 shows the average annual wages associated with the mix of occupations within each major occupation category. The overall average annual wage for warehouse /logistics occupations is $86,591 but has a range between $56,000 and $184,000 (based on 2023 data).

FIGURE 21: AVERAGE ANNUAL WAGES FOR OCCUPATIONS FOR WAREHOUSE/LOGISTICS TENANT FOR THE SUBJECT SITE DEVELOPMENT PROPOSAL, 2023
Major Occupation Category
Warehouse/Logistics
Share of Jobs Mean Annual Wage
Management 8.6% $184,070.09
Business and Financial Operations 5.5% $111,364.64
Computer and Mathematical 2.6% $141,043.61
Architecture and Engineering 1.0% $112,997.90
Life, Physical, and Social Science 0.3% $98,681.15
Community and Social Service 0.0% $66,293.00
Legal 0.1% $133,335.40
Education, Training, and Library 0.0% $66,849.67
Arts, Design, Entertainment, Sports, and Media 1.3% $94,920.39 Healthcare Practitioners and Technical Occupations 0.3% $86,727.38 Healthcare Support 0.0% $64,711.00
Protective Service 0.1% $72,594.40
Food Preparation and Serving 0.1% $56,041.08
Building and Grounds Cleaning and Maintenance 0.3% $58,158.89 Personal Care and Service 0.0% $60,986.67
Sales and Related 16.6% $82,014.60
Office and Administrative Support 12.9% $67,888.48
Farming, Fishing, and Forestry Occupations 0.6% $63,099.33 Construction and Extraction 0.4% $72,681.29
Installation, Maintenance, and Repair 5.8% $76,757.58
Production 4.4% $64,059.13
Transportation, and Material Moving 39.1% $69,724.61
Calculated Total, All Occupations 100% $86,590.92
Notes:
(a) Land uses are defined based on the following NAICS industries: Wholesale Trade (42), Couriers and Messengers (492), Warehousing and Storage (493).
(b) Occupation categories which have a stated annual wage but zero percent share of jobs have a very small number of jobs that constitute less than one percent but which still exist within the industry.

Source: California Economic Development Department for the Oakland-Hayward-Berkeley MD, Industry to Occupation Matrix for Q1 2023; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 26 ENTRY-LEVEL EDUCATION REQUIREMENTS
Entry-level education requirements for warehouse/logistics jobs provide opportunities for workers at a variety of education levels. As shown in Figure 22, an estimated 18 percent of jobs in industries associated with a warehouse/logistics space would require a bachelor’s degree or higher, compared to 72 percent jobs in which a high school diploma or equivalent or no formal educational credential would be required.

FIGURE 22: ENTRY LEVEL EDUCATION REQUIREMENTS FOR JOBS ASSOCIATED WITH WAREHOUSE/LOGISTICS USE

Source: California Economic Development Department for the Oakland-Hayward-Berkeley MD, Industry to Occupation Matrix for Q1 2023; California Economic Development Department for the Oakland-Hayward-Berkeley MD Occupation Projections for 2022-2032; Strategic Economics, 2025.

Employment and Workforce Opportunities Assessment:

Manufacturing Tenant Scenario

ON-SITE JOBS
Based on general job density assumptions by land use, Strategic Economics estimated that approximately 333 jobs would be associated with the development proposal if occupied by a manufacturing tenant. The job density assumptions and estimated new jobs are shown in Figure 23.

FIGURE 23: EMPLOYMENT DENSITY ASSUMPTION AND ON-SITE JOBS Land Use Square Feet Sq. Ft. per Job
Assumption (a) New Jobs
Manufacturing 149,795 450 333 (a) The analysis applied generalized assumptions of ranges of jobs per square foot, based on Strategic Economics’ ongoing rev iew 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, 2025.

0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Jobs Associated with Warehouse and Logisitics
Doctoral or professional
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Master's degree
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Associate's degree
Some college, no degree
Postsecondary non-degree
award
High school diploma or
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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 27 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 production for a manufacturing tenant. Figure 24 shows the breakdown of new jobs by occupation for a manufacturing tenant at the Subject Site. Of the 333 jobs at the Subject Site, approximately 34 percent would consist of production occupations, 15 percent in computer and mathematical operations, 10 percent in management occupations, and nine percent in business and financial operations The remaining approximately 31 percent of jobs would consist of jobs in a variety of occupations.

FIGURE 24: PROJECTED NEW JOBS BY OCCUPATION FOR MANUFACTURING TENANT FOR THE SUBJECT SITE

DEVELOPMENT PROPOSAL

Major Occupation Category Number of Jobs Percent of Jobs Management 33 9.8%
Business and Financial Operations 31 9.4%
Computer and Mathematical 51 15.4%
Architecture and Engineering 28 8.5%
Life, Physical, and Social Science 2 0.5%
Legal 1 0.2%
Education, Training, and Library 0 0.0%
Arts, Design, Entertainment, Sports, and Media 2 0.7%
Healthcare Practitioners and Technical Occupations 0 0.0% Healthcare Support 0 0.0%
Protective Service 0 0.1%
Food Preparation and Serving 0 0.0%
Building and Grounds Cleaning and Maintenance 1 0.2%
Personal Care and Service 0 0.0%
Sales and Related 14 4.2%
Office and Administrative Support 24 7.2%
Farming, Fishing, and Forestry Occupations 0 0.0%
Construction and Extraction 5 1.5%
Installation, Maintenance, and Repair 14 4.1%
Production 113 34.1%
Transportation, and Material Moving 14 4.3%
Note: Number of jobs are projected proportionally to the occupational mix of the MSA. Occupation categories which have a stat ed number of jobs as zero have a small number of jobs within the MSA which, when estimated for this size development, constitute less than one job but which may still exist.

Source: California Economic Development Department for the Oakland-Hayward-Berkeley MD, Industry to Occupation Matrix for Q1 2023; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 28 AVERAGE INCOME
Potential new manufacturing jobs at the Subject Site are also associated with a variety of average annual wages. Figure 25 shows the average annual wages associated with the mix of occupations within each major occupation category. The overall average annual wage for advanced manufacturing occupations is $92,564 but has a range between $46,000 and $185,000 (based on 2023 data).

FIGURE 25: AVERAGE ANNUAL WAGES FOR OCCUPATIONS FOR MANUFACTURING TENANT FOR THE SUBJECT SITE DEVELOPMENT PROPOSAL, 2023

Major Occupation Category
Manufacturing
Share of Jobs Mean Annual Wage
Management 9.8% $185,123.38
Business and Financial Operations 9.4% $116,807.12
Computer and Mathematical 15.4% $141,660.95
Architecture and Engineering 8.5% $130,764.66
Life, Physical, and Social Science 0.5% $109,627.63
Legal 0.2% $122,472.80
Education, Training, and Library 0.0% $80,008.67
Arts, Design, Entertainment, Sports, and Media 0.7% $111,265.56 Healthcare Practitioners and Technical Occupations 0.0% $131,604.75 Healthcare Support 0.0% $64,697.00
Protective Service 0.1% $80,165.20
Food Preparation and Serving 0.0% $49,969.00
Building and Grounds Cleaning and Maintenance 0.2% $60,519.67 Personal Care and Service 0.0% $45,570.00
Sales and Related 4.2% $90,195.94
Office and Administrative Support 7.2% $68,488.24
Farming, Fishing, and Forestry Occupations 0.0% $47,914.00 Construction and Extraction 1.5% $84,649.83
Installation, Maintenance, and Repair 4.1% $83,925.97
Production 34.1% $64,632.56
Transportation, and Material Moving 4.3% $73,771.50
Calculated Total, All Occupations 100% $92,563.54
Notes:
(a) Land uses are defined based on the following NAICS industries: Computer Systems Design and Related Services (5415), 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). (b) Occupation categories which have a stated annual wage but zero percent share of jobs have a very small number of jobs that constitute less than one percent but which still exist within the industry.

Source: California Economic Development Department for the Oakland-Hayward-Berkeley MD, Industry to Occupation Matrix for Q1 2023; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 29 ENTRY-LEVEL EDUCATION REQUIREMENTS
Entry-level education requirements for manufacturing jobs provide opportunities for workers at a variety of education levels but are overall skewed towards workers with a college degree. As shown in Figure 26, an estimated 40 percent of jobs at a manufacturing tenant would require a bachelor’s degree or higher, compared to 55 percent of jobs in which a high school diploma or equivalent or no formal educational credential would be required.

