Agenda packet, regular meeting — Union City City Council, October 25, 2022 (part 2 of 3)

The circulation network of the project area has been developed assuming the eventual completion of the Quarry Lakes Parkway project. Quarry Lakes Parkway will provide an intersection with 7th Street, which will be the primary access point between the Station East subarea, including the Station East Residential/Mixed Use Project, and the areas to the south.

City Council/RSA Agenda 295 Tuesday, October 25, 2022

9th St
8th St
M St
L St
Bradford Wy
K St
Astor St
|238 Western Ave
Colgate Dr
Syracuse Ave
Meyers Dr
P a s e o P a d r e P k w
y
Mission Blvd
Zwissig Wy
Cheeves Wy
11th St
Arizona St
Decoto Rd

UNION CITY

FREMONT

FREMONT
Alvarado-Niles Rd
Appian Wy
Union Sq
Station Wy
Niles Blvd
Farrol Ave
Osprey Dr
Platinum St
E St
Skylark Dr
Mann Ave
Railroad Ave
Clover St
Perry Rd
R o y a l A n n D r
Central Ave
7th St
H St
Quarry Lakes Dr
6th St
8th St
7th St
9th St
Existing and Planned Circulation Network
Figure 1
Legend
State Highway
[
Arterial
Primary Collector
Industrial Roadway
Residential Collector Union City BART Station
Minor Residential Street
Proposed
Primary Collector
Proposed
Minor Residential Street
Station District Boundary
Station East Residential/
Mixed Use Project
Station East Subarea
Future Quarry Lakes Parkway
OK18-0288.00...Graphics\Integral_Project_Handbook\Fig_1_Circulation Figure 4-1: Existing and Planned Circulation Network
*K, L, M, and N are placeholder names
4-2
Figure 4-1: Existing and Planned Circulation Network
*K, L, M, and N are placeholder names
City Council/RSA Agenda 296 Tuesday, October 25, 2022 4-2 Chapter 4: Mobility
4-3
The circulation network for the Station East subarea would serve the multi-modal mobility needs of the project area and provide connectivity to the surrounding neighborhoods and the regional vehicular and transit networks.

The site plan provided in Figure 4-2 and Figure 4-3 show potential future roadway connections across the UPRR Niles Subdivision tracks at Galliano Way and Berger Way which would connect with L Street and Bradford Way, respectively, with the assumption that the existing UPRR rail line would be abandoned. However, this memorandum conservatively assumes that the UPRR rail line would not be abandoned and that the Galliano Way and Berger Way extensions would not be implemented at this time. A future pedestrian connection to the BART station is shown nearby to the southeast that would also be implemented at a later date.

Note: K, L, and M Streets are “placeholder” names pending the selection of street names, consistent with the City’s street naming policy.

Proposed Street Network (Figure 4-3)
• Bradford Way Extension - a new east-west two-lane primary collector street extending from the existing Zwissig Way west of the 9th Street extension. • Bradford Way Improvements – new buffered bicycle lanes in the existing section between 7th Street and Zwissig Way
• 9th Street Extension – a new north-south two-lane primary collector street extending from Decoto Road to the Bradford Way extension, including a new traffic signal and related intersection improvements at Decoto Road/9th Street. • 8th Street – a new north-south two-lane minor residential street extending from Decoto Road to the existing Zwissig Way terminus at Bradford Way , with intersections at K and L Streets.
• K Street – a new east-west two-lane minor residential street extending from 7th Street to 8th Street.
• L Street – a new east-west minor residential street extending from 7th Street to 9th Street, initially developed as a one-lane, one-way street and later widened when the adjoining property develops to accommodate two lanes and two-way travel. • M Street – a new north-south minor residential street extending from Bradford Way to future L St., initially developed as a one-lane, one-way street and later widened when the adjoining property develops to accommodate two lanes and two-way travel. • Decoto Road & 7th Street intersection – an upgrade of the existing signalized intersection to provide protected left turns and related improvements. • 7th Street Improvements – striping between Decoto Road and Bradford Way to provide buffered bike lanes and required turn lanes, and a parking bay on the east side adjacent to Shorty Garcia Park.

City Council/RSA Agenda 297 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-4
Street Network Improvements by Subsequent Project Applicants • L Street extension – from M Street to 7th Street including new traffic signal at L and 7th Street
• L & M Street widening – to provide two lanes for two-way travel • Bradford Way widening – to ultimate width, including buffered bike lanes • 7th Street improvements – frontage improvements and utility undergrounding on remainder of west side frontage between Decoto Road and Bradford Way Future Street Network Improvements
• Decoto Road improvements
• 7th Street improvements south of Bradford Way
• Future Galliano Way
• Future Bradford Way Extension
• Future Quarry Lakes Parkway
• Zwissig Way
• Future Pedestrian Bridge connection to Intermodal Station (see Figure 3-1) City Council/RSA Agenda 298 Tuesday, October 25, 2022
Figure 4-2: Connection to Intermodal Station
4-5

JAMES LOGAN

HIGH SCHOOL

UNION CITY

FREMONT

UNION CITY

FREMONT

BERGER WAY

GALLIANO WAY

CHEEVES WAY
11TH ST

MEYERS DR

DECOTO RD
11TH ST
8TH ST
8TH ST
9TH ST

MISSION BLVD
7TH ST

BRADFORD WAY

L STREET

K STREET

M STREET

ZWISSIG WAY

GREEN ST
H ST

DECOTO RD

ALVARADO-NILES RD

DECOTO RD
7TH ST

QUARRY LAKES DR

UNION SQUARE
0 250 500 750 1,000
Feet

FUTURE BRADFORD

WAY EXTENSION
FUTURE

GALLIANO
WAY

NEW PEDESTRIAN

CROSSING

STATION EAST RESIDENTIAL/

MIXED-USE PROJECT

FUTURE PEDESTRIAN

CROSSING
City Council/RSA Agenda 299 Tuesday, October 25, 2022
Figure 4-3: Site Plan - Planned Circulation Network
City Council/RSA Agenda 300 Tuesday, October 25, 2022 4-6 Chapter 4: Mobility
4-7

ROADWAY CROSS-SECTIONS
Figures 4-4 through 4-8 presents the existing and proposed cross-sections for the streets serving the project area. The cross-section for each street is described below:
• Decoto Road – The existing right-of-way or paved surface on Decoto Road would not be changed and the street would continue to provide two automobile lanes in each direction with a center raised median. As part of a separate project, the existing bicycle lanes on Decoto Road will be upgraded to buffered bicycle lanes (six-foot bicycle lanes with threefoot buffers) by narrowing the existing automobile lanes. The sidewalk on the south side of the street and adjacent to the project would be widened to provide a ten-foot sidewalk. • Bradford Way (cross-section Figure 4-4) - The existing street would be widened from a 64’-0” right-of-way and a 48’-0” paved surface (face-of-curb to face-of-curb) to a 76’-0” right-of-way and 56‘-0” paved surface. Under buildout conditions, Bradford Way would provide an 11’-0” automobile lane, a three-foot bike lane buffer, a 6’-0” bicycle lane, an 8’- 0” parking lane, 4’-0” of landscaping strip, and a six-foot wide sidewalk in each direction.

Since the Station East Residential/Mixed Use Project would only be on the north side of the street east of Zwissig Way/8th Street, only the north side of the street would be widened, and the south side of the street would provide a narrower sidewalk and a narrower bicycle lane without a buffer under interim conditions. The south side of the street would be widened to provide the ultimate cross-section when the south frontage of the street is developed.
• 7th Street (cross-section on Figure 4-5) – The proposed cross-sections along 7th Street would generally be accommodated within the existing 64’-0” right-of-way and 48’-0” paved surface, unless noted below. 7th Street would provide the following cross-sections:
- Between Decoto Road and the Fire Station - Within the existing paved surface, this segment of 7th Street would generally provide an 11’-0” automobile lane, a 6’-0” bicycle lane with a three-foot buffer in each direction, and a left turn lane. The west side of the street would provide 4’-0” of landscaping and a six-foot sidewalk. A new parking bay with eight parking stalls would also be added directly adjacent to Shorty Garcia Park. - Between the Fire Station and Bradford Way - Within the existing paved surface, this segment of 7th Street would generally provide an 11’-0” automobile lane, a 6’-0” bicycle lane with a 3’-0” buffer in each direction, and a parking lane on the east side. Just south of the fire station, the parking lane would be eliminated, and the bicycle lanes narrowed to 5’-0”, in order to accommodate a ten-foot left-turn lane on northbound 7th Street at L Street. The west side of the street would provide 4’-0” of landscaping and a six-foot sidewalk.

City Council/RSA Agenda 301 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-8
• 8th Street (cross-section Figure 4-6) – The new street would provide 42’-0 of paced surface within a 62’-0” right-of-way. The street would generally provide and 13-0” automobile lane including a shared bicycle route in each direction. The street also includes an eight-foot parking lane, 4’-0” of landscaping, and a 6’-0” sidewalk in each direction. • 9th Street (cross-section Figure 4-7) – The new street would provide between 45 and 53’- 0” of paved surface within a 64 to 76’-0” right-of-way. The street would generally provide an 11-foot automobile lane, a 2’-0” buffer, and a 5.5’-0” bicycle lane in each direction of the street. Depending on the right-of-way available, an eight-foot parking lane is provided on either both or one side of the street.
• K, L, M, and 8th Streets (cross-section on Figure 4-5) – These new streets would provide 42’-0” of paved surface within a 62’-0” right-of-way. Each street would provide a 13’-0” automobile lane, an eight-foot parking lane, 4’-0” of landscaping, and a six-foot sidewalk in each direction. L and M Streets would have an interim condition that provides a 20’-0” paved surface for one-way travel, to be widened when the adjoining property develops.

City Council/RSA Agenda 302 Tuesday, October 25, 2022
Figure 4-4: Bradford Way
City Council/RSA Agenda 303 Tuesday, October 25, 2022 4-9 Figure 4-5: 7th Street
City Council/RSA Agenda 304 Tuesday, October 25, 2022 4-10 Figure 4-6: 8th Street
City Council/RSA Agenda 305 Tuesday, October 25, 2022 4-11 Figure 4-7: 9th Street
City Council/RSA Agenda 306 Tuesday, October 25, 2022 4-12 Chapter 4: Mobility
4-13

INTERSECTION TRAFFIC CONTROLS
The need for traffic signal, all-way-stop, and side-street stop controls were evaluated for the intersections within the Station East Residential/Mixed Use Project area. The need for traffic signals were evaluated based on the peak hour traffic signal warrant in Chapter 4C of the California Manual on Uniform Traffic Control Devices (CA MUTCD, 2014 Edition, California Department of Transportation, Caltrans). The need for all-way-stop and side-street-stop controls were evaluated based on the guidance provided in Section 2B.07 of the CA MUTCD regarding all-way-stop controls at intersections. The recommended intersection traffic controls and lane configurations are shown on Figure 4-12 and described below. All traffic controls and stop signs will be provided by the project applicant.

Traffic Signal Controls
The following intersections within the Station East subarea are likely to warrant a traffic signal based on the preliminary peak hour traffic signal warrant evaluation:
• Decoto Road/7th Street – the intersection is currently signalized and is one of the primary access points for the Station East subarea. The signalized intersection currently includes left-turn lanes with protected left-turn phasing along both Decoto Road approaches, and a single shared lane with permissive left-turn phasing along the 7th Street approaches of the intersection. As part of the Station East Residential/Mixed Use Project, the northbound 7th Street approach would be modified to provide one left-turn, one through, and one shared right-turn/bicycle lane. In addition, the left-turn pocket onto 7th Street from Decoto Road may also need to be lengthened to accommodate additional left-turning vehicles. The southbound 7th Street approach would be modified to accommodate a left-turn lane and a through and right turn lane (s) within the existing paved surface by eliminating parking along both sides of the street at the approach to Decoto Road. Thus, the signal operations at the intersection would be modified to provide protected left-turn phasing for the 7th Street approaches of the intersection.
• Decoto Road/9th Street – the intersection is currently a T-intersection and side-street stop controlled on the southbound 9th Street approach. The Station East Residential/ Mixed Use Project would add a fourth northbound approach to this intersection. Providing full access at this intersection would trigger the need for a traffic signal. A traffic signal would also improve pedestrian and bicycle access across Decoto Road; providing a second signalized pedestrian access to the Station East Residential/Mixed Use Project (the Decoto Road/7th Street intersection would also provide signalized pedestrian access to the same area). Both Decoto Road approaches at the intersection would provide left-turn lanes at the intersection with protected signal phasing. The northbound 9th Street approach would provide one left-turn, one through, and one shared right-turn/bicycle lane. The southbound 9th Street approach would be modified to accommodate a left-turn lane and a through and right turn lane (s) The traffic signal at the Decoto Road/9th Street intersection would include signal preemption to minimize the potential conflicts by clearing the vehicular traffic that might otherwise back up to the UPRR Niles Subdivision at-grade railroad crossing, located about 450 feet west on Decoto Road.

City Council/RSA Agenda 307 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-14
• L Street/7th Street – the new intersection would be formed when L Street is completed.

The posted speed limit along 7th Street varies between 25 and 35 mph. According to Chapter 400 of the Caltrans Highway Design Manual (HDM, Sixth Edition), a minimum corner sight distance1 of 385 feet should be provided for a roadway design speed of 35 mph if the intersection were to be side-street-stop controlled with a stop sign on the northbound L Street approach. The proposed intersection configuration would provide a corner sight distance less than 385 feet, making it difficult for motorist on the eastbound L Street and the southbound 7th Street approaches to see each other. Furthermore, as the Station East subarea is developed, it is likely that the additional traffic would trigger the need for a traffic signal. The intersection can be all-way stop-controlled in the near-term; however, the need for the signal should be evaluated as L Street is completed and the Station East subarea develops.
• Bradford Way/7th Street – the existing T-intersection is currently side-street stop controlled. As the Station East subarea is developed, it is likely that the additional traffic would trigger the need for a traffic signal. In addition, the currently suggested two-way bicycle path on the east side of the 7th Street south of Bradford Way would transition to buffered bicycle lanes on both sides of the street north of Bradford Way. A signal at this intersection combined with a protected intersection would facilitate the transitioning of the bicycles from the two-way path to the bicycle lanes on 7th Street north of Bradford Way and on Bradford Way. If the two-way bicycle path is approved, a signal at this intersection can remain side-street-stop controlled with a stop-controlled eastbound approach; however, the need for the signal should be evaluated as development in the Station East subarea develops and/or when the 7th Street two-way bike path is completed.

Stop Controls
As shown on Figure 4-8, the other intersections within the within the Station East Residential/Mixed Use Project area would be stop-controlled. The approaches for these intersections would provide one automobile lane in each direction.

The following intersections are recommended to be all-way stop-controlled:
• Bradford Way/Zwissig Way/8th Street
• Bradford Way/7th Street
• L Street/8th Street
1 Corner sight distance refers to the intersection line of sight maintained between the driver of a vehicle waiting at the minor street and the driver of approaching vehicle on the major street.

City Council/RSA Agenda 308 Tuesday, October 25, 2022
Chapter 4: Mobility
4-15
The following intersection would be side-street stop-controlled with movements to and from the side-street restricted to right-in/right-out only:
• Decoto Road/8th Street – Right-in and right-out only - left-turns from Decoto Road and 8th Street would be prohibited through the existing median on Decoto Road which would remain.

The following intersection would be side-street stop controlled with all movements allowed, but the need for additional controls would continue to be evaluated as the area develops:
• K Street/7th Street
In addition to the above intersections, the following Station East Residential/Mixed Use Project driveways should also be restricted to right-in/right-out only due to their proximity to adjacent signalized intersections:
• PA1 driveway on 7th Street, about 150 feet south of Decoto Road • PA 2 driveway on 9th Street, about 100 feet south of Decoto Road The other intersections within the Station East Residential/Mixed Use Project area would be stopcontrolled on the side-street approach with all movements allowed at the intersection. The need for stop signs or other traffic control devices for the Station East subarea will continue to be evaluated as the area develops and potential future streets and access points are identified.

POLICIES
P-M-01: Ensure that all streets providing Fire Department access to buildings more than 30’-0” in height are at least 26’-0” clear width, which meets the Fire Department’s minimum requirements for fire apparatus access.

P-M-02: Complete the following roadway improvements as part of the Station East Residential/Mixed Use Project:
• Modify the Decoto Road/7th Street intersection to provide one left-turn lane, one through lane, and one right-turn lane on the northbound 7th Street approach, one left-turn lane and a shared through/right-turn lane on the southbound 7th Street, and upgrade signal equipment at the intersection to provide protected left-turn phasing for the north-south 7th Street approaches of the intersection. Also increase the length of the existing left-turn pocket on Decoto Road.

City Council/RSA Agenda 309 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-16
• Install new signal at the Decoto Road/9th Street, including signal pre-emption with the nearby UPRR Niles Subdivision at-grade railroad crossing. The intersection shall provide left-turn lanes on both eastbound and westbound Decoto Road with protected left-turn phasing. Also, install left-turn pockets on Decoto Road.

P-M-03: Evaluate the need and timing for a traffic signal at the following intersections as part of the transportation impact analysis to be prepared for future development projects within the Station East subarea:
• L Street/7th Street
P-M-04: Install-stop signs in the Station East Residential/Mixed Use Project area as shown on Figure 4-8.

DESIGN STANDARDS FOR STREET FRONTAGE IMPROVEMENTS
Following standards apply to all Specific Plan Area street frontages and shall be undertaken by project applicants.
a) Sidewalks – 6’-0” minimum;
b) Street Trees – Shade trees (of a species as specified in the Specific Plan or otherwise approved by City staff) are required along all street frontages. Maximum average spacing 35’-0” on center, except where provided as bulb-outs between parking spaces, in which case the maximum average spacing shall be 40’-0” on center; minimum 36” box/3” caliper size; minimum sidewalk tree well opening 3’-6’’ x 8’-0”.
c) Street/Sidewalk Lighting – Standard street lighting and pedestrian-oriented lights required along all street frontages. Fixture model shall be per City of Union City specification.
d) Curbside and Parking Zone Planters – Curbside and parking zone planters shall be provided along street frontages to buffer pedestrians from the adjacent roadway, accommodate street trees and landscape materials, and collect and filter roadway runoff.

Planters intended to collect runoff shall be 3’-6”. inside width minimum Street planting along 9th Street shall be a minimum of 3’-0”. Parking zone planters shall be located at approximately 50’-0” on center.
e) Adjacent Parcel Frontage – New development of parcel areas adjacent to sidewalks shall provide landscaping and other amenities to complement curbside planting areas, street trees, and lighting, and to frame sidewalks as attractive and continuous public spaces.

Complementary landscaping could include the same or similar species used along the roadway, amenities shall include benches and trash receptacles at regular intervals, supplementary sidewalk lighting, and other elements as determined by the City.

City Council/RSA Agenda 310 Tuesday, October 25, 2022
Chapter 4: Mobility
4-17
f) Street-Specific Frontage Improvements – for Specific Plan properties are listed below and shown in the Roadway Cross Sections and Illustrations.
Decoto Road – 10-0” Sidewalk (1’-0” of which may be in a public access easement), 3’- 6” sidewalk tree well
Bradford Way – 6’-0” sidewalk, 3’-6” continuous curbside planter (inside dimension) Zwissig Way (South of Bradford) – 6’-0” sidewalk, 3’-6” continuous curbside planter (inside dimension)
7th Street (West frontage) – 6’’-0” sidewalk, 3’-6” continuous curbside planter (inside dimension)
K, L M and 8th Streets – 6’-0” sidewalk (except 10’-0”sidewalk along retail frontages), 3’-6” continuous curbside planter (inside dimension)
9th Street (East frontage) - 6’-0” sidewalk, 3’-0” continuous curbside planter (inside dimension) West frontage - 6’’-0” sidewalk, 7’-6” continuous planter at back-of-walk, or, 9’-6” ft. sidewalk, 3’-0” sidewalk tree well, 4’-0” continuous planter at back-of-walk.

City Council/RSA Agenda 311 Tuesday, October 25, 2022
Union Sq
8t h Street
M Street
teertS L
yaW drofdarB
K Street
Zwissig Way
Decoto Road
7th Street
9t h Street
11th Street
ACE
AE
ACE
ACF
ACE
D
ACE
ACF

AF E AC
Proposed Traffic Controls and Intersection Lane Configurations Figure 3
Legend
Station East Residential/
Mixed Use Project
Station East Subarea
OK18-0288.00...Graphics\Integral_Project_Handbook\Fig_3_Controls [
No Left-Turn
Proposed Stop Sign
Existing Signal
Proposed Signal
Protected Intersection
Figure 4-8: Proposed Traffic Controls and Intersection Lane Configurations City Council/RSA Agenda 312 Tuesday, October 25, 2022 4-18 Chapter 4: Mobility
4-19

4.2 Bicycle & Pedestrian Connectivity

BICYCLE CONNECTIVITY
The City of Union City Pedestrian and Bicycle Master Plan (PBMP, January 2012) classifies bicycle facilities according to a typology established by Caltrans as documented in “Chapter 1000: Bikeway Planning and Design” of the Highway Design Manual (HDM, 6th Edition, California Department of Transportation). While the current PBMP includes three facility types, the most recent Caltrans standards include four types. The City of Union City is currently in the process of updating the PBMP, and the updated PBMP will include the four bikeway facility types. Table 1 describes the four distinct types of bikeway facilities.

Figure 4-9 and 4-10 shows the existing and proposed bicycle facilities identified in the PBMP serving the larger Station East subarea. The PBMP identifies the following bicycle network improvements in the Station East subarea:
• 7th Street between H Street and Mission Boulevard (Class II bicycle lanes/Class III bicycle route)
• The proposed connection between the Union City BART Station and 7th Street (Class I multi-use trail), which is anticipated to be designed as a promenade traversing the Station East subarea
• Quarry Lakes Parkway between Mission Boulevard and Paseo Grande Parkway would provide Class II buffered bicycle lanes as well as a Class I multi-use trail north of the roadway
As part of a separate project, the City is currently planning to upgrade Decoto Road from the existing Class II bicycle lanes to buffered bicycle lanes Figure 4-9 and 4-10 also shows the proposed bicycle network within the Station East subarea, which would consist of the following:
• Class II buffered bicycle lanes along 7th Street between Decoto Road and Bradford Way, and along 9th Street, Bradford Way, and Zwissig Way.

City Council/RSA Agenda 313 Tuesday, October 25, 2022

R o y a l A n n D r
Quarry Lakes Dr
Mission Blvd
Perry Rd
|238
Colgate Dr
Syracuse Ave
Meyers Dr
11th Street
Alvarado-Niles Rd
Union Sq
Farrol Ave
Osprey Dr
Platinum St
Skylark Dr
Mann Ave
Clover St
Astor St
|238 Western Ave
Colgate Dr
Syracuse Ave
Meyers Dr
P a s e o P a d r e P k w
y
Mission Blvd
Zwissig Wy
Cheeves Wy
11th St
Arizona St
Decoto Rd

UNION CITY

FREMONT

Source: Fehr & Peers
City Council/RSA Agenda 316 Tuesday, October 25, 2022
Chapter 4: Mobility
4-23
Table 4-1: Bikeway Classification
Class Description Example Image
IV
Separated Bikeway – is a bikeway for the
exclusive use of bicycles and includes a
separation between the bikeway and the
through vehicular traffic. The separation may
include, but is not limited to, grade
separation, flexible posts, inflexible posts,
inflexible barriers, or on-street parking. This
facility type is not included in the current
PBMP but is included in the current Caltrans
HDM.

Source: Dyett & Bhatia
Source: HDM, 6th Edition, California Department of Transportation.

The PBMP designates the recommended connection between the Union City BART Station and 7th Street as a Class I multi-use trail. According to the PBMP bicycle design guidelines, a Class I multi-use trail has a recommended minimum width of 10’-0” to accommodate all users. 12’-0” is recommended for heavy use situations with high concentrations of multiple users such as joggers, bicyclists, and pedestrians. Based on the current evaluation, the planned Class I multi-use trail is recommended to be at least 12’-0” wide to accommodate anticipated use by Station East subarea residents, employees, and visitors. The future pedestrian and bicycle connection across the UPRR Niles Subdivision tracks is proposed about 350’-0” south of Bradford Way and would align with a future Class I multi-use trail traversing private property and connecting the grade-separated path to 7th Street. The planned UPRR Niles Subdivision grade separation would also connect to the currently under construction UPRR Oakland Subdivision at-grade crossing, which would provide non-motorized access on the east side of the BART station. The two crossings would provide a direct non-motorized crossing between the Station East subarea and the BART station.

POLICIES
P-M-05: The project shall provide the following bicycle facilities in the Station East subarea:
• Class II buffered bicycle lanes along 7th Street between Decoto Road and Bradford Way, and along 9th Street, Bradford Way, and Zwissig Way.

