Agenda packet, regular meeting — Union City City Council, July 12, 2022 (part 2 of 3)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UNION CITY, CALIFORNIA

CONDUCT A PUBLIC HEARING, CONFIRM THE ASSESSMENT AND ORDER THE LEVY FOR THE LANDSCAPE AND LIGHTING MAINTENANCE DISTRICT NO. 3 FOR FISCAL YEAR 2022/23
The City Council (the “Council”) of the City of Union City (the “City”) does resolve as follows:

WHEREAS, the Council previously completed its proceedings in accordance with and pursuant to the Landscape and Lighting Act of 1972, Part 2, Division 15 of the California Streets and Highways Code (commencing with Section 22500) (the “Act”) to establish the City’s Landscape and Lighting Maintenance District No. 3 (the “District”); and
WHEREAS, the City has retained NBS for the purpose of assisting with the annual levy of the District, and to prepare and file an Annual Report; and WHEREAS, the City has, by previous resolution, declared its intention to hold a Public Hearing concerning the levy and collection of assessments within the District; and WHEREAS, a Public Hearing has been held and concluded and notice thereof was duly given in accordance with Section 22626 of the Act; and
WHEREAS, at the time and place specified in the Resolution of Intention the City conducted such hearing and considered all objections to the assessment.

NOW, THEREFORE BE IT RESOLVED, DETERMINED, AND ORDERED BY THE COUNCIL, AS FOLLOWS:

1. Confirmation of Assessment and Diagram: The Council hereby confirms the assessment and the diagram as is described in full detail in the Annual Report on file with the Clerk.

2. Levy of Assessment: Pursuant to Section 22631 of the Act, the adoption of this resolution shall constitute the levy of an assessment for the fiscal year commencing July 1, 2022 and ending June 30, 2023.

3. Ordering of the Levy: The Council hereby orders City Staff with the assistance of NBS to prepare and submit the levy of assessments to Alameda County for placement on the Fiscal Year 2022/23 secured property tax roll.

4. Appropriate Annual Levy: The Council hereby appropriates the 511 Zone and Brookstone assessments into the Public Works Grounds Maintenance Programs.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on July 12, 2022 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

City Council/RSA Agenda 632 Tuesday, July 12, 2022
APPROVED:
________________________________
Carol Dutra-Vernaci
Mayor
ATTESTED: APPROVED AS TO FORM:
__________________________________ ________________________________ Anna M. Brown Kristopher J. Kokotaylo
City Clerk Deputy City Attorney
City Council/RSA Agenda 633 Tuesday, July 12, 2022
Conduct a Public Hearing, Confirm the
Assessment and Order the Levy for the
Landscape and Lighting Maintenance District
No. 3 (LLAD No. 3) for Fiscal Year 2022/23
Farooq M. Azim, City Engineer
Pursuant to the Item 6.a
Landscape & Lighting Act of 1972 and July 12, 2022
Proposition 218 (Right to Vote Taxes Act) City Council/RSA Agenda 634 Tuesday, July 12, 2022

HISTORY
City Council/RSA Agenda 635 Tuesday, July 12, 2022
History 3
• 1988 – 1
st City-Wide Landscape & Lighting
Assessment District was formed (LLAD No. 1)
• 1996 - California Proposition 218 Passed
• 1997 - City modified operations to comply with
Proposition 218 (LLAD No. 2):
✓Eliminated the use of LLAD funds for park
maintenance
✓Shifted the park maintenance to General Fund
City Council/RSA Agenda 636 Tuesday, July 12, 2022
History 4
• 2005 - Restructuring of District (LLAD No. 3)
✓ Included the city-wide regional benefit portion of
the park maintenance
✓ No change in assessment rates since 1996
• 2022 – No increase in assessment rates is being
proposed as part of the LLAD renewal at this time.

City Council/RSA Agenda 637 Tuesday, July 12, 2022

SERVICES SUPPORTED

BY LLAD
City Council/RSA Agenda 638 Tuesday, July 12, 2022
6 Services
Maintenance Services Provided by LLAD:
✓ Streetlights - by outside contractors
✓ Traffic signals - by outside contractors
✓ Street landscaping – tree pruning contract
✓ Parks (portion)
City Council/RSA Agenda 639 Tuesday, July 12, 2022

DISTRICT BUDGET
City Council/RSA Agenda 640 Tuesday, July 12, 2022
Budget FY 22-23 8
Estimated
2022/23 Budget
Direct Costs
Street Landscape Maintenance $1,314,605.18
Street Tree Maintenance 435,839.00
Traffic Signal and Street Lighting 865,950.89
Debt Service (Build America Bonds) Citywide Street Lights Upgrade 280,976.00 Debt Service (Energy Efficiency) 64,196.00
Park Maintenance Costs 2,575,377.71
Special Project/Graffiti Abatement 74,722.00
511 Zone Maintenance 9,000.00
Brookstone Zone Maintenance 100.00
Subtotal Direct Costs $5,620,766.78
Administration Costs
Public Works/Engineering $27,358.00
City Streets and Grounds 172,958.00
Subtotal Administration Costs $200,316.00
Credits and Adjustments
City Contribution for Local Park Benefit ($1,008,321.29) City Contribution for General Park Benefit (206,607.76) Subtotal Credits and Adjustments ($1,214,929.05)
Total Costs $4,606,153.73
Assessment Charges
Citywide Charges $2,664,693.08
511 Zone Charges (1) 9,000.00
Brookstone Charges (2) 100.00
Rounding -151.14
Total Net Amount to be Assessed $2,673,641.94
Surplus/(Shortfall) ($1,932,511.79)
Total District EDU Count 29,545.3275
Actual Assessment per EDU – Fiscal Year 2022/23 $90.19
Maximum Allowable Assessment per EDU – Fiscal Year 2022/23 $90.19 City Council/RSA Agenda 641 Tuesday, July 12, 2022

FISCAL IMPACT
City Council/RSA Agenda 642 Tuesday, July 12, 2022
Fiscal Impact 10
No change in assessment rate - same level
since 1996-97 fiscal year (25 years):
• Single family residence ---- $90.19 per parcel
• Commercial -------------------- $0.0751 per SF
• Industrial ------------------------ $0.0563 per SF
Copy of Assessment Roll is available for viewing
City Council/RSA Agenda 643 Tuesday, July 12, 2022
11 Fiscal Impact
City has typically used a CPI of about 2% for
annual updates to its Master Fee Schedule:

Applying CPI would have resulted in the following:
• Single family residence ---- $145 (+$55)/year
• Commercial ----------------------- $0.1209 per SF
• Industrial --------------------------- $0.0905 per SF City Council/RSA Agenda 644 Tuesday, July 12, 2022
12 Fiscal Impact
Keeping up with CPI would have resulted in the following:
• Number of EDUs ---- 29,545
• Assessment Amount (Uncaptured)------------------$4,284,025 • Assessment Amount (Current)----------------------- $2,673,642 • Additional Assessment (Not Collected) -----------$1,610,383 • Cost of providing services ---------------------------- $4,606,153 • Assessment Amount (Current)----------------------- $2,673,642 • Current Shortfall Amount ------------------------------ $1,932,511 (Supplemented by General funds)
The deficit should be expected to continue to grow unless measures are taken to address this structural deficit issue.

City Council/RSA Agenda 645 Tuesday, July 12, 2022
13 Increases in City Maintenance Demand Since
1996-97:
- No. of Residents ~ 67K (Currently ~ 73K)
- No. of Parks – 23 (Currently = 34)
- No. of Traffic Signals – 38 (Currently = 61)
- No. of Street Lights ~3,166 (Currently ~4,190)
- No. of Street Trees ~ 29,000 (Currently ~ 35,000)
- No. of Bio-treatment areas – 0 (Currently ~100)
- No. of Perv. Pavement – 0 (Currently ~27k sf)
- No. of Trash Capture Devices – 0 (currently 500)
Fiscal Impact
City Council/RSA Agenda 646 Tuesday, July 12, 2022
14 Fiscal Impact
Additional information to consider when evaluating increasing the assessment amount in the future, which will require voter approval:
• Home prices in Union City have continued to go up.
• The increase has been the greatest in the last few years. • Zillow: the typical value of a home in Union City stands at $1.4M. • The typical house was probably less than $300,000 in 1996-97. • The net worth of a typical homeowner has gone up who may be open to the idea of paying an additional $55/year.
• Most residents realize that costs have gone up and a better maintained City will result in still higher property values.
• City only gets about 18% of the property taxes paid by homeowners. • Inflation should be factored in any future rate increase.

City Council/RSA Agenda 647 Tuesday, July 12, 2022

RECOMMENDATION
City Council/RSA Agenda 648 Tuesday, July 12, 2022
Recommendation 16
It is recommended the City Council conduct the Public
Hearing pursuant to the Lighting & Landscape Act of
1972. Following the Public Hearing, adopt a resolution
to:

1. Confirm Assessments as described in the
Engineer’s Report

2. Levy Assessments for FY 2022-23

3. Order Staff to Submit Assessments to Alameda
County for Placement on Property Tax Roll
City Council/RSA Agenda 649 Tuesday, July 12, 2022
Agenda Item
DATE: 7/12/2022
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: Carmela Campbell, Economic and Community Development Director SUBJECT: CONDUCT A PUBLIC HEARING AND ADOPT A RESOLUTION APPROVING SITE DEVELOPMENT REVIEW (SD-12-002) FOR THE DEVELOPMENT OF TWO 5-STORY BUILDINGS CONTAINING 123 AFFORDABLE RENTAL HOUSING UNITS ON PLANNING AREA3 LOCATED AT 33945 7TH STREET (APN 097-0021-013-1 AND 087- 0021-013-2 (PORTION))
Staff recommends that the City Council conduct a public hearing and adopt the attached Resolution (Attachment 1) approving Site Development Review (SD-21-002) for the development of two 5-story buildings containing 123 affordable rental housing units on Planning Area 3 located at 33945 7 th Street within the Station East Mixed Use Residential Development (APN 087-0021-013-1 and 087-0021-013-2 (portion) and within the Station East Mixed Use Residential (SEMU-R) zoning district.

The Planning Commission recommended approval of this application with modified findings and conditions (as recommended in the Desk Item) to the City Council at its June 16, 2022 meeting on a 4-0 vote. Attached to this staff report are the Planning Commission Staff Report (Attachment 2) which includes the Project Narrative and Solid Waste Management Plan, Planning Commission Desk Item (Attachment 3), Draft Planning Commission Meeting Minutes (Attachment 4), and Draft Planning Commission Resolution (Attachment 5).

STRATEGIC PLAN ALIGNMENT
This agenda item is in alignment with the following:

Goal C. Economic, Community Development and Public Safety Strategy 5: Promote housing development for all income levels in the community.

Strategy 8: Prioritize and expedite major land use development applications.

BACKGROUND
Station East Residential Mixed Use Project
This site is part of the larger Station East Residential Mixed Use (“Station East”) project that was approved in June 2021.

That approval consisted of several components and provided the framework for development of a 25-acre area generally bounded by Decoto Road to the north, 7
th Street to the east, the Union Pacific Niles Subdivision railroad line to the west and Bradford Way to the south. The Station East project broke the site into 11 Planning Areas, which accommodate a variety of multi-family housing types (i.e., townhomes, apartments with ground floor commercial, and for-sale condominiums.

The Station East project included the following approvals. You can view the approved resolutions and ordinances as well City Council/RSA Agenda 650 Tuesday, July 12, 2022
The Station East project included the following approvals. You can view the approved resolutions and ordinances as well as other project documents on the project webpage located at https://www.unioncity.org/462/Station-East-Residential.

General Plan Amendment (CC Resolution No. 5775-21). Updated to address consistency with the Specific Plan updates referenced below and further clarified the vision for the Station East area identified in the 2040 General Plan (approved in December 2019).

Decoto Industrial Park Study Area (DIPSA) Specific Plan Amendment (CC Resolution No. 5776- 21). Updated to include goals polices and design standards for the project site. To provide for consistency, these amendments are included as an Appendix to the Station District Specific Plan, which was recently released for public review and is anticipated to be brought back to the decision makers for finalapproval in the Fall.

Zoning Amendments. The zoning designation of Station East Mixed Use Residential (SEMU-R) was created (Ordinance No. 884-21) and applied to the subject property (Ordinance No. 885-21).

Development Agreement (Ordinance No. 886-21). The Development Agreement provides a vested right to develop the property according to the project approvals including obligations for the Developer to provide specified benefits to the City.

As part of that agreement and consistent with the City affordable housing requirements, the developer is consolidating all of the required affordable housing for the Station East project into one development, which is the subject of this application. This approach allows for deeper levels of affordability through development of rental units and also allows for the provision of services to support residents as the project will be developed and managed by an established affordable housing provider.

Section 2.4.2 of the Development Agreement requires that no building permits be issued for construction in any Planning Area of the Project unless and until all applicable onsite and offsite improvements necessary to serve that Planning Area are completed or the completion has been secured by execution of a Subdivision Improvement Agreement and a bond or other form of security.

Tentative Tract Map 8251 (Resolution No. 5777-21). The Tentative Tract Map will divide the property into parcels that can be developed in phases with different product types. The Planning Areas with for-sale units will also be further subdivided into condominiums. The Tentative Tract Map also includes proposed dedications of land to the City for public purposes such as streets and parks, as wellas easements for various purposes.

The Final Map and improvement plans for the public improvements including streets, utilities, and parks have begun the plan check process. As noted above, the Development Agreement precludes issuance of any building permits until the subdivision improvements are completed or secured. The applicant for the subdivision, Integral Communities, has indicated they intend to process the Site Development applications for the various Planning Areas so that building permits can be secured when the subdivision improvements are constructed and the building sites are ready for development.

Tentative Map Condition No. 6 requires a Master Homeowners Association (MHOA) comprising representatives of each Planning Area that will address common requirements such as maintenance responsibilities for stormwater treatment measures, landscaping in the public right-of-way, required disclosures, and other provisions required by the Development Agreement.

Project Proposal
The proposed project includes development of 123 affordable apartments on the site designated Planning Area (PA) 3 on the Station East Tentative Map with frontage on 7
th Street and the new street currently labeled “K” Street. (K Street will be renamed on the Final Map.) The apartment development will be owned and operated by an affiliate of USA Properties Fund.

USA Properties Fund ("USA"), a for-profit California corporation, is a privately owned real estate development organization specializing in the creation of affordable and market rate family and senior apartment communities. Founded in 1981 and headquartered in Roseville, California, USA provides a full range of capabilities for community development, including financing, development, construction services and property management. Since its inception in 1981, USA has developed and/or rehabilitated over 12,000 units of affordable housing in 90+ communities throughout California. Within Alameda County, they have developed 303 affordable units. USA developed and currently owns and manages Vintage Court Seniors in the Union City which is located at the intersection of Perry Road and Decoto Road. USA also recently partnered with Integral Communities to successfully develop Newark Station located in the city of Newark.

Indoor community amenities include a lobby, management office, mail room, laundry facilities, a bicycle storage room, pet washroom, community room and fitness room. Outdoor amenities include an outdoor podium area containing a flexible open lawn area, seating, and BBQ area with access from the community and fitness rooms. An at-grade courtyard includes a lawn area, seating, and a children’s play feature.

City Council/RSA Agenda 651 Tuesday, July 12, 2022
Table 1:Affordability Levels of Proposed Units
Affordability
Level*
(% of Area
Median
Income)
Unit Breakdown
1 Bedroom 2 Bedroom
# of Units Total Units
Gross
Rent**
(based
on
AMI) # of Units
Gross
Rent**
(based
on
AMI)
30%AMI 11 $803 2 $964 13
50%AMI 29 $1339 4 $1607 33
60%AMI 37 $1607 5 $1929 42
70%AMI 29 $1875 5 $2250 34
Manager's Unit 0 N/A 1 N/A 1
Total 106 17 123
includes a lawn area, seating, and a children’s play feature.

The project plans are included as Exhibit A of Attachment 1.

DISCUSSION
The project site is located within the Station East Mixed Use Residential (SEMU-R) Zoning District. The purpose of the SEMU-R District is to establish a high-density residential and commercial district which allows for multifamily residential uses and mixed use residential uses that includes ground floor commercial uses along the site’s major thoroughfares. The project as proposed complies with or exceeds, the relevant development standards of the SEMU-R District. For a detailed overview of the project’s compliance with applicable requirements, see the attached Planning Commission Staff Report (Attachment 2).

Af ordable Housing Requirements
The applicant is complying with Chapter 18.33, Af ordable Housing, of the Municipal Code and the Development Agreement by providing one hundred percent (100%) of the total units, except for the manager’s unit, as affordable rental units. The Development Agreement provides that the 15 percent affordable housing units required for the Station East Mixed Use Residential project will be met with a combination of the 123 units in PA 3 and additional affordable units in PA 1. The units will be restricted for a minimum of fifty-five (55) years. Table 1 identifies the proposed income levels of the affordable units as wellas the maximum allowed rents. * Minor modifications to the af ordability mix may be made if there are changes to funding program requirements. **Gross rents reflect the 2022 Maximum Rent Limits in Alameda County for 20% to 80% of Area Median Income (AMI). Maximum limits are updated annually by the U.S. Department of Housing and Urban Development (HUD) and change every year. Minor adjustments in the bedroom mix and affordability levels are proposed compared to those anticipated in the Development Agreement in order to maximize the potential scoring for tax credits. These minor changes are shown in Table 2.

Table 2:Affordability Levels of Proposed Units Compared to Development Agreement Development Agreement Current Proposal
City Council/RSA Agenda 652 Tuesday, July 12, 2022
Development Agreement Current Proposal
1 bedroom
2 bedroom
Total
Units
1 bedroom
2 bedroom
Total
Units
30%AMI 12 1 13 11 2 13
50%AMI 29 4 33 29 4 33
60%AMI 37 5 42 37 5 42
70%AMI 30 4 34 29 5 34
Manager's Unit 0 1 1 0 1 1
Total 108 15 123 106 17 123
California’s Density Bonus Law (California Government Code Sections 65915-65918) affords residential projects that propose affordable or certain types of special needs housing certain tools to reduce development costs. The intent behind the legislation is to encourage the development of affordable housing by making it more economically feasible through increasing the allowed density of a site, allowing up to four exceptions from applicable standards (referred to as concessions or incentives), providing an opportunity to request additional waivers or reductions of development standards, and reducing parking requirements. See below how the project is utilizing provisions from Density Bonus law.

Increased Density. For housing projects that are 100 percent affordable to lower income households (exclusive of the manager’s unit) and within one-half mile of a major transit stop (Decoto Road / 7 th Street), the local jurisdiction may not
impose any maximum controls on density (Government Code Section 65915(f)(3)(D)). The project is utilizing this provision to increase the density of the project from the maximum 100 dwelling units per acre to 128 dwelling units per acre.

Reduced Parking. The project is entitled to utilize the provision of Density Bonus Law that precludes the City from imposing any parking requirement on projects that include 100 percent of the units (exclusive of the manager’s unit) for lower income households and are located within one-half mile of a major transit stop (Decoto Road / 7 th Street)
(Government Code Section 65915(p)(3)). See additional discussion of parking below.

Concessions/Waivers. Changes to the law that became effective January 1, 2020 authorize up to four concessions/waivers for projects with one hundred percent of the total units (exclusive of a manager’s unit) to be for lower income households. No concessions or waivers are proposed.

