Agenda packet — Union City City Council, April 25, 2023 (part 3 of 4)

The project sponsor shall incorporate all recommendations and requirements from the ACWD into the SMP and drainage/stormwater treatment plans as appropriate.

As the oversight agency, the RWQCB shall provide the project sponsor with comments on the SMP. Prior to issuance of the grading permit, the project sponsor shall provide the City with a copy of the approved SMP and implement the SMP during site preparation and grading under the approving agency’s oversight at the project sponsor’s cost.
114. Mitigation Measure HAZ-2b: Engineering Controls on the Project Site. Prior to the issuance of a grading permit, the project sponsor shall demonstrate compliance with the recommendations in the Step-out Soil Gas Assessment (ENGEO 2013) to address vapor intrusion concerns. Implementation of engineering controls shall be implemented on the project site in accordance with the Step-out Soil Gas Assessment (ENGEO 2013) to address the presence of elevated VOCs (in areas where TCE and PCE concentrations exceeded residential screening levels). Engineering controls shall be installed to redirect and or minimize VOC concentrations. Said engineering controls shall consist of controls that allow for appropriate ventilation and discharge of the vapors into the atmosphere.

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

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

Prior to project grading, the project sponsor shall enter into a voluntary oversight agreement (or California Land Reuse and Revitalization Act [CLRRA] agreement) with DTSC and submit for DTSC’s approval a remedial plan for the evaluation and removal of known hazardous substances present in soil. The remedial plan shall specify risk-based screening levels appropriate for future residential use (in the residential areas) and for commercial use (in the commercial areas). The project sponsor shall implement the approved remedial plan under DTSC’s oversight.

Confirmation sampling shall document that all soil exceeding the screening levels has been successfully removed. Prior to commencement of project grading, DTSC City Council/RSA Agenda 266 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 27 ends

shall have issued written concurrence that known soil contamination has been satisfactorily addressed. The project sponsor shall provide a copy of DTSC’s written concurrence to the City.
115. Mitigation Measure HAZ-2c: Conduct a Hazardous Building Materials Survey prior to Demolition Activities. Prior to the issuance of a demolition permit, a comprehensive Hazardous Building Materials Assessment shall be conducted by a licensed contractor prior to demolition activities associated with the project. Should this assessment determine that lead-based paint, treated-wood waste, and/or asbestos or other hazardous building materials are present, the following actions shall be implemented:
 A health and safety plan shall be developed by a certified industrial hygienist for potential lead-based paint, asbestos or other hazardous building materials risks present during demolition. The health and safety plan shall then be implemented by a licensed contractor.
 Both the federal Occupational Safety and Health Administration (OSHA) and the California Occupational Safety and Health Administration (Cal/OSHA) regulate worker exposure during construction activities that affect lead-based paint. The Interim Final Rule found in 29 Code of Federal Regulations, Part 1926.62 covers construction work in which employees may be exposed to lead during such activities as demolition, removal, surface preparation for repainting, renovation, cleanup, and routine maintenance.  Acquire necessary approvals from the City and/or County for specifications or commencement of abatement activities. Abatement activities shall be conducted by a licensed contractor.
 Prior to demolition of construction debris containing asbestos the BAAQMD shall be notified ten days prior to initiating construction and demolition activities. Demolition permit submittal to the City shall include BAAQMD Asbestos Demolition/Renovation job number (J#) and related BAAQMD acknowledgement letter.
 Asbestos shall be disposed of at a licensed disposal facility. Section 19827.5 of the California Health and Safety Code, adopted January 1, 1991, requires that local agencies not issue demolition or alteration permits until an applicant has demonstrated compliance with notification requirements under applicable federal regulations regarding hazardous air pollutants, including asbestos.  The local office of the Cal/OSHA shall be notified of asbestos abatement activities.
 Asbestos abatement contractors shall follow State regulations contained in 8 California Code of Regulations (CCR) 1529 and 8 CCR 341.6 through 341.14 where there is asbestos-related work involving 100 square feet or more of asbestos containing material.
 Asbestos removal contractors shall be certified as such by the Contractors Licensing Board of the State of California. The owner of the property where abatement is to occur shall have a Hazardous Waste Generator Number assigned by and registered with the Office of the California Department of Health Services in Sacramento.
 Contractors and subcontractors shall comply with Union City Municipal Code

13.42.050 in performing a priority building materials screening assessment.