P-M-06: Upgrades to UPRR Niles Subdivision pedestrian crossing shall be made in accordance with UPRR requirements.

City Council/RSA Agenda 317 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-24
P-M-07: Class IV bicycle lanes should be provided if applicable in accordance with CalTrans standards.

P-M-08: The project shall provide the following bicycle facilities in the Station East subarea:
• Class II buffered bicycle lanes along 7th Street between Decoto Road and Bradford Way, and along 9th Street, Bradford Way, and Zwissig Way.

4.3 Transit Network & Planned Improvements
Transit service in the vicinity of the Station East subarea includes Alameda-Contra Costa Transit District (AC Transit) and Union City Transit (UC Transit), which provide local bus service; the Dumbarton Express, which provides Transbay bus service and is operated by AC Transit; and Bay Area Rapid Transit (BART), which provides regional rail service. Figure 4-11 shows the existing transit services and bus stops provided within and surrounding the Station East subarea; Table 3 summarizes the existing bus stops serving the Station East subarea. As shown in Table 3, the existing bus stops on Decoto Road and 7th Street only provide bus stop signs, and do not provide any amenities, such as benches, shelters, trash bins, or wayfinding information. Furthermore, no marked pedestrian crosswalks connecting to the bus stops on 7th Street are provided south of Decoto Road.

The proposed signal improvement and new signals along Decoto Road and 7th Street would improve pedestrian access for the existing bus stops along these corridors. The Station East Residential/Mixed Use Project and other future developments within the Station East subarea should upgrade bus stop amenities for the existing stops on Decoto Road and 7th Street listed in Table 2 to improve transit user experience and encourage use of transit for residents, workers, and visitors of the Station East subarea.

AC Transit and UC Transit should continue to provide fixed-route service along Decoto Road and 7th Street to serve existing and future residents, workers, and visitors of the Station East subarea.

The upcoming SDSP will consider additional transit system enhancements for the Plan Area, including the Station East subarea. For example, expanding AC Transit Flex service to the Station East subarea may better serve future residents, workers and visitors in contrast to expanding fixedroute service. AC Transit Flex is an on-demand service model in which transit users book trips ahead of time and can be picked up or dropped off at selected bus stops. The current Flex model includes scheduled departures from the Union City BART station that do not require reservations.

The existing Flex service connects the Union City BART station to the western parts of Newark and adjacent parts of Fremont, including near the Centerville ACE/Amtrak station. The Flex service does not currently serve other areas within the Station District.

City Council/RSA Agenda 318 Tuesday, October 25, 2022

UNION CITY

FREMONT

FREMONT
Alvarado-Niles Rd
Appian Wy
Union Sq
Station Wy
Niles Blvd
Farrol Ave
Osprey Dr
Platinum St
E St
Skylark Dr
Mann Ave
Railroad Ave
Clover St
Perry Rd
R o y a l A n n D r
Central Ave
7th St
H St
Quarry Lakes Dr
6th St
8th St
7th St
9th St
Existing Transit Network
Figure 4
Legend
[
Union City BART Station
Future Quarry Lakes Parkway Station East Residential/
Mixed Use Project
Station East Subarea
AC Transit Routes and Stops
UC Transit Routes and Stops BART Tracks
Station District Boundary
Figure 4-11: Existing Transit Network
425
Figure 4-11: Existing Transit Network
City Council/RSA Agenda 319 Tuesday, October 25, 2022 4-25 Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-26
Table 4-2: Bus Stops in Station East Subarea
Street Direction Location Bus
Routes
Existing
Bus Stop
Amenities
Nearest Pedestrian
Crossing
Decoto
Road
EB
Just west of 7th
Street
(near-side stop;
change to far-side)
AC Transit Lines
99, 232, 801;
UC Transit Route
4 Bus stop
sign
High-visibility crosswalks at all
approaches of the signalized
Decoto Rd/7th St Intersection
WB
Just west of 7th
Street
(far-side stop)
AC Transit Lines
99, 232, 801;
UC Transit Route
3 Bus stop
sign
High-visibility crosswalks at all
approaches of the signalized
Decoto Rd/7th St Intersection
EB
Just west of 9th
Street
(near-side stop;
change to far- side)
UC Transit Route
4 Bus stop
sign
High-visibility crosswalk with
rectangular rapid flashing
beacon at the east approach
and stop-controlled crosswalk
at the north approach of the
Decoto Rd/9th St Intersection
EB
Just west of Depot
Road
(near-side stop; to
be combined with
9th Street far-side
stop)
AC Transit Lines
99, 232, 801;
UC Transit
Routes 2S, 3, and
8 Bus stop
sign
High-visibility crosswalk with
rectangular rapid flashing
beacon at the east approach
and stop-controlled crosswalk
at the north approach of the
Decoto Rd/9th St Intersection
WB
Just west of Depot
Road
(far-side stop; more
to far-side of 9th
Street)
UC Transit
Routes 2 and 4
Bus stop
sign
High-visibility crosswalk with
rectangular rapid flashing
beacon at the east approach
and stop-controlled crosswalk
at the north approach of the
Decoto Rd/9th St Intersection
7th
Street
SB
At Alameda County
Fire Station 33
(far-side stop)
UC Transit Route
4 Bus stop
sign
High-visibility crosswalks at all
approaches of the signalized
Decoto Rd/7th St Intersection
NB
Just north of
Daggett Avenue
(far-side stop)
UC Transit Route
3 Bus stop
sign
High-visibility crosswalks at all
approaches of the signalized
Decoto Rd/7th St Intersection
SB
South of Bradford
Way
(far-side stop)
UC Transit Route
4 Bus stop
sign
Unmarked crosswalk across
EB stop-controlled Bradford
Way approach at 7th Street
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Table 4-2: Bus Stops in Station East Subarea
Street Direction Location Bus
Routes
Existing
Bus Stop
Amenities
Nearest Pedestrian
Crossing
NB
North of Bradford
Way (new far-side
stop)
UC Transit Route
4 Bus stop
sign High-visibility crosswalks
SB
South of Zwissig
Way
(far-side stop)
UC Transit Route
4 Bus stop
sign
Unmarked crosswalk across
EB stop-controlled Zwissig
Way approach at 7th Street
NB
Just north of
Gregory Way
(far-side stop)
UC Transit Route
3 Bus stop
sign
Unmarked crosswalk across
EB stop-controlled Gregory
Way approach at 7th Street
SB
Just south of
Gregory Way
(far-side stop)
UC Transit Route
4 Bus stop
sign
Unmarked crosswalk across
EB stop-controlled
Chesapeake Drive approach at
7th Street
Source: Fehr & Peers, May 2019 and UC Transit 2021.

The Union City BART Station is about 0.25 miles west of the Station East Residential/Mixed Use Project. However, the existing UPRR tracks in the Niles and Oakland Subdivisions, located between the project site and the BART station prohibit direct access between the two locations. Thus, project residents would access the BART Station using Decoto Road, would take between 0.4 to 0.9 miles depending on the location in the project site. As described in Section 6, Bicycle Network Recommendation, the City is currently constructing an at-grade non-motorized crossing of the Oakland Subdivision adjacent to the BART station, and the City’s Pedestrian and Bicycle Master Plan identifies a future non-motorized undercrossing or overcrossing of the Niles Subdivisions.

The completion of these projects would improve the non-motorized access between the Station East subarea and the Union City BART Station.

POLICIES
P-M-09: Upgrade existing AC Transit and UC Transit bus stops on Decoto Road and 7th Street within the Station East subarea to provide bus stop signs, wayfinding maps, bench and/or shelter pursuant to AC Transit Multimodal Corridor Guidelines.

P-M-10: Types of crosswalks shall be evaluated by Public Works Department to provide adequate pedestrian safety.

City Council/RSA Agenda 321 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-28

4.4 Parking & Curb Management

OFF-STREET PARKING
The design and operation of future parking facilities within the Station East subarea is critical in shaping the future travel patterns of residents, employees and visitors. Not providing sufficient parking can be a deterrent to attracting businesses and retail uses and can cause substantial frustration to residents who cannot find available and convenient parking. However, too much parking, especially free parking close to every destination, serves to reduce the level of active transportation and transit use, and can substantially increase the cost of development. Providing the right amount of parking requires flexible parking standards and parking management strategies that can adjust over time, and that fully recognize the variety of transit options within the greater Station District. The parking management goal for the Station East subarea is to manage the different parking demands generated by residents, workers, and visitors by establishing minimum parking requirements and maximum parking limits.

Table 4-3 summarizes the recommended off-street parking minimums and maximum limits, they were developed based on input from Union City staff and informed by parking demand data provided in the ITE Parking Generation (4th Edition).

The off-street parking supply for the new residential developments shall also provide electric vehicle charging stations. According to the 2016 California Green Building Standards Code (California Building Standards Commission, January 2017), where 17 or more multi-family dwelling units are constructed on a building site, at least three percent of the total parking supply should provide electric vehicle charging stations.

Table 4-3: Vehicular Parking Requirements
Minimum Off-Street Parking
Requirements
Maximum Off-Street Parking
Allowed
Multi-Family Residential High Density1 (Between 30.1 du/ac – 100 du/ac) Studio 1.0 spaces/dwelling unit 1.5 spaces/dwelling unit 1 Bedroom 1.0 spaces/dwelling unit 2.0 spaces/dwelling unit 2 Bedrooms 1.5 spaces/dwelling unit 2.0 spaces/dwelling unit 3+ Bedrooms 2.0 spaces/dwelling unit 2.5 spaces/dwelling unit City Council/RSA Agenda 322 Tuesday, October 25, 2022
Chapter 4: Mobility
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Table 4-3: Vehicular Parking Requirements
Minimum Off-Street Parking
Requirements
Maximum Off-Street Parking
Allowed
Multi-Family Residential Low Density1 (Up to 30 du/ac)
Studio 1.0 spaces/dwelling unit 1.0 spaces/dwelling unit 1 Bedroom 1.0 spaces/dwelling unit 1.0 spaces/dwelling unit 2 Bedrooms 2.0 spaces/dwelling unit 2.0 spaces/dwelling unit 3+ Bedrooms 2.0 spaces/dwelling unit 2.0 spaces/dwelling unit Affordable Housing

0.5 spaces/ bedroom if less than
½ mile from major transit stop;

0.75 spaces/ bedroom if more
than ½ mile from major transit
stop

2.0 spaces/dwelling unit
Non-Residential
Commercial (includes Office and
Retail uses) 1.0 spaces/250 square feet 1.0 spaces/ 200 square feet

POLICIES
P-M-11: Ensure all developments in the Station East subarea provides off-street parking supply consistent with Table 4-3.

P-M-12: Provide electric vehicle charging stations as part of new residential developments within the Station East subarea. The supply and design of electric vehicle charging stations shall be consistent with the California Green Building Standards Code.

FLEXIBLE PARKING CONSIDERATIONS
With implementation of TDM recommendations described in Section 4.6, and with expected increased use of transportation network companies (TNCs, such as Uber and Lyft) and autonomous vehicles (AVs), future long-term developments may require fewer parking spaces than earlier developments. Flexibility in addressing off-street parking requirements is encouraged, which can include the following:
• Phased Parking - Surface parking may be more prevalent in the early phases of development, with the expectation that some surface lots would be converted to parking structures or other active uses in later phases of development.

City Council/RSA Agenda 323 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-30

PARKING GARAGE DESIGN
Shared and publicly accessible off-street parking facilities are encouraged in the Station East subarea and the surrounding Station District area. These facilities should be considered for larger developments that incorporate multiple uses and buildings. Private property owners are encouraged to allow public parking within their private parking structures, rather than reserving parking solely for customers or tenants. This can be managed, and even generate a profit, by charging for parking (validation can be provided for customers of on-site tenants), and a shared parking arrangement can reduce the demand for individual parking structures on each property.

Parking management for public parking in garage(s), including but not limited to time-of-day restrictions and fees should be coordinated with on-street parking management. Providing new grade-separated pedestrian connections between the Station East subarea and the Union City BART Station, across existing rail lines, may be attractive for BART riders that wish to park within a Station East subarea public garage and walk about a quarter mile to the BART Station.

Parking garage design should consider how these garages may be converted to other uses as parking demand declines in the future (e.g., by having level floors as much possible). All parking garages shall include electric car charging stations, and preferential parking spaces for carpools, vanpool and car-sharing services. The following parking garage design components should be considered for the Station East subarea:
• Tandem Parking - In certain cases, tandem parking may be used to meet parking requirements for new development projects. The use of tandem parking can result in more efficient parking layouts and maximize the use of constrained building footprints. In the case of residential developments, tandem parking can be implemented by providing one regular parking space and one tandem parking space for an individual dwelling unit requiring two parking spaces; for commercial developments, tandem parking works best for attendant-assisted or valet parking.
• Mechanized Parking – Mechanized parking systems or parking lifts are encouraged to save space and improve development feasibility. These systems consist of automated or semiautomated structures that allow vehicles to be stacked vertically, storing multiple vehicles within the footprint of one parking space.
• Automatic Parking Space Counting Systems (APSCS) – APSCS should be incorporated into the overall design and construction of all public parking facilities. The systems should include electronic changeable message signs at parking entrances, visible from the adjacent public street, to inform drivers of the location and number of available parking spaces.

Systems should also have the capability to share real time occupancy, pricing, and other relevant information with transportation and parking guidance systems which are increasingly available and which many auto manufacturers are making standard or optional equipment on new cars. Such systems serve to maximize utilization of all parking facilities and reduce excessive circulation and driver frustration. By increasing efficiency and helping users to locate available parking spaces, this measure could also increase the effectiveness of the parking supply and reduce the number of spaces that need to be provided.

City Council/RSA Agenda 324 Tuesday, October 25, 2022
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BICYCLE PARKING
Providing sufficient bicycle parking is encouraged in the Station East subarea to encourage bicycle travel to, from, and within the area.

Bicycle parking is classified in to two categories:
• Short-term bicycle parking for visitors, customers, and short trips. Short-term bicycle parking is typically outdoor racks, which can be covered to protect bicycles from weather. • Long-term bicycle parking for residents and employees. Long-term bicycle parking is protected from the weather and has physical security and should typically be located within buildings at convenient locations.

Short-term bicycle parking should be placed near building entrances and at recreation facilities, and long-term bicycle parking locations vary with building context.

ON-STREET PARKING AND CURBSIDE MANAGEMENT
Most streets in the Station East subarea would provide parallel on-street parking on both sides of the street, except the following:
• No on-street parking would be provided on intersection approaches in order to ensure adequate sight-distance based on HDM safety standards and at selected signalized intersection approaches to provide turn lanes
• 7th Street, north of Bradford Way to the Fire Station, would provide on-street parking on the east side of the street only, to primarily serve Shorty Garcia Park • Segments of 9th Street would only provide on-street parking on the west side of the street due to limited right-of-way
City Council/RSA Agenda 325 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-32
On-street parking can be used for a variety of uses. With the increasing concern for balancing the needs for all users, and the growth of TNCs such as Uber and Lyft, as well as online shopping and associated deliveries, demand for curbside pickups, and drop-offs and idle times is increasing.

Potential uses of the curbside include:
• Passenger loading, both TNC and non-TNC
• Parked vehicles and electric vehicle (EV)
charging
• Bicycles and bicycle infrastructure
• Pedestrians and crossing infrastructure
• Micro-mobility services (electronic scooters
and bikeshare)
• Couriers and delivery vehicles
• Local businesses
• Transit and transit infrastructure (bus stops
and amenities such as benchers, shelters,
trash receptables, and curb extensions)
• Americans with Disabilities Act (ADA)
access
• Emergency services
• Taxis and shuttles
• Parklets and streetscape features
• Garbage pickup
The upcoming SDSP will accommodate the need for flexibility in the use of all curbside space, through provisions for flexible loading zones and parking management elements. The following strategies identified in the Curbside Management Practitioners Guide (ITE, 2018) should be considered for curbside management within the Station East subarea and larger Station District area:
• Flex Zones – Rather than designating fixed uses for all portions of the roadway and curb space, Union City can designate flexible areas called flex zones. Flex zones allow efficient use of the curb space based on varying demands throughout the day. Flex zones can accommodate various right-of-way functions along roadway segments to serve different purposes through the following types of implementation:
- Multiple functions served simultaneously in the same space, such as combined passenger and commercial loading zones
- Different functions served at different times in the same space through time-of-day restrictions, such as passenger/commercial loading zones between 7:00 AM and 6:00 PM on weekdays and Saturdays, and un-restricted on-street parking between 6:00 PM and 7:00 AM on weekdays and Saturdays as well as Sundays - Multiple functions served simultaneously in different spaces along the road, such as the conversion of on-street parking to provide flex zones, parklets and curb extensions along the same block face
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• Passenger Access – Observations of pick-up and drop-off activity, specifically focused on driver and passenger behavior, can be critical in understanding the level of demand at a given location and can assist Union City with the designation of the curb space. Passenger loading areas, whether in fixed or flex zones, should be located near commercial and office building entrances, or near entrances to larger residential buildings. Continued observations of passenger loading operations can inform whether passenger loading areas should be relocated or expanded.
- Moving Freight Access around the Corner – In dense residential areas, it may be more desirable to locate truck loading zones away from major streets to locations where longer-duration access to the curbside can be provided without resulting in blockages.

Many delivery drivers may prefer reliable and legal access to more distant dedicated loading spaces over the option of parking illegally closer to their destination.

As described above, time-of-day restrictions can be effective at balancing the needs of mixed use developments within the Station East subarea while using the available on-street parking supply in an efficient and flexible manner. Parking time limits implemented during typical business hours (8:00 AM to 6:00 PM) can prohibit all-day parking by project residents or employees and result in more frequent turnover of parking spaces and ensure the availability of on-street parking for visitors, customers, and/or deliveries. Parking management for on-street parking, including but not limited to time-of-day restrictions and fees should be coordinated with management of public parking in garage(s).

POLICIES
P-M-13: Ensure all developments in the Station East subarea provide off-street parking supply consistent with Table 4-3.

P-M-14: Provide electric vehicle charging stations as part of new residential developments within the Station East subarea. The supply and design of electric vehicle charging stations shall be consistent with the California Green Building Standards Code.

P-M-15: Provide short-term and long-term bicycle parking.

P-M-16: Provide the following curb designations:
• Provide at least one on-street short-term loading space (passenger and commercial) per building lobby with only multi-family development along the frontage. • Provide one on-street short-term loading spaces (passenger and commercial) per block face (where feasible) with non-residential or mixed use frontages. • Consider two-hour or four-hour parking limits for most or all the remaining onstreet parking spaces in the Station East subarea.

City Council/RSA Agenda 327 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-34
P-M-17: Designate passenger and commercial loading spaces as flex zones; the short-term loading spaces can be restricted to 30 minute or shorter loading activities between 7:00 AM and 6:00 PM on weekdays and Saturdays, and on-street parking at other times. Loading areas, whether in fixed or flex zones, should be located near commercial and residential building entrances.

4.5 Transportation Demand Management
This section describes TDM strategies that could be implemented as part of development projects in the Station East subarea (and the larger Station District area). TDM programs are intended to reduce dependence on single-occupant vehicles and the overall parking demand generated by new development by providing better incentives and opportunities to choose transit, active transportation, or carpool modes. This section recommends potential TDM program options for development projects in the Station East subarea and provides a list of programs that Union City staff could establish.

POTENTIAL TDM STRATEGIES
This section provides an overview of the potential strategies that can be implemented by development projects that are anticipated to generate more than 50 peak hour vehicle trips. These strategies can be implemented by homeowners’ associations (HOAs), property management organizations, employers within the Station East subarea, and/or a transportation management association (TMA), which all major residential developments and employers in the plan area would be required to join in order to fund and coordinate the TDM strategies in the plan area.

Table 4-5 describes the recommended TDM strategies that can apply to residential and nonresidential developments, as well as the effectiveness of each strategy primarily based on research compiled in Quantifying Greenhouse Gas Mitigation Measures (California Air Pollution Control Officers Association, CAPCOA, August 2010), which is a resource for local agencies to quantify the benefit, in terms of reduced travel demand, of implementing various TDM strategies. The effectiveness of the strategies listed in Table 4-5 are not additive and the effectiveness will vary for each development project.

The TDM strategies include on-going operational strategies and parking management strategies.

Operational strategies provide on-going incentives and support for the use of non-auto transportation modes. These TDM measures have monthly or annual costs and will require ongoing management.

City Council/RSA Agenda 328 Tuesday, October 25, 2022
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Table 4-5: Potential TDM Strategies for Station East Subarea Strategy Description Responsible Party
Estimated
Vehicle Trip
Reduction
Range1
TDM Operational Strategies
Carpool and RideMatching Assistance
Provide ride-matching assistance to
pair residents or employees
interested in forming commute
carpools
HOA, Property
Management, and
Employers
1 – 10%
Resident Transit Fare
Subsidy
Provide free or discounted transit
fares for residents
HOA, Property
Management 1 – 20%
Employee Transit Fare
Subsidy/Pre-Tax
Commuter Benefit
Provide free or discounted transit
fares for employees Employers 1 – 20%
Guaranteed Ride Home
Encourage residents and
employees to register for the
Guaranteed Ride Home program
HOA, Property
Management, and
Employers
N/A2
Compressed Work
Weeks, Flex Time, and
Telecommuting
Employees can adjust their work
schedule to reduce vehicle trips to
the worksite on certain days and
during peak periods
Employers 0 – 5%
Bikeshare and MicroMobility Services
Implement bikeshare to provide
first/last-mile connections to
transit and other key destinations
within Station District Plan Area
Micro-Mobility Service
Providers, Union City 1 – 3%
TDM Marketing and
Education
Active marketing of carpooling,
BART, AC Transit, bikesharing, and
other non-auto modes
HOA, Property
Management, and
Employers
1 – 4%
City Council/RSA Agenda 329 Tuesday, October 25, 2022
Draft Station East Residential Mixed Use – DIPSA Specific Plan Amendment 4-36
Table 4-5: Potential TDM Strategies for Station East Subarea Strategy Description Responsible Party
Estimated
Vehicle Trip
Reduction
Range1
Carshare Program Implement a carshare program HOA, Property Management 0.5% - 1.0%
Parking Management Strategies
Unbundled Residential
Parking
Unbundle parking costs from
housing costs
HOA, Property
Management 2 – 13%
Shared Parking
Design parking facilities that can
serve two or more individual land
uses without conflict or
encroachment
HOA, Property
Management, and
Employers
N/A2
Designate Carshare
Parking Spaces
Offer to dedicate carshare parking
spaces
HOA, Property
Management, and
Employers
< 1%
Bicycle Parking Supply and
Monitoring
Provide short-term and long-term
bicycle parking for all
developments and monitor use
HOA, Property
Management, and
Employers
< 1%
Notes:

1. The focus of the CAPCOA document is reductions to vehicle miles traveled (VMT) but the research used to generate the reductions also indicates vehicle trip reductions are applicable as well. For the purposes of this analysis the vehicle trip reduction is assumed to equal the VMT reduction. See the cited CAPCOA research for more information. The effectiveness of the strategies listed above are not additive and the effectiveness will vary for each development.

2. The effectiveness of this strategy cannot be quantified at this time. This does not necessarily imply that the strategy is ineffective. It only demonstrates that at the time of the CAPCOA report development, existing literature did not provide a robust methodology for calculating its effectiveness. In addition, many strategies are complementary to each other and isolating their specific effectiveness may not be feasible.

Source: Fehr & Peers, May 2019; Quantifying Greenhouse Gas Mitigation Measures (CAPCOA, August 2010).

POLICIES
P-M-18: Require TDM strategies such as but not limited to those identified in Table 4-5 for developments the Station East subarea to reduce the number of drive-alone trips.

City Council/RSA Agenda 330 Tuesday, October 25, 2022
City Council/RSA Agenda 331 Tuesday, October 25, 2022
Station District Specific Plan Amendments
Exhibit B
See below for additional updates to the Station District Specific Plan not included in Exhibit A. These will be added Added text is denoted with an underline. Deleted text is denoted with a strikethrough.

Page 6 ends

The 2040 GP, adopted December 10, 2019, presents a vision for the future of Union City as well as goals, policies, and implementation programs necessary to achieve that vision. It is the “blueprint” for future decisions and development, and provides guidance as to how other City ordinances, plans, and programs should be developed or updated. The General Plan envisions the Station District as an area with great potential to embody the City’s economic, land use, community design, mobility, and housing goals. The Plan identifies the Station District as a Special Area and includes several goals and policies pertaining specifically to land use and future development within this area.