Architecture
The buildings are designed with a contemporary or “Modern” vocabulary in keeping with the design policies contained in the Station East Residential / Mixed Use Project Specific Plan Amendment. These design policies are intended to build upon the successful designs of Union Flats Apartments and Station Center Apartments.

Pedestrian bridges above the entry link the two buildings at each floor. The entry area utilizes transparent fencing and steel picket railings to provide views into the interior courtyard (see the rendering on Sheet G022).

The buildings utilize a variety of materials, colors, shapes, and angled undulations in the upper levels of the façade to provide visual interest (see the renderings for the buildings on Sheets G010 - G014). The building forms, architecture, and materials are similar to Union Flats, including a mix of stucco, vertical cladding, and features such as sunshades and decorative patio railings for additional interest.

Circulation and Parking
Vehicular Access. A subterranean garage is provided for resident use only. Vehicular access to the garage would be provided via a driveway from K Street at the end of the site farthest from 7 th Street. The driveway slopes and curves to
the basement level between two retaining walls topped by guardrails (see Sheet L4). The driveway levels out at the top to provide adequate sight distance for vehicles exiting and entering (see section on Sheet A300). In response to staff input, the driveway has been widened to 23 feet as it curves and a driveway apron of 40 feet at K Street is proposed to provide sufficient space for vehicles to maneuver through the curve.

Parking. As mentioned above, the City is precluded from imposing parking requirements pursuant to Density Bonus Law because the project is 100% affordable to lower income households and within one-half mile of a major transit stop. The project includes 68 parking spaces located in the subterranean parking garage. The SEMU-R regulations in Chapter 18.37 include a minimum parking standard for affordable housing of a minimum of 0.5 spaces per bedroom if less than ½ mile from a major transit stop. This results in a parking requirement of 70 stalls for the 106 one-bedroom units and 17 twobedroom units. The garage will be accessible only to residents. Visitor parking will occur on the public streets. The parking configuration includes 42 regular parking stalls, 4 ADA stalls, and 22 tandem stalls accessed with a “parking pallet” system (see Sheet A100). The use of a mechanical parking pallet system (see Sheet G022) is proposed to make each parking space independently accessible rather than having tandem stalls assigned as a pair to one dwelling unit. The parking pallet system proposed does not include stacking but moves the cars horizontally to allow access to the cars parked behind. This makes all the stalls independently accessible rather than having some function as tandem stalls. The use of mechanical parking systems was encouraged in the Specific Plan Amendment (p. 4-30) to save space and improve development feasibility.

City Council/RSA Agenda 653 Tuesday, July 12, 2022
development feasibility.

Flex Zone. A “flex zone”, measuring 66 feet in length, is provided on K Street at the entry plaza as required by Specific Plan Amendment Policy P-M-16 and the Tentative Map to provide a loading area for paratransit vans, rideshare, deliveries and passenger loading.

Bicycle Parking. A bicycle storage room is proposed on the first floor with racks providing parking for 92 bicycles (see Sheets G023 and A110). Condition No. 23 is included requiring an outdoor bicycle rack for at least five bicycles near the entry plaza.

Transportation Demand Management (TDM) Plan. A detailed TDM Plan will be developed for the site. The TDM Plan will complement the Station East Mixed Use Residential TDM Plan required prior to recordation of the Final Map.

Representatives for the project have provided feedback that they are looking into providing transit passes for the residents. The existing bus stop on the site’s 7
th Street frontage providing service to UC Transit Route 4 will be upgraded with a shelter and site furniture as part of the subdivision improvements. In addition, the bus stops at 7 th Street and
Decoto Road willalso be upgraded, providing service to Routes 99, 232, 801, and 4.

Pedestrian Access. Accessible pedestrian paths on the public street frontage are provided via the public sidewalks connecting to a ramp varying approximately 10-17 feet wide leading to the entry gate. A podium level pedestrian pathway will also be accessible to residents via K Street to provide access to the community bicycle storage room and pet washroom. A pedestrian gate for resident use that also serves as a fire access path is also provided from the interior courtyard to 7
th Street. Pedestrian access is also provided throughout the interior courtyard.

Landscaping & Outdoor Amenities
A Conceptual Landscape Plan is included illustrating the various planting areas as well as outdoor amenity areas (see Sheets L1 and L2). Outdoor amenities include an outdoor community patio (adjoining the indoor Community Room), BBQ and bar seating area, outdoor fitness station, outdoor seating, and a sculpturalchildren’s play feature.

The Conceptual Planting Plan and Planting Palette (Sheets L6 and L7) includes a variety of trees, including street trees, shrubs and ground cover throughout the site and along the project frontages. The Conceptual Planting Plan shows that most of the materials proposed are very low or low water users. The final planting and irrigation plans will be subject to review by the City’s Consulting Landscape Architect.

Solid Waste and Recycling Management
A Solid Waste Management Plan (Included in Attachment 2) has been submitted describing the facilities and process for collecting garbage, recycling and organic waste. The project will have a “vestibule” room on each level with chutes that collect waste into a trash room in the garage. Chutes will be provided for garbage and recycling with “Slim Jim” containers provided for organics, to be collected by building maintenance staff. Due to the configuration of the parcel, the trash room is at the end of the garage near the driveway. City staff expressed concern regarding the location on one end of the building (versus being more centrally located). Although not ideal in terms of the distance from the farthest units, moving or adding another trash room would have resulted in loss of units and parking. The loss of units would have adversely impacted the ability to secure tax credit financing.

Planning Commission Meeting
The public hearing for the project was held on June 16, 2022. The Commission considered feedback from staff, the applicant, and members of the public. For a detailed overview of the Planning Commission discussion, see the attached draft Meeting Minutes labeled Attachment 4. The discussion included how the applicant will manage the parking and some of the architectural details. There was also discussion and questions from the Commissioners regarding the large number of one-bedroom units proposed, and whether that would potentially impact long-term residency. Staff responded that the number of one-bedroom units included with PA 3 was consistent with the applicable housing provisions in the Development Agreement for the Station East project.

The Desk Item dated June 16, 2022 (Attachment 3) includes responses to questions from Commissioner Lew and a letter of support from YIMBY Law.

After consideration of the application materials, and testimony from staff, the applicant, and the public, the Commission voted 4-0 to adopt Resolution No. 08-22, with modified findings and conditions per the Desk Item, recommending the City Counciladopt a resolution approving the project application.

FISCAL IMPACT
There is no impact to the General Fund. All new development, including this project, will result in additional revenue to the City through payment of permit fees and development impact fees. The development impact fees the project is required to pay are outlined in Exhibit E to the Development Agreement for the Station East Project, including fee type and amount as City Council/RSA Agenda 654 Tuesday, July 12, 2022
pay are outlined in Exhibit E to the Development Agreement for the Station East Project, including fee type and amount as wellas schedule of payment. In addition, the Development Agreement includes provisions to off-set increased costs to the City through the use of a Community Facilities District. The proposed affordable housing project will be exempt from property tax pursuant to State law.

RECOMMENDATION
Consistent with the Planning Commission recommendation, staff recommends that the City Council hold a public hearing and adopt the attached Resolution (Attachment 1) approving Site Development Review (SD-21-002) for the development of two 5-story buildings containing 123 affordable rental housing units on PA 3 located at 33945 7 th Street (APN 087-
0021-013-1 and 087-0021-013-2 (portion)) within the SEMU-R zoning district.

Prepared by:

Leslie Carmichael, Contract Planner
Submitted by:

Carmela Campbell, Economic and Community Development Director ATTACHMENTS:

Description Type
Attachment 1-Draft City Council Resolution Approving Site Development Review(SD-21-002)
Resolution
Exhibit A - PA 3 Project Plans (SD-21-002) Exhibit
Attachment 2 - PCStaff Report Dated 061622 Attachment
Attachment 3- PCDesk Itemdated 061622 Attachment
Attachment 4 - Draft PCMeeting Minutes for 061622 Meeting Attachment Attachment 5 - Draft PCResolution for SD-21-002 Attachment Power Point Attachment
City Council/RSA Agenda 655 Tuesday, July 12, 2022
RESOLUTION NO. XXXX-22

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UNION CITY APPROVING SITE DEVELOPMENT REVIEW (SD-21-002) FOR PLANNING AREA 3 LOCATED AT 33945 7
TH STREET (APNs: 087-0021-013-01, 087-0021-
013-02 (PORTION))
WHEREAS, USA Properties Fund, as applicant on behalf of the Station East Owner LLC / Williams Brothers, a Partnership, has submitted applications for Site Development Review for Planning Area (PA) 3 consisting of 123 affordable rental units within the Station East Residential Mixed-Use project; and
WHEREAS, the project site consists of 0.96 acres located at 33945 7th Street (APNs: 087- 0021-013-01, 087-0021-013-02 (portion)); and
WHEREAS, the project site has a General Plan designation of Station East Mixed Use and a Zoning designation of SEMU-R (Station East Mixed Use Residential); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (SCH# 2020039032) was prepared and certified for the project on June 8, 2021 by City Council Resolution No. 5774- 21, which determined the project would not result in any significant impacts with the incorporation of mitigation measures; and
WHEREAS, the subject property is part of the larger Station East Mixed Use Residential Project subject to City Council approvals granted in June 2021 including General Plan Amendment (AG-20-001), Specific Plan Amendment (SP-20-001), Zoning Text Amendment (AT-20-002), Zoning Map Amendment (A-20-001), Development Agreement (DA-20-001), and Tentative Map (TTM-20-001) for the Station East Mixed Use Residential Project consisting of up to 974 dwelling units and 30,800 sq. ft. retail; and
WHEREAS, pursuant to Section 18.76.050 of the Union City Municipal Code, the Planning Commission held a duly noticed public hearing on the proposed Site Development Review (SD-21-002) on June 16, 2022, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the staff report dated June 16, 2022, and all written and oral testimony; and
WHEREAS, on June 16, 2022 the Planning Commission recommended approval of the proposed Site Development Review (SD-21-002) by a 4-0 vote by adoption of Planning Commission Resolution No. 08-22; and
WHEREAS, the project plans are labeled Exhibit A attached hereto and made a part hereof.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Union City does hereby find as follows:

1. That the foregoing recitals are true and correct and made a part of this resolution; and CEQA
City Council/RSA Agenda 656 Tuesday, July 12, 2022
Resolution No. XXXX -22
SD-21-002 - PA 3/Station East Residential

Page 2 ends

2. That the City of Union City has determined that the proposed project falls within the scope of the project previously evaluated in the Station East Residential / Mixed Use Project EIR (SCH: 2020039032) prepared and certified for the project because only minor architectural changes have occurred with the project, including the reduction in height from 68’ to 59’9”.

The proposed revisions to the project would not cause any new significant environmental impacts or substantially increase the severity of significant environmental impacts previously evaluated in the EIR.

3. No new information of substantial importance that was not known at the time the EIR was certified has been identified that demonstrates that the project would have one or more significant impacts not discussed in the EIR, or that previously identified significant impacts would be substantially more severe. No new project-related mitigation measures have been identified that would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt. Similarly, no mitigation measure previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt. The mitigation measures adopted by the City Council on June 8, 2021 as part of the Mitigation Monitoring and Reporting Program have been included in the conditions of approval.

Site Development Review

4. That approval of the Site Development Review application is consistent with the General Plan and any applicable specific plans because the project is consistent with the General Plan designation of Station East Mixed Use, and applicable General Plan policies.

Specifically, the project is consistent with the goal to create an urban mixed-use environment that capitalizes on proximity to the BART station where people are encouraged to live, work, shop, and play. The project is also consistent with the applicable policies of the Station East Mixed Use Residential Specific Plan Amendment.

5. Approval of this application is consistent with the purpose of Title 18 and the requirements of the SEMU-R Zoning District because the project, as conditioned, seeks to promote the public health, safety, and general welfare of the people; protect the character and maintain the stability of residential, business and industrial areas; and to promote orderly and beneficial development. The project, as conditioned, is also consistent with the applicable requirements of the SEMU-R Zoning District and Chapter 18.33, Affordable Housing.

6. Approval of this application is consistent with the purpose of Site Development review as outlined in Section 18.76.010 because the project, as conditioned, is consistent with the purpose of Site Development Review, which seeks to promote orderly, attractive and harmonious development and the stability of land values. Specifically, the project will provide an attractive development of the PA 3 site, including buildings, site improvements, and landscaping that will complement and be harmonious with the Station East Mixed Use Residential development, as documented in the staff report.

City Council/RSA Agenda 657 Tuesday, July 12, 2022
Resolution No. XXXX -22
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BE IT FURTHER RESOLVED THAT THE City Council of the City of Union City hereby approves SD-21-002 as set forth in Exhibit A and Exhibit B, based on the following conditions of approval:

Planning Division
General

1. All actual site improvements shall be made and maintained with adherence to the plans, as shown in Exhibit A, except as they may be modified by other conditions of approval listed below.

2. The Site Development Review shall expire in two years from the date of City Council approval unless an extension is granted.

3. The applicant and/or property owner shall include an annotated copy of the approved conditions with each set of detailed construction plans submitted for plan check review.

Notations to the plans shall be made to clearly indicate how all conditions of approval will be or have been complied with. Construction plans shall not be accepted without the annotated final conditions of approval included as a note sheet with each set of plans.

4. The applicant and/or owner shall apply for and take out all required building and fire permits prior to beginning any on-site work. Plans submitted to the Building Division and Fire Department must demonstrate compliance with all applicable local and State requirements.

5. The final subdivision map shall be recorded prior to issuance of building permits.

6. Prior to issuance of a building permit, the applicant and/or property owner shall provide a Transportation Demand Management (TDM) Plan that complements the Station East TDM Plan required by Tentative Map Condition No. 10 approved by Resolution No. 5777-21 on June 8, 2021 and Section 3.4 of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

7. Prior to issuance of the building permit, the applicant and/or property owner/property owner shall enter into a regulatory agreement with the City requiring one hundred twentytwo (122) affordable units plus one (1) manager’s unit, consistent with Section 3.3 of the Development Agreement approved by Ordinance No. 866-21on June 22, 2021.

8. The applicant and/or property owner shall vote affirmatively to annex the project site into Community Facilities District No. 2006-01 or participate in an equivalent financing mechanism reasonably acceptable to the City prior to issuance of building permits consistent with Section 2.14.1 of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021. The applicant and/or property owner shall pay all fees for staff and consultant time and recordation through a title company City Council/RSA Agenda 658 Tuesday, July 12, 2022
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Architecture, Building Materials and Finishes

9. The applicant and/or property owner shall provide details of all exterior architectural and site features, including but not limited to window sills, window trim, window mullions/muttons, exterior doors, eaves and overhangs, corbels, metal awnings, gutters, scoring, and exterior lights in the plans submitted for building permit issuance, subject to review and approval by the Economic and Community Development Department. Minor changes to these and similar details may be required to enhance the building frontages.

10. Prior to the issuance of building permits, the applicant and/or property owner shall submit samples of color palette and exterior materials for review and approval by the Economic & Community Development Department. The color samples shall be full-size brush-outs as opposed to paint chips. Color swatches shall also be provided on the buildings on site for review and approval by the Economic and Community Development Department prior to full painting. Any future amendments or changes to the approved painting schemes shall be submitted to the Economic & Community Development Department for approval prior to the repainting of any buildings or structures on site.

11. The applicant and/or property owner shall provide factory-processed color finishes, such as baked enamel, on all exterior metal surfaces.

12. All rooftop equipment shall be screened from public view. A detail of such screening shall be included in the plans submitted for building permit issuance.

Landscaping and Fencing

13. Prior to the issuance of building permit, the applicant and/or property owner shall submit a final landscape package, which is consistent with the preliminary landscape package except as may be modified by the following requirements and /or other project conditions of approval. Plant species and locations may be adjusted for compatibility, to coordinate with ladder pads, and other considerations. The landscape package shall also be consistent with Chapter 18.112, Water Efficient Landscape, of the Municipal Code and the Landscape Standards Policy Statement. The final landscape plan will be subject to review and approval by the City’s consulting Landscape Architect. Additional fees for consultant’s review and inspection are required to be paid with the building permit fees. A final inspection of the installed landscaping and irrigation shall be completed prior to issuance of the Certificate of Occupancy. The applicant and/or property owner shall be responsible for maintaining all irrigation and landscaping and shall replace any dead or dying vegetation for the life of the project.

14. The applicant and/or property owner shall provide a certificate of deposit in the amount of 50% of the estimated installation cost of the landscaping, up to $10,000.00, in order to ensure installation of the planting shown on the approved landscape plan. The applicant and/or property owner shall enter into a private landscape maintenance contract for the maintenance of the required landscaping for a minimum period of two years after installation. The required certificate of deposit shall be submitted to the Economic & Community Development Department prior to the issuance of building permits. The City Council/RSA Agenda 659 Tuesday, July 12, 2022
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project landscaping shall be completed, pursuant to the above-stated requirements, prior to issuance of a Certificate of Occupancy for the buildings.

15. The applicant and/or property owner shall provide a detail for all proposed fencing subject to review and approval by the Economic and Community Development Department.

16. The landscaping shall provide screening for backflow prevention devices, meters and other above-ground appurtenances to the extent feasible. At initial planting, additional plants may be required by the Economic and Community Development Director for screening.

Utilities

The enclosure shall include gates of heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines. The applicant and/or property owner shall arrange the location and treatment of the appurtenances with the gas, electric and communication providers prior to issuance of building permits. A detail of the transformer screening shall be included on the plans submitted for issuance of building permits.

18. The applicant and/or property owner shall screen all meters, telecommunications equipment, and appurtenant structures from public view to the satisfaction of the Economic and Community Development Director. A detail of such screening shall be shown on the plans submitted for issuance of building permits.

19. The applicant and/or property owner shall, at developer’s expense and in conjunction with the City's Community Access Television (CATV) franchise, provide for the complete prewiring of the proposed development for the purpose of receiving CATV service from the City's CATV franchise. In addition, the applicant and/or property owner shall install an empty two-inch conduit in all joint trenches within the development and along the street frontages for the sole purpose of future fiber optics. Junction boxes shall be installed every 200 feet along the conduit route. The empty two-inch conduit shall be provided for use to secondary cable companies for the installation of high-speed fiber. A site plan showing the conduit layout shall be submitted in a digital format prior to permit issuance.

20. The applicant and/or property owner shall grant an easement to the Alameda County Water District to allow the installation of all backflow prevention devices. The devices shall be screened from public view by landscaping or other approved methods in the area in which the device is located. Landscaping shall blend with existing landscaping and, if necessary, landscaping shall be added in other areas, as required for symmetry. The Alameda County Water District shall sign any plans for screening to ensure conformance with their requirements. The final landscape package shall include landscape screening of any backflow prevention devices.

21. The applicant and/or property owner shall obtain a Union Sanitary District Demolition Permit for the abandonment of any existing sewer laterals prior to site grading or provide documentation showing that this has been done as part of the subdivision improvements City Council/RSA Agenda 660 Tuesday, July 12, 2022
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required by Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021.

Parking

22. The applicant and/or property owner shall be responsible to ensure that the parking pallet system is maintained in proper working order so that all parking stalls in the garage are available for use at all times.