FIGURE 26: ENTRY LEVEL EDUCATION REQUIREMENTS FOR MANUFACTURING USE

Employment and Workforce Opportunities Assessment: Comparison of Uses
Fewer jobs would be associated with warehouse use than a manufacturing use. The warehouse/logistics tenant was estimated to provide 150 jobs compared to 333 from manufacturing.

This is due to the generally lower density of workers associated with warehouse uses. Actual job counts will vary depending on the actual tenants and their operations.

Average worker wages are higher for the manufacturing use. Warehouse/logistics uses have a n estimated average wage of $ 87,000, while manufacturing exceeds this with a n estimated average wage of $ 93,000 (as of 2023) . Manufacturing uses also have a higher maximum wage range than warehouse/logistics uses. Both uses provide for a diverse mix of jobs with a large range of estimated wages.

Entry-level education requirements for jobs vary significantly by land use, with warehouse/logistics jobs providing the greatest diversity of opportunities for workers at a variety of education levels. While both potential uses provide a range of opportunities available at varying educational levels, the projected jobs associated with a manufacturing use include a much higher percentage of jobs requiring a bachelor’s degree or higher.
0%
10%
20%
30%
40%
50%
60%
70%
80%
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Jobs Associated with Manufacturing
Doctoral or professional
degree
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Associate's degree
Some college, no degree
Postsecondary non-degree
award
High school diploma or
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No formal educational
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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 30 Fiscal Contributions to the City of Fremont
Strategic Economics estimated public gross revenues associated with the Subject Site ’s proposed industrial development project at the Subject Site. Estimated annual recurring revenues include d property tax (accruing both to Fremont and other applicable tax jurisdictions), sales tax, and business license tax. The analysis estimated these revenues for 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 2025 dollars unless stated otherwise. Strategic Economics assumed that either a warehouse /logistics tenant or an advanced manufacturing (referred to as “manufacturing”) tenant could occupy the space. Due to differences in estimated workers, wages, and fees associated with these use types, the analysis was conducted using two scenarios. The following section presents the results first by scenario 1: all square footage is occupied by a warehouse/logistics tenant, followed by the results for scenario 2: all square footage is occupied by a manufacturing tenant.

Fiscal Contributions: Warehouse/Logistics Tenant

SECURED PROPERTY TAX
The proposed industrial development project at the Subject Site was estimated to generate approximately $551,625 in annual secured property tax revenue, with the City of Fremont receiving $73,729 of this revenue and the Fremont Unified School District receiving approximately $115,623 of this revenue. The distribution of this property tax is shown in Figure 27. This property tax revenue reflects revenue based on the assessed value of “secured” property ( i.e., the value of land , existing building, 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 businesses. If the industrial development project does not move forward and the site instead remains as -is, the City of Fremont would receive a lower level of property tax revenue, based on the assessed value of the existing commercial building and land. The following assumptions were incorporated in the analysis:
• The analysis assumed an assessed value of the property at $325 per square foot of building area. This valuation was based on an estimated total cost of land, existing improvements, and the hard costs of proposed improvements provided by Sterling Organization. The estimated cost of proposed improvements was approximately $87 per square foot of building area. For additional context, a review of sales in the past three years for comparable industrial properties in Fremont with similar square footage identified typical values within the range of $ 333 to $381 per square foot. Based on these comparable sales, the $325 per square foot valuation is a conservative estimate that ensures the property tax analysis avoids overstating revenues.

• The applicable overall ad valorem tax rate for all applicable jurisdictions is 1. 1327 percent.

Fremont receives 14.80 percent of the base one percent property tax rate as of 2025, after adjusting for Educational Revenue Augmentation Fund shifts to the state . Fremont also receives an additional .0034 percent of assessed value for voter-approved debt service.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 31 FIGURE 27: WAREHOUSE/LOGISTICS TENANT: PROPERTY TAX REVENUE ASSUMPTIONS AND CALCULATION Total Building Area in Square Feet 149,795
Assessed Value of Land and Improvements $48,700,000

Ad Valorem Property Tax
Ad Valorem Property Tax Revenue, All Jurisdictions
General Levy @ 1.0% of Assessed Value $487,000
Additional Voter-Approved Property Tax for Debt Service @ .1327% $64,625 Total Property Tax Revenue, All Jurisdictions $551,625

Ad Valorem Property Tax Revenue, City of Fremont
City of Fremont Share of General Levy @ 14.8% of 1% $72,073 City of Fremont Voter-Approved Property Tax for Debt Service @ .0034% $1,656 Total $73,729

Ad Valorem Property Tax Revenue, Fremont Unified School District Only Fremont Unified School District Share of General Levy @ 19.33% of 1% $94,117.16 Fremont Unified School District Voter-Approved Tax @ .0442% $21,525.40 Total $115,642.56
Note: Numbers may not sum due to rounding.

Source: Alameda County Assessor, 2024-2025; Strategic Economics, 2025.

BUSINESS TAX
Businesses at the proposed industrial development project at the Subject Site were estimated to generate $130 in annual business tax revenue with a warehouse/logistics tenant. Figure 28 shows the calculation basis, inputs, and business license tax revenue associated with the assumed warehouse/logistics use.

FIGURE 28: WAREHOUSE/LOGISTICS TENANT: ANNUAL BUSINESS TAX REVENUE AND CALCULATION BASIS Land Use Calculation Basis Annual Business Tax Revenue
Warehouse $65/50,000 sf $130
Source: City of Fremont Fee Schedule, effective September 16, 2025; Strategic Economics, 2025.

SALES TAX
The proposed industrial development project at the Subject Site was estimated to generate $49,901 in annual sales tax revenue for the City of Fremont. This estimate was based on sales tax data provided by the City of Fremont, which showed that the City receive d $15,766,724 of sales tax revenue from relevant categories of businesses in the city ’s industrial zones (excluding businesses such as retail stores and automobile dealers) during fiscal year 2024 -2025 as of October 2025. Industrial zones included in this sales tax value are Ardenwood Technical Park, Bayside Technical Park, Pacific Commons South Industrial Area, and Warm Springs Industrial Area. This was divided by the total industrial and flex square feet in Fremont tracked by CoStar (47,329,280 square feet), resulting in an estimated sales tax revenue of just over $0.333 per square foot for industrial properties.

The approximately 150 workers at the proposed industrial development project with a warehouse/logistics tenant 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

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 32 urban areas spent an average of $135 per week at retail and food establishments as of 2012.6 Workers at the Subject Site would support the 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 was estimated to receive $123,760 in recurring annual revenue upon buildout and stabilized occupancy of the proposed industrial development project with a warehouse /logistics tenant, representing more than $1,308,765 over the following ten-year period (in 2025 dollars). Assumptions incorporated in the estimate included:
• Assessed values grow at two percent annually, based on the maximum allowable increase under Proposition 13.
• Business taxes increase at the same rate as g ross payroll increases of 3.9 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 for the San Jose -San Francisco-Oakland region for 2024 to 2025.
• Sales tax revenue increases eight percent annually, based on the California Department of Tax and Fee Administration average year-over-year growth in All Other Outlet taxable sales (a proxy for business-to-business transactions) in Fremont for the 2015 to 2024 period. • Annual inflation of 3.37 percent, approximately based on the average year-over-year change in the Bay Area Consumer Price Index from 2015 to 2024.

FIGURE 29: WAREHOUSE/LOGISTICS TENANT: REVENUE, YEAR 1 BUILDOUT AND STABILIZED OCCUPANCY, AND TEN- YEAR REVENUE (2025 DOLLARS)
Tax Revenue Source Year 1
Total, Years 1-10
(2025 Dollars)
Property Tax: All Jurisdictions $551,625 $5,198,621
Property Tax: Fremont Only $73,729 $694,839
Property Tax: Fremont Unified School District $115,643 $1,089,838 Business Tax: Warehouse $130 $1,330
Sales Tax $49,901 $612,596
Total Annual Revenue, Fremont Only $123,760 $1,308,765
Source: Strategic Economics, 2025.