The 2040 GP refers to the Planning Area as the Greater Station District. The Specific Plan redesignates this area as the “Station District.” The Station District has its roots in the Decoto Industrial Park Study Area (DIPSA) Specific Plan, which was originally adopted in 19945. The DIPSA Specific Plan provided a planning framework for much of the area as it redeveloped. The remaining areas in the DIPSA Specific Plan boundary targeted for redevelopment have been reconceived as the Station District through the General Plan Update.

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The public utility infrastructure for the Planning Area was constructed in the mid 1950s through 2010.

Through the years, the utility infrastructure has been maintained, replaced, or upsized either by the City or the utility agencies that own the facilities.

POTABLE WATER SYSTEM Alameda County Water District (ACWD) has provided water for over 100 years and owns and maintains the water infrastructure throughout the City of Union City. ACWD’s three primary sources of water supply are 1) the State Water Project (SWP), 2) San Francisco’s Regional Water System, and 3) local supplies. The SWP and San Francisco Regional Water Supplies are imported into the District through the South Bay Aqueduct and Hetch-Hetchy Aqueduct, respectively. Local supplies include fresh groundwater from the Niles Cone Groundwater Basin (underlying the District service area) and desalinated brackish groundwater from portions of the groundwater basin previously impacted by seawater intrusion.

Water for the Planning Area is delivered through a 24-inch and 16-inch transmission main in AlvaradoNiles Road, and the 24-inch transmission main continues north to serve Decoto Road and 7th Street, where it then branches into smaller mains serving the remaining Study Area. There are also 12-inch transmission mains through Union Square, Zwissig Way, and 11th Street, which provide redundancy to the system by connecting back into one of the 24-inch transmission mains.

As the Water Supply Assessment determined that water demand associated with the Proposed Plan was accounted for in Alameda County Water District’s (ACWD) 2020-2025 Urban Waste Management Plan, no new or expanded ACWD conveyance infrastructure beyond that which is already planned would be required to deliver water to the Planning Area through 2040. Within the Planning Area, water is City Council/RSA Agenda 332 Tuesday, October 25, 2022
delivered through a 24-inch and 16-inch transmission main in Alvarado-Niles Road, and the 24-inch transmission main continues north to serve Decoto Road and 7th Street, where it then branches into smaller mains serving the remaining Planning Area. There are also 12-inch transmission mains through Union Square, Zwissig Way, and 11th Street, all of which appear to provide redundancy to the system by connecting back into one of the 24-inch transmission mains. Development projects pursuant to the Proposed Plan would be required to install distribution mains within the street network to serve fire and domestic water needs. Final sizing of any particular line will be subject to modeling of the system that must rely on water use parameters of any particular project or group of projects once those details are known. It is expected that new distribution mains in collector streets will be 10-inch or 12-inch in diameter and distribution mains in local streets will be 8-inch or 10-inch in diameter. Within the Planning Area, new projects will be required to install distribution mains within the street network to serve fire and domestic water needs. Final sizing of any particular line will be subject to modeling of the system that must rely on water use parameters of any particular project or group of projects. It is expected that new distribution mains in backbone streets will be 10-inch or 12-inch in diameter and distribution mains in local streets will be 8-inch or 10-inch in diameter. A water model will need to be performed based on final land plans, building types, water demands, fire flow requirement, and phasing, to establish final, actual line sizes in each street, and to determine whether improvements to the 24- inch and 16-inch transmission mains described above will be required. Figure 7.1 illustrates the future water needs for the Planning Area.

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Shared treatment facilities may be pursued to achieve hydromodification. Hydromodification is the more difficult C3 treatment to satisfy because it requires a large detention volume in order to reduce the rate and amount of runoff to pre-project conditions. In an area such as the Union City Station district, an approximate detention volume of 1 acre-foot is typical per every 7 acres of land developed.

As a unit of measure 1 acre-foot represents a volume of 1-foot depth over 1 acre of area. The depth may be increased depending on the space available, in order to decrease the footprint of the detention facility. (For example, a detention pond intended to detain 1 acre-foot of water and designed for a 3- foot depth would only need to be 0.33 acres in area.) Developers will be required to provide stormwater calculations based on their finalized development of the site. Oversized pipes and underground tanks may be used to detain stormwater to meet hydromodification requirements in addition to stormwater detention basins.

Future developments within the Planning Area must meet the requirements of Section C.3 of the Alameda Countywide Clean Water Program’s (ACCWP) NPDES permit with the California State Water Board, the City of Union City requirements, and other applicable local, state and federal requirements.

These include storm water treatment regulations (C3), hydromodification requirements (C3g), as well as trash capture regulations (C10). Guidelines for implementing these regulations are detailed in the Alameda Countywide Clean Water Program handbook and are reviewed and permitted by Union City.

Furthermore, hydromodification requirements are triggered by projects that create or replace one acre or more of impervious area, unless the post-project impervious area is less than or equal to the preproject impervious area, although future development could be exempt from hydromodification requirements if located in an area that is already highly developed (70 percent or more impervious).

Projects pursuant to the Proposed Plan would be required to comply with these requirements, which would minimize the increase in stormwater volume and velocity to the maximum extent practicable. The City Council/RSA Agenda 333 Tuesday, October 25, 2022
Station East Residential/Mixed Use Project and Quarry Lakes Parkway have planned bioretention areas identified in Figure 4-2: Open Space Network.

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Addition of the following policy to Section 6.2 Water Supply: P-PF-18. New development shall comply with the “Water Efficiency Measures for New Development” included in Appendix G, Water Supply Assessment, prepared by the Alameda County Water District.

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Relocate Policy P-PF-17 Clean Corridors from Section 6.3 Natural Gas and Electricity to Section 6.2 Water Quality.

Appendix B
Remove the word “Draft” from document header.

Update “Pedestrian Bicycle Master Plan (PBMP)” to Bicycle Pedestrian Master Plan (BPMP).

City Council/RSA Agenda 334 Tuesday, October 25, 2022
ATTACHMENT 3
CITY COUNCIL RESOLUTION NUMBER XXXX-22

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UNION CITY APPROVING GENERAL PLAN AMENDMENT, AG-22-002, ASSOCIATED

WITH THE STATION DISTRICT SPECIFIC PLAN
WHEREAS, by Resolution No. 5549-19, duly adopted by the City Council of Union City on December 10, 2019, there was adopted documents consisting of text, maps, and charts, entitled Union City 2040 General Plan, dated December 10, 2019, which included the reports in support thereof as the General Plan of Union City; and
WHEREAS, the 2040 General Plan includes Implementation Program SA-1.C, Update DIPSA Specific Plan, for consistency with the 2040 General Plan; and WHEREAS, the City of Union City has prepared a comprehensive update to the Decoto Industrial Park Study Area (DIPSA) Specific Plan referred to as the Station District Specific Plan (“Specific Plan”) (SP-22-001); and
WHEREAS, the Specific Plan addresses a 471-acre area surrounding the Union City Intermodal Station and consists of five subareas including: The Core, Station East, The Marketplace, Gateway and Civic Center; and
WHEREAS, the Specific Plan is intended to ensure consistency with the Union City 2040 General Plan, which was adopted in December 2019, while refining the vision, planning details, and implementation strategies for the Station District. The Union City General Plan 2040 envisions the Station District as a world-class, transit-oriented community with new retail, public amenities, and high-density housing and job centers, all linked by bicycle and pedestrian facilities; and WHEREAS, amendments to the General Plan (AG-22-002) are proposed for consistency with the Station District Specific Plan; and
WHEREAS, amendments to Title 18, Zoning, (AT-22-005) are proposed, for consistency with the Station District Specific Plan; and
WHEREAS, amendments to the Official Union City Zoning Map (A-22-001) are proposed for consistency with the Station District Specific Plan; and WHEREAS, the General Plan amendments are labeled Exhibit A, attached hereto and made part hereof; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Draft and Final Environmental Impact Report (EIR) were prepared for the project; and WHEREAS, a publicly noticed study session on the Station District Specific Plan and Draft EIR were held by the Planning Commission on June 2, 2022; and City Council/RSA Agenda 335 Tuesday, October 25, 2022
City Council Resolution No. #__-22
AG-22-002

Page 2 of 3 ends

WHEREAS, pursuant to Section 65854 of the Government Code, the Planning Commission held a duly noticed public hearing on the Project on October 6, 2022 at which time all interested parties had the opportunity to be heard. The Planning Commission considered the Draft and Final EIRs, a staff report dated October 6, 2022, and all written and oral testimony; and WHEREAS, a staff report, dated October 6, 2022 and incorporated herein by reference, described and analyzed the Project and related Draft and Final EIRs for the Planning Commission; and
WHEREAS, the Planning Commission adopted Resolution No. 15-22 recommending City Council approve General Plan Amendment AG-22-001, associated with the Station District Specific Plan; and
WHEREAS, the City Council adopted Resolution XXXX-22, dated October 25, 2022 and incorporated herein by reference, certifying the EIR (SCH# 2021010303) and adopting required CEQA findings regarding mitigations and alternatives, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Station District Specific Plan, and all environmental impacts of the proposed amendments were addressed within the EIR.

NOW, THEREFORE, BE IT RESOLVED, that the foregoing recitals are true and correct and made a part of this resolution.

BE IT FURTHER RESOLVED that the City Council of the City of Union City hereby approves General Plan Amendment, AG 22-002, to amend the General Plan as contained in Exhibit A and does hereby find as follows:

1. Pursuant to Government Code Section 65358(a), that the proposed General Plan Amendment is in the public interest because the amendment will further the goals and policies of the General Plan to see the area around the Union City Intermodal Station transformed into a world-class transit-oriented community with new retail, job centers, housing, and public amenities
City Council/RSA Agenda 336 Tuesday, October 25, 2022
City Council Resolution No. #__-22
AG-22-002

Page 3 of 3 ends

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 25th day of October 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 337 Tuesday, October 25, 2022
Exhibit A
General Plan Amendments
Text Amendments
Location Existing Language Proposed Amendment
p. v, Table of
Contents
Greater Station District Greater Station District
p. 3, Introduction This new growth will be accommodated primarily within transit-oriented, mixed-use neighborhoods in the Greater Station District Area.

This new growth will be accommodated primarily within transit-oriented, mixed-use neighborhoods in the Greater Station District Area. p. 19,
Introduction
The Alternatives Report providesinformation about newland uses that the City considered for key areas within Union City, including the Greater Station District, the Union City
Boulevard Corridor, and the Horner-Veasy Area.

The Alternatives Report provides information about new land uses that the City considered for key areas within Union City, including the Greater Station District, the Union City Boulevard Corridor, and the Horner-Veasy Area.
p. 29,
Introduction
However, Union City has a limited supply of vacant land and the area within the Greater Station District offers one of the last opportunities for large-scale employment development.

However, Union City has a limited supply of vacant land and the area within the Greater Station District offers one of the last opportunities for largescale employment development. p. 29, text box Goals and Policies in the Special Areas Element also guide economic development-related decisions within some of
Union City’s more critical employment areas, including the Greater Station District, the Union City Boulevard corridor, and the Horner-Veasy area.

Goals and Policies in the Special Areas Element also guide economic development-related decisions within some of Union City’s more critical employment areas, including the Greater Station District, the Union City Boulevard corridor, and the Horner-Veasy area.
p. 60, Health and
Quality of Life
The Special Areas Element contains policies related to
parkland in specific areasin Union City, particularly within the Greater Station District.

The Special Areas Element contains policies related to parkland in specific areas in Union City, particularly within the Greater Station District.

City Council/RSA Agenda 338 Tuesday, October 25, 2022
p. 96, Station
Mixed-Use
Commercial
(CSMU)
designation
The designation is primarily commercial in nature; however, high density residential land uses between 60 and 165 units per net acre are also allowed where it will promote, in a coordinated manner with the commercial development, the purpose of this designation. The allowed floor area ratio (FAR) range for buildings located in this designation is between 1.0 and 4.0 (with an average FAR of 2.0), with the goal of increasing intensity as the parcels near the BART station.

The designation is primarily commercial in nature; however, high density residential land uses between 10060 and 165 units per net acre are also allowed where it will promote, in a coordinated manner with the commercial development, the purpose of this designation. The allowed floor area ratio (FAR) range for buildings located in this designation is between 1.0 and 4.24.0 (with an average FAR of 2.0), with the goal of increasing intensity as the parcels near the BART station. p. 97, Land Use
Designations,
Station East
Mixed Use
Station East Mixed-use (SEMU)
This mixed-use designation allows a range of uses, which include light industrial, research and development, office, retail and entertainment, hotels, residential, and public plazas. The goal of the designation is 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 designation is intended to foster
innovation and emerging technologies; promote an
employment district that is oriented toward pedestrians, transit, and bicycle use; and provide amenities to employees as well as surrounding neighborhoods. The targeted mix of uses in this area is a minimum 65 percent employment uses, minimum 15 percent commercial uses including
commercial/residential mixed-use projects that emphasize retail development, and maximum 20 percent residential
uses. The allowed floor area ratio (FAR) range for buildings located in this designation is between 0.40 and 3.0, and the allowed residential density range is 30 to 100 dwelling units per acre, with an average density of no less than 45 units per acre (see Policy SA-4.3). The minimum parcel size for this designation is three acres.

Station East Mixed-use (SEMU)
This mixed-use designation allows a range of uses, which include light industrial, research and development, office, retail and entertainment, hotels, residential, and public plazas. The goal of the designation is 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 designation is intended to foster innovation and emerging technologies; promote an employment district that is oriented toward pedestrians, transit, and bicycle use; and provide amenities to employees as well assurrounding neighborhoods. The targeted mix of uses in this area is a minimum 65 percent employment uses, minimum 15 percent commercial uses including commercial/residential mixed-use projects that emphasize retail development, and maximum 20 percent residential uses.

The allowed floor area ratio (FAR) range for buildings located in this designation is between 0.40 and 3.0, and the allowed residential density range is 30 to 100 dwelling units per acre, with an average density of no less than 45 units per acre (see Policy SA-4.3). The minimum parcel size for this designation is three acres.

City Council/RSA Agenda 339 Tuesday, October 25, 2022
p. 95-97, Land
Use Designations,
Mixed Use
Section
Add new Marketplace Mixed Use designation Marketplace Mixed Use (MMU) The Marketplace Mixed Use (MMU) designation allows a mix of highintensity retail, office, hotels, residential uses, and public spaces. The purpose of this designation is to create an inviting, dynamic mixed use environment that maintains retail uses while incorporating new housing and employment uses, taking advantage of the location near the Intermodal Station. The designation allows high-density residential uses, ranging between 30 to 100 units per acre, as well as a range of nonresidential uses. The MMU designation has an allowable FAR of up to 3.0, inclusive of residential uses.
p. 95-97, Land
Use Designations,
Mixed Use
Section
Add new Station East Mixed-use Residential
designation
Station East Mixed Use Residential (SEMU-R)
The Station East Mixed-use Residential designation applies in the Station East Subarea of the Station District. The purpose of the designation is to establish a high density, transit-oriented, walkable residential and commercial district which allows for multi-family residential uses and mixed-use residential uses, with ground floor commercial uses along the site’s major thoroughfares. The district allows residential uses with a minimum density of 25 units per acre, a maximum density of 100 units per acre and an average density of no less 50 units per acre. p. 95-97, Land
Use Designations,
Mixed Use
Section
Add new Station East Employment designation Station East Employment (SEE) The Station East Employment (SEE) designation applies in the Station East subarea of the Station District within the Station East Subarea. The purpose of the designation is to establish a high-density research and development and office district which allows for commercial, office, lab, life sciences, and light manufacturing uses to create a campus setting.

Ground floor commercial uses, including retail and offices uses, are envisioned along the central spine. This designation is intended to take advantage of proximity to the Intermodal Station and facilitate Station East’s transformation into an urban mixed-use environment that promotes multi-modal mobility within and to surrounding communities.

The allowed FAR for all uses is between 0.4 and 3.0.

City Council/RSA Agenda 340 Tuesday, October 25, 2022
p. 102-103, Table
LU-1
Station Mixeduse Commercial CSMU 60-165
units/net
acre

1.0 -

4.0 Station Mixed-use
Commercial
CSMU 10060-165
units/net acre

1.0 -–

4.2 4.0
p. 102-103, Land
Use Table LU-1
Station East
Mixed-use
SEMU 30-100 units/net
acre

0.4 -

3.0 DELETE SEMU ROW:

Station East Mixeduse SEMU 30-100 units/net
acre

0.4 -

3.0 p. 102-103, Land
Use Table LU-1
MMU designation Add new row for MMU as follows, in same order as designations on pp. 95-99 appear:

Marketplace Mixed
Use
MMU 30-100 units/net
acre

3.0 (max)
p. 102-103, Land
Use Table LU-1
SEMU-R designation Add new row for SEMU-R as follows, in same order as designations on pp 95-99 appear:

Station East Mixed Use
Residential
SEMUR 25-100 units/net
acre
n/a
P. 102-103, Land
Use Table LU-1
SEE designation Add new row for SEMU-R as follows, in same order as designations on pp 95-99 appear:

Station East Employment SEE n/a 0.4-3.0
p. 105, Land Use One example is in the greater Station District area, where hundreds of new housing units have been built . . . .

One example is in the greater Station District area, where hundreds of new housing units have been built . . . .
p. 106, LU-1.3 The City shall encourage redevelopment and infill in strategic areas such as the Historic Alvarado District, along Union City Boulevard and Mission Boulevard, and at Union Landing and the Greater Station District.

The City shall encourage redevelopment and infill in strategic areas such as the Historic Alvarado District, along Union City Boulevard and Mission Boulevard, and at Union Landing and the Greater Station District. p. 107 Planning for and accommodating transit-oriented
development (TOD) (i.e. placement of higher density uses around transit facilities) particularly in the Greater Station District area, is a key strategy for accommodating Union City’s population and employment growth in the future.

Planning for and accommodating transit-oriented development (TOD) (i.e. placement of higher density uses around transit facilities) particularly in the Greater Station District area, is a key strategy for accommodating Union City’s population and employment growth in the future.

City Council/RSA Agenda 341 Tuesday, October 25, 2022
p. 140 As a primary roadway thatserves the Greater Station District, the City shall transform Decoto Road into a complete street . .

As a primary roadway thatserves the Greater Station District, the City shall transform Decoto Road into a complete street . . .
p. 158 This roadway is critical to provide additional access for buses and public safety vehicles to BART and the Greater Station District Area. Without the additional east-west capacity provided by Quarry Lakes Parkway, full buildout of the
Greater Station District will prove challenging.

This roadway is critical to provide additional access for buses and public safety vehicles to BART and the Greater Station District Area. Without the additional east-west capacity provided by Quarry Lakes Parkway, full buildout of the Greater Station District will prove challenging. p. 158 . . . the redesign of Decoto Road as a Complete Street and hallmark gateway into the Greater Station District;
. . . the redesign of Decoto Road as a Complete Street and hallmark gateway into the Greater Station District;
p. 162, M-1.9 The City shall redesign and implement improvements to transform Decoto Road into a complete street and hallmark gateway into the Greater Station District.

The City shall redesign and implement improvements to transform Decoto Road into a complete street and hallmark gateway into the Greater Station District.
p. 164, M-2.2 Prioritize Bicycle and Pedestrian Improvements Connecting Neighborhoods to the Greater Station
District
The City shall give priority to bicycle and pedestrian
improvements that connect neighborhoods and job centers to the Greater Station District.

Prioritize Bicycle and Pedestrian Improvements Connecting Neighborhoods to the Greater Station District
The City shall give priority to bicycle and pedestrian improvements that connect neighborhoods and job centers to the Greater Station District. p. 167 These improvements to expand access for all transit modes and increase capacity for transit riders has transformed the BART Station into an Intermodal Station, which is the center of the Greater Station District Area.

These improvements to expand access for all transit modes and increase capacity for transit riders has transformed the BART Station into an Intermodal Station, which is the center of the Greater Station District Area.
p. 177, text box The parkway will provide secondary access to the Union City BART Station and the Greater Station District with direct connections at 11th Street and 7th Street. The parkway is designed with grade separations at BART and two railroad lines, which will facilitate emergency access in and around the Greater Station District.

The parkway will provide secondary access to the Union City BART Station and the Greater Station District with direct connections at 11th Street and 7th Street. The parkway is designed with grade separations at BART and two railroad lines, which will facilitate emergency access in and around the Greater Station District.

City Council/RSA Agenda 342 Tuesday, October 25, 2022
p. 178, text box The Special Areas Element contains policies and circulation concept diagrams related to specific roadways within the Greater Station District and Union City Boulevard.

The Special Areas Element contains policies and circulation concept diagrams related to specific roadways within the Greater Station District and Union City Boulevard.
p. 179, M-4.18 The City shall designate conveniently located short-term parking areas in the Greater Station District, popular
commercial areas, and . . .

The City shall designate conveniently located short-term parking areas in the Greater Station District, popular commercial areas, and . . . p. 180 The Union City General Plan strives to reduce motor vehicle trips by providing for more density and intensity within the Greater Station District, in shopping districts and
employment centers. The City anticipates that many
residents and workers in the Greater Station District will use BART, bus, and future passenger rail to commute to work.

The Union City General Plan strives to reduce motor vehicle trips by providing for more density and intensity within the Greater Station District, in shopping districts and employment centers. The City anticipates that many residents and workers in the Greater Station District will use BART, bus, and future passenger rail to commute to work. p. 189, M-5.A Greater Station District Transportation Demand Management Strategies
The City shall incorporate transportation demand
management (TDM) strategies into the Decoto Industrial
Park Study Area (DIPSA) Specific Plan Update to discourage the use of single-occupancy vehicles over time and
encourage the use of public transit, bicycling and walking within the Greater Station District.

Greater Station District Transportation Demand Management Strategies
The City shall incorporate transportation demand management (TDM) strategiesinto the Station District Specific Plan Decoto Industrial Park Study Area (DIPSA) Specific Plan Update to discourage the use of singleoccupancy vehicles over time and encourage the use of public transit, bicycling and walking within the Greater Station District. p. 189, M-6.B Greater Station District Paid Parking Program The City shall continue to implement and enforce a paid parking program in the Greater Station District, monitor the parking, and make changes as necessary.

Greater Station District Paid Parking Program
The City shall continue to implement and enforce a paid parking program in the Greater Station District, monitor the parking, and make changes as necessary.
p. 286, Figure SA1.1 captionFigure SA-1.1: Greater Station District Sub-Areas Figure SA-1.1: Greater Station District Sub-Areas p. 286, text Greater Station District
The Greater Station District is a 293-acre area surrounding the Union City BART station. The Greater Station District has its roots in the Decoto Industrial Park Study Area (DIPSA) Greater Station District
The Greater Station District is a 471293-acre area surrounding the Union City BART station. The Greater Station District has its roots in the Decoto Industrial Park Study Area (DIPSA) Specific Plan, originally adopted in 1995 City Council/RSA Agenda 343 Tuesday, October 25, 2022
Specific Plan, originally adopted in 1995 and amended
periodically. The Specific Plan has provided a planning framework for much of this area as it has redeveloped.

Through the General Plan Update process, the remaining
areas in the DIPSA Specific Plan that are targeted for
redevelopment have been reconceived as the Greater
Station District.
and amended periodically. In 2022, the City adopted the Station District Specific Plan, which provides a planning framework, policy and design guidance, and implementation strategies for future development of the Station District. In the case of any potential conflicts between the General Plan and the Station District Specific Plan, the Specific Plan governs. The Specific Plan has provided a planning framework for much of this area as it has redeveloped. Through the General Plan Update process, the remaining areas in the DIPSA Specific Plan that are targeted for redevelopment have been reconceived as the Greater Station District.
p. 287, text,
paragraph 1
As noted by the name of the District (Greater Station
District), the concept is framed by the half-mile proximity to the existing Union City BART Station/future Intermodal
Station. Full implementation of the vision for the Greater Station District will result in the area around the Union City BART Station transformed into a world-class transit-oriented community with new retail, job centers, housing, and public amenities. This greater area offers the opportunity to link a diversity of land uses and transportation, which also supports the Climate Action Plan goals of the City and State. Locating a mix of high-density residential, commercial, and
employment uses close to BART, bus, and rail transit services will ensure that Union City can accommodate its share of regional growth in a climate-friendly manner. These new, denser neighborhoods and job centers will reposition Union City for the 21st century.