23. Building permit plans shall include details for secure storage of at least ninety-two (92) bicycles in the Bicycle Storage Room in the garage and a bike rack for at least five (5) bicycles on the exterior of the building near the entry plaza, subject to review and approval by the Economic and Community Development Department. Prior to final occupancy, the applicant and/or property owner shall install bicycle parking in conformance with the requirements listed in Chapter 18.28, Off-Street Parking and Loading and Chapter of the Zoning Ordinance.

Fees

24. Upon issuance of the building permit for the development, the applicant and/or property owner shall pay a Capital Facilities Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

25. Upon issuance of the building permit for the development, the applicant and/or property owner shall pay a Park Facilities Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

26. Upon issuance of the building permit for the development, the applicant and/or property owner shall pay a Bedroom Tax in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

27. Upon issuance of the building permit for the development, the applicant and/or property owner shall pay a Fire Equipment Acquisition Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

28. Upon issuance of each building permit for the development, the applicant and/or property owner shall pay the General Plan Cost Recovery Fee in accordance with the City’s Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

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Miscellaneous

29. The applicant and/or property owner shall be responsible for ensuring that all contractors and subcontractors have obtained a valid City of Union City business license for the duration of the project.

30. Prior to issuance of building permits, the applicant and/or property owner shall submit a Sign Plan for the project consistent with the Master Sign Program for Station East required by Tentative Map Condition No 28 for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021, including the location, design, and sign area for each of the building signs consistent with the Master Sign Program and City’s Sign Ordinance (Chapter 18.30 of the Municipal Code), allowed building sign materials, maximum letter height, illumination details (if any), and references to applicable requirements listed in the City’s Sign Ordinance. The entry monument sign shown on Sheet L1 is considered illustrative and not approved at this time.

31. Landfill (garbage), recycling, and compost (organics) containers shall be placed for collection service at the street staging/loading area designated in the Solid Waste Management Plan no earlier than sunset of the day preceding the day designated for collection and moved from the place of collection prior to midnight of the day the containers have been emptied in accordance with the Time of Placement of Containers prescribed in the Union City Municipal Code Section 7.04.061 (B).

32. Prior to issuance of a building permit, a final Solid Waste Management Plan shall be submitted that provides adequate facilities and capacity for landfill (garbage), recycling, cardboard, and compost (organics) collection, including the use of compactors to minimize the number and days bins are placed out for pickup, which may include adjustments in the parking garage, subject to the review and approval of the Economic and Community Development Director and the Recycling Manager. Final Solid Waste Management Plan shall also address operational details regarding management of solid waste, recycling and organics recycling, including but not limited to, cleaning and maintenance of trash/recycling rooms and chutes, and installation of informational signs. Plans submitted for building permit issuance and on-going management of solid waste, recycling and organics recycling shall be consistent with approved Solid Waste Management Plan dated May 10, 2022 except as modified by these conditions.

33. Prior to issuance of a building permit, a photometric/lighting plan shall be submitted showing adequate lighting levels in pedestrian areas, including the property street frontages, to the satisfaction of the Police Department, Economic and Community Development Department and Public Works Department. All lighting fixtures other than street lights shall be of an architectural design that compliments the development and shall be fitted with glare shields to minimize overflow of lighting onto adjacent properties and the streets. The style and design of all light fixtures in the public right-of-way shall be reviewed and approved by the City Engineer; all other light fixtures shall be approved by the Economic & Community Development Department.

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34. Prior to issuance of building permits, the applicant and/or property owner shall submit Maintenance Standards for review and approval by the Economic and Community Development Department, to ensure on-site maintenance and standards for the development’s common areas, as well as those private unit areas that can be seen from the public right-of-way (stoops, for example). If any of the items listed below will be the responsibility of the Master Homeowners Association pursuant to Section 2.13 of the Development Agreement approved on June 22, 2021, then those items shall be noted in the Maintenance Standards. The Maintenance Standards shall also include contracting services with a professional management company for the day-to-day management of the development. The Maintenance Standards shall be filed with the County Recorder, and shall include, but shall not be limited to the following:
a. Maintenance of all common areas and common improvements within the entire project (i.e. trees, landscaping, irrigation systems, perimeter walls, common area amenities, pool, resident storage areas, service areas, mechanical and electrical rooms, fire pump rooms, oil-water separators, stairs and elevators, garage aisles, laundry areas, etc.).
b. Enforcement of "No Parking" areas in the garage.
c. Maintenance of all fences and gates.
d. Maintenance of landscaping in the public right-of-way fronting the project site. e. Where not covered by a landscape and lighting district or other agreement, maintenance of all storm water pollution prevention measures. f. In the event the public right-of-way landscaping is not maintained to the satisfaction of the City, the City may, at its option, maintain the landscaping and charge the applicant and/or property owner, its heirs or successors, for the services performed. g. Any graffiti appearing on the site shall be removed by the applicant or owner within forty-eight hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the applicant for the services performed. h. The applicant and/or property management shall ensure that all stoops and balconies are kept clutter-free at all times and are not used by occupants for storage or laundrydrying purposes. Bicycles and recreational equipment shall be stored in the areas dedicated for residential storage purposes.
i. Interior windows treatments shall be consistent in type and color throughout the development.
j. Maintenance of any trellis vines shall include regular pruning to cut away and remove dead and dying plant material at least on an annual basis.

Building Division

35. The applicant and/or property owner shall provide to the Building Department an eight and a half inch by eleven inch addressed site plan of the complex prior to the issuance of building permits.

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36. Any construction shall fully comply with the current adopted California Building Standards Code in effect at the time of building permit issuance.

37. Residential projects utilizing post-tension slabs shall provide permanent labeling in a conspicuous place approved by the Building Official, such as on the utility meter. In addition, the applicant and/or property owner shall record a note on the title of the property indicating the use of a post-tension slab and a statement of precaution regarding future repairs to said post-tension slab.

38. The applicant and/or property owner shall provide detailed construction plans (working drawings) and structural calculations to the Building Division for plan review prior to issuance of a building permit. Plans and supporting documents shall be prepared by a California state-licensed architect or engineer. Upon completion of the plan check, all applicable fees shall be paid and a building permit issued prior to commencement of any actual construction work on-site.

39. Field Testing and Certification shall be done under the supervision of a professional engineer experienced (California licensed) in the design and testing of acoustical systems and barriers. Test results, which demonstrate that minimum sound insulation requirements have been met, shall be submitted to the Building Official for review and approval prior to occupancy.

40. The buildings and site shall be designed to be accessible to persons with physical disabilities in accordance with California State Disabled Access Regulations.

41. The applicant and/or property owner shall maintain the property to be free of litter, weeds, debris, etc., both before and after issuance of building permits. Daily litter and debris collection rounds shall be conducted on the site and an adequate number of landfill (garbage), recycling and compost (organics) receptacles shall be provided to minimize litter accumulation and ensure source-separation of materials.

42. The applicant and/or property owner shall comply with the Construction and Demolition Ordinance 576-01 to divert recyclable debris away from landfills. The applicant and/or property owner shall submit a completed Construction and Demolition Waste Management Plan with their application for a construction or demolition permit.

43. The applicant and/or property owner shall remove any graffiti appearing on the site within forty-eight (48) hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the property owner a fee for the services performed.

44. The applicant and/or property owner shall not locate construction debris boxes within the public right-of-way (ROW), driveways or on adjacent private properties.

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is stamped and signed by the engineer that verifies the foundation design has been reviewed and found to be in conformance with the soil report requirements.

46. Prior to requesting a foundation inspection from the City, the Geotechnical Engineer or Civil Engineer who prepared the soil investigation shall provide a field report in writing, which shall state that the building pads were prepared and compacted in accordance with the soil report and specifications, and that the foundation and/or pier excavation, depth, backfill materials, and drainage, substantially conforms with the soil report and approved plans.

47. Prior to the final inspection for the buildings, the Geotechnical Engineer or Civil Engineer who prepared the soil investigation shall issue a final report in writing stating the completed pad, foundations, finished grading, drainage, and associated site work substantially conforms with the approved plans, specifications, and investigation.

48. Prior to issuance of a building permit, the applicant and/or property owner shall submit to the Building Division a site survey to establish the location of all property lines on the project site and pad elevation. A California-licensed civil engineer or surveyor shall prepare the site survey. If required by the Chief Building Official, the property lines shall be properly marked in the field prior to the first building inspection.

Fire Department

49. The project shall comply with the California Building and Fire Codes and current and local ordinances in effect at the time of building submittal.

50. The project shall include installation of a National Fire Protection Association (NFPA) 13 Fire Sprinkler System and NFPA 72 Fire Alarm System.

51. The building permit plans shall identify the locations of Knox boxes, fuel Sallyport for fire pump (if required), Fire Department connections, Fire Alarm Control Panel, enunciators and related equipment to the satisfaction of the Fire Department.

52. A Fire Protection Engineer shall prepare the drawings and calculations related to fire service for the building, subject to the review and approval of the Fire Marshal. A peer review may be required prior to issuance of building permits.

53. Prior to issuance of a building permit, the ability to meet the fire flow requirements shall be verified by Alameda County Water District and any improvements necessary to provide required fire flow to the site shall be completed to the satisfaction of the Fire Marshal.

54. Prior to issuance of a building permit, ladder pads shall be shown on the building permit plans, to the satisfaction of the Fire Marshal.

55. Fire hydrants shall be placed in a loop system and located on the same side of the street as the development. Plans submitted for building permit issuance shall show compliance with this requirement.

56. A wharf hydrant shall be located inside the courtyard. Plans submitted for building permit issuance shall show compliance with this requirement.

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57. Fire lane identification will be required when it is necessary to restrict parking of vehicles in order to maintain the required width of fire access roadways for emergency vehicle use.

58. Areas designated as a fire lane shall be identified by painted red curbs and related signage posted immediately adjacent, which states “Fire Lane – No Parking”. Submitted improvement plans shall detail location of red curbs.

59. Plans submitted for building permit issuance shall identify all Fire Department Connection (FDC) locations on the exterior, in stairwells, and/or on the roof to the satisfaction of the Fire Marshal.

60. The Fire Alarm Control Unit (FACU) shall not be co-located within the building main electrical room.

61. If a fire pump is required, plans submitted for building permit issuance shall indicate the diesel refueling shall be either through a sally port on a vertical wall five (5) feet from any opening and/or a below grade utility vault.

62. Plans submitted for building permit issuance shall include details for a radio repeater system, to the satisfaction of the Police Department.

63. Prior to building occupancy, the developer shall be financially responsible to evaluate the building capability for allowing Fire and Police public safety 2-way radio transmissions to occur in all portions of the building. If radio transmission deficiencies are identified, the developer shall be responsible for implementing an enhanced public safety radio amplifier/repeater system inside and/or outside the building at no cost to the City, to the satisfaction of the Police Department.

64. If the building electrical room has a rating of 1200 Amperes (AMPS) or more, the room shall require two (2) doors equipped with panic hardware.

65. Any welding or cutting operations shall require a hot work permit.

Police Department

66. The applicant and/or property owner shall use solid core doors for all exterior man doors.

When allowed by code, all such doors shall have a bolt lock with minimum 1" throw. Plans submitted for building permit issuance shall document compliance with this condition.

67. The applicant and/or property owner shall equip the front entry doors with minimum 180- degree door viewers. Plans submitted for building permit issuance shall document compliance with this condition.

68. The applicant and/or property owner shall provide illuminated addressing at the main building entry with 4" high illuminated numerals and, for the main building entry, painted addressing on curbs. Numeral color shall be contrasting to background color. Plans submitted for building permits issuance shall document compliance with this condition.

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69. Prior to issuance of a building permit, the security and operational features of the entry systems for the entry plaza, garage entry, and other building and site entries shall be provided, subject to review and approval of the Police Department.

Environmental Programs Division

70. Prior to issuance of a grading permit, the applicant and/or property owner shall provide documentation showing that any fill proposed for on-site consists of clean dirt that meets residential environmental screening levels for shallow soil, subject to the review and approval of the Environmental Programs Division.

Public Works Department
Miscellaneous Improvements

71. The applicant and/or property owner shall provide drainage facilities to carry storm water runoff in the area to be developed. The applicant and/or property owner shall submit a drainage plan, including hydrologic and hydraulic calculations to the City Engineer for review and approval, as required.

72. The applicant and/or property owner shall ensure that any proposed street lights are located at least 5 feet from proposed driveways, in accordance with City Standards.

73. The applicant and/or property owner shall design all improvements in the City right-ofway in conformance with current City standards.

74. Prior to issuance of any permit, the applicant and/or property owner shall submit a Construction Staging Plan that includes traffic control plan for any activities that may impact traffic flow on public streets, subject to approval of the City Engineer. Such activities shall not begin until the traffic control plan has been approved and implemented in the field. Construction-related impacts during construction, such as pedestrian access through the construction zone of this project, must be in accordance with Americans with Disabilities Act (ADA) guidelines.

75. Plans submitted for building permit issuance shall identify curb markings and signage for the “flex zone” and also the collection area for the solid waste, recycling and organics recycling bins, subject to review and approval by the Public Works Director and Recycling & Solid Waste Program Manager.

76. Prior to occupancy, additional safety/warning devices or signs may be required at the driveway entrance and/or at the garage entrance to address any sight visibility issues, subject to the review and approval of the Public Works Director.

77. Improvements in the public right-of-way shall be consistent with the Tentative Map for Tract 8251 pursuant to Resolution No. 5777-21 approved on June 8, 2021 and subsequent plans for subdivision improvements.

78. Prior to issuance of a building or grading permit including excavation or disturbance below the ground surface, the applicant and/or property owner shall submit evidence of prior notification to Department of Toxic Substances Control (DTSC).

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Utilities

79. The applicant and/or property owner shall install all public utilities in the Public Utility Easement or in the public right-of-way. No public utilities shall be installed on private property without appropriate easements.

80. The applicant and/or property owner shall dedicate a Public Utility Easement behind the right-of-way on private property for utilities such as Pacific Gas & Electric (PG&E), AT&T, Comcast cable and any fiber optic providers, as needed.

81. The applicant and/or property owner shall underground all new utility lines underground.

No new overhead services to the development or overhead extensions of main lines will be permitted. Plans submitted for building permit issuance shall show that the existing overhead lines connecting from the subject property to the property to the east at 33955 7th Street have been or will be replaced.

82. The applicant and/or property owner shall provide all public utility and access easements for the development to the satisfaction of the City Attorney and the Director of Public Works.

83. The applicant and/or property owner shall contact the Alameda County Water District, Engineering Department, at (510) 659-1970 to determine water service and permit requirements and Union Sanitary District at (510) 477-7500 to determine sewer service and permit requirements.

84. The applicant and/or property owner shall contact the Alameda County Flood Control and Water Conservation District to determine any approval requirements.

Trees

85. The applicant and/or property owner shall ensure that trees planted within 10 feet of any paved or concrete area include a root control barrier and deep watering sleeve, the design of which shall be subject to approval by the Public Works Department.

86. Unless all trees are removed as part of the subdivision improvements for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021, the applicant and/or property owner shall obtain a Tree Removal permit from the Public Works Department prior to proceeding with any tree removal associated with demolition and grading operations.

87. Improvement plans submitted for review shall include proposed street trees for review by the Public Works Department to ensure that proposed street trees are appropriate in terms of ongoing maintenance requirements and potential damage to the sidewalk in the long term.

Permits, Agreements, and Fees

88. The applicant and/or property owner shall secure an Encroachment Permit from the Public Works Department for all work in the public right-of-way. The applicant and/or property owner shall be responsible for any required repairs associated with the development, City Council/RSA Agenda 668 Tuesday, July 12, 2022
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including paving, trenching, curbs and gutters, sidewalks, street lights, or installation of same where not existing, as determined by the City Engineer.

89. The applicant and/or property owner shall pay all Public Works Department fees such as Plan Check & Inspection fees, Traffic Signalization fee, Grading Permit Fee (and associated bonds), and Encroachment Permit fee. Except for the Encroachment Permit fee, all other fees shall be paid prior to the issuance of the Grading Permit as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

90. The applicant and/or property owner shall pay a fee and post a Bond for all work in the public right-of-way, including trenching, roadwork, concrete, striping and work related to intersection and traffic signal modifications, etc.

91. The applicant and/or property owner shall provide a detailed breakdown of the engineer’s estimate for all on-site work including grading, storm drainage facilities, stormwater treatment facilities, street structural section including paving, pavers, sidewalk, curb & gutter, lighting and landscaping. The Plan Check & Inspection Fees will be based upon this estimate.

92. The applicant and/or property owner shall pay a Traffic Signalization Fee in the amount prescribed for the 123 multi-family units in the Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

93. Prior to proceeding with any demolition and grading operations, the applicant and/or property owner shall apply for a Grading Permit, pay a fee and post a Grading Permit Bond, which will be based upon the final estimate of the number of cubic yards of dirt estimated to be moved, including cut, fill and import, etc.

94. The applicant and/or property owner shall place a copy of the approved Public Works conditions of approval on the grading plans released to the contractor.

95. The applicant and/or property owner shall ensure that on-site and off-site construction activity complies with Section 9.40.053 of the Union City Municipal Code, and is limited to the following hours:

Monday through Friday - 8:00 a.m. to 8:00 p.m.

Saturday - 9:00 a.m. to 8:00 p.m.

Sundays & Holidays - 10:00 a.m. to 6:00 p.m.

Stormwater

96. The applicant and/or property owner shall ensure that the project complies with the most current requirements of the Alameda County Clean Water Program (ACCWP) as detailed in the California Regional Water Quality Control Board’s (RWQCB) San Francisco Bay Region Municipal Regional Stormwater Permit (MRP 2), Order R2-2015-0049, NPDES Permit No. CAS612008, dated November 19, 2015.

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97. The applicant and/or property owner shall submit the ‘Applicability of C.3 and C.6 Stormwater Requirements’ checklist demonstrating that the project meets the requirements of the Municipal Regional Stormwater Permit (MRP) for approval by the City Engineer.

98. The applicant and/or property owner shall enter into a storm water treatment measures maintenance agreement with the City of Union City assuring both the responsibility for the post-construction operation and maintenance (O&M) of any non-Low Impact Development (LID) treatment measures installed on the lot as well as the access by public agency personnel strictly for the purpose of O&M verification. The applicant may propose to include the maintenance of the non-LID filtration system in the O&M for the entire development if the timing of the proposed mechanical unit installation on PA-3 will work with the development of the roadway infrastructure and the associated LID stormwater treatment measures, such as the bio-treatment basins. This maintenance agreement shall be recorded by the property owner at the Alameda County Recorder's Office. An O&M Plan and an annual Inspection Report for storm water treatment measures shall be provided for review and approval by the Public Works Department, Environmental Programs Division in compliance with the California RWQCB Order R2-2015-0049, NPDES Permit No.

CAS612008, dated November 19, 2015. A sample ‘boiler plate’ version of this agreement prepared by the City Attorney is available from the Public Works Department for use on this project.