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

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 33 ONE TIME IMPACT FEE REVENUE
The proposed industrial development project would provide $66,234 in required one-time impact fees to mitigate the project’s impacts if fees are charged based on a warehouse/logistics use, as shown in Figure 31. 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. This total accounts for the impact fees applied to the existing building if it converts from retail use to warehouse use. The capital facilities, traffic, and affordable housing categories are assessed with a higher fee rate for retail use compared to warehouse industrial use, resulting in no fee owed in those categories, as shown in Figure 30. Fire facilities are assessed with a higher fee rate for warehouse industrial use as compared to retail use, resulting in a small required fee payment. Approximately $66,000 in impact fees would also likely be owed for the addition of 6,000 square feet to the existing building.

FIGURE 30: CALCULATION OF FEES AND CREDITS FOR WAREHOUSE/LOGISTICS USE Fees Fee Basis
Existing
Square
Feet
New
Square
Feet
Fee Amount
Owed: Existing
Sq. Ft.

Fee Amount
Owed: New Sq.

Ft.

Estimated Fees Owed Before Credits
Capital Facilities (per 1,000 sq ft) $542 143,795 6,000 $77,936.89 $3,252.00 Fire Facilities (per 1,000 sq ft) $448 143,795 6,000 $64,420.16 $2,688.00 Traffic (per 1,000 sq ft) $4,161 143,795 6,000 $598,331.00 $24,966.00 Affordable Housing (per sq ft) $5.84 143,795 6,000 $839,762.80 $35,040.00 Total Fees Owed Before Credits $1,580,450.85 $65,946.00

Estimated Fee Credits for Prior Uses
Previous Use: Retail
Capital Facilities (per 1,000 sq ft) $752 143,795 6,000 -$108,133.84 n/a Fire Facilities (per 1,000 sq ft) $446 143,795 6,000 -$64,132.57 n/a Traffic (per 1,000 sq ft) $9,626 143,795 6,000 -$1,384,170.67 n/a Affordable Housing (per sq ft) $11.66 143,795 6,000 -$1,676,649.70 n/a Total Fee Credits -$3,233,086.78 n/a

Estimated Fees Owed After Credits
Capital Facilities (per 1,000 sq ft) $0.00 $3,252.00 Fire Facilities (per 1,000 sq ft) $287.59 $2,688.00
Traffic (per 1,000 sq ft) $0.00 $24,966.00
Affordable Housing (per sq ft) $0.00 $35,040.00
Total Fees Owed After Credits $287.59 $65,946.00
Source: City of Fremont Fee Schedule, Effective September 16, 2025; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 34 FIGURE 31: WAREHOUSE/LOGISTICS TENANT: ONE-TIME IMPACT FEE REVENUE, 2025 Tax Revenue Source Warehouse/Logistics Tenant
Existing Building Addition
Capital Facilities $0 $3,252
Fire Facilities $288 $2,688
Traffic $0 $24,966
Affordable Housing $0 $35,040
Total $288 $65,946
Total One-Time Impact Fee Revenue $66,234
Source: City of Fremont Fee Schedule, Effective September 16, 2025; Strategic Economics, 2025.

Fiscal Contributions: Advanced Manufacturing Tenant

SECURED PROPERTY TAX
Estimated property tax revenues do not vary between the warehouse/logistics and manufacturing tenant scenarios; therefore, t he proposed industrial development project at the Subject Site was estimated to generate approximately $551,625 in annual secured property tax revenue, with the City of Fremont receiving $73,729 of this revenue and the Fremont Unified School District receiving approximately $115,623 of this revenue. The distribution of this property tax is shown in Figure 32.

This property tax revenue reflects revenue based on the assessed value of “secured” property (i.e., the value of land and improvements). The calculation methodology, assumptions, and resulting property tax revenues match the previous scenario in which a warehouse /logistics tenant occupies the space, since the development project’s attributes would remain the same regardless of the tenant.

FIGURE 32: ADVANCED MANUFACTURING TENANT: PROPERTY TAX REVENUE ASSUMPTIONS AND CALCULATION Total Building Area in Square Feet 149,795
Assessed Value of Land and Improvements $48,700,000

Ad Valorem Property Tax Revenue, City of Fremont
City of Fremont Share of General Levy @ 14.8% of 1% $72,073 City of Fremont Voter-Approved Property Tax for Debt Service @ .0034% $1,656 Total $73,729

Source: Alameda County Assessor, 2024-2025; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 35 BUSINESS TAX
Manufacturing businesses at the proposed industrial development project at the Subject Site were estimated to generate $3,679 in annual business tax revenue. Figure 33 shows the calculation basis, inputs, and business license tax revenue associated with the assumed manufacturing land use.

FIGURE 33: MANUFACTURING TENANT: ANNUAL BUSINESS TAX REVENUE AND CALCULATION BASIS Land Use Jobs Average Wage Calculation Basis
Annual Business Tax
Revenue
Manufacturing 333 $92,564 $.3 per $1,000 of gross payroll $9,247 Source: City of Fremont Fee Schedule, effective September 16, 2025; Strategic Economics, 2025.

SALES TAX
The proposed industrial development project at the Subject Site was estimated to generate $49,901 in annual sales tax revenue for the City of Fremont. As with the warehouse/logistics tenant scenario, this estimate was based on sales tax data provided by the City of Fremont, which showed that the City receives estimated sales tax revenue of just over $0.333 per square foot of industrial properties.

The approximately 333 workers at the proposed industrial development project with a manufacturing tenant would also generate additional spending at retail adjacent to the Subject Site. Since a manufacturing tenant was estimated to include 183 more workers on-site than a comparable warehouse tenant, the manufacturing use will generate a greater impact on worker spending and 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 $132,877 in recurring annual revenue upon buildout and stabilized occupancy of the proposed industrial development project with a manufacturing tenant, representing over $1,402,069 over the following ten-year period (in 2025 dollars). Assumptions incorporated in the estimate are the same as those of the warehouse/logistics 10-year revenue estimate described earlier.

FIGURE 34: ADVANCED MANUFACTURING TENANT: REVENUE, YEAR 1 BUILDOUT AND STABILIZED OCCUPANCY, AND TEN-YEAR REVENUE (2025 DOLLARS)
Tax Revenue Source Year 1
Total, Years 1-10
(2025 Dollars)
Property Tax: All Jurisdictions $551,625 $5,198,621
Property Tax: Fremont Only $73,729 $694,839
Property Tax: Fremont Unified School District $115,643 $1,089,838 Business Tax: Advanced Manufacturing $9,247 $94,634
Sales Tax $49,901 $612,596
Total Annual Revenue, Fremont Only $132,877 $1,402,069
Source: Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 36 ONE TIME IMPACT FEE REVENUE
The proposed industrial development project would provide $67,800 in required one-time impact fees to mitigate the project’s impacts if fees are charged based on a manufacturing use, as shown in Figure

36. The City of Fremont imposes impact fees to ensure development projects mitigate their impacts on the City’s capital facilities, fire facilities, traffic, and affordable housing needs. This total impact fee revenue accounts for about $4,000 in fees owed based on the existing building as it converts from retail use to manufacturing industrial use, as shown in Figure 35. Approximately $64,000 in impact fees would also likely be owed for the addition of 6,000 square feet to the existing building.

FIGURE 35: CALCULATION OF FEES AND CREDITS FOR MANUFACTURING USE Fees Fee Basis
Existing
Square
Feet
New
Square
Feet
Fee Amount
Owed: Existing
Sq. Ft.

Fee Amount
Owed: New Sq.

Ft.

Estimated Fees Owed Before Credits
Capital Facilities (per 1,000 sq ft) $770 143,795 6,000 $110,722.15 $4,620.00 Fire Facilities (per 1,000 sq ft) $457 143,795 6,000 $65,714.32 $2,742.00 Traffic (per 1,000 sq ft) $3,538 143,795 6,000 $508,746.71 $21,228.00 Affordable Housing (per sq ft) $5.84 143,795 6,000 $839,762.80 $35,040.00 Total Fees Owed Before Credits $1,524,945.98 $63,630.00

Estimated Fees Owed After Credits
Capital Facilities (per 1,000 sq ft) $2,588.31 $4,620.00 Fire Facilities (per 1,000 sq ft) $1,581.75 $2,742.00 Traffic (per 1,000 sq ft) $0.00 $21,228.00
Affordable Housing (per sq ft) $0.00 $35,040.00
Total Fees Owed After Credits $4,170.06 $63,630.00 Source: City of Fremont Fee Schedule, Effective September 16, 2025; Strategic Economics, 2025.