As noted by the name of the District (Greater Station District), Tthe Station Districtconcept is framed by the half-mile proximity to the existing Union City BART Station/future Intermodal Station. Full implementation of the vision for the Greater Station District will result in the area around the Union City BART Station being transformed into a world-class transitoriented community with new retail, job centers, housing, and public amenities. This greater area offersthe opportunity to link a diversity of land uses and transportation, which also supports the Climate Action Plan goals of the City and State. Locating a mix of high-density residential, commercial, and employment uses close to BART, bus, and rail transit services will ensure that Union City can accommodate its share of regional growth in a climate-friendly manner. These new, denser neighborhoods and job centers will reposition Union City for the 21st century. p. 287, text,
paragraph 2
The five sub-areas of the Greater Station District include: 1) the Core Station District, located immediately around the BART Station; 2) the Restoration Site, a remnant from the clean-up of the Pacific States Steel Corporation (PSSC) property that provides a long-term development opportunity adjacent to BART; 3) Station East (historically named the Decoto Industrial Park), an area targeted primarily for employment growth; 4) the Gateway Site, an area slated for The five sub-areas of the Greater Station District’s five sub-areas are include: 1) the Core Station District, or “The Core,” located immediately around the BART Station; 2) the Restoration Site, a remnant from the cleanup of the Pacific States Steel Corporation (PSSC) property that provides a long-term development opportunity adjacent to BART; 23) Station East (historically named the Decoto Industrial Park), an area targeted primarily for both employment and housing growth; 34) the Gateway Site, an area slated for open space and residential development when Quarry Lakes City Council/RSA Agenda 344 Tuesday, October 25, 2022
open space and residential development when Quarry Lakes Parkway is built; and 5) the Marketplace Shopping Center, an active and successful retail commercial area. There are also several public and civic facilities within the Greater Station District, including James Logan High School, Kennedy Park, and City Hall.

Parkway is built; and 45) Tthe Marketplace Shopping Center, an active and successful retail commercial area where housing and jobs could be added; and 5) Civic Center, a mix of civic facilities including City Hall, the Union City Library, Kennedy Park, and James Logan High School. There are also several public and civic facilities within the Greater Station District, including James Logan High School, Kennedy Park, and City Hall.
p. 287-9, Goal SA1 and Policies SA1.1 to SA-1.2026 separate references to “Greater Station District” in Goal SA-1 and Policies SA-1.1 to SA-1.20.

Search and replace with “Station District” in all 26 instances. p. 290, text The historic Core Station District is the area immediately surrounding the BART station, bounded by Decoto Road,
Cheeves Way, Union Square, and the Alameda County flood control channel/greenway. Over time, the core mixed use commercial designation was expanded to include the BRE
Apartments that are located south-westerly of Union Square.

The Core Station District was designed to function as Union City’s town center. In collaboration with nine public agencies and extensive citizen input in 1999, the City formed the vision for the Station District, which included transformation of the BART station into a multi-modal station that accommodated passenger rail surrounded by high-density housing and
commercial uses, job centers, and community facilities. This area later became a key component of the City’s Priority Development Area (PDA), a regional designation that
identifies areas around transit hubs that can accommodate higher-intensity growth, which is also associated with Plan Bay Area efforts.

The historic Core Station District originally included just is the area immediately surrounding the BART station, bounded by Decoto Road, Cheeves Way, Union Square, and the Alameda County flood control channel/greenway. Over time, the core mixed use commercial designation was expanded to include the BRE Apartments that are located southwesterly of Union Square, as well as the Restoration Site, which is a Cityowned potential development site described in more detail in subsequent pages. The Core Station District was designed to function as Union City’s town center. In collaboration with nine public agencies and extensive citizen input in 1999, the City formed the vision for the Station District, which included transformation of the BART station into a multi-modal station that accommodated passenger rail surrounded by high-density housing and commercial uses, job centers, and community facilities. This area later became a key component of the City’s Priority Development Area (PDA), a regional designation that identifies areas around transit hubs that can accommodate higher-intensity growth, which is also associated with Plan Bay Area efforts.
p. 291, text With the residential areas building out in the Core Station District, the City is now focusing on attracting high-intensity office uses.

The Core Station District has been the center of great
transformation in Union City over the past 15 years and will With a combination of market-rate and affordable housing already built outthe residential areas building out in the Core Station District, the City is continuing to now focusing on attracting a dynamic combination of highintensity, transit-oriented employment officeand residential uses, with a complementary range of active retail, service, café, and restaurant uses.

City Council/RSA Agenda 345 Tuesday, October 25, 2022
continue to develop over the life of this General Plan with employment-generating uses, creating a vibrant transitoriented urban community center.

The Core Station District has been the center of great transformation in Union City over the past 15 years and will continue to develop over the life of this General Plan with employment-generating uses, creatinginto a vibrant transit-oriented urban community center.

P. 294, Figure SA2.3 Figure Deleted
p. 295, caption to
Figure SA-3.1
Figure SA-3.1: Restoration Site General Plan Land Use Figure SA-3.1: Restoration Site General Plan Land Use p. 295 text The area is designated Station Commercial Mixed-use and is envisioned to develop with a mix of uses, with an emphasis on employment-generating uses.

The areaThe Restoration Site is part of the Core Subarea, and is designated Station Commercial Mixed-use. Itand is envisioned to develop with a mix of uses, with an emphasis on employment-generating uses.
p. 298, text Station East (formerly referred to as the Decoto Industrial Park) is located northeast of the Core Station District. This 105-acre sub-area is bounded by Decoto Road, the Core
Station District, existing single-family residences, and the future Quarry Lakes Parkway. The DIPSA Specific Plan
recognized the importance of this area as a job center and it remains as one of the last opportunity areas for job creation near BART. The City envisions this area will develop as a highdensity, transit-oriented employment center with a mix of compatible uses that include retail and limited residential.

Station East (formerly referred to as the Decoto Industrial Park) is located northeast of the Core Station District. This 125105-acre sub-area is bounded by Decoto Road, the Core Station District, existing single-family residences, and the future Quarry Lakes Parkway. The Station DistrictDIPSA Specific Plan recognizesd the importance of this area as a job center and it remains as one of the last opportunity areas for job creation in Union City near BART. The City envisions this area will develop as a high-density, transit-oriented employment center with a mix of compatible uses that include retail and limited residential.

The City received a $3.2 million grant from the U.S. Economic Development Administration (EDA) for infrastructure improvements in the Greater Station District. The grant funds are contingent upon producing at least 1,657 new jobs on specific development sites in Station East. While the General Plan allows for residential and commercial uses in the area, it also reserves a portion of specific development sites for employment uses to ensure the City will fulfill the grant’s economic development goalsto create opportunities for new jobs. Employment uses are envisioned to be focused in the southern portion of the Station East area, in the “Station East Employment” Zoning District, with mixed-use residential and commercial City Council/RSA Agenda 346 Tuesday, October 25, 2022
Station East is a key part of the vision for the Greater Station District. It is an opportunity for the City to achieve a healthy jobs/ housing balance, ensure long-term economic vitality by increasing tax revenues, and create an exciting and attractive place where residents and workers experience something
truly unique. The General Plan sets a bold vision for Station East and establishes a flexible approach to accommodating a range of compatible uses.
uses focused in the norther portion in the “Station East Mixed-Use Residential” Zoning District.

Station East is a key part of the vision for the Greater Station District. It is an opportunity for the City to achieve a healthy jobs/ housing balance, ensure long-term economic vitality by increasing tax revenues, and create an exciting and attractive place where residents and workers experience something truly unique. The General Plan sets a bold vision for Station East and establishes a flexible approach to accommodating a range of compatible uses.
p. 302, SA-4.9 Connects to existing circulation systems within the Greater Station District and surrounding neighborhoods;
Connects to existing circulation systems within the Greater Station District and surrounding neighborhoods;
p. 303, SA-4.11 The City shall require 7th Street to be designed as a complete street that accommodates pedestrians and
bicyclists and provides pedestrian crossings between the existing single-family residential neighborhoods and the Greater Station District.

The City shall require 7th Street to be designed as a complete street that accommodates pedestrians and bicyclists and provides pedestrian crossings between the existing single-family residential neighborhoods and the Greater Station District.
p. 303, SA-4.19 No Net Loss in Revenue
Development within the Station East area shall not result in a net loss of revenue (e.g., property tax and sales tax) compared to the revenues that would be associated with the area developing under the 2002 General Plan designation of Research and Development Campus. Applications for new
development shall be accompanied by a fiscal analysis
demonstrating compliance with this policy.

No Net Loss in Revenue
Development within the Station East area shall not result in a net loss of revenue (e.g., property tax and sales tax) compared to the revenues that would be associated with the area developing under the 2002 General Plan designation of Research and Development Campus. Applications for new development shall be accompanied by a fiscal analysis demonstrating compliance with this policy.
p. 305, text The 35 acre Gateway Site is located along Alvarado-Niles Road on the southeastern edge of the city. The majority of this area is owned by Caltrans, which began acquiring the property in 1970 for State Route 84. The roadway is now referred to as Quarry Lakes Parkway and is considered a local roadway. As part of the early planning, the City identified this area as an opportunity site for housing and additional
The 67-acre Gateway Subarea includes property owned by the City, some of which will serve as the site of the future Quarry Lakes Parkway. The Quarry Lakes Parkway is a planned four-lane local street parallel to Decoto Road that will connect north to Mission Boulevard and south to Paseo Padre Parkway. The Parkway will create a new way to access the Station District Area and the east side of the Union City Intermodal Station through a direct connection to 11th Street. The parkway provides City Council/RSA Agenda 347 Tuesday, October 25, 2022
parkland to expand Arroyo Park. This vision wasincorporated into the 1994 DIPSA Specific Plan and carried into the 2002 General Plan. The Gateway Site has also been identified for housing in the City’s last four Housing Elements starting in 1992.

With the construction of Quarry Lakes Parkway, the City recognizes this area as an important future gateway and recreational resource. The site is one of the last undeveloped areas of the city that can accommodate housing and a park in a newneighborhood setting. The commercially-designated properties along Alvarado- Niles Road are envisioned to redevelop with new community-serving commercial uses as the broader area develops with new housing and
recreational uses. Provided that the City’s housing
obligations are accommodated, the City may also consider allowing commercial development (office or retail) along Quarry Lakes Parkway and/or Quarry Lakes Drive at a future point in time to complement other uses.
enhanced pedestrian and bicycle facilities including an on-street buffered bicycle lane (Class II) and an off-street shared-use path (Class I) parallel to the street for pedestrian and bicyclists. The Parkway is intended to provide a safe, unobstructed east-west connection for cyclists, pedestrians, vehicles and transit, providing an alternative to Decoto Road and an important link to the Union City Intermodal Station.

The Gateway Subarea envisions townhomes and apartments and mixed use development east of Alvarado Niles Road. Duplexes may be considered to be appropriate if part of a larger development project which meets the City’s housing goals for the site. The City also supports an integrated “agrihood,” where housing and on-site community facilities are integrated with agricultural uses that could be public or private.

Future open space in the Gateway Subarea may be provided as standalone public space or could be developed in coordination with residential development. Open space can include a range of scales, a variety of orientations, facility types, and programming options such as playgrounds, recreational open space including sports fields, and passive open space including ecological areas. Providing pedestrian and bicycle connections to the adjacent Arroyo Park and Quarry Lakes Regional Recreation Area is a priority.
p. 308, text The Marketplace shopping area, located at the corner of Alvarado- Niles Road and Decoto Road, is an important
commercial center serving primarily the neighborhoods on the eastside of town. The shopping area includes commercial uses at all four corners of the intersection. The area includes two larger shopping centers, the Marketplace Shopping
Center, which are anchored by grocery stores, and sited behind large surface parking lots that front the street. Two smaller commercial strip centers are located in the southerly portion of the area and back up to a flood control channel, which creates a buffer between the shopping area and the adjacent residential area. The area has a limited number of The 45-acre Marketplace is currently a popular shopping destination for residents that live on the east side of the City and has historically had very low vacancy rates. The City intends to retain the amount and diversity of retail and services that exist in the Marketplace area. At the same time, there may be opportunities to enhance and complement the Marketplace’s existing retail character with improved public spaces, active street frontage, and the introduction of residential and office uses in targeted locations over time.

To ensure that the Marketplace Subarea continues to serve the area’s retail and service needs, the Plan maintains the existing amount of commercial space, but anticipates commercial uses to be reconfigured as City Council/RSA Agenda 348 Tuesday, October 25, 2022
small-scale, pad developments at the street edge, but the overall form is auto-oriented. The City’s long-term vision for the Marketplace is to transform the area into a more
pedestrian-friendly, vibrant community-serving shopping center that not only meets the retail needs of residents and employees, but also serves as a central community gathering place and is well-integrated into the Core Station District. stand-alone retail or integrated into the ground floor of residential or office buildings. To accomplish this goal, parking garages will replace surface parking lots to provide space for new development. The vision for the area includes enhanced connections, public improvements, and open space oriented around an extension of the existing spine that connects to the Intermodal Station. The concept could also be extended to the Alameda Creek Trail along existing flood Control channels, building connections between the Marketplace Subarea and Intermodal Station to the west.
p. 309, SA-6.3 As a major intersection in the city and a gateway into the Greater Station District, the City shall encourage future development at the Alvarado-Niles Road/Decoto . . . .

As a major intersection in the city and a gateway into the Greater Station District, the City shall encourage future development at the Alvarado-Niles Road/Decoto . . . .
p. 309, Policies Marketplace policies SA-6.2
Land Use Mix
Incorporate new, more intensive housing and employment uses into the Marketplace while retaining and attracting newcommercial and retail uses.

SA-6.3
Retail Retention
There shall be no greater than 15% net loss of total commercial space in any future redevelopment in the Marketplace Subarea, with a focus on retaining retail anchors such as grocery stores and drugstores. p. 311 There is currently no “Civic Center” special area section Civic Center The Civic Center area is located in the Station District directly west of the Core and the Marketplace area, and includes important civic uses such as City Hall, the Union City Library, Logan High School, and Kennedy Park. The Civic Center’s existing mix of land uses is envisioned to largely remain in place while better multi-modal transportation connections and facilities improvements continue to be made over time.

GOAL SA-6
City Council/RSA Agenda 349 Tuesday, October 25, 2022
To cohesively integrate the Civic Center with the larger Station District, with new pedestrian and bicycle connections, and potential long-term improvements to existing public facilities and amenities.

Policy SA-7.1
Focus on Improved Connections
Encourage existing civic uses to become more cohesively integrated with the greater Station District, with new pedestrian and bicycle connections.

Policy SA-7.2
Public Facilities
Seek funding to enhance existing public open spaces and facilities. pp. 343-345, SA1.A through SA1.E10 separate references to “Greater Station District” in Implementation Actions SA-1 to SA-1.E.

Search and replace with “Station District” in all 10 instances. p. 344, text box The City adopted the DIPSA Specific Plan in 1994. The Plan hasserved as a guide for the coordinated development of the lands within the boundary shown on the map below. The
DIPSA boundary falls entirely within the Greater Station District.

The City adopted the DIPSA Specific Plan in 1994. The Plan has served as a guide for the coordinated development of the lands within the boundary shown on the map below. The DIPSA boundary falls entirely within the Greater Station District.
p. 365-377,
Implementation
Programs Tables
“Greater Station District” referenced in Programs M-5.A, M6.B, SA-1.A, SA-1.B, SA-1.D, and SA-1.E Replace with “Station District” in all 6 instances.

Global All page numbers, figure numbers, policy and goal numbers, Table of Content numbers, and other numerical references will be comprehensively updated during creation of the final General Plan layout document for publication, after
amendments are adopted.

Figure and Diagram Amendments
City Council/RSA Agenda 350 Tuesday, October 25, 2022
Location Existing Figure or Diagram Proposed Amendment
p. 40, Figure ED-1:

Business Parks in
Union City
Diagram of business parks in Union City Revise diagram to only show the blue-shaded business park color in the area of the SEE (Station East Employment) Zoning District area consistent with the SDSP. Remove the blue shade from the SEMU-R (Station East Mixed Use – Residential) Zoning District area.
p. 93, Figure LU-1 General Plan Land Use Diagram Complete the following map edits, consistent with SDSP Figure 3-3 “Land Use Designations”:
• Add Marketplace Mixed Use District to legend and to Marketplace area consistent with boundary identified in SDSP (City specify preferred color).
• Add Station East Mixed Use – Residential (SEMU-R) designation to legend and to map consistent with boundaries identified in SDSP (City specify preferred color).
• Add Station East Employment (SEE) designation to legend and to map consistent with boundaries identified in SDSP (City specify preferred color).
• Change the first 2 parcels at the northeast corner of intersection of Alvarado Niles Road and Future QLP from Commercial to Corridor Mixed use Commercial.
p. 285, Figure SA-1 Special Areas diagram Change “Greater Station District” to “Station District” in legend and map label.

Otherwise diagram is accurate – leave rest as is.
p. 286, Figure SA1.1Greater Station District Sub-Areas diagram Replace with the sub-areas diagram from SDSP (Figure 2-1: Subareas, p. 15)
p. 290, Figure SA2.1 “Core Station“Core Station District General Plan Land Use” Figure Update figure to include both the Restoration Site (the shape shown on GP p. 295) and the Pacific Terrace development as part of the Core, consistent with SDSP boundaries for the Core shown in SDSP Figures 2.1 City Council/RSA Agenda 351 Tuesday, October 25, 2022
District General
Plan Land Use”
and 2-2 (pp. 15 and 17) and other SDSP figures. In addition, add a hatched outline around the Restoration Site (shape shown on GP p. 295). p. 292, Figure SA2.2“Core Station District Detailed Land Use Diagram” Revise diagram as follows:

1. Add Restoration Site.

2. Add items 1-7 from Figure SA-2.3.
p. 294, Figure SA2.3“Core Station District Concept Plan” diagram Diagram to be cut. However, add Items 1-7 onto Figure SA-2.2. p. 295, Figure SA3.1“Restoration Site” diagram Replace diagram with a cropped zoom-in of Figure SA-2.1 (The Core SubArea) which shows the Restoration Site as a part of the Core but with a hatch around it. If that is an issue, it is OK to continue to use same figure. p. 297, Figure SA4.1Land Use diagram Update diagram to remove deleted “Station East Mixed Use” designation and add “Station East Mixed Use Residential” and “Station East Employment” designations.
p. 305, Figure SA5.1Gateway Site General Plan Land Use Replace with Gateway Figure 2.5 from Specific Plan,showing parcels north of ANR going to CMU.
p. 308 Diagram and text of Marketplace “Commercial” land use Change diagram to “Marketplace Mixed Use.” p. 311 Insert new diagram after Civic Center intro paragraph showing Civic Center Land Uses.

City Council/RSA Agenda 352 Tuesday, October 25, 2022
BART
I-880
UNION CITY BLVD.

ALVARADO-NILES RD.

ALVARADO BLVD.

MISSION BLVD.

DECOTO RD.

WHIPPLE RD.

DYER ST.

INTERMODAL STATION !
TRAIN
0 0.5 1 Miles ¯ Map Date: 2022-09-27

ALVARADO

BUSINESS PARK

LINCOLN-ALVARADO

BUSINESS PARK

CENTRAL BAY

BUSINESS PARK

STATION
EAST
Updated Figure ED-1: Business Parks in Union City
Attachment 3: Exhibit A
City Council/RSA Agenda 353

FUTURE QUARRY LAKES PARKWAY

QUARRY LAKES

DECOTO ROAD

ALVARADO BL

ALVARADONILES RD

UNION CITY BOULEVARD

MISSION BOULEVARD

ALVARADO NILES RD

DYER ST

WHIPPLE RD
DECOTO
ROAD

ALVARADO BL

ALVARADONILES RD

UNION CITY BOULEVARD

MISSION BOULEVARD

ALVARADO NILES RD

DYER ST

WHIPPLE RD
¯ Map Date: 2022-09-27 0 1 2 Miles
Commercial
Residential (3 - 6 du/ac)
Residential (6 - 10 du/ac)
Residential (10 - 17 du/ac)
Residential (17 - 30 du/ac)
Village Mixed Use Commercial
Corridor Mixed Use Commercial
Station Mixed Use Commercial
Station East Mixed Use Residential
Station East Employment
Marketplace Mixed Use
Regional Retail Commercial
Visitor and Thoroughfare
Commercial
Office Commercial
Special Industrial
Mixed Use Employment
Light Industrial
General Industrial
Private Institutional
Civic Facility
Open Space
Agriculture
Future Park (location TBD)
Updated Figure LU-1: General Plan Land Use Diagram
City Council/RSA Agenda 354 Tuesday, October 25, 2022
0 0.25 0.5 Miles ¯ Map Date: 2022-09-27
Special Areas
Calaveras Landing
Decoto Neighborhood
Four Corners
Station District
Historic Alvarado District
Horner/Veasy
Mission Boulevard
City Limits
Union City Boulevard Rail
Union Landing
BART Rail

UNION CITY

BOULEVARD

HORNER/
VEASY

CALAVERAS

LANDING
UNION

LANDING

HISTORIC

ALVARADO

DISTRICT
FOUR

CORNERS
DECOTO

NEIGHBORHOOD

MISSION

BOULEVARD

STATION

DISTRICT
I-880

ALVARADO-NILES ROAD

UNION CITY BOULEVARD

ALVARADO BOULEVARD

MISSION BOULEVARD

DECOTO ROAD

FUTURE QUARRY

LAKES PARKWAY
Updated Figure SA-1 Special Areas
City Council/RSA Agenda 355 Tuesday, October 25, 2022

DECOTO ROAD
11TH STREET
UNION
S
Q
UARE

ALVARADO-NILES ROAD
!
Future Passenger Rail
0 200 400 Feet ¯ Map Date: 2022-09-27
BART Rail
Rail
Station Mixed Use
Commerical
Civic Facility
Updated Figure SA-2.1: Core Station District General Plan Land Use City Council/RSA Agenda 356 Tuesday, October 25, 2022

E L E VE N T H STRE E T

UNI O N S Q U AR E

D E CO T O R O A D

FORMER SPRR TRACKS

EXISTING

RESIDENTIAL

EXISTING

RESIDENTIAL

EXISTING

RESIDENTIAL

COMMERCIAL

BART TRACKS

UPRR TRACKS

C H E E V E S W A Y

EXISTING

RESIDENTIAL

EXISTING

RESIDENTIAL

EXISTING
RESIDENTIAL 6
4 2
3 1
5 5
7 TRANSIT FACILITIES

MULTIFAMILY RESIDENTIAL

COMMERCIAL / OFFICE / RETAIL

GROUND LEVEL COMMERCIAL
(LIVE/WORK)

OPEN SPACE / PUBLIC USE

LAND USE KEY

PUBLIC / TRANSIT PARKING

OFFICE/ RESIDENTIAL/ COMMERCIAL
BART Station and Pedestrian Passage
Passenger Rail Station and Pedestrian Passage
East Plaza
Transit Parking
Pedestrian Promenade
Pedestrian Underpass/Overpass
Intermodal Transit Bus Drop-o

PROGRAM KEY
2 1
3 4
5 6
7 Updated Figure SA-2.2 Core Station District Detailed Land Use Diagram City Council/RSA Agenda 357 Tuesday, October 25, 2022

DECOTO ROAD
7TH STREET

ZWISSIG WAY
11TH STREET

MISSION BOULEVARD
¯ Map Date: 2022-09-27
BART Rail
Rail
!
Civic Facility
Station East Employment
Station East Mixed Use
Residential
0 250 500 Feet
CITY CORP.

YARD
Future Passenger Rail

FUTURE QUARRY LAKES PARKWAY
Updated Figure SA-4.1: Station East General Plan Land Use City Council/RSA Agenda 358 Tuesday, October 25, 2022

LAKES DR

FUTURE QUARRY LAKES PARKWAY

ALVARADO-NILES RD
QUARRY

QUARRY LAKES DR
0 250 500
Feet
Residential (3-6 du/ac)
Residential (10-17 du/ac)
Residential (17-30 du/ac)
Corridor Mixed Use Commercial
Commercial
Civic Facility
Open Space
Land Use
Union City BART Station
BART
Union City Station District
Union City Limit
Allowed Land Use (General Plan)
Residential (3 - 6 du/ac)
Residential (17 - 30 du/ac)
Station Mixed Use Commercial
Station East Mixed Use
Commercial
Private Institutional
Civic Facility
Existing Streets
Potential Streets
Potential Non-Motorized Connections
Potential Open Space
Central Spine
Commercial
Existing Streets
Arroyo Park
Updated Figure SA-5.1
Gateway General Plan
Land Use
City Council/RSA Agenda 359 Tuesday, October 25, 2022
0 250 500 Feet
¯ Map Date: 2022-09-27

ALVARADO-NILES ROAD

DECOTO ROAD
BART Rail
Rail
Marketplace
Mixed Use
Future Passenger Rail
Updated Figure SA-6.1: The Marketplace General Plan Land Use City Council/RSA Agenda 360 Tuesday, October 25, 2022

ALVARADO-NILES ROAD
DECOTO
ROAD Future Passenger Rail
0 250 500 Feet
¯ Map Date: 2022-10-19
BART Rail
Rail
Private Institutional
Residential 17-30 du/ac
Civic Facility
City Council/RSA Agenda 361 Tuesday, October 25, 2022
ATTACHMENT 4
ORDINANCE NO. XXX-22

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UNION CITY APPROVING ZONING TEXT AMENDMENT (AT-22-005) TO UPDATE TITLE 18,

ZONING, FOR CONSISTENCY WITH THE STATION DISTRICT SPECIFIC PLAN INCLUDING CREATION OF CHAPTER 18.26 AND 18.41, DELETION OF CHAPTER

18.40, ARTICLE V, RDC DISTRICT REGULATIONS, AND RELATED MISCELLANEOUS UPDATES TO CHAPTERS 18.12, 18.30, 18.37, 18.38, 18.40, 18.50,

18.76, 18.92, 18.102, 18.114
WHEREAS, the California Constitution, Article XI, Section 7, provides cities and counties with the authority to enact ordinances to protect the health, safety, welfare, and morals of their citizens; and
WHEREAS, the City’s Zoning Ordinance (Title 18) currently regulates the uses allowed within the City.