99. The applicant and/or property owner shall install a full solid waste trash capture device (TCD), as approved by the City Engineer, at all new storm drain structures just prior to connection with the public storm drain system. TCDs shall also be installed at all new and existing storm drain inlets located along the perimeter of the development in order to prevent solid waste from entering the public storm drainage system. 100. Prior to issuance of the building permit, provisions shall be included to address drainage from the garage, including prevention of stormwater or groundwater from entering the garage and protection of water quality for any drainage from the garage, subject to review and approval of the Public Works Director. Connection to sanitary sewer shall not be permitted.
101. The applicant and/or property owner, prior to issuance of grading and/or building permits, shall submit a plan showing the proposed measures to minimize impacts to water quality in conformance with the requirements of the Alameda Countywide Clean Water Program.

Project plans and specifications for Storm Water controls shall be prepared and stamped by a California licensed Professional Engineer who is also a Qualified Stormwater Designer (QSD).
102. The applicant and/or property owner shall ensure that the design of any Stormwater quality treatment measures incorporated in the project must include the treatment control design guidance for vector control (Alameda Countywide Clean Water Program’s Vector Control Plan).

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Stormwater “During Construction” Best Management Practices (BMPs) 103. The following BMPs relating to construction site controls shall be implemented during construction activities. These BMPs shall be shown as notes on the approved grading and building permit plan sets:
a. The applicant and/or property owner shall ensure compliance with all BMPs by making sure that all contractors, subcontractors and suppliers are aware of all storm water pollution prevention measures and their implementation requirements. b. The applicant and/or property owner shall ensure that concrete/gunite supply trucks or concrete/plaster and finishing operations discharge washout water into a designated cleanout area, designed to prevent pollutants from entering the storm water and/or sanitary sewer system.
c. The applicant and/or property owner shall ensure that discharge restrictions shall also apply to the operation of general construction machinery including masonry cutting equipment, and the washing of tools, brushes, containers, etc. These operations shall not be performed in the street, gutter, or where pollutants can enter the storm water system. Failure to comply with the approved construction requirements will result in the issuance of correction notices, citations, or project stop work orders. d. The applicant and/or property owner shall minimize the removal of natural vegetation or ground cover from the site in order to minimize the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall commence unless approved erosion control measures are in place.
e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:

1. Start of the rainy season (October 1st);

2. Site dewatering activities;

3. Street washing activities; and

4. Saw cutting asphalt or concrete.

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g. The applicant and/or property owner shall ensure that solid waste enclosures and/or recycling containers, paved outdoor storage, staging, or lay down areas shall be designed and constructed to prevent pollutants from entering storm drain system. h. The applicant and/or property owner shall ensure the availability of a contained and covered area on the site for the storage of bags of cement, paints, flammables, oils, fertilizers, pesticides or any other materials used on the project site that have the potential of becoming a pollutant and/or being discharged to the storm drain system. i. The applicant and/or property owner shall ensure that dirt, gravel, debris and green waste shall be removed from the sidewalk, street pavement, and storm drains adjoining the project site. These areas shall be broom swept on a daily basis. Caked on mud or dirt shall be scraped before sweeping. During wet weather, the applicant and/or property owner should avoid excavation and other activities that lead to pollutants entering storm water such as driving vehicles on unpaved areas, etc. j. The applicant and/or property owner shall ensure that outdoor washing or pressure washing shall be managed to prevent pollutants from getting into storm water and/or into the storm drain system.
k. The applicant and/or property owner shall ensure that On-site storm drain inlets shall be labeled “No Dumping - Drains to Bay” using a stencil approved by the Public Works Department.
104. The applicant and/or property owner shall maintain a program of dust control, to the satisfaction of the Public Works Director, to prevent air pollution as well as discomfort or damage to adjacent properties. The dust control program shall include the following BMPs recommended by the Bay Area Air Quality Management District:
a. Water all active construction areas at least twice daily. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard.
c. Pave, apply water three times daily to all unpaved areas on the site, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites.
d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Protect the closest downstream inlet with filter fabric inserts and sand/gravel bags and maintain it during the course of the project.

Mitigation Measures (pursuant to the California Environmental Quality Act [CEQA]) as required by Resolution No. 5772-21 adopted June 8, 2021 certifying the Environmental City Council/RSA Agenda 672 Tuesday, July 12, 2022
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Impact Report for the Station East Residential / Mixed Use Project and adopted a Mitigation and Monitoring Program.
105. Mitigation Measure AQ-2a: Require Low-Volatile Organic Compounds (VOC) Coatings During Construction. The project applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive Reactive Organic Gases (ROG) emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during construction. Prior to permit issuance, the project applicant shall submit evidence to the City regarding the use of low-VOC coatings to the City.
106. Mitigation Measure AQ-2b: Use Clean Diesel-Powered Equipment During Construction to Control Construction-Related Emissions. The project applicant shall ensure that all off-road diesel-powered equipment used during construction is equipped with Environmental Protection Agency (EPA)-approved Tier 4 Final engines. Prior to permit issuance, the project applicant, in coordination with the construction contractor, shall submit evidence to the City regarding the use of EPA-approved Tier 4 Final engines or cleaner for project construction.
107. Mitigation Measure AQ-2c: Require Use of Diesel Trucks with 2010-Compliant Model Year Engines. The project applicant shall ensure that contractors, as a condition of contract, to use diesel trucks that have 2010 model year or newer engines, but no less than the average fleet mix for the current calendar year as set forth in the California Air Resources Board’s (CARB’s) Emission Factor (EMFAC) 2017 model database. In the event that 2010 model year or newer diesel trucks cannot be obtained, the project applicant, in coordination with the construction contractor, must provide documentation to the City showing that a good faith effort to locate such engines was conducted, such as outreach to at least two vendors. Prior to permit issuance, the project applicant shall submit evidence compliance with this mitigation measure to the City.
108. Mitigation Measure AQ-2d: Implement Bay Area Air Quality Management District (BAAQMD) Basic Construction Mitigation Measures. The project applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by BAAQMD. The emissions reduction measures shall include, at a minimum, all of the following: Prior to permit issuance, the project applicant shall provide documentation that these basic construction measures are reflected in all construction contracts.
 All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) will be watered two times a day.
 All haul trucks will be covered when transporting soil, sand, or other loose material offsite.
 All visible mud or dirt track-out material on adjacent public roads will be removed using wet-power vacuum-type street sweepers at least once a day. The use of dry-power sweeping is prohibited.

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 All vehicle speeds will be limited to 15 miles per hour on unpaved roads.  All roadways, driveways, and sidewalks that are to be paved will be paved as soon as possible. Building pads will be laid as soon as possible after grading, unless seeding or a soil binder is used.
 All construction equipment will be maintained and properly tuned in accordance with manufacturers' specifications. All equipment will be checked by a certified visibleemissions evaluator.  Idling times will be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure).
 Publicly visible signs will be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD's phone number will also be visible to ensure compliance with applicable regulations.
109. Mitigation Measure AQ-2e: Require Low-VOC Coatings during Operation. The project applicant shall require their contractors, as a condition of contract, to reduce operation-related fugitive ROG emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during operation. 110. Mitigation Measure AQ-2f: Require Use of Green Consumer Products during Operation. The project applicant shall provide education for residential and commercial tenants concerning green consumer products. Prior to receipt of any certificate of final occupancy, the project applicant shall work with the City of Union City to develop electronic correspondence to be distributed by email to new residential and commercial tenants that require the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC cleaning supplies and consumer products.
111. Mitigation Measure AQ-2g: Purchase of Mitigation Credits for Emissions Exceeding BAAQMD’s Daily Pollutant Thresholds. The project applicant shall provide annual operational emissions estimates to the City for review prior to receipt of any certificate of final occupancy of new buildings. Average annual emissions shall be forecasted for each operational year over the life of the project (30 years). Emissions shall be calculated using BAAQMD-accepted emissions model and project-specific land use and design features. Should the proposed development not result in operational emissions exceeding BAAQMD’s daily pollutant thresholds, the project would result in less-than-significant air quality impacts during operation and no further action would be required.

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of any certificate of final occupancy. If, at the time of the certificate of occupancy for the final building is issued, the project applicant demonstrates there are no exceedances, no further action shall be required.
112. Mitigation Measure BIO-1a: Burrowing Owl Protection. The project applicant shall implement the following measures prior to any construction activities:
 If construction activities occur between April and August, the project applicant shall retain a qualified biologist* to conduct preconstruction surveys for burrowing owl 14 days prior to and within 24 hours of the start of construction activities.  If an active burrow is identified, an appropriate no-disturbance buffer zone shall be established that extends a minimum of 250 feet around the burrow, and construction activities shall be prohibited within this zone during the nesting season (April through July).
 Buffers may be modified based on the opinion of the biological monitor and in coordination with California Department of Fish and Wildlife (CDFW) taking into consideration site specific conditions (e.g., line of sight to activities, specific activities taking place).
 Representatives of the CDFW shall be consulted to determine whether the nest burrow should be protected and a permanent buffer established or whether the nest site may be destroyed once the young have fled.
 Construction activities within the buffer zone shall not proceed until the qualified biologist has determined that the owls have fled and the nest can be destroyed or a CDFW-approved relocation plan is successfully implemented. *  The experience requirements for a “qualified biologist” shall include a minimum of 4 years of academic training and professional experience in biological sciences and related resource management activities, and a minimum of 2 years of experience conducting surveys for each species that may be present within the project area. 113. Mitigation Measure BIO-1b: Bat Protection. The project applicant shall implement the following measures prior to any construction activities:
 The project applicant shall retain a qualified biologist to conduct preconstruction surveys and implement protective measures for hoary bat, pallid bat, Townsend’s bigeared bat, and other roosting bats. At least 2 months prior to the demolition of the existing buildings and structures, a qualified biologist shall conduct an initial daytime survey to assess the building for potential bat roosting habitat, and to look for bats and bat sign. Qualified biologists shall have knowledge of the natural history of the species that could occur and sufficient experience determining bat occupancy and bat survey techniques. The qualified biologist shall examine both the inside and outside of the building and structures for potential roosting habitat, as well as routes of entry to the building and structures. Locations of any roosting bats, signs of bat use, and entry and exit points shall be noted and mapped on a drawing of the buildings and structures. Roost City Council/RSA Agenda 675 Tuesday, July 12, 2022
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sites shall also be photographed as feasible. Depending on the results of the habitat assessment, the following steps will be taken as described below.  If the building and structures can be adequately assessed (i.e., all areas of the building and structures can be examined) and no habitat or limited habitat for roosting bats is present and no signs of bat use are present, a preconstruction survey of the interior and exterior of the buildings and structures by a qualified biologist shall be conducted within 24 hours of demolition.
 If moderate or high potential habitat is present but there are no signs of bat use, the project applicant shall implement measures under the guidance of a qualified biologist to exclude bats from using the buildings and structures as a roost site, such as sealing off entry points. Prior to installing exclusion measures, a qualified biologist shall re-survey the buildings and structures to ensure that no bats are present. Additionally, a preconstruction survey of the interior and exterior of the building and structures shall be conducted within 24 hours of demolition to confirm that no bats are present.  If moderate or high potential habitat is present and bats or bat sign are observed, or if exclusion measures are not installed as described above, or the buildings and structures provides suitable habitat but could not be adequately assessed, the following protective measures shall be implemented.
o Follow-up surveys shall be conducted to determine if bats are still present. If species identification is required by the California Department of Fish and Wildlife (CDFW), surveys using night vision goggles and active acoustic monitoring using full spectrum bat detectors shall be used. A survey plan (number, timing, and type of surveys) shall be determined in coordination with CDFW. o Based on the timing of demolition, the extent of bat sign or occupied habitat, and the species present (if determined), the qualified biologists shall work with the City and CDFW to develop a plan to discourage or exclude bat use prior to demolition.

The plan may include installing exclusion measures or using light or other means to deter bats from using the buildings and structures to roost. o A preconstruction survey of the interior and exterior of the buildings and structures shall be conducted within 24 hours of demolition.
 Depending on the species of bats present, size of the bat roost, and timing of the demolition, additional protective measures may be necessary. Appropriate measures shall be determined in coordination with the CDFW and may include measures listed below.
o To avoid impacts on maternity colonies or hibernating bats, the buildings and structures shall not be demolished while bats are present, generally between April 1 and September 15 (maternity season) and from October 30 to March 1 (hibernation).
o Removal of roosting habitat shall only occur only following the maternity season and prior to hibernation, generally between September 15 and October 30, unless City Council/RSA Agenda 676 Tuesday, July 12, 2022
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exclusionary devices are first installed (as described below). Other measures, such as using lights to deter bat roosting, may be used if developed in coordination with and approved by CDFW.
o Installation of exclusion devices shall occur before maternity colonies establish or after they disperse, generally from March 1 –30 or September 15–October 30 to preclude bats from occupying a roost site during demolition. Exclusionary devices shall only be installed by or under the supervision of a qualified biologist. o The project applicant shall implement the following measures prior to tree removal or trimming:
 Project applicant(s) shall avoid impacts on maternity colonies or hibernating bats if identified by avoiding tree removal between April 1 and September 15 (maternity season) and between October 30 and March 1 (hibernation) to the extent feasible.
 No more than 2 weeks prior to the start of tree removal or trimming, a qualified biologist shall examine the trees that are to be removed or trimmed to identify suitable bat roosting habitat. High-quality habitat features (e.g., large tree cavities, basal hollows, loose or peeling bark, larger snags) shall be identified, and the area around these features shall be searched for bats and bat sign (e.g., guano, culled insect parts, staining). If the qualified biologist concludes that the trees do not provide suitable bat roosting habitat, no further actions are necessary and tree removal or trimming may commence.

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 If construction occurs during migratory bird nesting season (February 1 to August 31), the project applicant shall be responsible for the retention of a qualified biologist with demonstrated nesting bird survey experience to conduct a preconstruction nesting bird survey within 7 days prior to the start of construction in areas that have not been previously disturbed by project activities or after any construction breaks of 7 days or more. The survey shall be performed in suitable habitat to locate active passerine and raptor species (birds of prey) within 100 and 300 feet, respectively, of the applicable construction phase area.
 If active nests are located during the preconstruction nesting bird surveys, a qualified biologist shall determine if the schedule of construction activities could affect the active nest; if so, the following measures shall apply, as determined by the qualified biologist:
o If the qualified biologist determines that construction would not affect an active nest, construction may proceed without restriction; however, a qualified biologist shall regularly monitor the nest at a frequency determined appropriate for the surrounding construction activity to confirm that there would be no adverse effect. The frequency of spot check monitoring would be determined on a case-by-case basis, considering the particular construction activity, duration, proximity to the nest, and physical barriers that may screen activity from the nest. The qualified biologist may revise his or her determination at any time during the nesting season, in coordination with the City.
o If it is determined that construction may affect an active nest, the qualified biologist shall establish a no-disturbance buffer around the nest(s), and all project work shall halt within the buffer to avoid disturbance or destruction until the qualified biologist determines that the nest is no longer active. Typically, buffer distances are no less than 50 feet for passerines and no less than 250 for raptors. These are standard buffer distances that State and federal regulators agree on as it is widely known in the avian community to minimize disturbances to nesting birds. The buffer size, which can vary with different species, shall be based on species' sensitivity to disturbance, planned work activities in the vicinity of the nest, the level of noise or construction disturbance, the line of sight between the nest and the area(s) of disturbance, ambient levels of noise and other disturbances, and topographical or artificial barriers. o Modifying nest buffer distances, allowing certain construction activities within the buffer, and/or modifying construction methods in proximity to active nests shall be done at the discretion of the qualified biologist, in compliance with the California Fish and Game Code and other applicable laws.
o Any work that must occur within established no-disturbance buffers around active nests shall be monitored by a qualified biologist. If adverse effects in response to project work within the buffer are observed that could compromise the nest, work within the no-disturbance buffer(s) shall halt until the nest occupants have fledged.

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o Any birds that begin nesting within the project area and survey buffers amid construction activities are assumed to be habituated to construction-related or similar noise and disturbance levels. Therefore, exclusion zones around nests may be reduced or eliminated in these cases, as determined by the qualified biologist. Work may proceed around these active nests as long as the nests and their occupants are not directly affected.
 Any inactive non-raptor nest on the project site shall be removed by a qualified biologist to deter nesting.
115. Mitigation Measure CUL-2a: Preconstruction Archaeological Sensitivity Training.

Prior to the start of any construction activities, a qualified archaeologist shall conduct a preconstruction archaeological sensitivity training to the excavation crew. This training shall include an overview of what cultural resource are and why they are important, archaeological terms (such as site, feature, deposit), project site history, types of cultural resources likely to be uncovered during excavation, laws that protect cultural resources, and the unanticipated discovery protocol.
116. Mitigation Measure CUL-2b: Unanticipated Discovery Protocol. Should an archaeological resource be encountered during project construction activities, the construction contractor shall halt construction within 50 feet of the find and immediately notify the City. Construction activities shall be redirected and a qualified archaeologist, in consultation with the City, shall 1) evaluate the archaeological resource to determine if it meets the CEQA definition of a historical or unique archaeological resource and 2) make recommendations about the treatment of the resource, as warranted. If the resource does meet the CEQA definition of a historical or unique archaeological resource, then it shall be avoided to the extent feasible by project construction activities. If avoidance is not feasible, then adverse effects to the deposit shall be mitigated as specified by CEQA Guidelines Section 15126.4(b) (for historic resources) or Section 21083.2 (for unique archaeological resources). This mitigation may include, but is not limited to, a thorough recording of the resource on Department of Parks and Recreation Form 523 records, or archaeological data recovery excavation. If data recovery excavation is warranted, CEQA Guidelines Section 15126.4 (b)(3)(C), which requires a data recovery plan prior to data recovery excavation, shall be followed. If the significant identified resources are unique archaeological resources, mitigation of these resources shall be subject to the limitations on mitigation measures for archaeological resources identified in CEQA Guidelines Sections 21083.2 (c) through 21083.2 (f).
117. Mitigation Measure CUL-3: Handling of Human Remains. In the event that any human remains are encountered during construction activities, work within 50 feet of the discovery shall be redirected and the Alameda County Coroner shall be notified immediately.