FIGURE 36: MANUFACTURING TENANT: ONE-TIME IMPACT FEE REVENUE, 2025 Tax Revenue Source Manufacturing Tenant
Existing Building Addition
Capital Facilities $2,588 $4,620
Fire Facilities $1,582 $2,742
Traffic $0 $21,228
Affordable Housing $0 $35,040
Total $4,170 $63,630
Total One-Time Impact Fee Revenue $67,800
Source: City of Fremont Fee Schedule, Effective September 16, 2025; Strategic Economics, 2025.

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Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road 37 Comparison of Fiscal Contributions by Tenant Type
The development project’s fiscal contributions differ based on whether the space is occupied by a warehouse/logistics user or a manufacturing user. The primary drivers of the differences are different business tax and impact fee structures which vary by use. As shown below in Figure 37, a manufacturing user would contribute more revenue to the City of Fremont over time. Figure 37 also shows the estimated range of the project’s required one-time impact fee payments based on whether the City chooses to charge fees to the project as a warehouse/logistics use or manufacturing use.

FIGURE 37: COMPARISON OF ESTIMATED YEAR 1 AND TOTAL REVENUE BY TENANT TYPE (2025 DOLLARS) Tax Revenue Source
Warehouse/Logistics Tenant

Manufacturing Tenant
Year 1 Total, Years 1-10
(2025 Dollars) Year 1 Total, Years 1-10
(2025 Dollars)

Property Tax: All Jurisdictions $551,625 $5,198,621 $551,625 $5,198,621 Property Tax: Fremont Only $73,729 $694,839 $73,729 $694,839 Property Tax: Fremont Unified
School District Only $115,643 $1,089,838 $115,643 $1,089,838 Business Tax: Advanced Manufacturing N/A N/A $9,247 $94,634 Business Tax: Warehouse $130 $1,330 N/A N/A
Sales Tax $49,901 $612,596 $49,901 $612,596
Total Annual Revenue, Fremont Only $123,760 $1,308,765 $132,877 $1,402,069 Total One-Time Impact Fee Revenue $66,234 $67,800
Source: Strategic Economics, 2025.

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Planning Commission
April 23, 2026

Page 1 ends

Proposal: STERLING OSGOOD ROAD GPA & REZONING – 43800 Osgood Road - PLN2025-00100 - To consider a proposed General Plan Amendment from Regional Commercial to Tech Industrial, a corresponding Rezoning from Commercial – Regional (C -R) to Tech Industrial (I -T), a Discretionary Design Review Permit, and other land use entitlements for the 11.21 -acre property at 43800 Osgood Road in the Irvington Community Plan Area; and to consider a Negative Declaration prepared and circulated for the project in accordance with the requirements of the
California Environmental Quality Act (CEQA).

Recommendation: Recommend approval to the City Council.

Location: 43800 Osgood Road
APNs 513 070101700 and 513 070101800

Area: 11.21 Acres (488,285 Square Feet)

People: Mark Loper, Reuben, Junius and Rose, LLP – Applicant Teresa Goodwin, HPA Architecture - Architect
Landon Hunt, SLCP I Fremont LLC - Owner
Marc Cleveland, Staff Planner, 510-494-4543,
[email protected]

General Plan: Existing: Regional
Commercial Proposed:

Tech Industrial

Zoning: Existing: C-R
(Commercial –
Regional)
Proposed: I-T (Tech
Industrial)

EXECUTIVE SUMMARY

The applicant proposes a General Plan Amendment to redesignate the land use of the

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11.21-acre site from Regional Commercial to Tech Industrial, a corresponding Rezoning from Regional Commercial (C-R) to Tech Industrial (I -T), a Discretionary Design Review Permit, and other minor entitlement approvals. In conjunction with the above, the property’s existing improvements —a vacant 143,815 -square-foot building last occupied by a retail tenant and an appurtenant surface parking field —would be outfitted for future industrial tenancy. Staff recommends that the Planning Commission recommend approval of the project to the City Council, including adoption of the proposed Negative Declaration for the project as shown in Exhibit “A,” approval of the General Plan Amendment as shown in Exhibit “B,” the Rezoning as shown in Exhibit “C,” and the project plans as shown in Exhibit “D,” based on the findings and subject to the conditions of approval contained in Exhibit “E.”

BACKGROUND AND PREVIOUS ACTIONS

The project site was the home of Fry’s Electronics, a predominately Bay Area electronics chain retail store that has since ceased all operations. The existing 143,815-square-foot building that housed Fry’s’ retail -commercial operations, completed in 1999, was originally intended as a speculative industrial warehouse building consistent with the site’s previous zoning, I-L ( Light Industrial ). In 1998, while it was under construction , GPA-98-8, Z-98-7 and U -98-3 were approved which changed the land use and zoning from I-L (Light Industrial) to I -R (Restricted Industrial) with a Commercial/Industrial Overlay Distric t, which expanded uses to include large-box retail under a use permit, such as the former Fry’s Electronics at the site. Upon establishment of the C -R (Regional Commercial) land use in the General Plan, the site was redesignated to redesignated and rezoned (to its current Regional Commercial status) as part of the City-wide General Plan Updates and Rezonings in 2011 and 2015, respectively.

Fry’s Electronics operated at this location until 2021, when the company ceased operations. The Property has remained vacant since that closure, and the current owner purchased it in June 2024.

Prior to the construction of existing improvements the site was part of a horse ranch that specialized in the breeding and stabling of Arabian horses, a use that operated at the site since the mid-twentieth century.

PROCEDURE FOR TONIGHT’S HEARING

At tonight’s hearing, the Planning Commission is charged with making a recommendation to the City Council regarding the following:

1. Adoption of a Negative Declaration (Neg Dec), prepared and circulated in accordance
with CEQA guidelines and as drafted in Exhibit “A;”

2. Adoption of a Resolution to amend the General Plan land use designation of the

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18.225.050;

3. Adoption of an Ordinance to rezone the subject property from Regional Commercial (C -R) to Tech Industrial (I -T), as shown in Exhibit “C” based on the project’s conformance to the findings prescribed by Fremont Municipal Code (FMC) Section 18.225.050;

4. Approval of a Discretionary Design Review Permit to remodel and reface the existing 143,815 square foot building, add an approximately 6,000 square foot mezzanine to the building, and modify the site’s layout, as shown in Exhibit “D,” based on the findings specified in FMC Section 18.235.060 and subject to the conditions contained in Exhibit “E;”

5. Approval of the removal of 47 City -protected trees based on the findings prescribed in FMC Section 18.215.070.

PROJECT DESCRIPTION

The project site is currently developed with an approximately 143,815 -square-foot, 37 - foot-tall building with an associated surface parking lot. The applicant is requesting approval of a General Plan Amendment, Rezoning, Discretionary Design Review Permit, and other minor entitlements to accommodate the adaptive reuse of the existing building for proposed industrial operations.

Proposed building and site improvements would include demolishing certain existing tenant improvement features; replacing the existing roof; upgrading power service to the building; the addition of an interior mezzanine level of approximately 6,000 square feet in the southwest corner of the building; new loading and receiving docks and drive -in doors; and façade design improvements. The interior layout of the building will be determined by future tenants. The eastern portion of the building will provide an outdoor employee amenity area with a shade structure. No changes to the building’s height or footprint are proposed.

The proposed project would include up to 18 docking doors and 3 drive -in doors on the building’s south elevation. The proposed project would include a total of 365 auto parking stalls, 62 trailer parking stalls, and 44 bicycle rack parking stalls. Of the auto parking provided, 75 stalls would be electric vehicle (EV) capable, four stalls would be auto accessible, and four stalls would be van accessible. Of the 75 EV capable stalls, 56 stalls would not include electric vehicle supply equipment (EVSE), 17 stalls would include EVSE, one stall would be auto accessible, and one stall would be van accessible. There would be 62 separate stalls dedicated to truck trailer parking. The developer proposes 24 short -term bicycle spaces and 20 bicycle spaces.

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The proposed project would include new landscaping within new interior parking areas as well as along on the eastern, southern, and western boundaries of the project site. It is the intent to provide a solid evergreen screen from public right -of-way along the east and south landscape setbacks. New and revitalized landscape is proposed along the frontage of the project on Osgood Road with colorful and enhanced planting at entries to define entry points to the site. The proposed project would retain 76 trees out of the existing 133 currently existing on the site and plant an additional 198 trees located throughout the site.