PLANNING COMMISSION REVIEW
WHEREAS, the Planning Commission held a duly noticed public hearing on the proposed amendments on October 6, 2022, at which time all interested parties had the opportunity to be heard. The Planning Commission considered a staff report dated October 6, 2020 and all written and oral testimony, and adopted Resolution No. 16-22 recommending approval of the amendments. The staff report and resolution are incorporated herein by reference; and

CITY COUNCIL REVIEW
WHEREAS, the City Council held a duly noticed public hearing on the proposed amendments on October 25, 2022, at which time all interested parties had the opportunity to be heard. The City Council considered a staff report dated October 25, 2022 (including background reports) and incorporated herein by reference, the Planning Commission recommendation, and all written and oral testimony before taking action on the amendments; and WHEREAS, the amendment to the Municipal Code includes the following components, as shown in Exhibit A, which is attached hereto and incorporated herein by reference:
 Addition of Chapter 18.26, Mixed Use Marketplace Zoning District  Addition of Chapter 18.41, Station East Employment Zoning District  Deletion of Chapter 18.40, Article V, Research and Development Campus (RDC) Zoning District
 Miscellaneous updates to Chapters 18.12,18.30, 18.37, 18.38, 18.40, 18.50, 18.76,

18.92, 18.102, 18.114 to:
o Remove references to the DIPSA Specific Plan in Chapters 18.38, 18.50,

18.92, 18.102
o Add references to Mixed Use Marketplace, Station East Employment, Station East Mixed Use Residential Corridor Mixed Use, and Village Mixed City Council/RSA Agenda 362 Tuesday, October 25, 2022
Ordinance No. XXX-22

Page 2 ends

Use zoning districts and remove references to Research and Development Campus and Specialty Commercial zoning districts in Chapters 18.12,

18.30, 18.76, and 18.114
o Update standards in Chapters 18.37 and 18.38 for consistency with the Station District Specific Plan and Chapters 18.26 and 18.41; WHEREAS, a red-lined version of the amendment is shown in Exhibit B, which is attached hereto and incorporated herein by reference.

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

SECTION 1. Recitals. The above recitals are true and correct and made a part of this Ordinance.

SECTION 2. CEQA. The City Council adopted Resolution XXXX-22, dated October 25, 2022 and incorporated herein by reference, certifying the EIR (SCH# 2021010303) and adopting required CEQA findings regarding mitigations and alternatives, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Station District Specific Plan, and all environmental impacts of the proposed amendments were addressed within the EIR.

SECTION 3. Findings. The City Council makes the following findings in support of approving this Ordinance, based on the whole of the record before it.

1. The proposed Municipal Code Amendments are consistent with the General Plan,

2. The proposed Municipal Code Amendments are necessary and desirable to achieve the purposes of Title 18.

SECTION 4. Approval. The City Council hereby approves the amendments to the Municipal Code, more particularly, amending Chapters as described above and as shown in attached Exhibit A, which is incorporated herein by reference and available for review in the City Clerk’s office during normal business hours.

SECTION 5. Severability. If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the Ordinance, including the application of such part or provision to other persons or circumstances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.

SECTION 6. Publication and effective date. Within fifteen (15) days from and after adoption, this Ordinance shall be published once in the Tri-City Voice, a newspaper of general circulation printed and published in Alameda County and circulated in the City of Union City, in accordance City Council/RSA Agenda 363 Tuesday, October 25, 2022
Ordinance No. XXX-22

Page 3 ends

with California Government Code Section 36933. This Ordinance shall take effect and be enforced thirty (30) days after its adoption.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 25th day of October 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 364 Tuesday, October 25, 2022
Exhibit A
CHAPTER 17.30 REGULATIONS FOR DEDICATION OF LAND, PAYMENT OF

FEES, OR BOTH, FOR PARK AND RECREATION LAND IN SUBDIVISIONS

17.30.045 Park land dedication formula for residential development within the Station District .

In determining the amount of park land required for subdivisions subject to the Station District Specific Plan, the following standards shall apply in lieu of the Park Land Dedication Formula Table in Section 17.30.040.

Types of Dwellings Average Density/DU Density Range
Average
Dedication per DU
Single-family 3.69 3.0–10.0 0.01107
Townhouse 3.37 up to 15.0 0.01011
Multifamily 2.50 15.1 and over 0.0075*
Single-family shall include single-family detached, semi-detached and zero lot line units.

Townhouses shall include attached dwelling units of more than two units with a density up to fifteen units per acre. Multifamily shall include attached dwelling units of more than two units with a density of fifteen and one-tenth units per acre or greater CHAPTER 18.12. DISTRICTS ESTABLISHED.

The following zoning districts are established:

RS 10,000 Single-Family Residential District
RS 8,000 Single-Family Residential District
RS 7,000 Single-Family Residential District
RS 6000 Single-Family Residential District
RS 4500 Single-Family Residential District
R 5000 Decoto Residential District
RM 3500 Multifamily Residential District
RM 2500 Multifamily Residential District
RM 1500 Multifamily Residential District
CSMU Station Mixed Use Commercial District
CMU Corridor Mixed Use
MMU Marketplace Mixed Use
SEMU-R Station East Mixed Use Residential
VMU Village Mixed Use
CPA Professional and Administrative Commercial District City Council/RSA Agenda 365 Tuesday, October 25, 2022
Station District Zoning Update - AT-22-005
Exhibit A – October 6, 2022

Page 2 of 54 ends

CN Neighborhood Commercial District
CC Community Commercial District
CVR Visitor and Recreation Commercial District
CUL Union Landing Commercial District
SEE Station East Employment
MG General Industrial District
ML Light Industrial District
MS Special Industrial District
CF Civic Facility District
PI Private Institutional District
A Agricultural District
OS Open Space District
-H Hillside Combining District
FC Floodplain Combining District
LHP Landmark and Historic Preservation Overlay Zone
PUD Planned Unit Development
CCDCD Civic Center Design Control District
R511 Single-Family Residential District, 511 Specific Area Plan CHAPTER 18.26 MARKETPLACE MIXED USE (MMU) DISTRICT

18.26.010 Purpose.

The purpose of the marketplace mixed use (MMU) district is to establish a vibrant, walkable citywide commercial destination with community-serving and specialty retail, dining, and entertainment uses with a complementary mix of residential, office, and other uses.

18.26.020 Permitted uses.

The following uses shall be permitted:

A. Accessory dwelling units consistent with Chapter 18.34.

B. Civic facilities.

C. Commercial uses, located in a stand-alone/in-line building, or incorporated into the ground floor of a residential or office mixed use development, including:

1. Art studios;

2. Body art;

3. Banks/savings and loans, excluding check cashing businesses; City Council/RSA Agenda 366 Tuesday, October 25, 2022
Station District Zoning Update - AT-22-005
Exhibit A – October 6, 2022

Page 3 of 54 ends

4. Business services;

5. Civic facilities;

6. Educational and instruction uses (business, beauty, computer, dance, martial arts, etc.) with an occupant load of less than fifty (50) through the Uniform Building Code;

7. Entertainment and recreation uses (excluding video arcades, pool rooms/halls and dance halls) with an occupant load of less than fifty (50) through the Uniform Building Code;

8. Fitness uses with an occupant load of less than fifty (50) under the Uniform Building Code;

9. Florists;

10. Food service, such as full-service/sit-down restaurants, quick service restaurants, and retail and carry out food stores;

11. Food stores excluding convenience markets;

12. General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

13. Health services (medical, dental, physical therapy and pharmacies);

14. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

15. Miscellaneous small repair services (watches, clocks, jewelry, small countertop appliances);

16. Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, shoe repair, travel agency, tailor, photography studio, and similar uses excluding massage;

17. Pet grooming (no overnight boarding of animals);

18. Office uses; and

19. Outdoor dining areas subject to the provisions listed in Section 18.39.055.

D. Home occupations subject to the conditions listed in Section 18.32.020 (G).

E. Office mixed use developments with ground floor commercial uses identified in Section

18.26.020 (C).

F. Office uses.

G. Residential mixed use developments with ground floor commercial uses identified in Section 18.26.020 (C).

H. Residential uses with activated ground floor commercial uses including, but not limited to, residential amenity space, leasing office, lobby, business center, and live/work units subject to the provisions of Section 18.38.032 along primary frontages.

I. Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination, the Director shall make the findings required by Section 18.52.060, Addition of uses.

City Council/RSA Agenda 367 Tuesday, October 25, 2022
Station District Zoning Update - AT-22-005
Exhibit A – October 6, 2022

Page 4 of 54 ends

18.26.030 Conditional uses.

A. Approval by the Zoning Administrator (Refer to chapter 18.54 for a detailed description of the administrative use permit process). Commercial indoor uses may be located in a stand-alone /in-line commercial building or incorporated into the ground floor of a residential or office mixed use development.

1. Child day care facilities.

2. Educational and instructional uses (business, beauty, computer, dance, martial arts) with an occupant load of 50 of more through the Uniform Building Code.

3. Live music (amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(B).

4. Outdoor activities located in private and public plazas.

5. Outdoor displays in conjunction with an existing adjacent business.

6. Veterinarian offices and small animal hospitals including short-term overnight boarding of animals for medical purposes, provided that all operations are conducted within a completely enclosed building; there is sufficient air conditioning and soundproofing to effectively confine odors and noise so as not to interfere with the public health, safety, and welfare; and there is no walking of animals outside of the property.

7. Any other use determined by the Zoning Administrator to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

B. Approval by Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process).

1. The following uses may be located in a stand-alone /in-line commercial building or incorporated into the ground floor of a residential or office mixed use development:
a. Bars, comedy clubs, nightclubs, and lounges;
b. Check cashing;
c. Commercial recreation facilities;
d. Convenience markets;
e. Entertainment and recreation uses with an occupant load of 50 or more through the Uniform Building Code;
f. Liquor stores;
g. Massage.

2. Discount clubs.

City Council/RSA Agenda 368 Tuesday, October 25, 2022
Station District Zoning Update - AT-22-005
Exhibit A – October 6, 2022

Page 5 of 54 ends

3. Drive-in/drive-through uses.

4. Exterior sidewalk ATMs (automated teller machines), when there is adequate security and lighting and adequate queuing area that does not impede pedestrian or vehicular traffic flow (drive-thru ATMs are not permitted)

5. Farmers markets, when coordinated in conjunction with the City or the Chamber of Commerce.

6. Hotels.

7. Service stations and gas station marketeers subject to the provisions of the Gas Station Marketeer Policy Statement with all operations, except for the sale of gasoline and the washing of automobiles, conducted in a building enclosed on at least 3 sides, pump islands located no closer than 20 feet to any property line, and alcoholic beverages not sold on-site.

8. Superstores subject to the criteria outlined in the Policy Statement for Use Permit Review of Superstores.

9. All other uses determined by the Planning Commission to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

18.26.035 Tobacco products.

The sale, donation, or distribution of tobacco products, regardless of floor area, shall be prohibited within one thousand (1,000) feet of “sensitive uses.” Distance shall be measured from the closest exterior wall of the structure or portion of the structure in which tobacco is sold, donated, or distributed to the property line of the “sensitive use.”

18.26.040 Accessory uses.

A. Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

B. Accessory structures and uses customarily incidental to any of the above conditional uses when located on the same lot are permitted only upon the granting or modification of a conditional use permit pursuant to the provisions of Chapter 18.56.

C. No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

18.26.050 Performance standards.

City Council/RSA Agenda 369 Tuesday, October 25, 2022
Station District Zoning Update - AT-22-005
Exhibit A – October 6, 2022

Page 6 of 54 ends

A. Commercial uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6. Within residential developments, the decision maker may approve, at its discretion, partial or complete substitution of live/work units and residential amenity space for the required ground floor active uses if the project can demonstrate a community benefit. Live/work units shall comply with Section 18.38.032.

B. There shall be no greater than 15% net loss of total commercial space in any future redevelopment of a site within the district, with a focus on retaining retail anchors such as grocery stores and drugstores. Affordable housing projects, which provide 100 percent of the units as affordable for low, very low, and extremely low income categories, are exempt from this requirement.

C. All business, services, and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas and solid waste/recycling enclosures. Outdoor storage is prohibited. Incidental equipment that is necessary to conduct the operation of the business and that is required to be installed outdoors may be allowed subject to approval by the Director or decision maker.

D. All development shall comply with Chapter 7.04 related to management of solid waste, organic waste, and recyclable materials. Solid waste, organic waste and recycling enclosures shall comply with Section 7.04.055 and shall be enclosed within the building or screened by a solid wall so as to not be visible from public streets.

E. Site shall be maintained in good order at all times and consistent with project conditions of approval (if applicable). This shall include, but is not limited to, maintenance and repair of all on-site structures including building façade materials or paint, fencing/walls, signage, paved areas including sidewalks and driveways, and landscaping, as may be necessary to preserve a high quality aesthetic for the area.

F. Only one (1) driveway per parcel shall be permitted for each street frontage except that additional driveways may be permitted if determined by the Public Works Department that additional driveways are necessary to facilitate on-site traffic circulation.

G. Any residential building that includes more than two hundred fifty (250) units shall provide a shared co-working space area measuring a minimum of three hundred (300) square feet.

18.26.060 Walls, fences, and hedges
Walls, fences, or hedges over three (3) feet in height are subject to review and approval through the site development review or administrative site development review process. No walls, fences, or hedges shall exceed six (6) feet unless a greater height is required for noise attenuation or screening of waste/recycling enclosures, mechanical equipment, loading facilities. Where a site adjoins a residential (R) district, a solid masonry wall six (6) feet in height shall be located on the shared property line.

18.26.070 Minimum site Area
City Council/RSA Agenda 370 Tuesday, October 25, 2022
Station District Zoning Update - AT-22-005
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A minimum site area of not less than twenty thousand (20,000) square feet shall be required.

18.26.080 Site area per dwelling unit.

The minimum site area per dwelling unit shall be four hundred thirty-five (435) square feet.

18.26.090 Floor area Ratio.

The maximum floor area ratio (FAR) shall be 3.0.

18.26.100 Residential Density.

A minimum of thirty (30) units per acre and a maximum of one hundred (100) units per acre is permitted.

18.26.110 Frontage, width and depth of site.

Newly created lots shall have a minimum street frontage width of 100 feet and a minimum lot depth of 200 feet. Exceptions may be granted by the decision maker through the Site development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

18.26.120 Lot Coverage.

The amount of the site area covered by structures shall not be restricted provided the development meets all applicable standards.

18.26.130 Required Setbacks
A. Front, side, and rear yard setbacks shall be a minimum of six (6) feet.

B. Setbacks from property lines located adjacent to private alley ways that provide access to private garages shall be a minimum of three (3) feet.

C. Buildings with frontage on Decoto Road or Alvarado-Niles Road shall a minimum setback of twenty (20) feet from these frontages. The setback can be reduced to a minimum of ten (10) feet for up to ten percent (10%) of the building frontage to accommodate variations in building design subject to site development review.

18.26.140 Height of Structures
The maximum height of buildings shall be one hundred (100) feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed twenty (20) feet in height.

18.26.150 Design Criteria
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A. Architectural standards. Buildings shall be designed with a contemporary or “Modern” vocabulary, using varied geometric volumes and a variety of high-quality materials (e.g. metal and glass). The following shall apply to any new buildings, additions to buildings which increase existing square footage by 50 percent or more, or modifications to existing buildings which modify the exterior of the building:

1. All street-facing façades must include at least one horizontal or vertical projection or recess at least four feet in depth, or two projections or recesses at least two and onehalf (2 ½) feet in depth, for every fifty (50) horizontal feet of wall. The articulated elements must be greater than one story in height and may be grouped rather than evenly spaced in fifty (50) foot modules.

2. Lower and upper stories shall be separated by horizontal detailing such as an awning, overhang, cornice line, or belt course. Separation may occur either above the ground floor or second floor.

3. All street-facing façades must include vertical projections or recesses such as pilasters, porches, decks, bay windows, entry recesses, and other details that provide architectural articulation and design interest.

4. Window designs shall differentiate the various components of the building (e.g., ground floor retail spaces, stair towers, corners, or residential units).

5. Façade elements must establish building scale and pattern, using architectural techniques such as clustering or aligning windows and doors to form a regular pattern. Horizontal building elements should be roughly aligned (within three (3) feet of height) with others in the same block.

6. The design of townhomes shall be articulated such that individual units are differentiated from each other. Each unit shall maintain separate, identifiable roof forms, massing, fenestration, and street-facing doorways.

7. Ground floor residential units shall provide finish floor elevations of between eighteen (18) to forty-two (42) inches above the adjoining sidewalk.

8. Buildings shall not include blank walls which exceed twenty (20) feet.

B. Exterior materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

1. Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel are acceptable

2. Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized)

3. Other Metal

4. Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted

5. Brick, natural clay colors;

6. Stone

7. Pre-cast concrete, glass-fiber reinforced concrete

8. High-quality, cast-in-place concrete

9. Ceramic tile

10. Cement plaster
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11. Wood.

C. Equipment screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

1. In instances where mechanical equipment cannot be located within the building due to building code or utility provider requirements, it shall be adequately screened from off-site view and located at the rear of the site in an enclosure with walls matching the material and color of the building. The enclosure shall include gates or heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines;

2. In instances where utility equipment cannot be located within the building or undergrounded due to building code or utility provider requirements, it shall be screened by locating at the rear of the site in an enclosure with walls matching the material and color of the building. The enclosure shall include gates or heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines.

Alternate locations may be considered to meet utility provider requirements; and

3. In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture.

D. Bicycle and pedestrian facilities. Projects that include development of a vacant site or substantial modification of a developed site shall accommodate bicycle and pedestrian facilities / access including:

1. Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

2. Pedestrian pathways between buildings and parcels;

3. Public pedestrian and bicycle connections to the Station District’s existing and proposed bicycle and pedestrian network;

4. Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

5. Orientation of outdoor public spaces towards activated ground-floor building frontages; and

6. Inclusion of bicycle paths and bicycle parking facilities consistent with the Bicycle and Pedestrian Master Plan and designed and installed in conformance with the design criteria outlined in Section 18.28.080.

E. Ground floor commercial uses. The design of ground floor commercial uses shall comply with the following:

1. Minimum depth of commercial space is thirty-five (35) feet and minimum height is twenty (20) feet floor to floor; and

2. A minimum of 25 percent of the ground floor commercial area shall be designed to accommodate a restaurant use; and

3. Between two and one-half (2 ½) feet and seven (7) feet above grade, ground floor transparency (i.e., amount of glazing) shall be forty percent (40%) for grocery stores and fifty percent (50%) for all other commercial uses; and

4. Ground floor façades shall be designed to give identity to each retail and service establishment, through recesses, enhanced materials, signage and architectural features that are integral components of the building; and City Council/RSA Agenda 373 Tuesday, October 25, 2022
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6. The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:
a. Sliding or removable windows/doors;
b. Low planters with wide seat walls;
c. Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;
d. Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and e. Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

18.26.160 Landscaping.

A. New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement.

Approved landscaping shall be maintained for the life of the project including replacement of dead, dying or deficient landscaping.

B. Projects that include development of a vacant site or substantial modification of a developed site, shall provide landscaped areas that measure a minimum ten percent (10%) of the project site area. Projects that cannot provide the minimum amount of required landscaping may pay a landscape in-lieu fee in the amount set forth in the City’s Master Fee Schedule subject to approval through the site development review process.

18.26.170 Residential open space.

All residential development and mixed use development shall provide residential open space features, such as courtyards, pool and spa areas, recreation facilities, and picnic and play areas for use by the tenants/owners.

18.26.180 Signs, marquees, awnings.

Signage shall be consistent with Chapter 18.30 and any approved sign plan or planned sign program. Signage shall be designed as an integral element of a building’s architecture and shall be compatible, including color and scale, with the building. A sign plan or planned sign program, consistent with Section 18.30.100, shall be required for any development. Blade signs may project over the sidewalk to indicate and demarcate commercial uses and increase pedestrian interest, subject to approval of an encroachment permit by the Public Works Department.

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18.26.190 Off -street parking.

A. Off-street automobile parking shall be provided consistent with the following standards.

Vehicular Parking
Requirements
Minimum Off-Street Parking
Requirements
Maximum Off-Street
Parking Allowed
Residential
Studio 0.75 space / dwelling unit 1.25 spaces / dwelling unit 1 Bedroom 1.0 space / dwelling unit 2.0 spaces / dwelling unit 2 Bedroom 1.25 spaces / dwelling unit 2.0 spaces / dwelling unit 3+ Bedroom 1.5 spaces / dwelling unit 2.5 spaces / dwelling unit Affordable Housing

0.5 space / bedroom 2.0 spaces / dwelling unit
Nonresidential
Retail 1.0 space / 300 square feet 1.0 space / 200 square feet Office 1.0 space / 300 square feet 1.0 space / 250 square feet Other Uses See Section 18.36.050 See Section 18.36.050
Notes:
1 Tandem parking spaces can be substituted for regular parking spaces up to 10% of the required parking demand.

2. Consistent with Government Code section 65863.2, automobile parking requirements may be waived for a residential, commercial, or other development project if the project is located within one-half mile of public transit, which includes a rail or bus rapid transit station, the intersection of two or more bus routes with service intervals of 15 minutes or less during morning and afternoon commute periods, and any major transit stops included in the applicable regional transportation plan.

B. A minimum of one (1) motorcycle parking stall that is enclosed and weather-protected shall be provided for every twenty-five (25) units.

C. Joint use of parking spaces may be allowed subject to the limitations and conditions included in Section 18.36.160.

D. Parking Structures.

1. Parking structure facades shall be designed as compatible visual extensions of the primary buildings.

2. Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

3. Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure facade.

18.26.200 Bicycle Parking.

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A. Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Bicycle Parking
Requirements
Short-Term Bicycle
Parking Requirements
Long-Term Bicycle
Parking Requirements
Residential with private
garage for each unit

1.0 space / 20 dwelling units.

Minimum of 2 spaces.

None
All other residential 1.0 space / 20 dwelling units.

Minimum of 2 spaces.

1.0 space / 4 dwelling units.

Minimum of 2 spaces.

Retail 1.0 space / 3,000 square feet 1.0 space / 10,000 square feet Office, R&D, and Other
Nonresidential uses

1.0 spaces / 8,000 square feet
Minimum of 2 spaces

1.0 space / 4,000 square feet
B. Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

C. Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision makers.

18.26.210 Loading
A. Adequate loading docks and/or berths shall be provided on-site to serve the use. Such facilities shall be located on the rear or side of the building, be screened from the public rightof-way, and are subject to review and approval through the site development review or administrative site development review process.

B. Adequate loading zones shall be provided along the street frontage(s). 18.26.220 Laundry facilities.

Laundry facilities shall be provided to serve all residential dwelling units. Such facilities shall include washer and dryer appliances connected to utilities. In developments with common laundry facilities, the facilities must be in easily accessible locations and provide an adequate number of washers and dryers to serve the total number of units.

CHAPTER 18.30 SIGN REGULATIONS

18.30.080 District regulations.

The placement and display of any signs in any district is subject to the limitations and conditions set forth in this section.

A. Commercial District Regulations. Signs permitted in commercial zoning districts must comply with the limitations and conditions set forth as follows:

1. Applicability. These regulations apply to all commercial (C) zoning districts, as defined in Chapter 18.12, including the following:

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CSMU—Station Mixed Use Commercial
CPA—Professional and Administrative Commercial
CN—Neighborhood Commercial
CC—Community Commercial
CVR—Visitor and Recreation Commercial
CUL—Union Landing Commercial
CMU-Corridor Mixed Use
MMU-Marketplace Mixed Use
SEMU-R-Station East Mixed Use Residential
VMU-Village Mixed Use
SEE- Station East Employment

2. Permitted Sign Area.
a. Building Signs. Maximum permitted sign area is subject to review and approval by the Director and shall not exceed the following:

Sign Setback from Public Right-of-Way
Permitted Sign Area per Lineal Foot of Building
or Tenant Footage
0—50 feet 1.00
51—130 feet 1.25
131—250 feet 1.45
251+ feet 1.80
b. Freestanding Signs. Freestanding signs may be permitted a maximum sign area of sixty-four (64) square feet and a maximum sign height of six (6) feet. Each freestanding sign may provide sign area for a maximum of two (2) businesses/building tenants; any freestanding sign providing sign area for more than two (2) businesses/building tenants is considered a multiple tenant freestanding sign and is prohibited unless a use permit is granted for a planned sign program per Section 18.30.100(E). Freestanding signs may integrate on site real estate information including contact name, number and/or available square footage into sign copy, subject to Economic and Community Development Department review and approval.