City Council/RSA Agenda 267 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 28 ends

The contractor and hauler of hazardous building materials shall file a Hazardous Waste Manifest that details the hauling of the material from the site and the disposal of it. Pursuant to California law, the City of Union City shall not issue the required permit until the applicant has complied with the notice requirements described above.
116. Mitigation Measure NOI-1a: Construction Noise Control Plan. Prior to demolition or grading permit issuance, the project applicant shall submit a noise control plan to reduce construction noise levels such that project construction noise would be in compliance with the City’s Community Noise Ordinance, as determined by a qualified acoustical consultant, for approval by the Economic and Community Development Department. The plan shall require one of the following measures in order to achieve this result:
 Noise producing construction activities shall be restricted to the hours of 8:00 a.m. to 8:00 p.m. during weekdays; 9:00 a.m. to 8:00 p.m. on Saturdays; and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. In addition, permitted construction activities shall meet at least one of the following noise limitations:
o No individual piece of equipment shall be permitted to produce a noise level exceeding 83 decibels (dBA) as measured at a distance of 25 feet. This could be achieved in a variety of ways, including but not limited to selecting quieter equipment that generates noise levels of less than 83 dBA Lmax at a distance of 25 feet, or incorporating sound muffling devices on construction equipment;
OR
o The noise levels at any point outside the property plane (for the purposes of this analysis, the “property plane” is assumed to be the boundaries of the project site) of the project shall not exceed 86 dBA. This could be achieved in a variety of ways, including but not limited to ensuring equipment is operating at sufficient distances from the edge of the project site property line, incorporating sound muffling devices on construction equipment, or utilizing temporary noise barriers to reduce construction noise when construction equipment must be in proximity to the edge of the property line (particularly near noise-sensitive land uses).
 All construction equipment shall have appropriate sound muffling devices, which shall be properly maintained and used at all times such equipment is in operation.
 The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest off-site sensitive receptors.  The construction contractor shall locate on-site equipment staging areas so as to maximize the distance between construction-related noise sources and the noise-sensitive receptors closest to the project construction areas.  A publicly visible sign shall be posted with the telephone number and contact information for the designated on-site construction manager available to receive and respond to noise complaints. This person shall report all complaints to the City of Union City Public Works Department.
117. Mitigation Measure NOI-1b: Operational Equipment Noise Control Plan. An Operational Equipment Noise Control Plan shall be prepared prior to issuance of City Council/RSA Agenda 268 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 29 ends

the first City-issued building permit for the proposed development for approval by the Building Division. The plan shall include a noise analysis for the project that evaluates HVAC and other stationary mechanical equipment with the potential to generate noise levels in excess of ambient noise levels by 10 dB on new residential properties and by 12 dB on new commercial properties.

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

Alameda County Water District (ACWD) Conditions
118. Any public water system extension and all appurtenances must be constructed in “clean corridors,” which would be assured by either further testing of native soil, groundwater and/or soil vapors along the proposed public water system alignments, or by use of clean imported fill as backfill for all trenches excavated for any part of the public water system. The use of upgraded materials, including but not limited to, all steel pipelines with upgraded gaskets, may be required. 119. New development shall comply with the “Water Efficiency Measures for New Developments” included in Appendix D to the Station District Specific Plan. 120. ACWD requires that new proposed water mains be in service and conditionally accepted by the District prior to installing any proposed water meters or fire line detector check valves (I.e., fire services) for this project. Special coordination will be required with the proposed public water system extension (PWSE) developer and installer of the proposed water mains in 8th Street, 9th Street, and “L” Street so that there are not delays in providing water service for this proposed project. 121. The District requires that minimum clearance requirements are maintained between water meters, service lines, fire hydrants or mains and the nearest utilities, buildings, and trees. Reference District Standard Drawings CL-1-08 through CL5-08. 122. The most likely service configurations would appear to involve a domestic master meter for the residential units, separate service and meter(s) for fire service, and separate meter(s) serving the landscape irrigation demands. 123. Each residential domestic, non-residential, and irrigation services will, and the fire service may, require an above-ground reduced pressure backflow prevention device. Backflow prevention devices must be located in accordance with District Standard Drawings BP-1-08 through BP-3-08. The location and screening of these above-ground devices should be considered in the site design to address both City Council/RSA Agenda 269 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 30 ends

District installation standards as well as aesthetic concerns of the development.