The proposed project would install a new six -foot ADA compliant sidewalk along Osgood Road, as well as create a new ADA pedestrian curb ramp at the corner of Osgood Road and Auto Mall Park Way. A new traffic signal would be installed on Osgood Road to facilitate the safe exiting out of the north driveway going north bound on Osgood Road. The applicant also proposes coordinating the repair of a guardrail that has been damaged on the Corner of Osgood Road and Auto Mall Parkway.

PROJECT ANALYSIS

General Plan Conformance
The subject property is currently designated Regional Commercial. To enable industrial development at the site, the applicant is proposing a General Plan Amendment to change the land use designation to Tech Industrial, which permits research and development, “clean and green” tech, and semi -conductor, computer hardware, software and related technological, administrative, sales, and engineering facilities, as well as warehouse and distribution, e -commerce fulfillment, and manufacturing facilities. Staff supports the proposed General Plan Amendment because the proposal would be consistent with the following General Plan goals and policies:

Land Use Goal 2-2.1: Opportunity Areas for Growth and Change – Guide new growth and development to specific areas… include(ing) commercially and industrially zoned lands in the city with the potential to create job and housing opportunities while contributing to the city’s evolution into a more sustainable and pedestrian-oriented city.

Land Use Policy 2 -3.6: Conversion of Older Shopping Centers and Commercial Uses -Support the adaptive reuse, renovation, or redevelopment of older shopping centers or commercial uses that are no longer viable due to changing market conditions, demographics, or retail trends.

Land Use Policy 2 -5.1: Land Supply and Job Growth – Maintain an industrial land supply that is adequate and suitable for the continued growth of the City’s core industries, including computer and communications manufacturing, biotechnology, green technology, logistics/distribution, and emerging technologies. The City should capitalize on its proximity to Silicon Valley, regional transportation facilities, and educated and skilled work force to create opportunities for job growth.

Analysis: The proposed project would alter the land use allowances of the site, which features an existing vacant building that has had no activity since 2021. The adaptive reuse of the building and site would be consistent with other sites along Osgood Road north of Auto Mall Parkway (to Blacow Road), which all uniformly carry an industrial

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 5 designation. Conversion to the Tech Industrial designation and implementation of the proposed project would facilitate a significant investment in an underperforming site that would result in a more productive and efficient use of the land than current conditions allow, and create job growth in the City’s growing industrial sector and revenue sources for the City.

Economic Development Policy 6-1.1: Increasing the Tax Base – Encourage economic development that generates sales tax, property tax, and other revenues that help sustain municipal services.

Economic Development Policy 6-1.4: Large Sales Tax and Employment Generators – In order to attract and retain businesses that generate large amounts of sales tax or number of jobs, incentives or special considerations should be provided to these businesses because of the significant economic benefit they provide to the City. These special considerations may include variations to development standards (e.g., floor area, parking, signage), wayfinding signage in the public right of way, expedited permit processing, or other considerations to facilitate attraction or retention of these businesses.

A business providing such a sales tax benefit that would be eligible for such consideration(s) includes those that generate a minimum of one million dollars or more in annual revenue to the City (including sales tax, property tax, transit occupancy tax, and/or other applicable direct City revenue source) within three years after start of operations of the business.

Economic Development Policy 6 -3.1: Diverse Industrial and Technology Uses – Provide for a variety of industrial uses to minimize the impact of industry -specific downturns on the local economy, to provide a range of job opportunities for local residents, and to provide opportunities for synergy between various industries.

Economic Development Policy 6 -3.2: Attracting Emerging Growth Industries – Recruit and retain emerging growth (industries with significant employment and performance potential) industries in order to increase employment opportunities for a wide range of skill levels and salaries to meet current and future employment, with an emphasis on industries such as high tech, biotech and clean tech that seek to locate in Silicon Valley.

Analysis: The project site has been vacant since 2021 with no known commercial tenant prospects owing to the uniquely large size of the space. According to the City - commissioned Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood Road prepared by Strategic Economics (Informational 1), the trend towards customers purchasing goods online has hurt the site’s viability as a regional commercial center. The area’s existing supply of retail -commercial uses limits the likelihood of a developer pursuing a regional retail destination at the site. The project site is also unlikely to attract demand for smaller, local-serving retail uses that are allowable under the current zoning. The recent closure of the REI store south of the site, across Auto Mall Parkway, demonstrates the challenge large retail tenants have had in this area. Furthermore, the site has poor pedestrian connections to existing residential uses, which is becoming increasingly important for retail centers.

Conversely, the City’s consultant noted the current high demand for industrial land in the City and the greater Bay Area, particularly for uses such as product distribution, last -mile strategic locations, and especially advanced manufacturing, all of which are permitted in the proposed I -T zoning district. This demand is contrasted by a low supply of available land and low vacancy rates for industrial / advanced manufacturing space in the City. The economic analysis highlights that industrial uses would be the best, most feasible use of the site, and further notes that the relative stability and strength of the industrial market

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 6 would result in a high probability that the project remains financially viable for the developer in both the short - and long-term, with the added benefit of increased economic development opportunities for the City. Per the consultant, new industrial space at the subject site would be well -positioned to attract a diverse set of businesses, including businesses engaged in advanced manufacturing, and warehouse and distribution activities.

The proposed project would be subject to development impact fees, after credits for the existing building. Under the current fee schedule, the project can be expected to pay one - time impact fees of over $65,000 for a warehouse user and over $63,000 for a manufacturing user. Year one tax revenue would be anticipated to be $123,760 for a warehouse use and $132,877 for a manufacturing use. Total tax revenues to the City over a 10 -year outlook would approximate $1,308,765 for a warehouse use and about $1,402,069 for a manufacturing use.

Zoning Regulations
The subject property is currently zoned Regional Commercial (C -R). The applicant is requesting a Rezoning of the site to Tech Industrial (I -T) to enable the adaptive reuse of an existing 143,815 square foot building. In the I -T zoning district, industrial buildings over 0.35 floor area ratio (FAR) are limited to warehouse or manufacturing uses; the existing building with the proposed 6,000 -square-foot mezzanine addition would result in a FAR of 0.29 FAR, so the full range of industrial uses allowed in the I - T zoning district would be available.

The following table provides an overview of the project’s conformance with the development
standards of the I-T zone:

Standard I-T Zone
Requirement
(FMC Table

18.50.030)
Proposed Project Compliant
(Yes/No)
Minimum Lot Area 20,000 SF 488,285
Yes
Minimum Lot
Width
70 Feet 748 feet
Yes
Minimum Front
Setback
25 Feet (when
across the street
from non-
residential)
56 feet – 3 inches
Yes
Minimum Rear
Setback
None (when
adjacent to non-
residential)
79 feet – 1 inch
Yes
Minimum Side
Setback (interior)
None (when
adjacent to non-
residential)
5 feet

Yes

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Setback
25 Feet

400 feet
Yes
Maximum Building
Height
75 Feet 37 feet
Yes
Maximum Floor
Area Ratio (FAR)

0.35, except 0.45
for warehousing
and manufacturing
facilities

0.29 FAR
Yes

Per the above, the size, massing, and siting of the existing building is conforming with all applicable development standards of the proposed I -T zoning district. Though specific tenants for the proposed building are not known at this stage, contemplated project occupants include advanced manufacturing and/or warehousing uses, which are allowed in the I-T zoning district and allowed at the proposed FAR.

The following table provides an overview of the project’s conformance with the on -site parking requirements applicable to each building:

Standard Requirement
(FMC Chapter 18.183)
Proposed Project Compliant
(Yes/No)
Minimum
Automobile
Parking
Space Count
Warehouse/Manufacturing:
5 per 1,000 square feet of
office area and similar
activities plus 1.25 per KSF
other indoor areas,
minimum of 1.6 per KSF
average overall
(238 spaces required)
365 Vehicle parking spaces
62 Trailer parking spaces

Yes
Maximum
Compact Parking
Space Count
35% of total 16% of total vehicle spaces
required
(39 spaces)
Yes
Minimum Bicycle
Parking, Short-
Term
4 + 5% of the total
required vehicle parking
spaces

24 Spaces

Yes
Minimum Bicycle
Parking, Long-
Term
1 + 5% of the total
required vehicle parking
spaces

20 Spaces Yes

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Per FMC Section 18.183.130, Of the 365 total automobile parking spaces, 75 would be designed for electric vehicle use and 19 would be equipped with charging stations. The trailer parking spaces provide flexibility for a user that may require additional parking; those spots can easily be converted back into vehicular parking.