Concurrently, an archaeologist shall be contacted to assess the situation and consult with the appropriate agencies. If the human remains are of Native American origin, the coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours of this identification in accordance with section 5097.98 of the California Public Resources Code, and section 7050.5 of the California Health and Safety Code, as applicable. The NAHC City Council/RSA Agenda 679 Tuesday, July 12, 2022
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shall identify a most likely descendant to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods. 118. Mitigation Measure GEO-7: Paleontological Monitoring and Mitigation Plan. Prior to initial ground disturbance in previously undisturbed strata of geologic units, the applicant shall retain a Qualified Paleontologist, as defined by the Society of Vertebrate Paleontology, to direct all mitigation measures related to paleontological resources and design a Paleontological Mitigation and Monitoring Program (PMMP) for the proposed project. The PMMP shall include measures for a preconstruction survey, a training program for construction personnel, paleontological monitoring, fossil salvage, curation, and final reporting, as applicable.
119. Mitigation Measure GHG-1a: Require Implementation of BAAQMD-recommended Construction BMPs. The project sponsor shall require their contractors, as a condition of contracts (e.g., standard specifications), to reduce construction-related GHG emissions by implementing BAAQMD's recommended BMPs, including (but not limited to) the following measures (based on BAAQMD's CEQA Guidelines ). The project applicant shall submit evidence of compliance to the City prior to permit issuance.  Ensure alternative fueled (e.g. biodiesel, electric) construction vehicles/equipment make up at least 15 percent of the fleet
 Use local building materials of at least 10 percent (sourced from within 100 miles of the Planning Area)
 Recycle and reuse at least 65 percent of construction waste or demolition materials 120. Mitigation Measure HAZ-2a: Site Management Plan. Prior to issuance of a grading permit, the project sponsor shall retain the services of a qualified environmental engineering firm to prepare and implement, during site preparation and grading activities, a Site Management Plan (SMP). The SMP shall be designed to protect human health and the environment and include protocols, measures, and techniques for the proper handling, management, and disposition of affected soils and groundwater associated with construction dewatering (if any) found on the site and any areas of off-site work during site preparation and grading activities. The SMP shall also be designed to protect workers and off-site receptors during site activities and ensure the proper characterization, management, and/or disposal of contaminated environmental media that exceed applicable environmental screening levels established by the RWQCB, regional screening levels established by EPA, or other screening thresholds approved for the project. The environmental engineering firm shall determine the applicability of Bay Area Air Quality Management District (or other agency) rules for fugitive dust control and/or VOC emissions during earthwork, and the SMP shall provide compliance protocols to be adhered to, including air monitoring protocols, if required. The SMP shall be prepared by a commercial environmental engineering firm with demonstrated expertise and experience in the preparation of SMPs and be stamped by an appropriately licensed professional. The SMP shall be submitted for City and outside agency review in conformance with Decoto City Council/RSA Agenda 680 Tuesday, July 12, 2022
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Industrial Park Study Area (DIPSA) Specific Plan, Toxic and Hazardous Substances Policy 5, and implemented throughout all ground-disturbing work.

The project sponsor shall provide a copy of the SMP to the ACWD at the same time the SMP is submitted to the RWQCB for review and comment. As part of its review of the SMP, the ACWD shall also review the design of long-term drainage and stormwater treatment plans. The project sponsor shall incorporate all recommendations and requirements from the ACWD into the SMP and drainage/stormwater treatment plans as appropriate. As the oversight agency, the RWQCB shall provide the project sponsor with comments on the SMP. Prior to issuance of the grading permit, the project sponsor shall provide the City with a copy of the approved SMP and implement the SMP during site preparation and grading under the approving agency’s oversight at the project sponsor’s cost.
121. Mitigation Measure HAZ-2b: Engineering Controls on the Project Site. Prior to the issuance of grading permits, the project sponsor shall demonstrate compliance with the recommendations in the Step-out Soil Gas Assessment (ENGEO 2013) to address vapor intrusion concerns. Implementation of engineering controls shall be implemented on the project site in accordance with the Step-out Soil Gas Assessment (ENGEO 2013) to address the presence of elevated VOCs (in areas where TCE and PCE concentrations exceeded residential screening levels). Engineering controls shall be installed to redirect and or minimize VOC concentrations. Said engineering controls shall consist of controls that allow for appropriate ventilation and discharge of the vapors into the atmosphere.

Specific engineering controls may include, but will not be limited to:
 Installation of subsurface migration barriers; and/or  Inclusion of ventilated foundations for any proposed structures; and/or  The use and implementation of an alternative method or structural design that would address soil gas releases and reduce the potential for hazardous conditions to occur.

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Appropriate engineering control system(s) shall be determined with concurrence, approval, and oversight of the DTSC and RWQCB (as applicable) and shall be dependent on future building placement and construction. Any DTSC requirements for long-term operation, monitoring, and maintenance (OMM) of the vapor mitigation systems shall be complied with, including any requirements to secure the cost of such OMM with a financial security instrument such as a performance bond. Any land use covenant required by DTSC to ensure the long-term efficacy of the vapor mitigation systems shall be recorded in property title records by the project sponsor or successor owner. If monitoring or extraction wells remain in place at the time that engineering controls are submitted to DTSC and RWQCB, the placement of such engineering controls shall either not interfere with operation of the well facilities, or DTSC and/or RWQCB shall have approved any required modifications to the well facilities.

Prior to project grading, the project sponsor shall enter into a voluntary oversight agreement (or California Land Reuse and Revitalization Act [CLRRA] agreement) with DTSC and submit for DTSC’s approval a remedial plan for the evaluation and removal of known hazardous substances present in soil. The remedial plan shall specify risk-based screening levels appropriate for future residential use (in the residential areas) and for commercial use (in the commercial areas). The project sponsor shall implement the approved remedial plan under DTSC’s oversight. Confirmation sampling shall document that all soil exceeding the screening levels has been successfully removed. Prior to commencement of project grading, DTSC shall have issued written concurrence that known soil contamination has been satisfactorily addressed. The project sponsor shall provide a copy of DTSC’s written concurrence to the City. 122. Mitigation Measure HAZ-2c: Conduct a Hazardous Building Materials Survey prior to Demolition Activities. Prior to the issuance of a demolition permit, a comprehensive Hazardous Building Materials Assessment shall be conducted by a licensed contractor prior to demolition activities associated with the project. Should this assessment determine that lead-based paint, treated-wood waste, and/or asbestos or other hazardous building materials are present, the following actions shall be implemented:
 A health and safety plan shall be developed by a certified industrial hygienist for potential lead-based paint, asbestos or other hazardous building materials risks present during demolition. The health and safety plan shall then be implemented by a licensed contractor.
 Both the federal Occupational Safety and Health Administration (OSHA) and the California Occupational Safety and Health Administration (Cal/OSHA) regulate worker exposure during construction activities that affect lead-based paint. The Interim Final Rule found in 29 Code of Federal Regulations, Part 1926.62 covers construction work in which employees may be exposed to lead during such activities as demolition, removal, surface preparation for repainting, renovation, cleanup, and routine maintenance.

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 Acquire necessary approvals from the City and/or County for specifications or commencement of abatement activities. Abatement activities shall be conducted by a licensed contractor.
 Prior to demolition of construction debris containing asbestos the BAAQMD shall be notified ten days prior to initiating construction and demolition activities. Demolition permit submittal to the City shall include BAAQMD Asbestos Demolition/Renovation job number (J#) and related BAAQMD acknowledgement letter.  Asbestos shall be disposed of at a licensed disposal facility. Section 19827.5 of the California Health and Safety Code, adopted January 1, 1991, requires that local agencies not issue demolition or alteration permits until an applicant has demonstrated compliance with notification requirements under applicable federal regulations regarding hazardous air pollutants, including asbestos.  The local office of the Cal/OSHA shall be notified of asbestos abatement activities.  Asbestos abatement contractors shall follow State regulations contained in 8 California Code of Regulations (CCR) 1529 and 8 CCR 341.6 through 341.14 where there is asbestos-related work involving 100 square feet or more of asbestos containing material.
 Asbestos removal contractors shall be certified as such by the Contractors Licensing Board of the State of California. The owner of the property where abatement is to occur shall have a Hazardous Waste Generator Number assigned by and registered with the Office of the California Department of Health Services in Sacramento.  Contractors and subcontractors shall comply with Union City Municipal Code

13.42.050 in performing a priority building materials screening assessment.

The contractor and hauler of hazardous building materials shall file a Hazardous Waste Manifest that details the hauling of the material from the site and the disposal of it.

Pursuant to California law, the City of Union City shall not issue the required permit until the applicant has complied with the notice requirements described above. 123. Mitigation Measure NOI-1a: Construction Noise Control Plan. Prior to demolition or grading permit issuance, the project applicant shall submit a noise control plan to reduce construction noise levels such that project construction noise would be in compliance with the City’s Community Noise Ordinance, as determined by a qualified acoustical consultant, for approval by the Economic and Community Development Department. The plan shall require one of the following measures in order to achieve this result:
 Noise producing construction activities shall be restricted to the hours of 8:00 a.m. to 8:00 p.m. during weekdays; 9:00 a.m. to 8:00 p.m. on Saturdays; and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. In addition, permitted construction activities shall meet at least one of the following noise limitations:
o No individual piece of equipment shall be permitted to produce a noise level exceeding 83 decibels (dBA) as measured at a distance of 25 feet. This could be achieved in a variety of ways, including but not limited to selecting quieter City Council/RSA Agenda 683 Tuesday, July 12, 2022
Resolution No. XXXX -22
SD-21-002 - PA 3/Station East Residential

Page 29 ends

equipment that generates noise levels of less than 83 dBA Lmax at a distance of 25 feet, or incorporating sound muffling devices on construction equipment; OR
o The noise levels at any point outside the property plane (for the purposes of this analysis, the “property plane” is assumed to be the boundaries of the project site) of the project shall not exceed 86 dBA. This could be achieved in a variety of ways, including but not limited to ensuring equipment is operating at sufficient distances from the edge of the project site property line, incorporating sound muffling devices on construction equipment, or utilizing temporary noise barriers to reduce construction noise when construction equipment must be in proximity to the edge of the property line (particularly near noise-sensitive land uses).  All construction equipment shall have appropriate sound muffling devices, which shall be properly maintained and used at all times such equipment is in operation.  The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest off-site sensitive receptors.  The construction contractor shall locate on-site equipment staging areas so as to maximize the distance between construction-related noise sources and the noisesensitive receptors closest to the project construction areas.  A publicly visible sign shall be posted with the telephone number and contact information for the designated on-site construction manager available to receive and respond to noise complaints. This person shall report all complaints to the City of Union City Public Works Department.
124. Mitigation Measure NOI-1b: Operational Equipment Noise Control Plan. An Operational Equipment Noise Control Plan shall be prepared prior to issuance of the first City-issued building permit for the proposed development for approval by the Building Division. The plan shall include a noise analysis for the project that evaluates HVAC and other stationary mechanical equipment with the potential to generate noise levels in excess of ambient noise levels by 10 dB on new residential properties and by 12 dB on new commercial properties.

The analysis shall be prepared by persons qualified in acoustical analysis and/or engineering and demonstrate with reasonable certainty that the operational noise sources associated with the project would not result in a noise level that would be in excess of the Community Noise Ordinance. All recommendations from the acoustical analysis necessary for ensuring that noise sources would meet applicable requirements of the noise ordinance and would not result in 10 dB (for sources on residential properties) or 12 dB (for sources on commercial properties) increases in ambient noise levels shall be incorporated into plans submitted for building permit issuance and building operation.

ACWD Conditions
125. Given that the project includes 123 residential units, the District requires redundant master meters served from two separate water mains per Section 4.2.4-e of the District's City Council/RSA Agenda 684 Tuesday, July 12, 2022
Resolution No. XXXX -22
SD-21-002 - PA 3/Station East Residential

Page 30 ends

Development Specifications for Public Water System Extensions, located on the District's website (www.acwd.org). Sheet C2 shows redundant 4” water meters and 6” fire service to be installed from the “existing” main within K Street. It should be noted that there is no existing water main within K Street. Project Proponent will need to coordinate with the developer installing the backbone water system within K Street and other adjacent streets that will form a well-gridded, looped water system prior to the District setting meters for this project.
126. The District requires that minimum clearance requirements are maintained between water meters, service lines, fire hydrants or mains and the nearest utilities, buildings, and trees.

Reference District Standard Drawings CL-1-08 through CL-5-08. 127. Each residential domestic, non-residential, irrigation services and fire service will require an above-ground reduced pressure backflow prevention device. Backflow prevention devices must be located in accordance with District Standard Drawings BP-1-08 through BP-3-08. The location and screening of these above-ground devices should be considered in the site design to address both District installation standards as well as aesthetic concerns of the development. Backflows located within buildings are not acceptable. No connections between the District’s detector check and the private side backflow prevention device is allowed on fire service.
128. Master meters sized greater than 2-inches serving this property shall be contained within below-ground vaults, whose sizes shall be determined by the meter size and associated appurtenances. Generally, such vaults may measure 5-feet wide by 7-feet long or could be as large as 6-feet wide by 10-feet long. Vaults, or any part thereof, on private property must be located within public right-of-way or easements dedicated to the District and these easements must extend a minimum of 5-feet around the perimeter of the vault (reference Condition 130, below). The vaults must be flush with the existing grade and be set at no less than 6-inches below the top of the adjacent curb. The vault and service laterals should be located to provide a minimum horizontal clearance of five feet from other utilities and from trees. Reference District Standard Drawings CL-4-08 and CL-5-08. Similarly, the proposed water services must meet District installation and clearance requirements, such as minimum horizontal clearances between service laterals. Space must also be provided for the required private backflow prevention devices (reference Condition 127, above). 129. Installation of private sub-metering of all master metered units is required under Water Code Division 1, Chapter 8, Article 5. It is the District's understanding that onsite submeters are under the jurisdiction of the California Department of Food and Agriculture, Division of Measurement Standards (CDFA DMS). The District recommends that the project proponents contact CDFA DMS regarding any requirements they may have. The District requires private sub-metering of all master metered units. Prior to the release of jobs for master meter installation and in accordance with the Water Code, Project Proponent shall submit written verification by the City of Union City or Project Proponent that private submeters have been installed to each individual unit served off the master meter.

City Council/RSA Agenda 685 Tuesday, July 12, 2022
Resolution No. XXXX -22
SD-21-002 - PA 3/Station East Residential

Page 31 ends

130. Easements dedicated to the District shall be provided for all District-owned appurtenances located in private property and outside the public right-of-way. Easements dedicated to the District will require a plat and legal description, prepared by a licensed surveyor, to District standards, along with a current title report for any property or properties affected by the easement. The applicant and/or property owner should refer to the Development Specifications or contact the District Engineering Department for more information. 131. Copies of the District’s Standard Specifications for Water Main Installation and Development Specifications for Public Water System Extensions are available on the District's website at http://www.acwd.org.
132. For modifications of existing water facilities or to initiate new water service to the property, the developer should contact the District Engineering Department. Any existing water services which will not be used in the new development must be removed by the District at the developer's expense.
133. The project shall be designed to implement water efficient plumbing fixtures and irrigation systems at both residential and non-residential developments, including but not limited to, those listed in the Water Efficiency Measures for New Development, located on the District’s website (http://acwd.org/DocumentCenter/View/421). 134. Groundwater Well Protection/Destruction: In order to protect the groundwater basin, ACWD regulates the construction, repair, and destruction of wells, exploratory holes, and other excavations located within the City of Union City under ACWD Ordinance No. 2010-

01. Therefore, each well located within the Project area must be either protected or properly destroyed prior to construction activities. If the wells are to remain, a letter so indicating must be sent to ACWD. ACWD has identified an abandoned water well, 5S/1W-03C022, located within the Project area. In order to protect the groundwater basin, any abandoned well located within the Project area must be properly destroyed in compliance with ACWD Ordinance No. 2010-01 prior to construction activities. Elevator Shafts: The installation of elevator shafts that intersect an aquifer or may impact the integrity of any aquitard located directly above an aquifer are regulated as other excavations under ACWD’s Ordinance No. 2010-01. Elevator shafts are frequently installed similar to wells and exploratory holes. If the annular space between the excavation or borehole wall and the shaft is not properly sealed, it can act as a vertical conduit and may create preferential pathways that allow pollutants to rapidly infiltrate the subsurface and impact groundwater. For this reason, ACWD requests the Project proponents coordinate the design of the elevator shaft with ACWD.
135. Dewatering: If groundwater is anticipated during site development, temporary and permanent dewatering activities, and the potential impact of the project on the local drinking water supply must be addressed. It is critical that the amount of water that may be extracted by dewatering be estimated and documented. Alternative designs should be evaluated that would minimize the amount of dewatering required during and subsequent to construction. Groundwater losses due to dewatering should be measured and may be subject to a replenishment assessment fee. Mitigation measures should be proposed to replace all significant losses of ACWD’s water supplies. ACWD regulates the installation City Council/RSA Agenda 686 Tuesday, July 12, 2022
Resolution No. XXXX -22
SD-21-002 - PA 3/Station East Residential

Page 32 ends

and destruction of dewatering wells under ACWD’s Ordinance No. 2010-01. ACWD permits are required for dewatering well installations and destructions. 136. Soil Improvement and Other Excavations: If soil improvement or the installation of support piers, piles or caissons are considered for this site, ACWD request that project proponents coordinate with ACWD regarding the design and construction of these facilities. ACWD permits are required for these features. 3
137. Drilling Permit Requirements: As required by ACWD Ordinance No. 2010-01, drilling permits are required prior to the start of any subsurface drilling activities for wells, exploratory holes, and other excavations within the City. Application for a permit may be obtained from ACWD’s Engineering Department, at 43885 South Grimmer Boulevard, Fremont or online at http://www.acwd.org. Before a permit is issued, a cash or check deposit is required in a sufficient sum to cover the fee for issuance of the permit or charges for field investigation and inspection. All permitted work requires scheduling for inspection; therefore, all drilling activities must be coordinated with ACWD prior to the start of any field work.

City Council/RSA Agenda 687 Tuesday, July 12, 2022
Resolution No. XXXX -22
SD-21-002 - PA 3/Station East Residential

Page 33 ends

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 12th day of July 2022, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:
________________________

CAROL DUTRA-VERNACI
Mayor
ATTESTED: APPROVED AS TO FORM:
_________________________ _________________________
ANNA M. BROWN KRISTOPHER J. KOKOTAYLO
City Clerk City Attorney
City Council/RSA Agenda 688 Tuesday, July 12, 2022

SINGLE-FAMILY

RESIDENTIAL

STATION EAST

SPECIFIC PLAN AREA
7TH STREET K STREET

FIRE STATION

RECREATIONAL

PLAYING FIELDS

DECOTO ROAD
SITE

SINGLE-FAMILY

RESIDENTIAL

CHEEVES WAY
To Union City Bart Station
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City TITLESHEET 1" = 400'-0" G00 22015
03/29/2022

PROJECT DIRECTORY
S T A T I O N E A S T PA3 - U N I O N C I T Y

ENTITLEMENT SET

PROJECT SITE

PROPERTY OWNER
APN: 0021-013-01

WILLIAMS BROTHERS
2481 HILTON ST.

UNION CITY, CA. 94587
T: (510) 471-3788
E: [email protected]
APN: 0021-013-02

THE STATION EAST OWNER, LLC
888 SAN CLEMENTE, SUITE 100
NEWPORT BEACH, Ca 92660
T: (949) 720-3612
E: [email protected]
DEVELOPER:

USA PROPERTIES FUND
3200 DOUGLAS BLVD SUITE 200
ROSEVILLE CA 95661
ATTN: LEATHA CLARK
E: [email protected]
ARCHITECT:

DAVID BAKER ARCHITECTS
461 2ND ST, LOFT C-127
SAN FRANCISCO, CA 94107
T. 415.335.7064
ATTN: PEDRAM FARASHBANDI
[email protected]
CIVIL ENGINEER:

CBG CARLSON BARBEE & GIBSON INC
2633 CAMINO RAMON SUITE 350
SAN RAMON CA 94583
T. 925.866.0322
ATTN: GORDIN ZANIN
[email protected]
LANDSCAPE ARCHITECT:

URBAN ARENA
66 FRANKLIN STREET SUITE 300
OAKLAND CA 94607
T. 415.857.3388
ATTN: TONY SCOTELLARO
[email protected]
ADDRESS 33945 STREET, UNION CITY CA 94587
PARCEL APN 087-0021-013-01
087-0021-012-02 (PORTION)

ZONING STATION EAST MIXED USE (SEMU)
LOT SIZE 0.96 ACRES (41,914 SF)
LOT GROSS 1.24 ACRES
BUILDING TYPE (5) LEVELS OF TYPE (IIIA) OVER
(1) LEVEL OF TYPE (I/A) BASEMENT

FEMA FLOOD PLAIN ZONE X, FLOOD INSURANCE
RATE MAP:06001C0432G

EARTHQUAKE HAZARD NOT LOCATED WITHIN

ALQUIST-PRIOLO

EARTHQUAKE FAULT ZONE

THE PROPOSED PROJECT IS A ONE HUNDRED PERCENT AFFORDABLE HOUSING COMMUNITY BROUGHT TO THE CITY OF UNION CITY. THE PROJECT IS LOCATED ON THE CORNER OF SEVENTH

STREET TO THE NORTH AND THE FUTURE K STREET TO THE WEST, AND IS PART OF THE STATION EAST RESIDENTIAL/ MIXED USE SPECIFIC PLAN AREA. THE PROPOSED COMMUNITY INCLUDES A COMBINED TOTAL OF 123 AFFORDABLE RENTAL UNITS (COMPRISING OF A MIX OF ONE AND TWO BEDROOM APARTMENTS) AND A BASEMENT PARKING GARAGE FOR RESIDENTS. OTHER FEATURES

OF THE BUILDING INCLUDE A GROUND FLOOR LOBBY AND COMMON AMENITY SPACES SUCH AS A COMMUNITY ROOM, AND LAUNDRY ROOM WITH AN ADJOINING COMMON COURTYARD.