Backflows located within buildings shall not be acceptable. Backflow devices shall be accessible to District forces.
124. Master meters sized greater than 2-inches serving this property shall be contained within below-ground vaults, whose sizes shall be determined by the meter size and associated appurtenances. Generally, such vaults may measure 5-feet wide by 7- feet long or could be as large as 6-feet wide by 10-feet long. Vaults, or any part thereof, on private property must be located within public right-of-way or easements dedicated to the District and these easements must extend a minimum of 5-feet around the perimeter of the vault (reference Condition 125, below). The vaults must be flush with the existing grade and be set at no less than 6-inches below the top of the adjacent curb. The vault and service laterals should be located to provide a minimum horizontal clearance of five feet from other utilities and from trees. Reference District Standard Drawings CL-4-08 and CL-5-08. Similarly, the proposed water services must meet District installation and clearance requirements, such as minimum horizontal clearances between service laterals. Space must also be provided for the required private backflow prevention devices (reference Condition 123, above).
125. ACWD requires private sub-metering of all master metered units in compliance with Water Code Division 1, Chapter 8, Article 5 for newly constructed multi-unit residential structures served by master meters. Water service will not be provided until the City has inspected and certified that individual submeters to each dwelling unit have been installed and tested. It is the District's understanding that onsite submeters are under the jurisdiction of the California Department of Food and Agriculture, Division of Measurement Standards (CDFA DMS). The District recommends that the applicant and/or property owners contact CDFA DMS regarding any requirements they may have. Prior to the release of jobs for master meter installation and in accordance with the Water Code, applicant and/or property owner shall submit written verification by the City of Union City or applicant and/or property owner that private submeters have been installed to each individual unit served off the master meter.
126. Easements dedicated to the District shall be provided for all District-owned appurtenances located in private property and outside the public right-of-way.

Page 31 ends

Engineering Department. Any existing water services which will not be used in the new development must be removed by the District at the applicant’s and/or property owner’s expense.
129. Applicant and/or property owner shall contact ACWD’s Groundwater Resources Division regarding requirements related to any drilling, deep excavations, existing wells or elevator shaft construction.
130. Elevator Shafts: The installation of elevator shafts that intersect an aquifer or may impact the integrity of any aquitard located directly above an aquifer are regulated as other excavations under ACWD’s Ordinance No. 2010-01. Elevator shafts are frequently installed similar to wells and exploratory holes. If the annular space between the excavation or borehole wall and the shaft is not properly sealed, it can act as a vertical conduit and may create preferential pathways that allow pollutants to rapidly infiltrate the subsurface and impact groundwater. For this reason, ACWD requests the applicant and/or property owners coordinate the design of the elevator shaft with ACWD.
131. The State of California is currently experiencing a water supply emergency. With the Governor’s declaration of a drought emergency for California, the District’s Board of Directors declared a water shortage emergency and adopted an ordinance with mandatory water use restrictions aimed at reducing water use by 15% across the Tri-City area. These restrictions will remain in place through the end of the State declared water shortage emergency. ACWD may adopt additional water use restrictions or implement other measures should they become necessary.

City Council/RSA Agenda 271 Tuesday, April 25, 2023
Resolution No. -23
SD-22-004
PA 9-10/Station East Residential

Page 32 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 April 2023, 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 272 Tuesday, April 25, 2023
STATION EAST PA 9 / 10
UNION CITY | CA
INTEGRAL COMMUNITIES | 15-142
DATE 02 | 08 | 23 COVER SHEET | CS.00
STATION EAST PA 9 / 10

UNION CITY, CALIFORNIA
ADDRESS 34300 ZWISSIG WAY
UNION CITY, CA 94587
ACCESSOR PARCEL NUMBER 087-0023-013-02

SHEET INDEX
SHEET TITLE SHT #
COVER SHEET CS.00
SHEET INDEX CS.01
VICINITY MAP CS.02
SITE PLAN SP1
TECHNICAL SITE PLAN SP2
PARKING OPERATIONS SP3
EXIT ANALYSIS SP4
EXISTING CONDITIONS C1
SITE PLAN C2
PRELIMINARY UTILITY & GRADING PLAN C3
STORMWATER CONTROL PLAN C4
FIRE ACCESS & TRASH MGMNT PLAN C5