Design Analysis
Site Planning:

The proposed project’s existing building is sited and oriented in such a way as to provide adequate setbacks from public streets and adjacent uses and conceal truck bays and related loading operations from public right -of-way view and view from neighboring properties. The preliminary landscape plan of the proposed project would include new landscaping within interior parking areas as well as along the eastern, southern, and western boundaries of the project site. The perimeter landscape strips are intended to provide a solid evergreen screen that would limit public right -of-way views into the site, effectively concealing surface parking areas and the building’s loading dock operations. New and revitalized landscape is proposed along the frontage of the project on Osgood Road with colorful and enhanced planting at entries to define entry points to the site. The project’s landscaping plant pallet includes low water use and/or native plant species including, but not limited to, Sonoran Palo Verde shade trees, Red Oleander evergreen trees, Manzanita and Ceanothus shrubs, blue flowering Salvia shrubs, California fuchsia perennial, and California native Deer Grass ornamental grass. All planter areas would receive a minimum of 3” of dark brown bark mulch to improve the health of the soil and contribute to landscape area aesthetics.

In addition, it would include minor modifications to the parking layout to provide separate trailer and auto stalls. The southern portion would also accommodate outdoor storage that would be used for equipment, merchandise, container, and trailer storage

Architecture:

The proposed project’s existing building would feature a façade rehab updating the paint scheme and materials to a contemporary industrial aesthetic, improving the appearance of the building’s relatively drab current condition. New storefront framing with tempered glazing would be applied at three proposed entrances located on the west, center, and east sides of the building. These transparent entrance areas would be accentuated with steel canopies that add material variation to the building and serve to define the entrance areas. The proposed color scheme —a mix of gray and blue paint tones, with two shades of glazing —would add visual interest and visually align the building with other recent industrial developments in the City that feature a similar industrial paint scheme. The proposed project would include up to 18 docking doors and 3 drive -in doors on the building’s south elevation. The project has been reviewed in accordance with the City-Wide Design Guidelines.

Access/Circulation:

Currently access to the project site is provided via two driveways on Osgood Road at the same locations as the existing southernmost and northernmost driveways to the site. The main site driveway, the North Site Driveway, is located approximately 700 feet north of

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 9 Auto Mall Parkway. The main site driveway provides full access to and from Osgood Road via an unsignalized four -leg, side -street-controlled intersection. The north site driveway constitutes the east approach of this intersection and Osgood Court represents the west approach. There is an existing southbound left -turn pocket on Osgood Road that provides access to the North Site Driveway. The southbound left -turn channelization is of unlimited length, as it forms a continuation of a two -way center left -turn lane with no taper to delineate a left-turn pocket. The north site driveway extends back from Osgood Road, into the site, and turns southward along the west drive aisle parallel to Osgood Road. Though the throat depth of the north site driveway (distance from Osgood Road to the west drive aisle) is only 30 feet, the west drive aisle adds another 270 feet of storage for outbound vehicle queues at the north site driveway The south site driveway is located approximately 300 feet north of Auto Mall Parkway and provides right -turn-in-out only access, as there is a raised median island on Osgood Road opposite the driveway. There is an existing 100 - foot northbound left-turn pocket on Osgood Road at Osgood Court/north site driveway that would serve U -turns by vehicles exiting the south site driveway going to Auto Mall Parkway. The Transportation Division has reviewed site access, internal circulation, and deemed it safe and efficient.

The proposed project would involve limited roadwork on Osgood Road, including the installation of a signalized entrance at the north site driveway and sidewalk improvements.

A signal warrant analysis was conducted for the existing full -access unsignalized intersection at Osgood Road and Osgood Court/ north site driveway . The results of the signal warrant analysis indicate that the intersection would meet the peak -hour warrant criteria under background plus project conditions during the PM peak hour, thus warranting the installation of a traffic signal. The proposed project would not reduce the number of traffic lanes on Osgood Road or alter the existing street layout; therefore, it would not alter or obstruct emergency access. Circulation throughout the project site would be consistent with applicable requirements regarding fire access in the event of an emergency.

Tree Removal/Replacement:

There are currently a total of 133 trees on the project site that are subject to the City’s Tree Preservation Ordinance (FMC 18.215). The proposed project would retain 76 trees out of the existing 133 on the site. Additionally, the proposed project would plant 198 trees within the surface parking lot, on the perimeter of the project, and on the street frontage of the project site. The proposed project would implement water efficient landscaping techniques, such as automatic water controllers, irrigation zones for specific plant water needs, and rain sensors. City landscape architecture review staff reviewed the proposed tree removal plan and determined that the removal of the selected trees was reasonable to allow development of the site.

Grading/Drainage:

The project site is generally level. Project grading activities would consist of preparing the site to accommodate improved landscaping, utilities, and asphalt. The proposed project would require 124,000 square feet of asphalt demolition, 10,460 square feet of concrete demolition, and 7,500 cubic yards of soil export.

The Municipal Regional Stormwater National Pollution Discharge Elimination System (NPDES) Permit (MRP) requires all new and redevelopment projects to incorporate measures to prevent pollutants from being conveyed in stormwater runoff and into the

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 10 public storm drain system. This project would be required to comply with the MRP by incorporating source controls and treatment measures into the project design. The proposed stormwater treatment would include nine bioretention basins constructed around the building to treat stormwater runoff from impervious surfaces throughout the site.

Public Improvements:

Improvements to the public rights -of-way adjacent to the project site would include a number of dedications and other exactions required by code and conditions of approval in order to offset the capital improvements to public infrastructure necessary to support the project. These include the new ADA compliant sidewalk in front of Osgood Road frontage, as well as the improved ADA compliant pedestrian ramp at the corner of Osgood Road and Auto Mall Parkway. A traffic signal will also be installed to improve safety on left turns out of the property’s north driveway.

FINDINGS FOR APPROVAL

General Plan Amendment and Rezoning:

(a) The proposed amendment is consistent with 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.

The corresponding Rezoning from Regional Commercial (C -R) to the proposed Tech

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 11 Industrial (I -T) designation supports and recognizes 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 those supported by the proposed project, contribute. Additionally, the proposed Rezoning will improve an under -utilized, tenant- less site that is not well positioned to attract new local - or regional -serving retail - commercial development due to a number of factors including the rise of e - commerce and the presence of established regional shopping venues in close proximity to the site, namely Pacific Commons and Downtown Fremont.

Discretionary Design Review:

Pursuant to FMC 18.235.060, the Planning Commission may recommend the City Council to approve, conditionally approve, or deny an application for discretionary design review. The approval authority shall approve or conditionally approve an application for discretionary design review only when all of the following findings can be made:

(a) The proposed project is consistent with the general plan, any applicable community or specific plan, planning and zoning regulations, and any adopted design rules and guidelines;

Analysis: The proposed General Plan Amendment to designate the project site Tech Industrial will establish industrial land use allowances. The Rezoning from Regional Commercial to the proposed Tech Industrial designation, would establish industrial development standards consistent with the Tech Industrial zoning designation. As described in the staff report, the proposed project, which includes modification to the site’s building and surface features, would conform to the Tech Industrial development standards and the Citywide Design Guidelines.

(b) When a proposed project is inconsistent with an adopted design rule, the purpose and intent of the design rule is met through alternative means;

Analysis: The proposed project is consistent with the Citywide Design Guidelines as described in the staff report.

(c) The multifamily residential project’s architectural, site, and landscape design will not be detrimental to the public health or safety; or a non- multifamily project’s architectural, site, and landscape design will not unreasonably interfere with the use and enjoyment of adjacent development nor be detrimental to the public health, safety, or welfare;

Analysis: As described in the staff report, the proposed project would not unreasonably interfere with the use and enjoyment of adjacent development nor would it be detrimental to public health, safety, or welfare. The project site is located within an industrial area with existing industrial uses. City transportation engineers have reviewed the project’s truck turning templates and found the truck routes into and out of the site to be adequate. The project site contains sufficient parking for the potential uses under the Fremont Municipal Code. The project would be subject to City

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 12 standard requirements related to noise, odors, vibration, and lighting. Improved pedestrian facilities along Fremont Boulevard and new landscaping would enhance the site overall.