VIEW OF ENTRANCE FACADE FACING EAST ON THE CORNER OF 7TH STREET & K STREET

SHEET INDEX
K STREET 7TH STREET
01 GENERAL
G00 TITLESHEET
G001 NEIGHBORHOOD PLAN & ARCHITECTURAL

PRODUCT DESCRIPTION
G002 SITE PLAN
G003 SITE PHOTOS
G004 CONCEPT DIAGRAMS
G005 MATERIAL PALETTE
G010 RENDERINGS
G011 RENDERINGS
G012 RENDERINGS
G013 RENDERINGS
G014 RENDERINGS
G020 FIRE ACCESS DIAGRAM
G021 EXIT ANALYSIS DIAGRAMS
G022 PARKING PALLET SYSTEM
G023 BIKE PARKING
G024 GUARDRAIL @ THE BRIDGES
02 ARCHITECTURE
A100 FLOOR PLAN - BASEMENT
A110 FLOOR PLAN - LEVEL 1
A120 FLOOR PLAN - LEVEL 2
A130 FLOOR PLAN - LEVEL 3
A140 FLOOR PLAN - LEVEL 4
A150 FLOOR PLAN - LEVEL 5
A160 FLOOR PLAN - ROOF
A200 WEST ELEVATION
A201 EAST ELEVATION
A202 NORTH ELEVATION
A203 SOUTH ELEVATION
A300 SECTIONS
A400 1 BEDROOM UNIT PLANS
A401 1 BEDROOM UNIT PLANS
A402 2 BEDROOM UNIT PLANS
A403 2 BEDROOM UNIT PLANS
03 CIVIL
C1 EXISTING CONDITIONS
C2 PRELIMINARY UTILITY & GRADING PLAN
C3 STORMWATER CONTROL PLAN
04 LANDSCAPE
L1 CONCEPTUAL LANDSCAPE PLAN
L2 RENDERINGS
L3 SUPPLEMENTAL LANDSCAPE DIAGRAMS
L4 FENCE & WALL PLAN
L5 CONCEPTUAL LIGHTING PLAN
L6 CONCEPTUAL PLANTING PLAN
L7-8 PLANTING PALETTE
L9 CONCEPTUAL IRRIGATION PLAN
L10-14 IRRIGATION DETAILS
Vicinity Map
Exhibit A
City Council/RSA Agenda 689 Tuesday, July 12, 2022
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City G001

NEIGHBORHOOD PLAN &

ARCHITECTURAL PRODUCT

DESCRIPTION
22015
03/29/2022
City Council/RSA Agenda 690 Tuesday, July 12, 2022
1 A300
2 A300
59' - 9"
MECH. UNITS MECH. UNITS
MECH. UNITS MECH. UNITS

PROPOSED MULTIFAMILY RESIDENTIAL BUILDING PROPOSED MULTIFAMILY RESIDENTIAL BUILDING Lobby Entrance
Community Room
Landscape Area
Laundry Room
Landscape Area
Fitness Room
Landscape Area
Access To Basement Level
Parking
Gate
Gate
Flex Zone
7TH STREET

K STREET
Residential Stoops
Residential Stoops Residential Stoops
Courtyard
Stair Access
Stair Access
Not Part of Station East
Specific Plan Area
EXISTING 1 STORY WAREHOUSE FACILITY
PARCEL 2B LLA 03-2019
Existing 1 -Story Alameda Fire Station
+68
+69
+67
+70.9
+69
3/8" / 12" MIN TYP.
3/8" / 12" MIN TYP.

Unoccupied Roof
Unoccupied Roof
Roofdrain Typ.
205'
Proposed Bus Stop
237'
Open Air Stair
Elevator

8.3%

6.0%
Ramp 17.4%
Ramp 12.4%

9.1%

5.3%
+68.3
+70
Downspouts
3/8" / 12" MIN TYP.

Downspouts
Downspouts
Downspouts +69.3
Street Parking
Street Parking
For exterior stoops & pathways,
see landscape
+59'-9"
+59'-9"
PLANNING AREA 1
Downspouts
Front Setback
20'
Side Setback
6'
Sidewalk
11' - 7"
Street Width
39'
Street Width
46'
Ramp to
Basement
338'
30'
415'
231'
FDC
Flex zone details to be shown on
Final Map per Tentative Tract
Map No. 8251 (TTM-20-001).

To be used for paratransit van,
rideshare, deliveries, and
passenger loading (Specific Plan
Amendment Program (P-M-16))
Fire Hydrant
Fire Hydrant
Fire Hydrant
T
66'
8'
K Street to be renamed
with the name shown on
the Final Map per
Tentative Tract Map No.
8251 (TTM-20-001)
Condition 31
23'
21'
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City SITE PLAN 3/64" = 1'-0" G002 22015
03/29/2022

PROJECT DATA

GROSS SQUARE FEET BY USE
UNIT COUNT : 123 (123 RESIDENTIAL UNITS )

PROPOSED BASEMENT PARKING
UNIT TYPE COUNT TYP. SIZE TYP. AREA
1 BEDROOM 106 86% 22' x 26', 22'x28' 572 SF
2 BEDROOM 17 14% 32' x 28', 32 x 26' 896 SF
TOTAL 123

OCCUPANCY GROSS FLOOR AREA
CIRCULATION 11,225 SF
COMMON 4,614 SF
GARAGE 22,537 SF
RESIDENTIAL 78,643 SF
SERVICE 3,580 SF
VERTICAL CIRCULATION 4,030 SF
124,628 SF

USE AREA
Basement
GARAGE 22,537 SF
SERVICE 1,476 SF
VERTICAL CIRCULATION 440 SF
24,453 SF
Level 1
RESIDENTIAL 11,476 SF
CIRCULATION 1,580 SF
VERTICAL CIRCULATION 718 SF
SERVICE 1,224 SF
COMMON 4,614 SF
19,612 SF
Level 2
RESIDENTIAL 16,799 SF
CIRCULATION 2,411 SF
VERTICAL CIRCULATION 718 SF
SERVICE 220 SF
20,148 SF
Level 3
RESIDENTIAL 16,783 SF
CIRCULATION 2,411 SF
VERTICAL CIRCULATION 718 SF
SERVICE 220 SF
20,132 SF
Level 4
RESIDENTIAL 16,782 SF
CIRCULATION 2,411 SF
VERTICAL CIRCULATION 718 SF
SERVICE 220 SF
20,131 SF
Level 5
RESIDENTIAL 16,803 SF
CIRCULATION 2,411 SF
VERTICAL CIRCULATION 718 SF
SERVICE 220 SF
20,153 SF
124,628 SF

REQUIRED PARKING
(.5 spaces per bedroom if < 1/2 mi from major transit stop) (Exhibit A - 18.37.150 (pg. 419) / Specific Plan Amendment Sect 4.4, Table 4-3)

UNIT TYPE COUNT PARKING COUNT
1 BEDROOM 106 .5 (106) = 53
2 BEDROOM 17 .5 (34) = 17
TOTAL 70
*PROVIDES PARKING FOR 123 UNITS (0.57 RATIO)
*3 ADA minimum spaces (Standard + Van) required

COMMON OPEN SPACE PROVIDED TOTAL AREA
COURTYARD 10,600 SF
(86 SF / UNIT)

PRIVATE OPEN SPACE PROVIDED
UNITS WITH STOOPS 13

BICYCLE PARKING TOTAL
92 SPACES
(Provided at an amount equal to 20% of required auto space total) (Attachment 4, Exhibit A - 18.37.160 (pg. 420)) (0.2 (70 auto spaces) = 14 spaces required) SET BACKS REQUIRED: SET BACKS PROVIDED
FRONT 20 FEET FRONT 20 FEET
SIDE (INTERIOR) 6 FEET SIDE (INTERIOR) 6 FEET
SIDE (CORNER) 6 FEET SIDE (CORNER) 6 FEET

REAR(CORNER) N/A REAR (CORNER) N/A
BUILDING HEIGHT ALLOWED: 100 FT
BUILDING HEIGHT PROPOSED:

TOP OF PARAPET: 59'3" FT
BUILDING HEIGHT 56'6" FT (refer to Sheet G300)
LOT COVERAGE: 48% F.A.R.: 2.4
20,044 SF / 41,914SF (0.96acre) = 48% 100,607SF/41,914 SF = 2.4

PROJECT AREA

UNIT MIX AND INCOME REQUIREMENTS

TYPE COUNT (SPACES)
ADA 4
TANDEM PARKING WITH MOVING PALLET 22
REGULAR STALL PARKING SPACES (9'0" X 18'0") 42
TOTAL 68
*PROVIDES PARKING FOR 123 UNITS (0.57 RATIO)
FOR TANDEM MOVING PALLET SYSTEM SEE SHEET G022
PER Government Code CHAPTER 4.3. Density Bonuses and Other Incentives [65915 - 65918] (1) (A): 0 parking is required
City Council/RSA Agenda 691 Tuesday, July 12, 2022
K Street
7th Street
8 7
5 2
1 9
3 4
6 scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City SITE PHOTOS 1" = 100'-0" G003 22015
03/29/2022

3. LOOKING AT EXISTING RESIDENTIAL NEIGHBORHOOD ON
7TH STREET ACROSS THE STREET FROM SITE

2. LOOKING AT FIRE STATION DIRECTLY NORTH OF

THE SITE

1. LOOKING NORTHEAST FROM 7TH STREET TOWARDS

RECREATIONAL FIELDS

7. LOOKING EAST FROM ON 7TH STREET TOWARDS SITE

6. LOOKING TOWARDS ADJACENT PROPERTIES ADJACENT TO
THE SITE ON 7TH STREET

5. LOOKING TOWARDS EXISTING PROPERTIES ADJACENT
TO THE SITE ON 7TH STREET 4. LOOKING EAST FROM 7TH STREET AWAY FROM SITE

8. LOOKING TO THE HILLS FROM 7TH STREET WALKING

TOWARDS DECOTO ROAD

9. LOOKING TOWARDS SITE ON 7TH STREET
City Council/RSA Agenda 692 Tuesday, July 12, 2022
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City CONCEPT DIAGRAMS G004
22015
03/29/2022
BUILDING MASSES + ORIENTATION CIRCULATION BRIDGE BREAK UP THE MASS

MATERIAL CHANGE AT THE STREET LEVEL RESIDENTIAL STOOPS PROVIDE PRIVATE OPEN SPACE

PROJECT FOCAL POINT

ACCENT MATERIALS AT CORNER

BUILDING CONCEPT
7TH STREET K STREET
N
S

K STREET
7TH STREET

K STREET
7TH STREET
ARCHITECTURE DESCRIPTION:

THE FIVE - LEVEL BUILDING IS BROKEN INTO TWO DISTINCT PERPENDICULAR VOLUMES LINKED BY A STACK OF OPEN-AIR PEDESTRIAN BRIDGES THAT SPANS A LANDSCAPED ENTRY PLAZA. THIS PUBLIC PLAZA DEMARCATES A PROMINENT ENTRY PORTAL - THE MAIN RESIDENTIAL ENTRY - ON K STREET, WHICH IS HIGHLY VISABLE YET LOCATED AWAY FROM THE BUSY CORNER.

THE ENTRY IS FRAMED AND SET OFF BY TWO FACADES WITH COMPLEMENTARY COLORS; CLAD IN RANDOM-BATTEN SIDING. THE TRANSPARENT ENTRY OFFERS DIRECT VISIBLE AND PHYSICAL CONNECTION TO THE CENTRAL COURTYARD, AND THE BRIDGES OFFER GLIMPSES OF BUILDING ACTIVITY. INSIDE, THE MAIN COURTYARD IS RINGED WITH GROUND-FLOOR COMMUNITY USES AND SHIELDED FROM THE STREET NOISE BY THE BUILDING MASS.

THE PRIMARY CORNER VOLUME IS HIGHLIGHTED WITH VERTICAL BATTENS DESIGNED WITH INTEGRATED SUNSHADES. THIS GRAPHIC ELEMENT CREATE A DISTINCTIVE VISUAL EFFECT TO FRAME AND DRAW ATTENTION TO THE SHARED COMMUNITY SPACES.

AWAY FROM THE CORNER ALONG BOTH THE K STREET AND 7TH STREET ELEVATIONS, THE STRAIGHTFORWARD STUCCO VOLUMES ARE LIFTED ABOVE GRADE TO CREATE SPACE FOR RESIDENTIAL STOOPS THAT CONNECT GROUND-FLOOR HOMES DIRECTLY TO THE SIDEWALKS AND PROVIDE PLACES FOR PERSONALIZATION. THESE TWO VOLUMES ARE ARTICULATED WITH PLAYFUL BAYS THAT PROVIDE OPTIMUM SOLAR ORIENTATION AND REFLECT THE DIVERSE LAYOUTS OF THE HOMES.

City Council/RSA Agenda 693 Tuesday, July 12, 2022
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City MATERIAL PALETTE G005
22015
05/06/2022

K STREET

ANODIZED ALUMINUM

SUNSHADE

VERTICAL ORIENTED RBS CLADDING
(FIBER CEMENT - LIGHT)

VINYL NAIL-FIN WINDOWS
7TH STREET
MATERIAL BOARD:

MATERIAL BOARD FACADE CONCEPT
FOR IMAGERY REFERENCES ONLY. METAL FENCE, STEEL BRIDGE, @ ENTRY COURT

STUCCO ( LIGHT & DARK)
STUCCO ( LIGHT & DARK) * THE MATERIALS WILL BE AS SHOWN OR EQUIVALENT

CORBU COLOR FOR

DOORS AT STREET
LEVEL ON 7TH AND K
STREET

VERTICAL ORIENTED RBS CLADDING
(FIBER CEMENT - LIGHT)
RBS

VERTICAL ORIENTED RBS CLADDING
(FIBER CEMENT - DARK)

VERTICAL ORIENTED RBS CLADDING
(FIBER CEMENT - LIGHT)
*LINKS TO MANUFACTURER WEBSITE:

VERTICAL ORIENTED RBS CLADDING:

HARDIE: jameshardie.com
ALLURA: allurausa.com
STUCCO: GENERIC
City Council/RSA Agenda 694 Tuesday, July 12, 2022
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City RENDERINGS 1" = 160'-0" G010 22015
03/29/2022
VIEW OF ENTRANCE ICON FACADE FACING EAST ON THE CORNER OF 7TH & K STREET 7TH STREET K STREET
20FT SETBACK
Main Entrance
City Council/RSA Agenda 695 Tuesday, July 12, 2022
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City RENDERINGS 1" = 160'-0" G011 22015
05/06/2022

VIEW OF ENTRANCE FACING NORTH ON K STREET

K STREET
City Council/RSA Agenda 696 Tuesday, July 12, 2022
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City RENDERINGS 1" = 160'-0" G012 22015
03/29/2022

VIEW OF WEST FACADE FACING NORTH ON K STREET

K STREET
City Council/RSA Agenda 697 Tuesday, July 12, 2022
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City RENDERINGS 1" = 160'-0" G013 22015
03/29/2022

VIEW OF WEST FACADE CORNER FACING NORTH ON K STREET

K STREET
City Council/RSA Agenda 698 Tuesday, July 12, 2022
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City RENDERINGS 1" = 160'-0" G014 22015
03/29/2022
VIEW OF NORTH FACADE FACING EAST ON 7TH STREET
7TH STREET
City Council/RSA Agenda 699 Tuesday, July 12, 2022
UP
Courtyard
Drive Way Ramp
T
1 1 1
1 1
1 1
1 1
1 1
1 1
1 1 1
2 1
Bike
Rm
Community
Rm
Fitness
Mail
Office Suite
Laundry
1 <200' HOSE REACH TYP
<200' HOSE REACH TYP
<200' HOSE REACH TYP
<200' HOSE REACH TYP
2 G020
6' - 0"6' - 0"
6' - 0"
6' - 0"
6' - 0"
6' - 0"
6' - 0"

LADDER PADS PER
NOTE 1 (TYP.)
overlaps by over 40'
overlaps by over 70'
(N) FIRE HYDRANT
(N) FIRE HYDRANT
FDC
Entry Gate
60 ft
3 A300

K STREET
7TH STREET

70.00°
11'
6'

70.00°
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FIRE ACCESS DIAGRAM As indicated G020 22015
03/29/2022

1. THE PROPOSED BUILDING IS OF TYPE III/A AND WILL BE PROTECTED BY AN AUTOMATIC SPRINKLER SYSTEM PER NFPA13. PER CBC 2019 SEC 1030 EXCEPTION 1, EMERGENCY ESCAPE WINDOWS ARE NOT REQUIRED.

SELECT LOCATIONS WERE SHOWN FOR POSSIBLE PADS FOR VENTING IF NEEDED

2. SINCE THE BUILDING IS PROTECTED WITH ATOMATIC SPRINKLER SYSTEM PER NFPA 13, THE HOSE LENGTH IS ALLOWED TO BE
INCREASED TO 200' . 503.1.1 EXCEPTION 1.1 ALLOWS THE 150 TO BE

INCREASED WHEN THE BUILDING IS PROTECTED BY AN AUTOMATIC SPRINKLER SYSTEM PER NFPA13
1" = 10'-0"
2 Section Fire Access
NOTES
City Council/RSA Agenda 700 Tuesday, July 12, 2022
FD
79' - 6"
MAX. COMMON PATH

OF TRAVEL DISTANCE

ACCESS STAIR

EXIT STAIR
EXIT STAIR22' - 0"

GROUND FLOOR COURTYRAD
HAS ACCESS TO 3 EXITS

ALL GATE FROM THE

COURTYARD TO OPEN IN THE

DIRECTION OF EXIT
32' - 2
49 "
' - 7"

DOORS IN THE COMMON ROOM

ARE SEPARATED BY MORE THAN
1/3 OF THE DIAGONAL DISTANCE
58' - 7"
96' - 9"
FRONTAGE: 497 FT.