ARCHITECTURE
UNIT PLANS A5.11
UNIT PLANS A5.12
UNIT PLANS A5.13
UNIT PLANS A5.14
COSMO 18 COMPOSITE PLANS A5.21
COSMO 18 ROOF PLAN & ELEVATIONS A5.22
COSMO 21 COMPOSITE PLANS A5.31
COSMO 21 ROOF PLAN & ELEVATIONS A5.32
BUILDING PERSPECTIVES A5.33
STREET PERSPECTIVE A5.41
STREET PERSPECTIVE A5.42
COLOR SCHEMES A5.51
DETAILS A5.52
DETAILS A5.53

LANDSCAPE
OVERALL SITE PLAN L0.0.00
FENCE & WALL PLAN L0.0.01
LIGHTING PLAN L0.0.02
CONSTRUCTION PLAN L1.1.01
CONSTRUCTION PLAN L1.1.02
CONSTRUCTION PLAN L1.1.03
IRRIGATION PLAN L2.1.01
IRRIGATION PLAN L2.1.02
IRRIGATION PLAN L2.1.03
IRRIGATION DETAILS L2.2.01
IRRIGATION DETAILS L2.2.02
IRRIGATION DETAILS L2.2.03
IRRIGATION DETAILS L2.2.04
IRRIGATION SPECIFICATIONS L2.3.01
IRRIGATION SPECIFICATIONS L2.3.02
PLANTING PLAN L3.1.01
PLANTING PLAN L3.1.02
PLANTING PLAN L3.1.03
City Council/RSA Agenda 274 Tuesday, April 25, 2023
STATION EAST PA 9 / 10
UNION CITY | CA
INTEGRAL COMMUNITIES | 15-142
DATE 02 | 08 | 23 VICINITY MAP | CS.02

PROJECT SITE

NOT TO SCALE
NORTH

MAP AS APPROVED MAP WITH BUILDING LAYOUT TO REFLECT CURRENT PROPOSALS City Council/RSA Agenda 275 Tuesday, April 25, 2023
City Council/RSA Agenda 276 Tuesday, April 25, 2023
COSMO
21 COSMO
18 COSMO
18 COSMO
21 123'-8" 123'-8" 123'-8" 123'-8" 87'-6" 18"-0" 9'-0" 9'-0" 9'-0" 6'-0" 18"-0" 9'-0" 9'-0" 9'-0" 24'-0" 24'-0"
4'-0"
3'-0"
24'-0" 24'-0" 12'-0" 24'-0" 24'-0"
6'-0"
3'-0" 87'-6"
9TH STREET L STREET BRADFORD WAY

LONG-TERM

RACKS FOR
12 BIKES

SHORT-TERM

RACKS FOR
12 BIKES

LONG-TERM

RACKS FOR
12 BIKES

LONG-TERM

RACKS FOR
8 BIKES

LONG-TERM

RACKS FOR
8 BIKES

LONG-TERM

RACKS FOR
12 BIKES

SHORT-TERM

RACKS FOR
12 BIKES

LONG-TERM

LONG-TERM BICYCLE RACKS AT BIKE ROOMS
· CYCLE SAFE HI-DENSITY QUAD RACK

SHORT-TERM BICYCLE RACKS
· HORIZONS BIKE RACK - MODEL #5020 -
COLOR: SILVER VEIN - MFR: ULTRA SITE
City Council/RSA Agenda 277 Tuesday, April 25, 2023
City Council/RSA Agenda 278 Tuesday, April 25, 2023

OHW OHW OHW

CHEEVES WAY
EXISTING CONDITIONS C1
40' 0' 20' 40' 80'
SCALE: 1" = 40'
LEGEND
NOTES:

City Council/RSA Agenda 279 Tuesday, April 25, 2023
A
C C
B B
9TH STREET (PUBLIC) L STREET (PUBLIC)
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 BRADFORD WAY (PUBLIC) PLANNING AREA 7 PLANNING AREA 8

DETENTION BASIN

PLANNING
AREA 4

SECTION A

SECTION C

SECTION B
C2
LEGEND
SITE PLAN C2
30' 0' 15' 30' 60'
SCALE: 1" = 30'
City Council/RSA Agenda 280 Tuesday, April 25, 2023