Tree Removal:

Analysis: The project had an arborist report prepared which identified trees that would need to be removed to allow implementation of the proposed project. The species, diameter, and health of each tree on the site was documented. Those trees slated for removal were either within the footprint of development or were not good candidates to preserve. The proposed project would include substantial landscaping, including planting new trees throughout the site.

CITY FEES

The project would be subject to citywide Development Impact Fees, including fees for fire protection, capital facilities, and traffic facilities. The project would also be subject to the affordable housing fees applicable to non-residential development. All applicable fees would be calculated and paid at the fee rates in effect at the time of building permit issuance. The applicant may elect to defer payment of the fees in accordance with the City’s Impact Fee Deferral Program.

ENVIRONMENTAL REVIEW

An Initial Study was prepared by consulting firm LSA for the project in accordance with the requirements of the California Environmental Quality Act (CEQA) (see Informational Item #1). The analysis was informed by a number of peer -reviewed technical studies, including those pertaining to air quality and greenhouse gases, biological resources, cultural resources, geotechnical analysis, a Phase I environmental site assessment, and transportation impacts. The Initial Study demonstrated that the project would not have a significant impact on the environment under CEQA, and that all potentially significant impacts are sufficiently addressed by the standard development requirements for resource protection adopted in the zoning ordinance.

No mitigation measures were deemed necessary for project implementation.

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 13 As such, a Negative Declaration was prepared and circulated for public review in accordance with the requirements of CEQA (see Exhibit “A”). No comments were received during the circulation period.

PUBLIC NOTICE AND COMMENT

Public hearing notification is applicable for the entitlements being requested. A total of 146 hearing notices were mailed to all owners and occupants of property within 300 square feet of the site, as well as all interested parties. The hearing notices were mailed on April 1, 2026 . A Public Hearing Notice was also published by The Tri-City Voice on March 31, 2026
.

During the course of the CEQA review for the project, two separate notices were provided to local tribal representatives in accordance with state law related to General Plan Amendments (SB18) and preparation of an initial study (AB52). Requests for tribal consultation were received from the Confederated Villages of Lisjan, the Muwekma Ohlone tribes, and Tamien Nation. The City consulted with the tribes’ representatives to discuss their consultation requests. No requests for changes to the project or special conditions/mitigation were received and the consultations were closed.

RECOMMENDATION

1. Hold public hearing;

Recommend that the City Council:

2. Find, in accordance with CEQA Guidelines Section 15074, that the City Council has considered the proposed Negative Declaration as shown in Exhibit “A” was prepared in accordance with the requirements of CEQA, together with any comments received during the public review process, and there is no substantial evidence that the project will have a significant effect on the environment, and that this action reflects the independent judgment and analysis of the City of Fremont;

3. Find that the General Plan Amendment conforms with and contains the requirements provided for in the City’s planning processes, constitutes a suitable and logical change in the plan for physical development of the City of Fremont, and is in the public interest;

4. Find the project is in conformance with the relevant provisions contained in the City’s General Plan, including the designated goals and polices set forth in the Land Use and Economic Development Chapters of the General Plan as

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) Planning Commission Report (ID # 5706) Meeting of April 23, 2026 STERLING OSGOOD ROAD GPA & REZONING PLN2025-00100 Page 14 enumerated in the staff report;

5. Find that the project plans as shown in Exhibit “D” fulfill the applicable requirements
set forth in the Fremont Municipal Code;

6. Adopt a resolution approving a General Plan Amendment to change the land use designation of the site from Regional Commercial to Tech Industrial, as shown in Exhibit “B;”

7. Introduce an ordinance Rezoning the project site from Regional Commercial (C - R) to Tech Industrial (I -T) based upon the findings and subject to the conditions of approval set forth in Exhibit “E;”

8. Direct staff to prepare and the City Clerk to publish a summary of the resolution and ordinance.

ENCLOSURES
• Exhibit A - Negative Declaration and Initial Study
• Exhibit B - General Plan Amendment
• Exhibit C - Rezoning
• Exhibit D - Project Plans
• Exhibit E - Findings Conditions of Approval
• Informational 1 - Market Assessment and Economic Benefits Analysis for Change of Use at 43800 Osgood
• Informational 2 - Draft Ordinance
• Informational 3 - Draft Resolution

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Attachment: PLN2025-00100 Informational 2 - PC Staff Report (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Sterling Osgood Road General Plan Amendment
and Rezoning
(PLN2025-00100)
City Council
June 9, 2026

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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
• Project Background and
Introduction
• Rezoning and GPA
• Design Review
• Economic Benefits
Tonight’s Presentation
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Background and Introduction
• 11.21-acre site
• Currently an unoccupied building,
formerly an electronics retailer
• Prior zoning was Industrial. Has
been zoned Regional Commercial
since 2015
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Rezoning & General Plan Amendment
• GPA from Regional
Commercial to Tech
Industrial
• Rezoning from
C-R to I-T
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Discretionary Design Review
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Economic Analysis & Fiscal Benefits
6 Study Focus Areas:

1. Regional commercial project

2. Speculative industrial project

3. Economic and fiscal benefits of proposed project
Results:
• Surrounding area already well served by existing regional retail • Site unlikely to attract a new regional shopping center • Site is surrounded by existing industrial spaces, not supportive or complementary retail spaces
• Demand for industrial in Fremont very strong
• Rise of e-commerce reducing the square feet retail spaces require

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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Economic Analysis & Fiscal Benefits
• 150 to 333 full-time jobs including significant “middle-income” jobs • City would receive ~$124K to 132K in recurring general fund revenue:
– $1.3M to 1.4M over 10-years in current dollars (FUSD would receive $1.1M over same period)
• $66,000 in one-time impact fees
• Traffic signal and sidewalk improvements
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Recommendation
Planning Commission recommended to the City Council the following:
• Adoption of a Negative Declaration, prepared and circulated in accordance with CEQA guidelines
• Adoption of a Resolution to amend the General Plan land use designation of the property from Regional Commercial to Tech Industrial
• Adoption of an Ordinance to rezone the subject property from Regional Commercial (C-R) to Tech Industrial (I-T)
• Approval of a Discretionary Design Review Permit
• Approval of the removal of 47 City-protected trees
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) City Council Public Hearing
Thank You
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Attachment: PLN2025-00100 Osgood Rd GPA Power Point (5745 : Sterling Osgood GPA & Rezoning) Fremont City Council Meeting: 06/09/26 07:00 PM
3300 Capitol Avenue Div/Dept: Human Resources
Fremont, CA 94538 Category: Labor Relations

SCHEDULED
Sponsors:

COUNCIL STAFF REPORT (ID # 5743) DOC ID: 5743
Updated: 6/5/2026 10:50 AM by Alberto Quintanilla Page 1 Amendment to CalPERS Contract – Resolution of Intent and Introduction of an Ordinance to Amend the City's Contract with the California Public Employees' Retirement System to Adjust Employee Cost-Sharing for Safety New Members under the Public Employees’ Pension Reform Act of 2013
Contact Persons:

Name: Tina Gallegos
Title: Human Resources Director
Div/Dept: Human Resources Human Resources
Phone: 510-494-4652
E-Mail: [email protected]

Executive Summary: Staff is requesting the City Council approve an amendment to the City’s contract with the California Public Employees’ Retirement System (CalPERS) to modify employee retirement cost sharing provisions for employees in safety positions and classified as “New Members” under the Public Employees’ Pension Reform Act of 2013 (PEPRA). This includes members of the Fremont Association of Management Employees (FAME), Fremont Police Association (FPA), Fremont Police Management Association (FPMA), Fremont Professional Firefighters, International Association of Fire Fighters, Local 1689 (IAFF), and Battalion Chiefs, International Association of Fire Fighters, Local 1689 (IAFF-BC).

The proposed amendment to the City’s CalPERS contract is needed to comply with the cost-sharing terms that were negotiated and agreed to by the City and the affected employee bargaining groups in 2013 and further amended in 2019. The intent of the 2013 agreements and 2019 amendments was for Safety New Members to make an additional cost- sharing contribution, above the statutorily required minimum, for a total employee retirement contribution of 12%.

To comply with CalPERS’ requirements, the City Council must adopt a Resolution of Intention to Approve an Amendment to Contract and introduce an Ordinance Authorizing an Amendment to contract. The City Council will consider adoption of the final Ordinance Authorizing an Amendment to contract at its meeting of July 14, 2026.