PRIMETER: 852 FT.

ACCESS STAIR

EXIT STAIR

PEDESTRAIN BRIDGE

HORIZONTAL EXIT

OCCUPANTS FROM EXH SIDE OF
HORIZONTAL EXIT IS LESS THAN 50

THERFORE DOOR CAN SWING IN

EITHER DIRECTION
10' TO 15' DISTANCE TO PL.
40% UNPROTECTED OPENING PER

FLOOR IS ALLOWED
12'
6' - 0"
5' TO 10' DISTANCE TO PL.
25% UNPROTECTED OPENING PER

FLOOR IS ALLOWED
129' - 6"
120' - 6"
213' - 4"
163' - 4"

EXIT SEPARATION

EXIT SEPARATION
8,990 SF per floor
11,120 SF per floor
~44,950 SF total
~55,600 SF total
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City EXIT ANALYSIS DIAGRAMS 1/32" = 1'-0" G021 22015
03/29/2022
5 STORIES OF TYPE III/A OVER ONE LEVEL OF TYPE /A SUBTERRANEAN

PARKING
PROTECTED WITH AUTOMATIC SPRIKLER SYSTEM PER NFPA 13
1/32" = 1'-0" 1

GROUND FLOOR PLAN
1/32" = 1'-0"
2 TYPICAL UPPER FLOOR PLANS
CIRCULATION 11,225 SF
COMMON 4,614 SF
RESIDENTIAL 78,643 SF
SERVICE 2,104 SF
VERTICAL CIRCULATION 3,590 SF
100,176 SF
At = 24,000 SF (SPRINKLER IS USED FOR HEIGHT INCREASED) PROPOSED AREA AT A TYPICAL FLOOR:

RESIDENTIAL 16,783 SF
CIRCULATION 2,411 SF
VERTICAL CIRCULATION 718 SF
SERVICE 220 SF
20,132 SF
Per CBC 2019 table 503.4, type III/A buildings of R-2 occupancy are allowed to have 5 stories. Automatic sprinkler system is used for height increase and not area increase
A = [A + (NS x I )] x S a t f a
ALLOWBALE BUILDING AREA:

Ns = 24,000 SF
I = [ F/P - 0.25 ] W/30
f
= [ F/P - 0.25 ] W/30 = [497/852 - 0.25] 1/1 = 0.33
A = [24,000 + (24,000 X 0.33) x 2 = 64,000 SF a
EACH FIRE AREA SHALL NOT EXCEED 64,000 SF

TOTAL TYPE III BUILDING AREA
FIRE AREA 1
FIRE AREA 2
NOTES:

1. ALL UNITS WILL BE ADAPTABLE PER 11A. IN ADDITION 5% OF THE UNITS WILL BE FULLY ACCESSIBLE PER 11B. ALL ACCESSIBILITY COMPLIANCE WILL BE SHOWN ON PERMIT DRAWINGS

2. TWO ACCESSIBLE MEANS OF EGRESS IS PROVIDED. PER CBC 2019 SEC 1009.2.1 EXCEPTION 1, WHERE

THE BUILDING IS PROVIDED WITH A HORIZONTAL EXIT THE ELEVATOR DOES NOT REQUIRED TO BE

PART OF THE ACCESSIBLE MEAN OF EGRESS

3. EV READY STALLS WILL BE PROVIDED PER CAL GREEN. THE ACTUAL CHARGING STATIONS WILL NOT BE

INSTALLED
FIRE AREA 1: ~ 44,950 SF
FIRE AREA 2: ~ 55,600 SF
A a:

City Council/RSA Agenda 701 Tuesday, July 12, 2022
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City PARKING PALLET SYSTEM G022 22015
03/29/2022
City Council/RSA Agenda 702 Tuesday, July 12, 2022
16 BIKES IN

DOUBLE DECKER
16 BIKES IN

DOUBLE DECKER
12 BIKES IN

DOUBLE DECKER
16 BIKES IN

DOUBLE DECKER
8 BIKES IN
DOUBLE
DECKER
8 BIKES IN
DOUBLE
DECKER
5' - 8"
7' - 2 1/2"

BIKE ROOM
92 BIKES IN DOUBLE DECKER
121 in 121 in 60 in 121 in
92 in
7 in
10 in
10 in
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City BIKE PARKING As indicated G023 22015
03/29/2022
1/4" = 1'-0"
1 ENLARGED BIKEROOM LAYOUT
City Council/RSA Agenda 703 Tuesday, July 12, 2022
1/4" BLACK PAINTED

STEEL PLATE OVER

SLAB EDGE
1 1/4" X 3/8" PLATE STL.

PTD. BLACK, WELDED TO

STEEL PLATE AT BASE

PICKET GUARDRAIL

ASSEMBLY BOLTED TO
KNIFE PL. AT JOINTS &
ENDS W/ (2)5/8" DIA
A307 BOLTS

PLAN VIEW

ELEVATION
3" KNIFE PLATE,
1/4" THICK
L3-1/2X2-1/2X1/4
WELDED TO PL.
3" O.C.

PREFAB ASSEMBLY WIDTH, VARIES, 4'-0" MAX
AFF.
1 1/2" MIN.
2" 3" 2"
A

A TYPICAL GUARDRAIL BOLTING DETAIL
(2)5/8" DIA A307 BOLTS
L3-1/2X2-1/2X1/4

PICKET GUARDRAIL

ASSEMBLY
KNIFE PL.

WALKING SURFACE
1" MAX. TO EDGE OF
1 1/2" DIA. HANDRAIL
W.O., PTD. BLACK

WELDED TOP RAIL

CONNECTION
3"
1 1/2" DIA.

HANDRAIL W.O.
1" MIN.
5/8"
1 1/8"
3' - 0" A
F. F. . M
AX.
2' - 9" A
F. F. . M
NI .
4 3" A
F. F. .
1 1/4" X 3/8" PLATE
STL., PTD. BLACK.

SLOPE
1/8":FT

KNIFE PLATE WITH
EMBED IN P.T. SLAB.

NOTCHED FOR EDGE

METAL LAP
5/8" DIA. A307 BOLT, TYP.

FORMED DRIP
2" 1"
1/2"
STL. ANGLE TAB, PREDRILLED FOR PICKET

CONNECTION
3/8" X 1 1/4" STL. FLAT
BAR RAILING, PTD.
3/8" X 1-1/4" PTD. STL. FLAT
BAR PICKETS @ 3" O.C. TYP.

NOTE: GRIND ALL WELDS SMOOTH.

TRAFFIC COATING, LAP

OVER EDGE METAL
24 GA. S.S. EDGE METAL W.

HEMMED EDGE, SET IN A

FULL BED OF SEALANT AND
FASTEN AT 6" O.C.,

STAGGERED
4" MIN.
4 3" A
F. F. .
3/4" MIN
1" 2" 3" 2" A
F
F.
1 1 2/ " MIN.
5/8"
1 1/8"
L3-1/2X2-1/2X1/4

EXTEND PLATE AND
PICKETS AT LEVEL 1

TO CONCEAL UTILTIES,

DEPTH VIF
V.I.F.
1 scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City GUARDRAIL @ THE BRIDGES As indicated G024 22015
05/06/2022
1" = 1'-0"
1 TYPICAL GUARDRAIL AT THE BRIDGE
1 1/2" = 1'-0"
2 TYPICAL GUARDRAIL AT THE BRIDGE

SECTION
City Council/RSA Agenda 704 Tuesday, July 12, 2022

ADA ADA
13 12
11 10
9 15
14 8
7 6
5 4
3 2
1 16
17 18
19 20 21 22 23 24 27 28 29 32 33 34
42 40 41 3536
EV ADA
ADA
EV
Trash
Elect.

Service
Egress Stair
373839
59 60
61 62
63 64
65 Regular Stalls
Regular
Stalls
Regular
Stalls
44 43
66 67
Egress Stair
45 68
1 A300
2 A300
9'x18' TYP
9'x18' TYP
9' Drive Aisle 24'
Drive Aisle
24'
8'
25 26 3130
50 55
56 Platform Parking
(Empty Space)
Garage Overhead Roll
Up Door
22'
Side Setback
6'
8'
8'
232'
203'
88'
Back Stalls
(6 Regular
Spaces)
Back Stalls
(6 Regular Spaces )
58 57
Trash roomOverhead Roll
Up Door
For trash room enlarged layout, see
USA Properties Station East Trash
Management Plan. American Trash
Management
21'
Sloped
Ramp
Ramp 17.4%
Ramp 12.4%

9.1%

5.3%
3 A300
EV
EV
EV
Future EV Charging EV
Stations
Platform Parking
(Empty Space)
Future EV Charging Stations
EV
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - BASEMENT 1" = 20'-0" A100 22015
03/29/2022
1" = 20'-0"
1 Basement E

PROPOSED BASEMENT PARKING

TYPE COUNT (SPACES)
ADA 4
TANDEM PARKING WITH MOVING PALLET 22
REGULAR STALL PARKING SPACES (9'0" X 18'0") 42
TOTAL 68
*PROVIDES PARKING FOR 123 UNITS (0.57 RATIO)

REQUIRED BASEMENT PARKING
(.5 spaces per bedroom if < 1/2 mi from major transit stop) (Exhibit A - 18.37.150 (pg. 419) / Specific Plan Amendment Sect 4.4, Table 4-3)

UNIT TYPE COUNT PARKING COUNT
1 BEDROOM 106 .5 (106) = 53
2 BEDROOM 17 .5 (34) = 17

TOTAL 70
PER Government Code CHAPTER 4.3. Density Bonuses and Other Incentives [65915 - 65918]
(1), if a development consists solely of rental units, exclusive of a manager’s unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code, then, upon the request of the developer, a city, county, or city and county shall not impose vehicular parking standards if the development meets either of the following criteria:
(A) The development is located within one-half mile of a major transit stop and there is unobstructed access to the major transit stop from the development.

FOR TANDEM MOVING PALLET SYSTEM SEE SHEET G022
10% OF ALL PARKINGS STALLS WILL HAVE FUTURE EV CAPABILITIES. 68 STALLS (.1) = 7 STALLS EV CAPABLE
City Council/RSA Agenda 705 Tuesday, July 12, 2022
Bike Room
92 Community
Room
Fire Access Path
Trash
Slope 1:20
T
1 1
1 1
1 1
1 1
1 1
1 1 1
1 1 1
Laundry

K STREET
+69.3'
+70.9'
Courtyard
Mail
7TH STREET
Stair to Basement
Management
Office
Gate
20'
Fire Access Path
Gate
Entry
Entry
22' 22' 22' 32'
1 A300
2 A300
2 WC
Fitness
Room
1 1
WC
22' 22' 22' 22' 9' 22' 22'
Lobby Stair
22'
+69'
Garage Opening Below
Pet Wash
Transformer Pad
Driveway Ramp to Garage
+70'
22' 10' 22'
Proposed Bus Stop
+68

8.3%

6.0%
Ramp 17.4%
Ramp 12.4%

9.1%

5.3%
+68.3
Dryer: 1/10 units = 13
Washer: 1/10 units = 13
W
D
ADA
D
W
W/D
W/D

W/D W/D W/D W/D
W/D
W/D
W/D
W/D
W/D
+68.4' +68.5' +68.4' +68' +67.6' +67.6'
+69.05'
+68.83'
+68.88'
+69.5'
+69.17'
+69.28'
+69.39'
+69.52'
+70.9'
+70.9'
16 +70.9' +70.9' +70.9' +70.9'
+70.9'
+70.9'
+70.9'
+70.9'
+70.9'
+70.9'
+70.9'
Packages
16 12
8 8
1616
Street Width
39' 11' - 7"
Side Setback
6'
Front Setback
20'
Flex
Zone
Street Parking
+70.9'
For exterior stoops &
pathways, see landscape
32' 5'
Side Setback
6' 32' 28'
Not Part of Station East
Specific Plan Area
EXISTING 1 STORY WAREHOUSE FACILITY
PARCEL 2B LLA 03-2019
FDC
G023
1 Fire Hydrant
Fire Hydrant
23'
21'
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - LEVEL 1
1" = 20'-0" A110
22015
03/29/2022
City Council/RSA Agenda 706 Tuesday, July 12, 2022
1 1 1
1 1
1 2
1 1
1 1
1 1
1 1
1 2
1 1
Trash
1 1 1 1 1
2 2
22' 22'
22' 22'
1 A300
2 A300
22' 32' 22' 32' 28' 22' 10' 22'
32' 5' 22' 22' 22' 9' 22' 26'
22' 22' 22' 22'
22'
39' 22' 22' 22' 22' 22'
8'
Side Setback
6'
Front Setback
20'
6'
Setback
6' 20'
236'
205'
62'
88'
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - LEVEL 2
1" = 20'-0" A120
22015
03/29/2022
City Council/RSA Agenda 707 Tuesday, July 12, 2022
1 1 1
1 1
1 2
1 1
1 1
1 1
1 1
1 2
1 1
Trash
1 1 1 1 1
2 2
1 A300
2 A300
22' 10' 22' 22' 22' 22' 32' 22' 32' 28'
32' 5' 22' 22' 22' 9' 22' 26'
22' 22' 22' 22'
22'
39' 22' 22' 22' 22' 22'
22' 22'
Side Setback
6'
Front Setback
20'
Setback
6' 58'
62'
88'
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - LEVEL 3
1" = 20'-0" A130
22015
03/29/2022
City Council/RSA Agenda 708 Tuesday, July 12, 2022
1 1 1
1 1
1 2
1 1
1 1
1 1
1 1
1 2
1 1
Trash
1 1 1 1 1
2 2
1 A300
2 A300
22' 10' 22' 22' 22' 22' 32' 22' 32' 29'
32' 5' 22' 22' 22' 22' 9' 22' 22' 26'
22' 22' 22' 22'
22'
39' 22' 22' 22' 22' 22'
Side Setback
6'
Front Setback
20'
Side Setback
6' 58'
88'
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - LEVEL 4
1" = 20'-0" A140
22015
03/29/2022
City Council/RSA Agenda 709 Tuesday, July 12, 2022
UP
1 1 1
1 1
1 2
1 1
1 1
1 1
1 1
1 2
1 1
Trash
1 1 1 1 1
2 2
22'
1 A300
2 A300
10' 22' 22' 22' 22' 32' 22' 32' 28'
32' 5' 22' 22' 22' 9' 22'
22' 22' 22' 22'
22'
39' 22' 22' 22' 22' 22'
22' 26'
Side Setback
6'
Side Setback
6' Front Setback 20'
205'
6'
62'
88'
23'
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - LEVEL 5
1" = 20'-0" A150
22015
03/29/2022
City Council/RSA Agenda 710 Tuesday, July 12, 2022
1 A300
2 A300
59' - 9"
MECH. UNITS MECH. UNITS
MECH. UNITS MECH. UNITS
Lobby Entrance
Community Room
Landscape Area
Laundry Room
Landscape Area
Fitness Room
Landscape Area
Access To Basement Level
Parking
Gate
Gate
Flex Zone
7TH STREET

K STREET
Residential Stoops
Residential Stoops Residential Stoops
Courtyard
Stair Access
Stair Access
Not Part of Station East
Specific Plan Area
EXISTING 1 STORY WAREHOUSE FACILITY
PARCEL 2B LLA 03-2019
+68
+69
+67
+70.9
+69
Unoccupied Roof
Unoccupied Roof
Proposed Bus Stop
Open Air Stair
Elevator

8.3%

6.0%
Ramp 17.4%
Ramp 12.4%

9.1%

5.3%
+68.3
+70
Downspouts
Downspouts
Downspouts
Downspouts
+69.3
Street Parking
Street Parking
For exterior stoops & pathways,
see landscape
+59'-9"
+59'-9"
PLANNING AREA 1
Downspouts
Ramp to
Basement
MECH. UNITS

DESIGNATE

AREA FOR PV

PER CAL GREEN

DESIGNATE

AREA FOR PV

PER CAL GREEN
23'
237'
205'
Fire Hydrant
Fire Hydrant
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City FLOOR PLAN - ROOF 1" = 20'-0" A160 22015
03/29/2022
City Council/RSA Agenda 711 Tuesday, July 12, 2022
A. VERTICAL ORIENTED RBS CLADDING (DARK)
B. VERTICAL ORIENTED RBS CLADDING (LIGHT)
C. STUCCO (DARK)
D. STUCCO (LIGHT & LIGHT GREY)
E. ENTRY GATE
F. VINYL WINDOW (WHITE )
G. BRIDGE WALKWAY
H. HORIZONTAL SLAT SCREENS (STAIR)
I. ANODIZED ALUMINUM SUNSHADE
J. WEATHERED STEEL GUARDRAIL
K. ALUMINUM STOREFRONT
L. STOOP PATIOS
M. PICKET RAILING
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City WEST ELEVATION As indicated A200 22015
05/06/2022
West Elevation 1:10
Material Exterior Palette:

A. B. D. E.

F. G. I.

K. L.

City Council/RSA Agenda 712 Tuesday, July 12, 2022
A. VERTICAL ORIENTED RBS CLADDING (DARK)
B. VERTICAL ORIENTED RBS CLADDING (LIGHT)
C. STUCCO (DARK)
D. STUCCO (LIGHT & LIGHT GREY)
E. ENTRY GATE
F. VINYL WINDOW (WHITE )
G. BRIDGE WALKWAY
H. HORIZONTAL SLAT SCREENS (STAIR)
I. ANODIZED ALUMINUM SUNSHADE
J. WEATHERED STEEL GUARDRAIL
K. ALUMINUM STOREFRONT
L. STOOP PATIOS
M. PICKET RAILING
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City EAST ELEVATION As indicated A201 22015
05/06/2022
East Elevation 1:10
East Elevation 1:10
D. E. F.

M. L.

City Council/RSA Agenda 713 Tuesday, July 12, 2022
A. VERTICAL ORIENTED RBS CLADDING (DARK)
B. VERTICAL ORIENTED RBS CLADDING (LIGHT)
C. STUCCO (DARK)
D. STUCCO (LIGHT & LIGHT GREY)
E. ENTRY GATE
F. VINYL WINDOW (WHITE )
G. BRIDGE WALKWAY
H. HORIZONTAL SLAT SCREENS (STAIR)
I. ANODIZED ALUMINUM SUNSHADE
J. WEATHERED STEEL GUARDRAIL
K. ALUMINUM STOREFRONT
L. STOOP PATIOS
M. MESH RAILING
K Street
7th Street

EXTERIOR WALL
2X6 STUDS
2X4 WINDOW NAILER

WINDOW STOOL BELOW

FINISH SYSTEM
WINDOW

ASSEMBLY PER

SCHEDULE
0' - 2"

FIBER CEMENT PANEL O/ DRAIN MAT

FIBER CEMENT TRIM / BATTEN

VAROUSE SIZES

WINDOW PER SCHEDULE
0' - 1"
0' - 2"
WINDOWS JAMB @ RBS FINISH
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City NORTH ELEVATION As indicated A202 22015
03/29/2022
North Elevation 1:10
B. C. D. F. K. L.