Freestanding signs are required to provide a contrasting background that is visible from the City Council/RSA Agenda 377 Tuesday, October 25, 2022
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street. Freestanding signs shall provide the street address(es) of the building(s) and/or site at which they are located.

3. Number Permitted.
a. Building Signs. A maximum of one (1) sign per street frontage per tenant may be permitted. Tenant spaces with more than one (1) primary public entrance may be permitted a second building sign to identify that entrance if the second entrance is either more than two hundred
(200) feet from the primary entrance or if it is located on a different building elevation than the primary entrance.
b. Freestanding Signs. One (1) freestanding sign may be permitted per street frontage per parcel. However, if street frontage length exceeds four hundred (400) feet, then two (2) freestanding signs may be permitted on that frontage.

4. Accessory Signs. A maximum additional sign area not to exceed twenty percent (20%) of the total permitted building sign area may be permitted for accessory signs.

5. Outdoor Uses. For establishments with operations conducted primarily outdoors, a maximum total sign area equal to 0.5 square feet per lineal foot of street frontage may be allowed, provided that the total sign area on the premises does not exceed one hundred twenty (120) square feet.

B. Industrial District Regulations. Signs permitted in industrial zoning districts must comply with the limitations and conditions set forth as follows:

1. Applicability. These regulations apply to all industrial zoning districts, as defined in Chapter 18.12, including the following:

MS—Special Industrial
ML—Light Industrial
MG—General Industrial

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b. Freestanding Signs. In the industrial zoning districts, a maximum sign area of sixty-four (64) square feet will be permitted for each freestanding sign. No freestanding sign shall exceed a maximum sign height of six (6) feet; each freestanding sign may provide sign area for a maximum of two (2) businesses/building tenants; any freestanding sign providing sign area for more than two (2) businesses/building tenants is considered a multiple tenant freestanding sign and is prohibited unless a use permit is granted for a planned sign program per Section 18.30.100(E). Freestanding signs may integrate on site real estate information including contact name, number and/or available square footage into sign copy, subject to Economic and Community Development Department review and approval. Freestanding signs are required to provide a contrasting background that is visible from the street. Freestanding signs shall provide the street address(es) of the building(s) and/or site at which they are located.

3. Number Permitted.
a. Building Signs. A maximum of one (1) building sign per street frontage per tenant may be permitted. Tenant spaces with more than one (1) primary entrance may be permitted a second building sign to identify that entrance if the second entrance is either more than two hundred (200) feet from the primary entrance or if it is located on a different building elevation than the primary entrance. No off-site signage shall be permitted. b. Freestanding Signs. One (1) freestanding sign may be permitted per street frontage per parcel. However, if street frontage length exceeds four hundred (400) feet, then two (2) freestanding signs may be permitted on that frontage. No off-site signage shall be permitted.

4. Accessory Signs. A maximum additional sign area not to exceed twenty percent (20%) of the total permitted building sign area may be permitted for accessory signs.

5. Outdoor Uses. For establishments with operations conducted primarily outdoors, a maximum total sign area equal to 0.5 feet per lineal foot of street frontage may be allowed provided that the total sign area on the premises does not exceed one hundred twenty (120) square feet.

C. Residential District Regulations. Signs permitted in residential zoning districts must comply with the limitations and conditions set forth as follows:

1. Applicability. These regulations apply to all residential (R) zoning districts as defined in Chapter 18.12, including the following:

R and RS—Single-family residential
RM—Multifamily residential
511—Specific Plan Area residential

2. Display Limitations. Limitations and conditions for residential signs are as follows:

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a. Residential Project Identification Signs. Residential projects may be permitted a maximum sign area of thirty (30) square feet per street frontage. Such signs may be wallmounted or freestanding. In no case shall freestanding signs exceed six (6) feet in height. Signs may be indirectly illuminated or naturally illuminated. Only the name and address of the project may be included in the sign copy.
b. Nonresidential Uses. All nonresidential uses in residential districts, including conditionally permitted uses, shall be subject to the sign regulations of the zoning district deemed most similar in nature to the proposed use. Such determination shall be made by the Director upon review of a sign plan in accordance with the procedures of Section 18.30.100. c. Home Occupation Signs. Home occupation signs advertising an approved home occupation conducted on the premises shall be exempt from the review procedures of Section 18.30.100, provided that such signs shall be naturally illuminated, shall not exceed one and one-half (1½) square feet in area, and shall be located flat against the wall or window of the dwelling.

D. Other Zoning District Regulations.

1. Applicability. Signs permitted in all other zoning districts not specifically listed in subsections A, B and C of this section shall be subject to the sign regulations of the zoning district deemed most similar in nature to the proposed use. Such determination shall be made by the Director upon review of a sign plan in accordance with the procedures of Section 18.30.100.

CHAPTER 18.37 STATION EAST MIXED USE RESIDENTIAL (SEMU-R) DISTRICT

18.37.020 Permitted uses.

The following uses shall be permitted:

A. Accessory dwelling units consistent with Chapter 18.34 B. Civic facilities.

C. Commercial uses, located in a stand-alone building or incorporated into the ground floor as part of a residential mixed use development including:

1. Art studios;

2. Banks/savings and loans (excluding check cashing services);

3. Business services;
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4. Civic facilities;

5. Fitness studios with an occupant load of less than fifty (50) under the Uniform Building Code;

6. Florists;

6. Food service, such as full-service sit-down restaurants, quick service, and retail and carry out food stores;

7. Food stores, up to twenty-five thousand (25,000) square feet, excluding convenience markets;

8. General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

9. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

10. Office uses;

11. Outdoor dining areas subject to the provisions listed in Section 18.39.055;

12. Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, shoe repair, travel agency, tailor, photography studio, and similar uses; and

13. Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

D. Residential uses with activated ground floor commercial uses including, but not limited to, residential amenity space, leasing office, lobby, business center, and live/work units subject to the provisions of Section 18.38.032 along primary frontages E. Home occupations subject to the conditions listed in Section 18.32.020 (G).

18.37.030 Conditional uses.

A. Approval by the Zoning Administrator (Refer to chapter 18.54 for a detailed description of the administrative use permit process).

1. Outdoor activities located in private and public plazas

2. Outdoor displays in conjunction with an existing adjacent business;; City Council/RSA Agenda 381 Tuesday, October 25, 2022
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3. Exterior sidewalk ATMs (automated teller machines), when there is adequate security and lighting and adequate queuing area that does not impede pedestrian or vehicular traffic flow (drive-thru ATMs are not permitted)

4. All other uses determined by the Zoning Administrator to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

B. Approval by Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process).

1. Massage uses.

2. Wine bars.

C. All other uses determined by the Planning Commission to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

18.37.040 Accessory uses.

A. Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

C. No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

18.37.050 Performance standards.

A. Retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6. Within residential developments, the decision maker may approve, at its discretion, partial or complete substitution of live/work units and residential amenity space for the required ground floor active uses if the project can demonstrate a community benefit. Live/work units shall comply with Section

18.38.032.

B. All business, services, and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas and solid waste/recycling enclosures or otherwise listed in Section 18.37.020 and 18.37.030. Outdoor storage is prohibited. Incidental equipment that is necessary to conduct the operation of the business and that is required to be installed outdoors may be allowed subject to approval by the Economic and Community Development Director or decision maker.

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C. All development shall comply with Chapter 7.04 related to management of solid waste, organic waste, and recyclable materials. Solid waste, organic waste and recycling enclosures shall comply with Section 7.04.055 and shall be enclosed within the building or screened by a solid wall so as to not be visible from public streets.

D. Site shall be maintained in good order at all times and consistent with project conditions of approval (if applicable). This shall include, but is not limited to, maintenance and repair of all on-site structures including building façade materials or paint, fencing/walls, signage, paved areas including sidewalks and driveways, and landscaping, as may be necessary to preserve a high-quality aesthetic for the area.

E. Only one (1) driveway per parcel shall be permitted for each street frontage except that additional driveways may be permitted if determined by the Public Works Department that additional driveways are necessary to facilitate on-site traffic circulation.

F. Any residential building that includes more than two hundred fifty (250) units shall provide a shared co-working space area measuring a minimum of three hundred (300) square feet.

18.37.060 Walls, fences, and hedges
Walls, fences, or hedges over three (3) feet in height are subject to review and approval through the site development review or administrative site development review process. No walls, fences, or hedges shall exceed six (6) feet unless a greater height is required for noise attenuation or screening of waste/recycling enclosures, mechanical equipment, loading facilities.

18.37.070 Minimum site area.

A minimum site area of not less than three thousand five hundred (3,500) square feet shall be required.

18.37.080 Density / Site area per dwelling unit.

A minimum of twenty-five (25) units per acre and a maximum of one hundred (100) units per acre is permitted, with an average of no less than fifty (50) units per acre being maintained within the district. The minimum site area per dwelling unit shall be four hundred thirty-five (435) square feet.

18.37.090 Floor area ratio.

The allowed floor area ratio (FAR) range is between 0.40 and 3.0.

18.37.100 Minimum lot dimension.

Newly created lots shall have a minimum lot dimension of at least thirty-five (35) feet and one hundred (100) feet. Exceptions may be granted by the decision maker through the Site City Council/RSA Agenda 383 Tuesday, October 25, 2022
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development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

18.37.110 Lot coverage.

The amount of the site area covered by structures shall not be restricted provided the development meets all applicable standards.

18.37.120 Required Setbacks.

A. Front, side, and rear yard setbacks shall be a minimum of six (6) feet.

B. Setbacks from property lines located adjacent to private alley ways that provide access to private garages shall be a minimum of three (3) feet.

C. Buildings located along Decoto Road or 7th Street shall be setback a minimum twenty (20) feet from these frontages. The setback can be reduced to a minimum of ten (10) feet for up to ten percent (10%) of the building frontage to accommodate variations in building design subject to site development review approval.

18.37.130 Height of structures.

The maximum height of buildings shall be one hundred (100) feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed twenty (20) feet in height.

18.37.140 Design criteria.

2. Lower and upper stories shall be separated by horizontal detailing such as an awning, overhang, cornice line, or belt course. Separation may occur either above the ground floor or second floor.

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4. Window designs shall differentiate the various components of the building (e.g., ground floor retail spaces, stair towers, corners, or residential units).

5. Façade elements must establish building scale and pattern, using architectural techniques such as clustering or aligning windows and doors to form a regular pattern.

Horizontal building elements should be roughly aligned (within three (3) feet of height) with others in the same block.

7. Ground floor residential units shall provide finish floor elevations of between eighteen (18) to forty-two (42) inches above the adjoining sidewalk.

8. Buildings shall not include blank walls which exceed twenty (20) feet.

9. For the portions of the buildings that face onto the Grand Paseo and have a length longer than ninety (90) feet and where the Grand Paseo is less than forty (40) feet in width, the building massing shall reduce to create architectural relief and interest. This can be ensured, in part, by calculating the surface area of the first floor plane of any building façade that faces the paseo (length of the first floor of the building X height of that floor = surface area). The second floor paseo- facing area shall be no more than ninety-five percent (95%) of the first floor area. The third floor paseo-facing area shall be no more than eighty-five percent (85%) of the first floor area and the fourth floor no more than seventy-five (75%) of the first floor area.

B. Exterior materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

1. Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel are acceptable;

2. Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized);

3. Other Metal;

4. Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted;

5. Brick, natural clay colors;

6. Stone;

7. Pre-cast concrete, glass-fiber reinforced concrete;

8. High-quality, cast-in-place concrete;

9. Ceramic tile;

10. Cement plaster; and

11. Wood.

C. Equipment screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

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3. In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture.

1. Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

2. Pedestrian pathways between buildings and parcels;

3. Public pedestrian and bicycle connections to the Station District’s existing and proposed bicycle and pedestrian network;

4. Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

5. Orientation of outdoor public spaces towards activated ground-floor building frontages; and

E. Ground floor commercial uses. The design of ground floor commercial uses shall comply with the following:

1. Minimum depth of commercial space is thirty-five (35) feet and minimum height is twenty (20) feet floor to floor; and

2. A minimum of 25 percent of the ground floor commercial area shall be designed to accommodate a restaurant use; and

5. The maximum distance of blank wall (a façade without doors, windows, landscaping treatments, or other pedestrian interest) on the ground level of any building facing a street, open space, or paseo shall not exceed 20 feet in length; and City Council/RSA Agenda 386 Tuesday, October 25, 2022
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6. The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:
a. Sliding or removable windows/doors;
b. Low planters with wide seat walls;
c. Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;
d. Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and
e. Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

18.37.150 Landscaping.

A. New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement. Approved landscaping shall be maintained for the life of the project including replacement of dead, dying or deficient landscaping.

18.37.160 Residential open space.

18.37.170 Signs, marquees, awnings.

18.37.180 Off-street parking.

Parking shall be required subject to the following:

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Vehicular Parking Requirements
Minimum Off-Street
Parking
Requirements
Maximum Off-Street
Parking Allowed

1. Multifamily Residential – High Density 1 (Between 30.1 du/ac – 100 du/ac) Studio 1.0 space / dwelling
unit

1.5 spaces / dwelling unit
1 Bedroom 1.0 space / dwelling
unit

2.0 spaces / dwelling unit
2 Bedrooms 1.5 spaces / dwelling
unit

2.0 spaces / dwelling unit
3+ Bedrooms 2.0 spaces / dwelling
unit

2.5 spaces / dwelling unit

2. Multifamily Residential – Low Density 1 (Up to 30 du/ac) Studio 1.0 space / dwelling
unit

1.0 space / dwelling unit
1 Bedroom 1.0 space / dwelling
unit

1.0 space / dwelling unit
2 Bedrooms 2.0 space / dwelling
unit

2.0 space / dwelling unit
3+ Bedrooms 2.0 space / dwelling
unit

2.0 space / dwelling unit

3. Affordable Housing

0.5 space / bedroom if
less than ½ mile from
major transit stop

0.75 space / bedroom if
more than ½ mile from
major transit stop

2.0 spaces / dwelling unit

4. Nonresidential
Commercial (includes Office and
Retail uses)

1.0 space / 250 square
feet

1.0 space / 200 square
feet
Notes:

1. Tandem parking spaces can be substituted for regular parking spaces up to 10% of the required parking demand.
2, Consistent with Government Code section 65863.2, automobile parking requirements may be waived for a residential, commercial, or other development project if the project is located within one-half mile of public transit, which includes a rail or bus rapid transit station, the intersection of two or more bus routes with service intervals of 15 minutes or less during morning and afternoon commute periods, and any major transit stops included in the applicable regional transportation plan.18.37.190 Bicycle parking.

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A. Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Bicycle Parking
Requirements
Short-Term Bicycle
Parking Requirements
Long-Term Bicycle
Parking Requirements
All other residential 1.0 space / 20 dwelling units
Minimum of 2 spaces

1.0 space / 4 dwelling units
Minimum of 2 spaces
Retail 1.0 space / 3,000 square feet 1.0 space / 10,000 square feet Office, R&D, and Other
Nonresidential uses

1.0 space / 8,000 square feet
Minimum of 2 spaces

1.0 space / 4,000 square feet
B. Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

C. Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision makers.

18.37.200 Off-street loading.

A. Adequate loading docks and/or berths shall be provided on-site to serve the use. Such facilities shall be located on the rear or side of the building, be screened from the public right-ofway, and are subject to review and approval through the site development review process.

B. Adequate loading zones shall be provided along the street frontage(s).

18.26.210 Laundry facilities.

Chapter 18.38 STATION MIXED USE COMMERCIAL (CSMU) DISTRICT

18.38.020 Permitted uses.

The following uses shall be permitted:

A. Accessory dwelling units consistent with Chapter 18.34.

B. Civic facilities.

C. Commercial uses incorporated into the ground floor as part of a residential or office mixed use development including:

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1. Art Studios;

2. Banks/savings and loans, excluding check cashing businesses;

3. Body art;

4. Business services, such as photocopying services and small printing shops, computer and data processing, graphic design, sign shops;

5. Civic facilities;

6. Fitness studios with an occupant load of less than fifty (50) under the Uniform Building Code;

7. Food service, such as full-service sit-down restaurants, quick service, and retail and carry out food stores

8. Food stores, up to twenty-five thousand (25,000) square feet, excluding convenience markets;

9. General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

10. Health services, such as medical, dental, optical, physical therapy and pharmacies;

11. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

12. Offices uses;

13. Outdoor dining areas subject to the provisions listed in Section 18.39.055; D. Home occupations subject to the conditions listed in Section 18.32.020 (G).

E. Office mixed use developments with ground floor commercial uses identified in Section

18.38.020 (C).

F. Residential mixed use developments with ground floor commercial uses identified in Section 18.38.020 (C).

G. Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

18.38.030 Conditional uses.

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A. Approval by Zoning Administrator (refer to Chapter 18.54 for a detailed description of the administrative use permit process).

1. Adult and child day care facilities;

2. Educational and instructional uses, such as business, beauty, computer, dance, martial arts, tutorial services;

4. Live music (amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(B);

5. Outdoor activities located in private and public plazas;

6. Outdoor displays in conjunction with an existing adjacent business;

7. All other uses determined by the Zoning Administrator to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

B. Approval by City Council (refer to Chapter 18.56 for a detailed description of the use permit process).

1. Bars and nightclubs.

2. Commercial recreation facilities.

3. Convenience markets.

4. Farmers’ markets, when in conjunction with the City or the Chamber of Commerce.

5. Hotels

6. Live/work units in compliance with Section 18.38.032.

7. Massage uses located on the ground floor in mixed use developments. ;

8. Research and development (R and D)/flex space with no nuisance characteristics.

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9. Transportation facilities, such as heliports and bus transfer facility or passenger rail facilities.

10. Any other use determined by the Planning Commission to be essentially the same or very similar to the above permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

18.38.040 Performance standards.

A. Retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6. Within residential developments, the City Council may approve, in its discretion, partial or complete substitution of live/work units and residential amenity space for the required ground floor active uses. Live/work units shall comply with Section 18.38.032.

B. There shall be no greater than 15% net loss of total commercial space in any future redevelopment within the district, with a focus on retaining retail anchors such as grocery stores and drugstores.

G. Any residential building that includes more than two hundred fifty (250) units shall provide a shared co-working space area measuring a minimum of three hundred (300) square feet
H. In addition to the above listed performance standards, the following shall apply to live/work units.

1. Units may be used for: residential occupancy only; a combination of residential and work (nonresidential uses); or work only. The City strongly encourages commercial uses in the live/work units.

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2. The nonresidential uses shall not conflict with the development’s surrounding or adjacent residential uses and shall not be detrimental or harmful to the residential uses.

3. The units’ exteriors shall not be altered without review and approval by the City, other than for signage, which shall be governed by the development’s Sign Plan.

4. Units that are used for residential use, in whole or in part, shall at all times maintain a complete kitchen space, bathroom facilities, egress and ventilation in compliance with applicable building codes.

5. For units that are lofts, there shall remain at all times a visual and physical openness between the main floor and the loft area in compliance with applicable building codes.

6. The commercial component shall be restricted to the unit and shall not be conducted outside the unit, in the garage or any accessory structure, except as approved by the Zoning Administrator with an administrative use permit. Exterior storage is prohibited.

7. There shall be no excessive odors, noise, glare, vibration, or electrical interference detectable to the normal sensory perception of nearby neighbors. No explosive, toxic, combustible or flammable materials in excess of what would be allowed incidental to normal residential use shall be stored or used on the premises.

8. Access for the commercial component shall be: located on the ground level, oriented to the public street or public walkway.

9. All nonresidential uses, including home occupations, shall obtain a business license prior to operation, in compliance with Title 5 of the Union City Municipal Code.

10. Nonresidential uses in live/work units shall be subject to periodic inspections by the City’s fire, building, and health and safety personnel from 9:00 a.m. to 5:00 p.m. on all days except Saturdays, Sundays, and City holidays.

11. Maintenance standards or conditions, covenants and restrictions (CC&Rs) shall be prepared for any new development and shall be approved by the Economic and Community Development Department. Said maintenance standards or CC&Rs shall, at a minimum, provide for overall self-governance of common areas. Neither the maintenance standards nor the CC&Rs shall give approval or denial authority over the nonresidential uses in the live/work units.

18.38.050 Walls, fences, and hedges.

Walls, fences, or hedges over three (3) feet in height are subject to review and approval through the administrative site development review or site development review process. No walls, fences, or hedges shall exceed six (6) feet unless a greater height is required for noise attenuation or screening of waste/recycling enclosures, mechanical equipment, loading facilities.

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18.38.070 Density / Site area per dwelling unit.

A minimum of one hundred (100) units per acre and a maximum of one hundred sixty-five (165) units per acre is permitted. The minimum site area per dwelling unit shall be two hundred sixtyfour (264) square feet.

18.38.080 Site floor area ratio.

For all nonresidential uses, the minimum floor area ratio (FAR) shall be 1.0, however the FAR may be reduced to a minimum of 0.5 on previously developed sites that do not meet the minimum 1.0 FAR and where the previously developed sites are proposed for redevelopment at a higher FAR than the previous development, and the maximum shall be 4.2. However, no FAR minimum is required for nonresidential uses in live/work units and for nonresidential uses as part of a mixed use development.

18.38.150 Design criteria.

New development, to the maximum extent feasible, shall comply with the following design guidelines as illustrated in pages 70 through 74 of the Intermodal Station District and Transit Facility Plan.

A. General Design Standards for Buildings and Structures. General massing, architectural details, materials, fenestration, ground floor treatment and parking garages comply with the following guidelines:

1. Street Walls. Buildings along streets shall:
a. Be continuous along setback lines and are required at street corners to maintain an active urban character;
b. Allow variations in the building edge (including arcades and column articulations for entrances, mid-block pedestrian ways, interior courtyards, and other design considerations) as long as the appearance of a continuous built edge is maintained; c. Encourage minor street wall variations to add architectural interest and provide pedestrian amenities, such as seating and ATMs;
d. Include multiple pedestrian entrances for large buildings to increase street activity and interest;
e. Keep vehicle entrances and exits to a minimum and the scale minimized to maintain a pedestrian environment;
f. Have ground floor retail where feasible and maximize window coverage to provide flexible use as office or retail;
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g. Have ground floor retail/commercial space with at least a twelve (12) foot ceiling height and a forty (40) foot to fifty (50) foot minimum depth.

2. Exterior Material Palette Standards. Exterior materials shall be chosen based on character, durability, ease of maintenance and context, and shall include:
a. Brick, natural clay colors;
b. Stone;
c. Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel are acceptable; d. Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized);
e. Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted;
f. Pre-cast concrete, glass-fiber reinforced concrete;
g. High-quality, cast-in-place concrete;
h. Ceramic tile;
i. Cement plaster; and
j. Wood.

3. Fenestration Standards. Windows and doors on buildings shall be used to help define building character. By establishing the fenestration patterns, the shape, scale, proportion, rhythm, groupings, relationships to plan, and exterior wall planes should all be taken into consideration along with adjacent buildings, structures and open spaces.

4. Ground Floor Treatments Standards. The ground floor on buildings shall:
a. Be designed so that the building imparts a sense of human activity, habitation, and interest to the street;
b. Not result in blank, undifferentiated street-level façades; c. Incorporate building lighting along public sidewalks and other pedestrian walkways that reflect the design of the overall building and provide a safe environment.

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5. Projections/Signage Standards.
a. Projections and signs may project over the sidewalk to indicate and demarcate shop fronts and increase pedestrian interest, subject to approvals of an encroachment permit by the Public Works Department and a Sign Plan per Chapter 18.30. b. No commercial billboards, “A” frame signs, and excessive banners are permitted per Chapter 18.30 of this title.

6. Garage Podiums Standards. Garage podiums shall:
a. Not include blank walls at the pedestrian level;
b. Be screened with retail uses, building lobbies, residential entries, or other habitable uses, or landscaping;
c. Be treated as a design feature to be seen from eye level and above with open space uses as the preferred design alternative;
d. Be engineered and designed with structure adequate to support “garden-like” plantings, mature trees, shrubs, perennial borders, ground cover, and paving materials balancing planted and paved surfaces;
e. Be activated with common lobbies and/or individual entries to garden apartments and townhouses;
f. Clearly demarcate differences between common and private open space at the podium level;
g. Have direct access from grade to the podium level that is integrated with the street and open space network, such as access from the pedestrian alleys.