Background: Government Code section 20516 authorizes contracting agencies and employees to agree to employee retirement cost sharing provisions through amendments to a CalPERS contract.

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Council Staff Report (ID # 5743) Meeting of June 9, 2026 Updated: 6/5/2026 10:50 AM by Alberto Quintanilla Page 2

In 2013, the City and its safety bargaining groups agreed that both Classic and New Members would contribute a total employee retirement contribution amount of 12%, consisting of the statutory employee contribution required by law and an additional employee cost share.

In 2019, the City amended its CalPERS contract to memorialize this additional employee contribution of 0.75% for Safety New Members effective June 15, 2014. At that time, the required 50% of normal cost contribution under PEPRA equaled 11.25%, resulting in a combined employee contribution of 12%.

Effective July 1, 2025, CalPERS increased the required 50% of normal cost contribution for Safety New Members from 11.25% to 11.75%. Combined with the existing 0.75% additional contribution, the total employee contributions increased to 12.5%. (Beyond the agreed upon amounts in the Safety labor union MOUs).

Discussion/Analysis: The City and the affected Safety bargaining groups have confirmed that the original intent of the 2013 agreement on this matter was to cap the Safety New Members contribution at a combined total 12%.

The City and its safety bargaining groups have entered side letter agreements to clarify the parties’ intent and reduce the additional employee cost share from 0.75% to 0.25% for Safety New Members.

To formalize and preserve the agreed-upon employee retirement contribution level for Safety New Members, the City must amend its contract with CalPERS. Under the proposed amendment:

• Safety New Members will continue contributing 50% of normal cost as required by PEPRA and Government Code section 7522.30 (currently

11.75%); and
• The additional employee contribution under Government Code section 20516 will be reduced to 0.25%, effective as soon as
administratively feasible.

The proposed amendment will restore the total employee contribution rate for Safety New Members to 12%, consistent with the parties’ longstanding agreement.

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Council Staff Report (ID # 5743) Meeting of June 9, 2026 Updated: 6/5/2026 10:50 AM by Alberto Quintanilla Page 3 The City and the Safety bargaining units acknowledge that the statutory required contribution for New Members could exceed 12%. In the future, as the requirement contribution fluctuates, the City will adjust the additional contribution so that the total Safety New Member contribution will be the greater of:

1. The PEPRA minimum contribution required by law; or

2. 12%.

The City will adjust the additional employee contribution accordingly to remain compliant with applicable law.

As part of the CalPERS contract amendment process, the City Council must adopt a Resolution of Intention to Approve an Amendment to Contract and introduce an Ordinance Authorizing an Amendment to Contract.

Fiscal Impact: The proposed actions are intended to implement and maintain the agreed-upon employee retirement contribution level for Safety New Members and are not expected to create a significant fiscal impact on the City beyond existing retirement contribution obligations. Payroll deductions and CalPERS reporting procedures will be updated upon implementation of the amendment to the City’s contract with CalPERS.

Environmental Review: This action is not a project as defined by Pub. Res.

Code Section 21065 and California Environmental Quality Act (CEQA) Guidelines Section 15378(b)(2), as an administrative, fiscal, personnel and policy action. The action is further exempt under CEQA Guidelines Section 15378(b)(4), as the creation of a government funding mechanism or other government fiscal activity that does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment.

ATTACHMENTS:
• Amendment Resolution of Intention Letter
• ORDINANCE CalPERS Contract Amendment 2026
• Amendment to Contract Draft, 2026 - Exhibit A

Recommendation: Staff recommend that the City Council:

1. Adopt a Resolution of Intention stating its intent to amend the City’s contract with CalPERS to reduce the additional employee cost share

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Council Staff Report (ID # 5743) Meeting of June 9, 2026 Updated: 6/5/2026 10:50 AM by Alberto Quintanilla Page 4 contribution for Safety New Members from 0.75% to 0.25%, effective as soon as administratively feasible.

2. Introduce an Ordinance authorizing an amendment to the City’s contract with CalPERS.

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Attachment: Amendment Resolution of Intention Letter (5743 : Amendment to CalPERS Contract)

Ordinance No. XX- 2026 Page 1 of 2 DRAFT
ORDINANCE NO. XX-2026

AN ORDINANCE OF THE CITY OF FREMONT AUTHORIZING

AN AMENDMENT TO THE CONTRACT BETWEEN THE CITY

OF FREMONT AND THE BOARD OF ADMINISTRATION OF THE
PULBIC EMPLOYEES’ RETIREMENT SYSTEM
WHEREAS, the City of Fremont (“City”) entered into a contract with the California Public Employees’ Retirement System (“CalPERS”) in 1958 and numerous amendments since that date; and
WHEREAS, the City and its bargaining units that represent employees in Safety positions (Police and Fire) have agreed that Safety employees classified as “New Members” under the Public Employees’ Pension Reform Act of 2013 (“PEPRA”) will contribute a total combined maximum of 12% towards employee retirement costs, consisting of the required statutory employee contribution and an additional employee cost share; and WHEREAS, effective July 1, 2025, CalPERS increased the required employee contribution for Safety New Members, which has resulted in the City’s Safety New Members contributing a total of 12.5% towards employee retirement costs; and

WHEREAS, to implement and maintain the negotiated cost-sharing terms for Safety New Members, an amendment to the City’s contract with CalPERS contract is required.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FREMONT DOES ORDAIN AS FOLLOWS:

SECTION 1. APPROVAL OF CALPERS CONTRACT AMENDEMENT
The City Council of the City of Fremont hereby authorizes entering into the Amendment to Contract with the CalPERS’ Board of Administration, which is attached and incorporated hereto as Exhibit A (“Amendment”).

SECTION 2. DELEGATION OF AUTHORITY
The City Manager, or designee, is hereby authorized, empowered, and directed to execute the Amendment for and on behalf of the City.

SECTION 3. CEQA EXEMPTION
The City Council finds, under Title 14 of the California Code of Regulations, Section 15061(b)(3) and 15378, that this ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) in that it is not a project which has the potential for causing a significant effect on the environment and is a governmental activity that will not result in direct or indirect physical changes in the environment.

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Attachment: ORDINANCE CalPERS Contract Amendment 2026 (5743 : Amendment to CalPERS Contract)

Ordinance No. XX- 2026 Page 2 of 2

SECTION 4. EFFECTIVE DATE
This Ordinance shall take effect and will be enforced thirty (30) days after its adoption.

SECTION 5. PUBLICATION AND POSTING
The City Clerk has prepared and published at least five days before the date of adoption a summary of this ordinance once in a newspaper of general circulation printed and published in Alameda County and circulated in the City of Fremont. A certified copy of the full text of the ordinance was posted in the office of the City Clerk since at least five days before this date of adoption. Within 15 days after adoption of this ordinance, the City Clerk shall cause the summary to be published again with the names of those City Council members voting for and against the ordinance and shall post in the office of the City Clerk a certified copy of the full text of this adopted ordinance with the names of those City Council members voting for and against the ordinance.
* * *
The foregoing ordinance was introduced before the City Council of the City of Fremont at the regular meeting of the City Council, held on the __ day of _____, 2026, and adopted at a regular meeting of the City Council held on the day of _______by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

_________________________________
Mayor
ATTEST:
__________________________________
City Clerk
APPROVED AS TO FORM:
_________________________________
City Attorney

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Attachment: ORDINANCE CalPERS Contract Amendment 2026 (5743 : Amendment to CalPERS Contract)

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Attachment: Amendment to Contract Draft, 2026 - Exhibit A (5743 : Amendment to CalPERS Contract)

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Attachment: Amendment to Contract Draft, 2026 - Exhibit A (5743 : Amendment to CalPERS Contract)

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Attachment: Amendment to Contract Draft, 2026 - Exhibit A (5743 : Amendment to CalPERS Contract)

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Attachment: Amendment to Contract Draft, 2026 - Exhibit A (5743 : Amendment to CalPERS Contract)

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Attachment: Amendment to Contract Draft, 2026 - Exhibit A (5743 : Amendment to CalPERS Contract)

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Attachment: Amendment to Contract Draft, 2026 - Exhibit A (5743 : Amendment to CalPERS Contract)

Fremont City CouncilJune 9, 2026

Fremont City Council
June 9, 2026