R 2 JAMB @ RECESSED WINDOWS 1
1 2
City Council/RSA Agenda 714 Tuesday, July 12, 2022
A. VERTICAL ORIENTED RBS CLADDING (DARK)
B. VERTICAL ORIENTED RBS CLADDING (LIGHT)
C. STUCCO (DARK)
D. STUCCO (LIGHT & LIGHT GREY)
E. ENTRY GATE
F. VINYL WINDOW (WHITE )
G. BRIDGE WALKWAY
H. HORIZONTAL SLAT SCREENS (STAIR)
I. ANODIZED ALUMINUM SUNSHADE
J. WEATHERED STEEL GUARDRAIL
K. ALUMINUM STOREFRONT
L. STOOP PATIOS
M. MESH RAILING
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City SOUTH ELEVATION As indicated A203 22015
03/29/2022
South Elevation 1:10
B. D. E. F. G. H. K. A.

Material Exterior Palette:

City Council/RSA Agenda 715 Tuesday, July 12, 2022
Level 1
0' - 0"
Level 2
14' - 6"
Basement
-8' - 0"
Level 3
24' - 6"
Level 4
34' - 6"
Level 5
44' - 6"
Level 6
54' - 6"

PARAPET
59' - 9"
Level Stoop
2' - 6"
Residential
Garage
K Street
Courtyard

PROPERTY LINE

PROPERTY LINE
1' - 6"
6' 59' - 6"

TYPICAL

CLEAR HEIGHT
LEVEL 2-5

TYPICAL

CLEAR HEIGHT
LEVEL 1
+70.9
8' - 6" 8' - 6" 9' - 6"
11' 10' 10' 10' 10' 12' 5' - 3"
8' - 6"
3/8" / 12" MIN TYP.
53' - 10"
3' - 6"
10' - 6" 8' - 6"
Level 1
0' - 0"
Level 2
14' - 6"
Basement
-8' - 0"
Level 3
24' - 6"
Level 4
34' - 6"
Level 5
44' - 6"
Level 6
54' - 6"

PARAPET
59' - 9"
Level Stoop
2' - 6"

PROPERTY LINE
7TH STREET

COURTYARD
20' 62'
Residential

TYPICAL

CLEAR HEIGHT
LEVEL 2-5

TYPICAL

CLEAR HEIGHT
LEVEL 1
8' - 6" 8' - 6"
Garage
10' 10' 10' 10' 12' 11' 5' - 3"
8' - 6"
3/8" / 12" MIN TYP.
53' - 10"
3' - 6"
8' - 6" 10' - 6"
K Street
7th Street
1 2
3 Basement
-8' - 0"
Level Stoop
2' - 6"
H
EIG
H
T
98 in
GARAGE

K STREET
RAMP SLOPS:

INNER SIDE: 8.3%
OUTTER SIDE: 6%
RAMP SLOPS:

INNER SIDE:

OUT

17.4%
TER SIDE: 12.4%
RAMP SLOPS:

INNER SIDE:

OUTTE

9.1%
R SIDE: 5.3%
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City SECTIONS As indicated A300 22015
03/29/2022
1" = 10'-0" 1
Section 1
1" = 10'-0"
2 Section 2
1/8" = 1'-0" 3
Section Through Garage Entrance Opening
City Council/RSA Agenda 716 Tuesday, July 12, 2022
K Street
7th Street
K Street
7th Street
26'
10' - 11" 10' - 0"
552 SF
1 BR
1 22'
10' - 0"

BATHROOM

LIVINGROOM BEDROOM

KITCHEN
DINING
10' - 0"
26'
10' - 11"
539 SF
1 BR
4 10' - 0"
22'

BATHROOM

LIVINGROOM BEDROOM

KITCHEN
DINING
10' - 0" 10' - 11"
28'
26'
22'
10' - 0"
548 SF
1 BR
3 BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City 1 BEDROOM UNIT PLANS As indicated A400 22015
03/29/2022
1/4" = 1'-0" 1
1br Unit Plan
1/4" = 1'-0" 2
1br Unit Plan 2 1/4" = 1'-0"
3 1br Unit Plan 3
TOTAL QUANTITY OF UNIT TYPE: 6
GROSS SF: 596 SF
NET SF: 552 SF
TOTAL QUANTITY OF UNIT TYPE: 14
GROSS SF: 586 SF
NET SF: 539 SF
TOTAL QUANTITY OF UNIT TYPE: 57
GROSS SF: 595 SF
NET SF: 548 SF
City Council/RSA Agenda 717 Tuesday, July 12, 2022
K Street
7th Street
K Street
7th Street
10' - 0"
11' - 5"
1BR
687 SF
26' - 4"
46' - 9"

BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING
1BR
640 SF
12' - 6"
7' - 10"
13' - 5"
34'
16' - 7"
22'
6' - 0"

BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City 1 BEDROOM UNIT PLANS As indicated A401 22015
03/29/2022
1/4" = 1'-0"
1 1br Unit Plan 5
1/4" = 1'-0" 2
1br Unit Plan 4
TOTAL QUANTITY OF UNIT TYPE: 5
GROSS SF: 698 SF
NET SF: 640 SF
TOTAL QUANTITY OF UNIT TYPE: 5
GROSS SF: 777 SF
NET SF: 687 SF
City Council/RSA Agenda 718 Tuesday, July 12, 2022
K Street
7th Street
10' - 11"
12' - 0"
10' - 0"
32'
810 SF
2 BR
5 BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING

BEDROOM

BATHROOM
11' - 7"
26'
10' - 6"
10' - 7"
815 SF
2 BR
6 32'

BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING

BEDROOM

BATHROOM
12' - 4"
11' - 9"
28'
K Street
7th Street
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City 2 BEDROOM UNIT PLANS As indicated A402 22015
03/29/2022
1/4" = 1'-0"
2 2br Corner Unit Plan 3
1/4" = 1'-0" 3
2br Corner Unit Plan 4
TOTAL QUANTITY OF UNIT TYPE: 4
GROSS SF: 873 SF
NET SF: 816 SF
TOTAL QUANTITY OF UNIT TYPE: 4
GROSS SF: 872 SF
NET SF: 809 SF
City Council/RSA Agenda 719 Tuesday, July 12, 2022
10' - 11"
12' - 0"
10' - 2"
4' - 9"
4' - 7"
3' - 7"
808 SF
2 BR
7 32'
26'
28'

BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING

BEDROOM
BATHROOM 10' - 10"
K Street
7th Street
K Street
7th Street
28'
26'
10' - 11"
10' - 11"
10' - 2" 12' - 0"
796 SF
2 BR
8 32'

BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING

BEDROOM

BATHROOM
30'
37' - 5"
10' - 8"
10' - 6"
13' - 3"
2BR
791 SF
10' - 6"

BATHROOM

BEDROOM

LIVINGROOM

KITCHEN
DINING

BEDROOM

BATHROOM
scale (printed at 22x34):

David Baker Architects date:

Station East PA3 - Union City 2 BEDROOM UNIT PLANS As indicated A403 22015
03/29/2022
1/4" = 1'-0" 1
2br Corner Unit Plan 1
TOTAL QUANTITY OF UNIT TYPE: 1
GROSS SF: 869 SF
NET SF: 808 SF
TOTAL QUANTITY OF UNIT TYPE: 4
GROSS SF: 874 SF
NET SF: 791 SF
1/4" = 1'-0" 2
2 br Corner Unit Plan 2
1/4" = 1'-0"
3 2br Corner Unit Plan 5
TOTAL QUANTITY OF UNIT TYPE: 3
GROSS SF: 857 SF
NET SF: 808 SF
City Council/RSA Agenda 720 Tuesday, July 12, 2022
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW

OHW OHW OHW OHW
OHW
OHW
OHW
OHW
OHW
OHW
7TH STREET
49 1 2
3 4
48 scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City FLOOR PLAN - ROOF A160 22015
03/23/2022
1" = 20'
20' 0' 10' 20' 40'
SCALE: 1" = 20'

EXISTING CONDITIONS
LEGEND
49 48
NOTES:

C1
City Council/RSA Agenda 721 Tuesday, July 12, 2022
OHW
OHW
OHW

OHW OHW OHW OHW
OHW
OHW
OHW
OHW
OHW
OHW
7TH STREET K STREET
FFE 70.9
GP 59.0
FFE 70.9
GP 59.0
B
A
E
C
D

SECTION A

EXISTING
7TH STREET

SECTION B
X X X

SECTION C
X X X

SECTION D SECTION E
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City FLOOR PLAN - ROOF A160 22015
03/23/2022
1" = 20'
20' 0' 10' 20' 40'
SCALE: 1" = 20'

PRELIMINARY UTILITY
& GRADING PLAN
NOTES:

LEGEND
C2

FIRE FLOW REQUIREMENTS

CONSTRUCTION
TYPE
1 TOTAL BUILDING
FLOOR AREA (SF) 1

FIRE FLOW
NEEDED (GPM) 2

MINIMUM

HYDRANTS
5 NOTES:

City Council/RSA Agenda 722 Tuesday, July 12, 2022
OHW
OHW
OHW

OHW OHW OHW OHW
OHW
OHW
OHW
OHW
OHW

OHW K STREET
7TH STREET
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City FLOOR PLAN - ROOF A160 22015
03/23/2022
1" = 20'
20' 0' 10' 20' 40'
SCALE: 1" = 20'
NOTES:

LEGEND
TREATMENT FLOW CALCULATIONS:

STORMWATER

CONTROL PLAN

STORMWATER TREATMENT DEVICE
City Council/RSA Agenda 723 Tuesday, July 12, 2022

DESIGN FEATURE LEGEND
2 OUTDOOR COMMUNITY PATIO WITH STRING LIGHTS
3 PRIVATE PATIOS WITH GUARD RAIL
4 RAISED PODIUM PLANTERS
6 RAISED UTILITIES - SCREENED BY SHRUB PLANTING
7 BUILT-IN BENCH SEATING
8 FLEXIBLE ARTIFICIAL TURF AREA
9 OUTDOOR FITNESS STATION
11 13
14 15
16 17
12 *ENTRY MONUMENT SIGN PER SEPARATE SUBMITTAL

BENCH SEATING ON DG

ENTRY STEPS / PATIO WITH DECORATIVE RAIL

GUARDRAIL AT GARAGE ENTRY
8’ TUBE STELL FENCE

ARCHITECTURAL LADDER PAD
*NOTE: ENTRY MONUMENT SIGN

DESIGN WILL BE CONSISTENT WITH

THE MASTER SIGN PROGRAM FOR
STATION EAST.

UTILITY / EMERGENCY ACCESS GATE
10 EXTENDED SIDEWALK FOR BUS STOP PER CIVIL
1 BREEZEWAY ENTRY WITH FENCE & GATE
5 OVERHEAD TRELLIS WITH BBQ & BAR SEATING
1 2
3 3
4 4
4 5
7 7
4 14
14 15
12 16
14 14
7 7
8 9
G
C
D
A
I
H
B
F
E
11 12
13 12

COMMUNITY
ROOM

LAUNDRY

FITNESS
7TH STREET

K STREET
GARAGE
ENTRY
4 9
8 7
1 5 2
11 15
14 10

FURNISHING LEGEND

A LOVE SEATS AND COCKTAIL TABLE

SUNSET - GROSFILLEX

B BAR STOOLS

SUNSET - GROSFILLEX

C DINING TABLE & CHAIRS

SUNSET - GROSFILLEX

D OUTDOOR DRINKING FOUNTAIN
1119FR-1920FR - HAWS

E BENCH
METRIX 6’ CONTOUR - ANOVA

F ELECTRIC BBQ GRILLS
E250T-1Z1E - FIRE MAGIC

G SCULPTURAL PLAY FEATURE
CURLY3.01 - BERLINER

H SMALL PLANTER POTS

QUARTZ - KORNEGAY

I LINEAR PLANTER POTS

BOULEVARD - TOURNESOL

F A D B E
H
G
I
C
6 6
17 17
17 6
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6
City Council/RSA Agenda 724 Tuesday, July 12, 2022
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 03/22/2022 1" = 20' L2
NORTH

RENDERINGS

PERSPECTIVE VIEW AT ENTRY

PERSPECTIVE VIEW AT OUTDOOR COMMUNITY PATIO

PERSPECTIVE VIEW AT FITNESS PATIO STREET VIEW PLANTING ALONG K STREET

AERIAL VIEW AT PROPERTY LINE
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6
City Council/RSA Agenda 725 Tuesday, July 12, 2022
A1
A1
A1
A1
A1
A1
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 03/22/2022 1" = 20' L3
NORTH

DIAGRAMS

LIVING VS NON-LIVING
LIVING

NON-LIVING

PODIUM VS ON GRADE
PODIUM

ON-GRADE
( 40,203.18 SQ. FT. )
( 1,638.21 SQ. FT. ) ( 5,812.13 SQ. FT. )
( 36,029.26 SQ. FT. )
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6
City Council/RSA Agenda 726 Tuesday, July 12, 2022
A1
8` TUBE STEEL FENCE
42" GUARD RAIL
24" BOARD FORM PIP WALL WITH 36" DECORATIVE RAIL
7`-9" ENTRANCE FENCE & GATE
30" PLANTER WALL

CONCEPT GRAPHICS SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' L4
NORTH

FENCE & WALL PLAN
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6

FENCE & WALL LEGEND
City Council/RSA Agenda 727 Tuesday, July 12, 2022
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scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 03/22/2022 1" = 20' L5
NORTH

CONCEPTUAL LIGHTING PLAN
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6

LIGHTING LEGEND

TREE FLOOD LIGHT
16201BBR30

KICHLER

MONUMENT SIGN AND

WALL-MOUNTED BENCH LIGHTING

OUTDOOR STRIP LIGHT

TO BE SPECIFIED

BBQ SPOTLIGHT
BQ-CD01

FOCUS INDUSTRIES

CEILING MOUNTED LIGHT
AURORA MR16

LIGHTHEADED LIGHTING

DECORATIVE WALL MOUNTED LIGHT
SONAR SPC4

ACUITY LIGHTING

DIRECTIONAL WALL SCONCE

EL CAPITAN

B-K LIGHTING

LIGHTED BOLLARD
RADB LED P5 40K SYM MVOLT

ACUITY LIGHTING
City Council/RSA Agenda 728 Tuesday, July 12, 2022
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LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6

CONCEPTUAL PLANTING LEGEND
City Council/RSA Agenda 729 Tuesday, July 12, 2022
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 03/22/2022 1" = 20' PLANTING PALETTE L7
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6
ACHILLEA MILLEFOLIUM ACHILLEA MILLEFOLIUM ‘PAPRIKA’ LEUCOPHYLLUM FRUTESCENS MIMULUS AURANTIACUS PUNICEUS

MIMULUS AURANTIACUS MUHLENBERGIA RIGENS PHORMIUM TENAX SALVIA CLEVELANDII

SANTOLINA CHAMAECYPARISSUS TEUCRIUM X LUCIDRYS VERBENA LILACINA DE LA MINA

STREET PLANTING
City Council/RSA Agenda 730 Tuesday, July 12, 2022
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 03/22/2022 1" = 20' PLANTING PALETTE L8
A1
LARGE COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA STENOPHYLLA / SHOESTRING ACACIA 36" BOX L 20X30
SMALL COURTYARD TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ARBUTUS X 'MARINA' / MARINA STRAWBERRY TREE STANDARD TRUNK 24" BOX L 25X25 OLEA EUROPAEA 'WILSONII' / WILSON OLIVE 24" BOX VL 20X20 STREET TREES BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24" BOX M 20X25
COURTYARD PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM / COMMON YARROW 1 GAL L 1.5X1.5
AJUGA REPTANS 'CATLIN'S GIANT' / CATLIN'S GIANT CARPET BUGLE 1 GAL M 1.5X1 CISTUS INCANUS / PINK ROCK ROSE 5 GAL L 3X3
MIMULUS AURANTIACUS / STICKY MONKEYFLOWER 5 GAL VL 3X3
HAKONECHLOA MACRA / JAPANESE FOREST GRASS 1 GAL M 1.5X1.5 HOSTA X 'HALCYON' / HALCYON HOSTA 1 GAL M 3X2
TEUCRIUM FRUTICANS 'AZUREUM' / AZURE BUSH GERMANDER 5 GAL L 3.5X3.5 PODIUM PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE 5 GAL L 3.5X2.5 EPILOBIUM CANUM / CALIFORNIA FUCHSIA 1 GAL L 3.5X2.5
HEUCHERA MAXIMA / ISLAND ALUM ROOT 1 GAL M 1.5X1.5
LOMANDRA LONGIFOLIA 'BREEZE' TM / BREEZE MAT RUSH 5 GAL L 2.5X2.5 LOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' / PLATINUM BEAUTY MAT RUSH 5 GAL L 2.5X2.5 POT PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ALOE STRIATA / CORAL ALOE 5 GAL L 3X3
NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT 1 GAL L 2X1.5 ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY 5 GAL L 3X3 SALVIA GREGGII / AUTUMN SAGE 5 GAL L 3X3
STREET PLANTING BOTANICAL / COMMON NAME SIZE WUCOLS MATURE SIZE (W`XH`) ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW 1 GAL L 1.5X1.5 ACHILLEA MILLEFOLIUM `PAPRIKA` / PAPRIKA COMMON YARROW 1 GAL L 1.5X1.5 HESPERALOE PARVIFLORA / RED YUCCA 5 GAL L 3X3
LEUCOPHYLLUM FRUTESCENS 'COMPACTUM' / TEXAS SAGE 5 GAL L 4X4 MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 5 GAL VL 3X3 MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER 5 GAL VL 3X3 MUHLENBERGIA RIGENS / DEER GRASS 5 GAL L 3X3
PHORMIUM TENAX 'DUET' / NEW ZEALAND FLAX 5 GAL L 3X3
SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE 5 GAL L 3.5X3 SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON 5 GAL L 3X2 TEUCRIUM CHAMAEDRYS / HEDGE GERMANDER 5 GAL L 1.5X1
VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA 5 GAL L 2X1

PLANT SCHEDULE
scale (printed at 22x34): David Baker Architects date: USA Properties Station East PA3 - Union City 05/12/2022 1" = 20' CONCEPTUAL PLANTING PLAN L6

ACHILLEA MILLEFOLIUM AJUGA-REPTANS

CISTUS INCANUS DIPLACUS AURANTIACUS

HAKONECHLOA MACRA HOSTA X HOLCYON

TEUCRIUM FRUTICANS

AZUREUM

ACACIA COGNATA EPILOBIUM-CANUM

HEUCHERA MAXIMA LOMANDRA BREEZE

LOMANDRA ROMA

ALOE STRIATA NEPTA XFAASSENII CATS MEOW

ROSMARINUS OFFICINALIS SALVIA GREGGII
ARBUTUS ‘MARINA’ PLATANUS X ACERIFOLIA

GLEDITSIA TRIACANTHOS INERMIS LAGERSTOMIA INDICA

COURTYARD PLANTING PODIUM PLANTING POTTED PLANTING TREES City Council/RSA Agenda 731 Tuesday, July 12, 2022
M5 BF MV FS
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SYMBOL MANUFACTURER/MODEL/DESCRIPTION PSI
TORO O-T-570Z-6P-COM 5 SERIES 30
TURF SPRAY, 6" POP-UP, WITH A ZERO FLUSH SEAL. WITH
CHECK-O-MATIC CHECK VALVE. 1/2" FEMALE-THREADED
INLET. IDEAL FOR SMALL TO MEDIUM LANDSCAPE AREAS.