7. Parking Design Standards. Parking:
a. Is required to be structured, unless it is on-street curbside parking; b. Lots are not allowed after the initial phases of development; c. On the ground floor, should be screened from the sidewalk by street-oriented uses, such as housing units with street access, retail uses, building entrances, lobbies and foyers, community facilities, or landscape elements;
d. Entrances and exits for vehicles should be kept to a minimum in scale and number; City Council/RSA Agenda 396 Tuesday, October 25, 2022
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e. Entrances and exits shall be discouraged on Eleventh Street, Union Square, and Railroad Avenue, and prohibited on Decoto Road;
f. Entrances and exits shall be encouraged on side streets where side street access is available.

B. Specific Design Standards for Buildings and Structures. Specific design standards for office and research and development, residential, ground floor service commercial, and parking garages follows:

1. Office/Commercial/Research and Development (R and D) Uses. a. Ground Floor Treatments Standards. Ground floor treatment for office and research and development buildings shall:
i. Have building entrances, lobbies and accessory public uses oriented to the nearest public space or street;
ii. Have buildings fronting multiple streets to provide multiple public entrances;
iii. Have buildings that abut a pedestrian alley provide an entrance facing that alley;
iv. Include windows where office or other private uses are at the street level that provide visual transparency and a sense of interior activity to enliven the street.
b. Service/Loading Entries Standards. Service entries shall:
i. Be located on the side streets and positioned to minimize noise impacts on adjacent residential units and public open space, and to minimize pedestrian/vehicle conflicts and traffic congestion; ii. Have loading dock dimensions limited to minimum functional requirements;
iii. Have loading docks loaded on the interior of the buildings to limit their visibility from the street.

2. Residential Uses.
a. Residential Uses Overall Design Standards. Residential development shall:

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i. Be designed with the safety and security of children in mind, without creating a “gated community” effect;
ii. Incorporate amenities such as play areas and other open spaces within the development;
iii. Not include sound walls and security fences that isolate or impede pedestrian access to residential development;
iv. Encourage balconies on above ground units where possible. b. Ground Floor Treatments Standards. Ground floors of residential development shall:
i. Include multiple entries at the street level to create fine-grained, pedestrian-oriented streets;
ii. Include residential units with individual entrances fronting the street;
iii. Promote a pedestrian-friendly environment through the use of design features such as stairs, stoops, porches, doors and landscaping. c. Parking Standards. Parking for residential development should promote a pleasant pedestrian experience by:
i. Limiting multiple individual garage entrances;
ii. Interspersing garage entries with “active uses” such as housing entries or occupied space;
iii. Screening parking from the street.

3. Ground Floor Service/Retail.
a. Indoor/Outdoor Connections Standards. Retail establishments and restaurants/cafés shall have:
i. Strong indoor/outdoor connections;
ii. Sliding or removable windows/doors;
iii. Outdoor displays and café seating in front of commercial/retail establishments that are designed to increase pedestrian activity and City Council/RSA Agenda 398 Tuesday, October 25, 2022
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interest, subject to administrative use permit approval as identified in the café standards located in Section 18.36.190;
iv. Low planters with wide seat walls;
v. Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display; vi. Awnings and canopies that may encroach into the public right-ofway subject to approval of an encroachment permit by the Public Works Department;
vii. Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving against glass; viii. An entrance on the alley when buildings abut a pedestrian alley. b. General Parking Garage Standards. Parking garage design shall:
i. Be clean, well lit, and designed for the safety and security of patrons, while avoiding excessive light spill into adjacent residential areas; ii. Complement adjacent land uses.
c. Street Wall Standards. Parking street wall design shall:
i. Have a seven (7) foot minimum setback for landscape elements that screen the ground floor of parking on streets that do not have retail frontages (except on Eleventh Street where a setback is not allowed at street corners);
ii. Complement the façades of adjacent uses.
d. Ground Floor Treatments Standards. Ground floor treatments shall:
i. Emphasize the use of retail and/or commercial space at the street level to maximize window coverage;
ii. Include retail frontages along Eleventh Street, the public plaza, and facing the Intermodal Transit Facility where commercial space should have at least a ten (10) foot ceiling height and a forty (40) foot to fifty (50) foot depth;
iii. Be screened with architectural and/or landscape elements in locations where there is no ground floor commercial use.

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18.38.190 Off-street parking.

A. Off-street automobile parking shall be provided consistent with the following standards.

Vehicular Parking
Requirements
Minimum Off-Street Parking
Requirements
Maximum Off-Street
Parking Allowed
Residential
Multi-family
development on
BART Property
None .5 space / dwelling unit
Affordable Housing
(Outside of BART
Property)
.5 space /bedroom 1.0 space /dwelling unit
Multi-family
development (Outside
of BART property)

1.0 space / dwelling unit 1.0 space / dwelling unit
Non-residential
Office uses on BART
Property
None 1.0 space / 650 sq. ft.

Office uses (Outside
of BART Property)

1.0 space /300 square feet 1.0 space /250 sq. ft.

R&D uses 1.0 space /400 square feet 1.0 space /250 sq. ft.

Retail Uses 1.0 spaces / 300 square feet 1.0 spaces / 200 square feet Other Uses See Section 18.36.050 See Section 18.36.050
Notes:

1. Parking standards on BART property authorized by Public Utilities Code Sections 29010.1 - 29010.12.

2. Tandem parking spaces can be substituted for regular parking spaces in residential developments up to 10% of the required parking demand.

3. Consistent with Government Code section 65863.2, automobile parking requirements may be waived for a residential, commercial, or other development project if the project is located within one-half mile of public transit, which includes a rail or bus rapid transit station, the intersection of two or more bus routes with service intervals of 15 minutes or less during morning and afternoon commute periods, and any major transit stops included in the applicable regional transportation plan.

B. A minimum of one (1) motorcycle parking stall that is enclosed and weather-protected shall be provided for every twenty-five (25) units.

C. For retail uses on the ground floor as part of a mixed-use development, no additional automobile parking is required.

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18.38.200 Bicycle Parking.

A. Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Bicycle Parking
Requirements
Short-Term Bicycle
Parking Requirements
Long-Term Bicycle
Parking Requirements
Multi-family residential
on BART property1
1 space/20 dwelling units
Minimum of 2 spaces
1 space/1 dwelling units
Multi-family residential 1.0 space / 20 dwelling units
Minimum of 2 spaces

1.0 space / 4 dwelling units
Minimum of 2 spaces
Retail 1.0 space / 3,000 square feet 1.0 space / 10,000 square feet Office, R&D, and Other
Nonresidential uses

1.0 space / 8,000 square feet
Minimum of 2 spaces

2.0 space / 4,000 square feet

1. Bicycle parking standards on BART property authorized by Public Utilities Code Sections 29010.1 - 29010.12.

B. Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

C. Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision maker.

18.38.180 Signs, marquees, awnings.

18.38.200 In-lieu parking fees.

Where a public parking fund exists for the purpose of developing public parking, applicants may make an in-lieu payment for construction, maintenance and operation of public off-street parking instead of providing off-street parking spaces as required by this chapter subject to approval by the decision maker and issuance of a use permit pursuant to Chapter 18.56. The fee shall be pursuant to resolution of the City Council. In-lieu payments under this section shall be used for the purposes set forth in the ordinance establishing public parking funds

18.38.210 Loading.

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B. Adequate loading zones shall be provided along the street frontage(s).

CHAPTER 18.40 INDUSTRIAL DISTRICTS

18.40.450 Use table for on-site storage of hazardous materials.

Where indicated with the letters “AUP,” the use requires an administrative use permit. The administrative use permit procedure is described in Chapter 18.54. Where indicated with the letters “UP,” the use requires a use permit. The use permit procedure is described in Chapter 18.56. Where indicated with a “P,” the use is permitted. Where indicated with a dash (–), the use is not allowed.

Zoning Districts
Type of Facility MG ML MS SEE
Group A chemicals and materials*: Class 3 and 4 oxidizers, compressed gases (corrosive, highly toxic, toxic, pyrophoric, unstable), cryogens (highly toxic, toxic, corrosive, pyrophoric, unstable), explosives and blasting agents, highly toxic materials, organic peroxides (unclassified, Class I and Class II), pyrophoric materials, radioactive materials (gamma emitters), unstable/reactives (Class 3 and Class 4), water reactive materials (Class 3) Bulk Plant - - - -
Bulk Distribution - - - -
Large User Site UP UP UP UP
Large Storage Plant UP UP UP UP
Medium User Site UP UP UP UP
Medium Storage Plant UP UP UP UP
Small User Site AUP AUP AUP AUP
Small Storage Plant AUP AUP AUP AUP
Zoning Districts
Type of Facility MG ML MS SEE
Group B chemicals and materials*: Compressed gases (flammable and oxidizing), corrosive liquids and solids, cryogens (flammable and oxidizing), flammable liquids, flammable solids, organic peroxide materials (Class III, Class IV, Class V), oxidizing materials (Class 1 and Class 2), radioactive materials (alpha and beta emitters), target organ toxins, toxic materials, unstable/reactive materials (Class 1 and Class 2), water reactive materials (Class 1 and Class 2) City Council/RSA Agenda 402 Tuesday, October 25, 2022
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Zoning Districts
Type of Facility MG ML MS SEE
Bulk Plant - - - -
Bulk Distribution - - - -
Large User Site UP UP UP UP
Large Storage Plant UP UP UP UP
Medium User Site P P AUP AUP
Medium Storage Plant P P AUP AUP
Small User Site P P P P
Small Storage Plant P P P P
Group C chemicals and materials*: combustible liquids and solids, compressed gases (inerts), cryogens (inerts), irritant materials, sensitizer materials, other health hazard materials Bulk Plant - - - -
Bulk Distribution UP - - -
Large User Site UP UP UP UP
Large Storage Plant UP UP UP UP
Medium User Site P P P P
Medium Storage Plant P P P P
Small User Site P P P P
Small Storage Plant P P P P
* All chemical and materials types listed above are included for reference purposes only. Final determination of hazard classification will be made by the Environmental Programs Division.

A. Table Notes.

1. Hazardous materials belonging to more than one (1) group or hazardous classification are subject to the regulations of the more stringent group or category.

2. Above-ground storage tanks for the storage of hazardous materials utilized in the dayto-day operations of a permitted or conditional use within an Industrial zoning district shall require Administrative Site Development Review if visible from the public way. All aboveground storage tanks shall be adequately screened from off site.

3. When a use permit or administrative use permit is required, in addition to the findings required under Chapter 18.56 or 18.54, respectively, the decision maker shall consider the recommendation of the Fire Department and the Environmental Programs Division based upon an evaluation of current codes, ordinances and referenced standards in conjunction with the following information: an inventory of all hazardous materials to be used or stored on site, a materials safety sheet (MSS) for each of the hazardous materials to be used on site, a list of equipment which utilizes or contains hazardous materials, information on the City Council/RSA Agenda 403 Tuesday, October 25, 2022
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building construction type and information on the proposed method of handling and disposal of hazardous materials, as well as any mitigation features designed to reduce the level of risk posed by the hazardous materials.

4. Nano particles and bio-fuel blends shall be classified as hazardous materials. Hazard class grouping and permissibility of these materials shall be determined by the Zoning Administrator, in consultation with the Fire Department and Environmental Programs Division, based on available information.

5. The following exemptions from the requirements of this article shall apply:
a. Storage, use or handling of the following gases in any quantities, whether in a gaseous, liquefied or cryogenic physical state: air (non-enriched), argon, helium, krypton, neon, nitrogen, and xenon. This exemption does not apply to bulk plants or bulk distribution plants.
b. Storage, use or handling of hazardous materials in quantities less than fifty-five (55) gallons, five hundred (500) pounds, and two hundred (200) cubic feet, for liquids, solids and gases respectively. This exemption does not apply to acutely hazardous materials and extremely hazardous substances, as defined in the Code of Federal Regulations and the California Health and Safety Code, which may require a CUPA permit from the Environmental Programs Division or preparation of a Risk Management Plan.
c. Radioactive materials that are licensed, sealed sources, used for instruments, calibration devices and similar equipment, and materials exempted from regulation by the United States Nuclear Regulatory Commission.
d. On-site retail sales of common household hazardous materials in containers sized and packaged for use by the general public.

6. Ammonia refrigeration systems are subject to the provisions of this article.

B. Table Qualifiers. In addition to the regulations set forth in this article, all storage and use of hazardous materials must be in conformance with the provisions of federal, state, and local laws and regulations, Uniform Codes and referenced standards, as may be amended ARTICLE V. RDC (RESEARCH AND DEVELOPMENT CAMPUS) DISTRICT

REGULATIONS
Sections 18.40.510 – 18.40.570 are deleted.

CHAPTER 18.41 STATION EAST EMPLOYMENT (SEE)

18.41.010 Purpose.

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The purpose of the Station East Employment (SEE) district is to accommodate a higher density employment district, which allows for a range of uses including office, lab, research and development, and light manufacturing and accompanying commercial services and uses to create an urban campus in a walkable and transit-oriented setting. Other uses, including hotels, conference centers, and public or quasi-public uses of an educational or recreational nature, can be established if it will support the City’s economic development goals for the area.

18.41.020 Permitted uses.

The following uses shall be permitted:

A. Civic facilities.

B. Ground floor commercial uses as part of an office mixed use development, hotel or conference center including:

1. Banks/savings and loans, excluding check cashing businesses;

2. Business services;

3. Civic facilities;

4. Fitness studios with an occupant load of less than fifty (50) under the Uniform Building Code;

5. Food service, such as full-service/sit-down restaurants, quick service restaurants, and retail and carry out food stores;

6. Food stores, up to twenty-five thousand (25,000) square feet, excluding convenience markets;

7. General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

8. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

9. Office uses;

10. Outdoor dining areas subject to the provisions listed in Section 18.39.055; and

11. Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, shoe repair, travel agency, tailor, photography studio, and similar uses excluding massage.

C. Manufacture and assembly of electric and electronic supplies, instruments and devices, computer hardware and software, semiconductors, and computer chips, provided no noxious of offensive fumes or odors are produced.

D. Manufacture of pharmaceuticals and products from the life sciences and biotechnology industries, provided no noxious or offensive fumes or odors are produced.

E. Manufacture of scientific, medical, dental and drafting instruments, orthopedic and medical applications, optical goods, watches and clocks, precision instruments, musical instruments and camera and photographic equipment except film.

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F. Manufacturing, assembly, including packaging and storage, of products from previous prepared materials, such as cloth, plastic, leather, precious or semi-precious metals or stones, but not including such operations as saw and planing mills, nor any manufacturing uses involving primary production of wood, metal or chemical products from raw materials.

G. Office uses excluding health services.

H. Research and development laboratories and related facilities, including for life sciences, medical and pharmaceutical research, electronics, and computer science.

I. Retail sales of goods manufactured, processed or assembled on the premises.

J. Any other use determined by the Director to be essentially the same or very similar to the above permitted uses. In making this determination the findings required under Section 18.52.060 shall be addressed.

18.41.030 Conditional uses.

The following conditional uses shall be permitted in the SEE zoning district upon the granting of a use permit by the Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process):

A. Hotels and conference centers.

B. Manufacture of fabricated metal products.

C. Microbreweries, wineries, or distilleries with accessory food service and outdoor dining.

D. Public or quasi-public uses of an educational or recreational nature.

E. Specialty trade contractors when located in a completely enclosed building.F. All other uses determined by the Planning Commission to be essentially the same or very similar to the above conditionally permitted uses. In making this determination, the findings required under Section 18.52.060 shall be addressed.

18.41.040 Prohibited uses.

Distribution, import/export, wholesale, warehouse, outdoor storage, and/or repackaging uses are prohibited within the SEE District.

18.41.050 Accessory uses.

A. Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

C. No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

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18.41.060 Performance standards.

A. Retail, service, public, or office uses shall be provided along the ground floor of buildings in the areas detailed in the Station District Specific Plan Figure 4-6.

B. All business, services, and processes shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas and solid waste/recycling enclosures Outdoor storage is prohibited. Incidental equipment that is necessary to conduct the operation of the business and that is required to be installed outdoors may be allowed subject to approval by the Economic and Community Development Director or decision maker.

E. All uses shall comply with the regulations pertaining to hazardous materials contained in Chapter 18.40, Article IV.

G. Permitted or conditional uses shall not:

1. Emit obnoxious, toxic or corrosive fumes or gases;

2. Emit odors, heat or glare perceptible beyond property lines;

3. Emit smoke nor discharge into the air dust or other particular matter created by any industrial operations or emanating from any products stored prior or subsequent to processing;

4. Produce no noise perceptible beyond property lines, except as may be allowed by the Union City Community Noise Ordinance (Chapter 9.40 of the Union City Municipal Code);

5. Produce no physical vibration perceptible beyond property lines;

6. Produce no electromagnetic radiation or radioactive emission injurious to human beings, animals or vegetation, except under controlled operations being conducted observing standard methods or operations established by the California Department of Health Services, CAL-OSHA or the Nuclear Regulatory Commission. The most restrictive requirements shall apply. Electromagnetic radiation or radioactive emissions shall not be of an intensity that interferes with the use of any other property;

7. Do not engage in the production or storage of any material designed for use as an explosive, nor in the use of such material in production; and City Council/RSA Agenda 407 Tuesday, October 25, 2022
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8. Utilize diesel fuel powered equipment unless for standby emergency use only.

18.41.070 Walls, fences, and hedges
The location of all fences shall be subject to the minimum front yard and street side yard standards contained herein. Side and rear yards may have fences along the property line.

18.41.080 Minimum site Area
A minimum site area of not less than 1 acre shall be required.

18.41.090 Floor area ratio.

The minimum floor area ratio (FAR) shall be 0.75 and the maximum shall be 3.0.

18.41.100 Frontage, width and depth of site.

Newly created lots shall have a minimum street frontage width of 150 feet and a minimum lot depth of 200 feet. Exceptions may be granted by the decision maker through the Site development review process if it results in a more usable lot configuration or to accommodate lots created for public or common use.

18.41.110 Lot Coverage.

The amount of the site area covered by structures shall not be restricted provided the development meets all applicable standards.

18.41.120 Required Setbacks.

A. Front yard setback shall be a minimum of ten (10) feet.

B. Interior side yard setback shall be a minimum of five (5) feet. Street side yard setback shall be a minimum of ten (10) feet.

C. Rear yard setback shall be a minimum of ten (10) feet.

18.41.130 Height of Structures
The maximum height of buildings shall be one hundred (100) feet. Rooftop amenities may be permitted, including, but not limited to, community rooms and kitchens, recreational facilities, and greenhouses provided they do not exceed twenty (20) feet in height. All buildings must be a minimum of two (2) stories.

18.41.140 Design Criteria
A. Architectural standards. Buildings shall be designed with a contemporary or “Modern” vocabulary, using varied geometric volumes and a variety of high-quality materials (e.g.

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metal and glass). The following shall apply to any new buildings, additions to buildings which increase existing square footage by 50 percent or more, or modifications to existing buildings which modify the exterior of the building:

1. Building elevations shall include variations in wall plane, wall height, and roofs located at different levels in order to minimize the overall appearance of the elevation. Building wall shall not continue for more than 25 feet without a change in building wall plane direction of at least 2 feet.

2. All elevations shall provide articulation and detailing include elements such as recesses, columns, score lines, reveals, trellises, windows, lighting, or other features to create shadow patterns and depth on building elevations.

3. Minimize blank wall planes on all elevations through the use of wall plane variation, trim or reveals, entry and window openings, and/or varying colors and materials. Blank walls should not occupy over 30% of the principal frontage, and a section of blank wall should not exceed 20 linear feet without being interrupted by a window or entry.

4. Design entries so that they are clearly defined and distinguishable from the street.

Incorporate architectural features such as awnings, canopies, trellises, and/or other treatments such as vertical architectural features or unique building colors or materials to clearly identify primary building entries.

5. A minimum of 50 percent of the building wall area located within 20 feet of the midpoint of a primary building entrance shall be comprised of transparent windows or openings. Glass is considered transparent where it has a transparency higher than 80 percent and external reflectance of less than 15 percent. Facades facing streets or pedestrian focused areas such as promenades and plazas shall be lined with windows.

B. Exterior materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

1. Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel are acceptable

2. Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized)

3. Other Metal

4. Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted

5. Brick, natural clay colors;

6. Stone

7. Pre-cast concrete, glass-fiber reinforced concrete

8. High-quality, cast-in-place concrete

9. Ceramic tile

10. Cement plaster

11. Wood.

C. Equipment screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

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3. In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture.

1. Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

2. Pedestrian pathways between buildings and parcels;

3. Public pedestrian and bicycle connections to the Station District’s existing and proposed bicycle and pedestrian network;

4. Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

5. Orientation of outdoor public spaces towards activated ground-floor building frontages; and

E. Ground floor commercial uses. The design of ground floor commercial uses shall comply with the following:

1. Minimum depth of commercial space is thirty-five (35) feet and minimum height is twenty (20) feet floor to floor; and

2. A minimum of 25 percent of the ground floor commercial area shall be designed to accommodate a restaurant use; and

5. The maximum distance of blank wall (a façade without doors, windows, landscaping treatments, or other pedestrian interest) on the ground level of any City Council/RSA Agenda 410 Tuesday, October 25, 2022
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building facing a street, open space, or paseo shall not exceed 20 feet in length; and

6. The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:
i. Sliding or removable windows/doors;
ii. Low planters with wide seat walls;
iii. Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;
iv. Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and
v. Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

18.41.150 Landscaping.

A. New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement.

Approved landscaping shall be maintained for the life of the project including replacement of dead, dying or deficient landscaping.

B. Projects that include development of a vacant site or substantial modification of a developed site, shall provide landscaped areas that measure a minimum fifteen percent (15%) of the project site area. Projects that cannot provide the minimum amount of required landscaping may pay a landscape in-lieu fee in the amount set forth in the City’s Master Fee Schedule subject to approval through the Site development review process.

C. Parking Lot Coverage. To provide adequate visual screening of any surface parking areas from public rights-of-way, there shall be a landscaped strip ten (10) feet in width which shall be contiguous and parallel to such rights-of-way and shall be planted with trees, shrubs, and ground cover sufficient to obtain the required screening.

18.41.160 Signs, marquees, awnings.

18.41.170 Off -street parking
A. Off-street automobile parking shall be provided consistent with the following standards.

Vehicular Parking
Requirements
Minimum Off-Street Parking
Requirements
Maximum Off-Street
Parking Allowed
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Retail 1.0 space / 300 square feet 1.0 space / 200 square feet Office 1.0 space / 300 square feet 1.0 space / 250 square feet Research and
Development
laboratory,
manufacturing use

1.0 space / 500 square feet 1.0 space / 300 square feet Other Uses See Section 18.36.050 See Section 18.36.050
B. Automobile parking areas shall not occupy more than 30% of the primary street frontage.

C. Joint use of parking spaces may be allowed subject to the limitations and conditions included in Section 18.36.160.

D. Parking Structures.

1. Parking structure facades shall be designed as compatible visual extensions of the primary buildings.

2. Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

3. Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure facade.

18.41.180 Bicycle Parking
A. Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Bicycle Parking
Requirements
Short-Term Bicycle
Parking Requirements
Long-Term Bicycle
Parking Requirements
Retail 1.0 space / 3,000 square feet 1.0 space / 10,000 square feet Office, R&D, and Other
Nonresidential uses

1.0 space / 8,000 square feet
Minimum of 2 spaces

1.0 space / 4,000 square feet
B. Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

C. Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision makers.

18.41.190 Loading
A. Adequate loading docks and/or berths shall be provided on-site to serve the use. Such facilities shall be located on the rear or side of the building, be screened from the public right-of-way, and are subject to review and approval through the site development review process.

B. Adequate loading zones shall be provided along the street frontage(s).

Chapter 18.76 SITE DEVELOPMENT REVIEW
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18.76.020 Applicability.

A. The site development review procedure shall apply to all proposed uses in the following districts:

Residential districts;
Hillside combining (-H) district;
Commercial (CPA, CN, CS, CC, CVR) districts;
Station East Employment (SEE) district;
Corridor Mixed Use (CMU) district;
Marketplace Mixed Use (MMU) district;
Station East Mixed Use Residential (SEMU-R) district;
Village Mixed Use (VMU) district;
Station Mixed Use Commercial (CSMU) district;
Union Landing Commercial (CUL) district;
Private Institutional (PI) district;
Industrial (, MS, ML, MG) districts;
Agricultural (A) district;
Civic Center design control (CCDCD) district;
Landmark and Historic Preservation (LHP) Overlay Zone.

B. The site development review procedure shall apply to all projects enumerated in subsection A of this section unless determined by the Director to qualify for administrative site development review as provided in Chapter 18.72.

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CHAPTER 18.50 CIVIC FACILITIES (CF) DISTRICT

18.50.040 Other regulations.

A. Off-street parking and loading: As prescribed in the relevant sections of the Union City zoning title.

B. Signs: As prescribed in Chapter 18.30.

C. Landscaping and screening: As prescribed in the Union City Landscape Standards Policy Statement.

D. Accessory structures:

1. No accessory structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

2. No detached accessory structure or structures shall occupy more than thirty percent (30%) of the area of a required rear yard.

3. No detached accessory structures located in a required rear yard shall exceed twelve (12) feet in height
E. Review procedures: As described in Chapters 18.56 and 18.76.

CHAPTER 18.92 OPEN SPACE (OS) ZONING DISTRICT

18.92.030 Regulations established.

The following specific regulations and the general regulations set forth in this title shall apply to all OS districts.

CHAPTER 18.102 DECOTO INDUSTRIAL PARK STUDY AREA (DIPSA)

RESIDENTIAL DISTRICT

18.102.010 Purpose.

The purpose of this chapter is to ensure quality development and to provide specific standards for the zoning districts included in Table 18.102.040.

18.102.020 Residential policies and standards.

A. Residential development standards are set out in Table 18.102.040.

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B. Direct access to Mission Boulevard from individual residential parcels shall be prohibited.

C. See Section 18.32.110(A), special building setbacks, for required setback from Mission Boulevard.

D. A minimum of a one hundred (100) foot buffer shall be provided between the nearest dwelling and the nearest edge of powerlines.

18.102.030 Design guidelines.

A. New residential neighborhoods shall have unique qualities and characteristics that make them distinctly identifiable from other existing (both old and new) neighborhoods in adjacent areas.

B. All new residential development shall be constructed of high-quality materials and include features and amenities typically associated with higher end residential development, including but not limited to:
a. Tile or similar Class A fire rated roofs;
b. Varied roof lines and building forms;
c. High quality exterior materials and finishes, including stucco, solid wood tongue and groove siding, and masonry fireplaces and chimneys;
d. High quality windows and skylights;
e. Consistent architectural styling and details (i.e., architectural details from different styles should not be mixed on one house, but styles could be mixed in a larger project); f. Spacious interiors that include design elements emphasizing light and openness; g. High quality interior finishes, cabinets, appliances, etc.; and h. Multiple car garages in the lower density single-family areas.

18.102.040 Development standards table.

DIPSA RESIDENTIAL DEVELOPMENT STANDARDS1, 4
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STANDARD
RS(s)
3000
(Small
Lot
SF)
RS(s)
3000
(Duplex
)
RS(s)
(Smal
l Lot
SF)
RS6000
-D
(Large
Lot
SF)
Allowed Uses Per Sections 18.32.020 and 18.32.030
Minimum Lot
Area
3,000
sq. ft.
2,660
sq. ft.
3,465
sq. ft.
4,500
sq. ft.

Minimum Area
per Unit NA NA NA NA
Maximum Lot
Coverage 50% 50% 50% 50%
Minimum Lot
Width (interior
/corner)
44 ft./49
ft.

Corner
lots
adjacent
to the
Paseo
are
permitte
d to be
44 ft.
38 ft./43
ft
Corner
lots
adjacent
to the
Paseo
are
required
to be 44
ft.
45 ft./55
ft.
45 ft./55
ft.

Minimum Lot
Depth 70 ft. 70 ft. 77 ft. 90 ft.

Minimum
Front Yard
Setback to
Garage
20 ft.
(w/roll
up
doors)
20 ft.
(w/roll
up
doors)
20 ft.
(w/rol
l up
doors)
20 ft..
to Building 10 ft. 10 ft. 10 ft. 20 ft
Minimum Rear
Yard Setback
Minimu
m 10 ft.;
12 ft.
average
Minimu
m 10 ft.;
12 ft.
average
15 ft. 15 ft.

Minimum Side
Yard Setback
(interior
/corner)
5 ft./10
ft.
5 ft./10
ft.
5 ft./10
ft.
5 ft./10
ft.

Maximum
Height 30 ft. 30 ft. 30 ft. 30 ft.

Minimum
Building
Separation
10 ft. 0 ft. 10 ft.
10 ft.–1
story
15 ft.–
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2 story3
Density Must be consistent with General Plan
Land Use Diagram densities
Parking Space
per Unit
1 space
open
2 spaces
enclosed
1 space
open
2 spaces
enclosed
1 space
open
2 spaces
enclos
ed
1 space
open
2 spaces
enclose
d
Building
Setback from
Mission
Boulevard2
NA NA 45 ft. 45 ft.

Bedroom
Count
2, 3 and
4 2, 3 and
4 2, 3
and 4
2, 3, 4
and 5
Minimum
Open Space per
Unit

NA NA NA NA
1 All standards of Chapter 18.32 shall apply except as modified by this chapter. 2 Rear of house to edge of curb.
3 May be reduced to ten (10) feet if allowed by development agreement. 4 In connection with any project that is subject to an owner participation agreement between the project applicant and the Community Redevelopment Agency, standards may be varied as provided in the vesting tentative map provided the project density does not exceed the General Plan standards and such modifications are found to better achieve the objective of the Plan.

CHAPTER 18.114 WIRELESS TELECOMMUNICATONS FACILITIES

18.114.040 Wireless telecommunication facilities use table.

A. Where indicated with the letters “AUP,” the use requires an administrative use permit.

The administrative use permit procedure is described in Chapter 18.54. Where indicated with the letters “UP,” the use requires a use permit. The use permit procedure is described in Chapter 18.56. Where indicated with the letters “ASD,” the use requires administrative site development review. The administrative site development review procedure is described in Chapter 18.72. Where indicated with a dash (–), the use is not allowed.

Zoning District Monopoles
Co-locations on Existing
Monopoles and other
Freestanding Facilities
Building and RoofMounted Facilities
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R, RS, RM – – –
CPA – – AUP, ASD
CN – – AUP, ASD
CC – – AUP, ASD
CVR – – AUP, ASD
CSMU – – AUP, ASD
CMU – – AUP, ASD
MMU – – AUP, ASD
CUL – – AUP, ASD
SEE – AUP, ASD AUP, ASD

MG UP, ASD AUP, ASD AUP, ASD

ML UP, ASD AUP, ASD AUP, ASD
MS – AUP, ASD AUP, ASD
A – UP, ASD AUP, ASD
OS – UP, ASD AUP, ASD

CF UP, ASD UP, ASD AUP, ASD
PI – – AUP, ASD
511 – UP, ASD –
AUP = Administrative use permit
UP = Use permit
ASD = Administrative site development review
– = Not permitted
B. If the proposed wireless telecommunication facility would substantially modify an existing building, the Director may require site development review.

C. The Director may approve minor modifications and aesthetic upgrades that do not increase the size or visibility of any legally established wireless telecommunication facility, subject to compliance with any existing conditions of approval.

City Council/RSA Agenda 418 Tuesday, October 25, 2022

EXHIBIT B
CHAPTER 17.30 REGULATIONS FOR DEDICATION OF LAND, PAYMENT OF

FEES, OR BOTH, FOR PARK AND RECREATION LAND IN SUBDIVISIONS

17.30.045 Park land dedication formula for residential development within the Station District .

In determining the amount of park land required for subdivisions subject to the Station District specific plan, the following standards shall apply in lieu of the Park Land Dedication Formula Table in Section 17.30.040.

CHAPTER 18.12. DISTRICTS ESTABLISHED.

The following zoning districts are established:

RS 10,000 Single-Family Residential District
RS 8,000 Single-Family Residential District
RS 7,000 Single-Family Residential District
RS 6000 Single-Family Residential District
RS 4500 Single-Family Residential District
R 5000 Decoto Residential District
RM 3500 Multifamily Residential District
RM 2500 Multifamily Residential District
RM 1500 Multifamily Residential District
CSMU Station Mixed Use Commercial District
CMU Corridor Mixed Use
MMU Marketplace Mixed Use
SEMU-R Station East Mixed Use Residential
VMU Village Mixed Use
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CPA Professional and Administrative Commercial District CN Neighborhood Commercial District
CC Community Commercial District
CVR Visitor and Recreation Commercial District
CUL Union Landing Commercial District
SEE Station East Employment
MG General Industrial District
ML Light Industrial District
MS Special Industrial District
CF Civic Facility District
PI Private Institutional District
A Agricultural District
OS Open Space District
-H Hillside Combining District
FC Floodplain Combining District
LHP Landmark and Historic Preservation Overlay Zone
PUD Planned Unit Development
CCDCD Civic Center Design Control District
R511 Single-Family Residential District, 511 Specific Area Plan CHAPTER 18.26 MARKETPLACE MIXED USE (MMU) DISTRICT

18.26.010 Purpose.

18.26.020 Permitted uses.

The following uses shall be permitted:

A. Accessory dwelling units consistent with Chapter 18.34.

B. Civic facilities.

C. Commercial uses, located in a stand-alone/in-line building, or incorporated into the ground floor of a residential or office mixed use development, including:

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1. Art studios;

2. Body art;

3. Banks/savings and loans, excluding check cashing businesses;

4. Business services;

5. Civic facilities;

6. Educational and instruction uses (business, beauty, computer, dance, martial arts, etc.) with an occupant load of less than fifty (50) through the Uniform Building Code;

7. Entertainment and recreation uses (excluding video arcades, pool rooms/halls and dance halls) with an occupant load of less than fifty (50) through the Uniform Building Code;

8. Fitness uses with an occupant load of less than fifty (50) under the Uniform Building Code;

9. Florists;

10. Food service, such as full-service/sit-down restaurants, quick service restaurants, and retail and carry out food stores;

11. Food stores excluding convenience markets;

12. General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

13. Health services (medical, dental, physical therapy and pharmacies);

14. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

15. Miscellaneous small repair services (watches, clocks, jewelry, small countertop appliances);

16. Office uses;

17. Outdoor dining areas subject to the provisions listed in Section 18.39.055;

18. Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, shoe repair, travel agency, tailor, photography studio, and similar uses excluding massage;

19. Pet grooming (no overnight boarding of animals).

D. Home occupations subject to the conditions listed in Section 18.32.020 (G).

E. Office mixed use developments with ground floor commercial uses identified in Section

18.26.020 (C).

F. Office uses.

G. Residential mixed use developments with ground floor commercial uses identified in Section 18.26.020 (C).

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18.26.030 Conditional uses.

1. Child day care facilities.

2. Educational and instructional uses (business, beauty, computer, dance, martial arts) with an occupant load of 50 of more through the Uniform Building Code.

3. Live music (amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(B).

4. Outdoor activities located in private and public plazas.

5. Outdoor displays in conjunction with an existing adjacent business.

B. Approval by Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process).

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g. Massage.

2. Discount clubs.

3. Drive-in/drive-through uses.

5. Farmers markets, when coordinated in conjunction with the City or the Chamber of Commerce.

6. Hotels.

8. Superstores subject to the criteria outlined in the Policy Statement for Use Permit Review of Superstores.

18.26.035 Tobacco products.

18.26.040 Accessory uses.

A. Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

C. No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

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18.26.050 Performance standards.

G. Any residential building that includes more than two hundred fifty (250) units shall provide a shared co-working space area measuring a minimum of three hundred (300) square feet.

18.26.060 Walls, fences, and hedges
Walls, fences, or hedges over three (3) feet in height are subject to review and approval through the site development review or administrative site development review process. No walls, fences, or hedges shall exceed six (6) feet unless a greater height is required for noise attenuation or screening of waste/recycling enclosures, mechanical equipment, loading facilities. Where a City Council/RSA Agenda 424 Tuesday, October 25, 2022
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site adjoins a residential (R) district, a solid masonry wall six (6) feet in height shall be located on the shared property line.

18.26.070 Minimum site Area
A minimum site area of not less than twenty thousand (20,000) square feet shall be required.

18.26.080 Site area per dwelling unit.

The minimum site area per dwelling unit shall be four hundred thirty-five (435) square feet.

18.26.090 Floor area Ratio.

The maximum floor area ratio (FAR) shall be 3.0.

18.26.100 Residential Density.

A minimum of thirty (30) units per acre and a maximum of one hundred (100) units per acre is permitted.

18.26.110 Frontage, width and depth of site.

18.26.120 Lot Coverage.

The amount of the site area covered by structures shall not be restricted provided the development meets all applicable standards.

18.26.130 Required Setbacks
A. Front, side, and rear yard setbacks shall be a minimum of six (6) feet.

B. Setbacks from property lines located adjacent to private alley ways that provide access to private garages shall be a minimum of three (3) feet.

18.26.140 Height of Structures
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18.26.150 Design Criteria
A. Architectural standards. Buildings shall be designed with a contemporary or “Modern” vocabulary, using varied geometric volumes and a variety of high-quality materials (e.g. metal and glass). The following shall apply to any new buildings, additions to buildings which increase existing square footage by 50 percent or more, or modifications to existing buildings which modify the exterior of the building:

2. Lower and upper stories shall be separated by horizontal detailing such as an awning, overhang, cornice line, or belt course. Separation may occur either above the ground floor or second floor.

4. Window designs shall differentiate the various components of the building (e.g., ground floor retail spaces, stair towers, corners, or residential units).

7. Ground floor residential units shall provide finish floor elevations of between eighteen (18) to forty-two (42) inches above the adjoining sidewalk.

8. Buildings shall not include blank walls which exceed twenty (20) feet.

B. Exterior materials. Exterior building materials shall be chosen based on character, durability, ease of maintenance and context, and may include:

1. Steel—Porcelain enamel panels, steel windows, steel exterior doors, steel rails and fences, painted, stainless or pre-weathered steel are acceptable

2. Aluminum—Windows, panels (luco-bond and aluminum plate), storefront, curtain wall, doors; aluminum should be natural finish anodized, powder-coated or kynar (no bronze anodized)

3. Other Metal

4. Glass—Clear, low-e, nonreflective, solar-bronze or solar gray glass, shadow boxes and spandrel glass is permitted
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5. Brick, natural clay colors;

6. Stone

7. Pre-cast concrete, glass-fiber reinforced concrete

8. High-quality, cast-in-place concrete

9. Ceramic tile

10. Cement plaster

11. Wood.

C. Equipment screening. Mechanical/utility equipment shall be sited and screened in accordance with the following:

Alternate locations may be considered to meet utility provider requirements; and

3. In instances where mechanical equipment is located on the building roof, roof top screening shall be provided, which is integrated into the building architecture.

1. Provisions for safe, well-lit and visually attractive pedestrian access from public streets to the parking areas and building entries;

2. Pedestrian pathways between buildings and parcels;

3. Public pedestrian and bicycle connections to the Station District’s existing and proposed bicycle and pedestrian network;

4. Publicly accessible pedestrian amenities which may include plazas, pocket parks, seating areas, fountains, public art, and/or eating areas;

5. Orientation of outdoor public spaces towards activated ground-floor building frontages; and

E. Ground floor commercial uses. The design of ground floor commercial uses shall comply with the following:

1. Minimum depth of commercial space is thirty-five (35) feet and minimum height is twenty (20) feet floor to floor; and

2. A minimum of 25 percent of the ground floor commercial area shall be designed to accommodate a restaurant use; and
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6. The design of ground floor commercial uses shall promote indoor/outdoor connections by providing some or all of the following:
i. Sliding or removable windows/doors;
ii. Low planters with wide seat walls;
iii. Recessed entrances and porticos that increase the indoor/outdoor quality or allow for increased outdoor seating or display;
iv. Awnings and canopies that may encroach into the public right-of-way subject to approval of an encroachment permit by the Public Works Department; and v. Visually transparent storefronts with clear glass windows and doors that are not blocked by storage, racks or shelving placed against glass.

18.26.160 Landscaping.

A. New landscaping and modifications to existing landscaping shall comply with the provisions listed in Chapter 18.112 and the Landscape Standards Policy Statement.

Approved landscaping shall be maintained for the life of the project including replacement of dead, dying or deficient landscaping.

18.26.170 Residential open space.

18.26.180 Signs, marquees, awnings.

Signage shall be consistent with Chapter 18.30 and any approved sign plan or planned sign program. Signage shall be designed as an integral element of a building’s architecture and shall be compatible, including color and scale, with the building. A sign plan or planned sign program, consistent with Section 18.30.100, shall be required for any development. Blade signs may City Council/RSA Agenda 428 Tuesday, October 25, 2022
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project over the sidewalk to indicate and demarcate commercial uses and increase pedestrian interest, subject to approval of an encroachment permit by the Public Works Department.

18.26.190 Off -street parking.

A. Off-street automobile parking shall be provided consistent with the following standards.

B. A minimum of one (1) motorcycle parking stall that is enclosed and weather-protected shall be provided for every twenty-five (25) units.

C. Joint use of parking spaces may be allowed subject to the limitations and conditions included in Section 18.36.160.

D. Parking Structures.
1, Parking structure facades shall be designed as compatible visual extensions of the primary buildings.

2. Auto entries shall be located in a manner that minimizes pedestrian/auto conflicts.

3. Decorative screening or other decorative element constructed of durable, high-quality materials shall be provided on parking structure facade.

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18.26.200 Bicycle Parking.

A. Bicycle parking facilities shall be provided, at a minimum, in an amount equal to:

Bicycle Parking
Requirements
Short-Term Bicycle
Parking Requirements
Long-Term Bicycle
Parking Requirements
Residential with private
garage for each unit

1.0 space / 20 dwelling units.

Minimum of 2 spaces.

None
All other residential 1.0 space / 20 dwelling units.

Minimum of 2 spaces.

1.0 space / 4 dwelling units.

Minimum of 2 spaces.

Retail 1.0 space / 3,000 square feet 1.0 space / 10,000 square feet Office, R&D, and Other
Nonresidential uses

1.0 spaces / 8,000 square feet
Minimum of 2 spaces

1.0 space / 4,000 square feet
B. Required facilities shall be designed and installed in conformance with the design criteria outlined in Section 18.28.080.

C. Bicycle parking may be substituted for automobile parking subject to the provisions outlined in Section 18.28.100 and approval by the decision makers.

18.26.210 Loading
A. Adequate loading docks and/or berths shall be provided on-site to serve the use. Such facilities shall be located on the rear or side of the building, be screened from the public right-of-way, and are subject to review and approval through the site development review or administrative site development review process.

B. Adequate loading zones shall be provided along the street frontage(s).

18.26.220 Laundry facilities.

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CHAPTER 18.30 SIGN REGULATIONS

18.30.080 District regulations.

The placement and display of any signs in any district is subject to the limitations and conditions set forth in this section.

A. Commercial District Regulations. Signs permitted in commercial zoning districts must comply with the limitations and conditions set forth as follows:

1. Applicability. These regulations apply to all commercial (C) zoning districts, as defined in Chapter 18.12, including the following:

2. Permitted Sign Area.
a. Building Signs. Maximum permitted sign area is subject to review and approval by the Director and shall not exceed the following:

Sign Setback from Public Right-of-Way
Permitted Sign Area per Lineal Foot of Building
or Tenant Footage
0—50 feet 1.00
51—130 feet 1.25
131—250 feet 1.45
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251+ feet 1.80
b. Freestanding Signs. Freestanding signs may be permitted a maximum sign area of sixtyfour (64) square feet and a maximum sign height of six (6) feet. Each freestanding sign may provide sign area for a maximum of two (2) businesses/building tenants; any freestanding sign providing sign area for more than two (2) businesses/building tenants is considered a multiple tenant freestanding sign and is prohibited unless a use permit is granted for a planned sign program per Section 18.30.100(E). Freestanding signs may integrate on site real estate information including contact name, number and/or available square footage into sign copy, subject to Economic and Community Development Department review and approval.

Freestanding signs are required to provide a contrasting background that is visible from the street. Freestanding signs shall provide the street address(es) of the building(s) and/or site at which they are located.

4. Accessory Signs. A maximum additional sign area not to exceed twenty percent (20%) of the total permitted building sign area may be permitted for accessory signs.

B. Industrial District Regulations. Signs permitted in industrial zoning districts must comply with the limitations and conditions set forth as follows:

1. Applicability. These regulations apply to all industrial zoning districts, as defined in Chapter 18.12, including the following:

MS—Special Industrial
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ML—Light Industrial
MG—General Industrial

2. Permitted Sign Area.
a. Building Signs. A maximum building sign area, equal to 0.25 square feet per lineal foot of building or tenant frontage, may be permitted in the ML and MG zoning districts. In the MS and RDC zoning districts, a maximum building sign area equal to 0.5 square feet per lineal foot of building or tenant frontage may be permitted. In the ML and MG zoning districts, in no case shall building sign area exceed two hundred (200) square feet. b. Freestanding Signs. In the industrial zoning districts, a maximum sign area of sixty-four (64) square feet will be permitted for each freestanding sign. No freestanding sign shall exceed a maximum sign height of six (6) feet; each freestanding sign may provide sign area for a maximum of two (2) businesses/building tenants; any freestanding sign providing sign area for more than two (2) businesses/building tenants is considered a multiple tenant freestanding sign and is prohibited unless a use permit is granted for a planned sign program per Section 18.30.100(E). Freestanding signs may integrate on site real estate information including contact name, number and/or available square footage into sign copy, subject to Economic and Community Development Department review and approval. Freestanding signs are required to provide a contrasting background that is visible from the street. Freestanding signs shall provide the street address(es) of the building(s) and/or site at which they are located.

4. Accessory Signs. A maximum additional sign area not to exceed twenty percent (20%) of the total permitted building sign area may be permitted for accessory signs.

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C. Residential District Regulations. Signs permitted in residential zoning districts must comply with the limitations and conditions set forth as follows:

1. Applicability. These regulations apply to all residential (R) zoning districts as defined in Chapter 18.12, including the following:

R and RS—Single-family residential
RM—Multifamily residential
511—Specific Plan Area residential

2. Display Limitations. Limitations and conditions for residential signs are as follows:
a. Residential Project Identification Signs. Residential projects may be permitted a maximum sign area of thirty (30) square feet per street frontage. Such signs may be wall-mounted or freestanding. In no case shall freestanding signs exceed six (6) feet in height. Signs may be indirectly illuminated or naturally illuminated. Only the name and address of the project may be included in the sign copy.
b. Nonresidential Uses. All nonresidential uses in residential districts, including conditionally permitted uses, shall be subject to the sign regulations of the zoning district deemed most similar in nature to the proposed use. Such determination shall be made by the Director upon review of a sign plan in accordance with the procedures of Section 18.30.100. c. Home Occupation Signs. Home occupation signs advertising an approved home occupation conducted on the premises shall be exempt from the review procedures of Section 18.30.100, provided that such signs shall be naturally illuminated, shall not exceed one and one-half (1½) square feet in area, and shall be located flat against the wall or window of the dwelling.

D. Other Zoning District Regulations.

CHAPTER 18.37 STATION EAST MIXED USE RESIDENTIAL (SEMU-R) DISTRICT

18.37.020 Permitted uses.

The following uses shall be permitted:

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A. Accessory dwelling units consistent with Chapter 18.34 B. Civic facilities.

C. Commercial uses, located in a stand-alone building or incorporated into the ground floor as part of a residential mixed use development including:

1. Art studios;

2. Banks/savings and loans (excluding check cashing services);

3. Business services;

4. Civic facilities;

5. Fitness studios with an occupant load of less than fifty (50) under the Uniform Building Code;

6. Florists;

7. Food service, such as full-service sit-down restaurants, quick service, and retail and carry out food stores;

8. Food stores, up to twenty-five thousand (25,000) square feet, excluding convenience markets;

9. General merchandise/retail stores, excluding adult business stores, clearance center/dollar stores, pawn shops, second hand/thrift stores, and retail tobacco stores;

9. Live music (non-amplified) at full service/sit down restaurants subject to the standards of Section 18.36.195(A);

10. Office uses;

11. Outdoor dining areas subject to the provisions listed in Section 18.39.055;

12. Personal services, such as laundry, dry cleaning, beauty parlor, barbershop, nail salon, shoe repair, travel agency, tailor, photography studio, and similar uses; and

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18.37.030 Conditional uses.

A. Approval by the Zoning Administrator (Refer to chapter 18.54 for a detailed description of the administrative use permit process).

1. Outdoor activities located in private and public plazas,

2. Outdoor displays in conjunction with an existing adjacent business.

B. Approval by Planning Commission (refer to Chapter 18.56 for a detailed description of the use permit process).

1. Massage uses.

2. Wine bars.

18.37.040 Accessory uses.

A. Accessory structures and uses customarily incidental to any of the above permitted uses when located on the same lot are permitted.

C. No accessory building or structure shall be constructed on any lot prior to the time of construction of the principal building to which it is accessory.

18.37.050 Performance standards.

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Union City City CouncilOctober 25, 2022

Union City City Council
October 25, 2022