SECTION E

OHW OHW OHW OHW OHW OHW OHW

OHW OHW OHW OHW OHW OHW OHW
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4
PLANNING AREA 7 PLANNING AREA 8

PLANNING
AREA 4
9TH STREET (PUBLIC) L STREET (PUBLIC)
P 64.0
FF 67.0
P 66.0
P 60.3
FF 63.8
P 62.8
FF 62.3
P 61.3
P 63.9 P 61.5
FF 64.7
P 63.7

DETENTION BASIN BRADFORD WAY (PUBLIC) B
C A
E
D
VOLUME PROVIDED = 3.94 AC-FT

SECTION A

SECTION B

SECTION C

SECTION D
LEGEND

PRELIMINARY UTILITY &
GRADING PLAN C3
30' 0' 15' 30' 60'
SCALE: 1" = 30'
City Council/RSA Agenda 281 Tuesday, April 25, 2023
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 BRADFORD WAY (PUBLIC) PLANNING AREA 7 PLANNING AREA 8

PLANNING
AREA 4
9TH STREET (PUBLIC) L STREET (PUBLIC)
DMA 1 DMA 2 DMA 3

DETENTION BASIN
IMP 1
IMP 2

STORMWATER
CONTROL PLAN C4
30' 0' 15' 30' 60'
SCALE: 1" = 30'
LEGEND
NOTES:

DMA 3 TREATMENT FLOW CALCULATIONS:

TREATMENT DEVICE DETAILS
City Council/RSA Agenda 282 Tuesday, April 25, 2023

BRADFORD WAY (PUBLIC)
BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4
PLANNING AREA 7 PLANNING AREA 8

DETENTION BASIN

PLANNING
AREA 4
9TH STREET (PUBLIC) L STREET (PUBLIC)

ALAMEDA FIRE ALAMEDA FIRE ALAMEDA FIRE

FIRE ACCESS & TRASH
MANAGEMENT PLAN C5
30' 0' 15' 30' 60'
SCALE: 1" = 30'

FIRE FLOW REQUIREMENTS

BUILDING CONSTRUCTION
TYPE1

TOTAL BUILDING
FLOOR AREA (SF) 1

FIRE FLOW
NEEDED (GPM) 2

MINIMUM
HYDRANTS5
NOTES:

BUILDING HEIGHT SUMMARY
BUILDING # OF STORIES

BUILDING
HEIGHT
1 FIRE ACCESS ROAD WIDTH
LEGEND
City Council/RSA Agenda 283 Tuesday, April 25, 2023

BEDROOM
8'-6" CLG.

BATH
8'-0" CLG.

W.I.C.
8'-6" CLG.

BALCONY
DINING
9'-0" CLG.

KITCHEN
9'-0" CLG.

LIVING ROOM
9'-0" CLG.

OFFICE
9'-0" CLG.

W/D
CLOSET
REF
PANTRY
BALCONY 7'-2"
42'-6"
9'-5" 11'-5" 11'-9" 9'-11" 8'-9" 40'-10" 6'-9" 13'-0" 21'-1" PLAN 1A • TOTAL NET 1,000 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 1A • DECK - NET 102 SQ. FT.

PLAN 1A • TOTAL COVERED AREA NET 1,102 SQ.FT.

PLAN 1A • 1BR/1BA + DEN
BATH 2
8'-0" CLG.

REF
PANTRY
W/D
CLOSET
M. BATH
9'-0" CLG.

M. BEDROOM
9'-0" CLG.

BEDROOM 2
8'-6" CLG.

LIVING / DINING
9'-0" CLG.

KITCHEN
9'-0" CLG.

BALCONY
ENTRY
8'-6" CLG.

M. W.I.C.
9'-0" CLG. 45'-8"
26'-0"
5'-4" 3'-0" 23'-0" 13'-6" 27'-2" 5'-0"
11'-8" 4'-4"
M. BEDROOM
9'-0" CLG.

M. W.I.C.
9'-0" CLG.

M. BATH
9'-0" CLG.

BEDROOM 2
8'-6" CLG.

W.I.C.
8'-6" CLG.

BALCONY
DINING
9'-0" CLG.

LIVING ROOM
9'-0" CLG.

LAUNDRY
8'-0" CLG.

BATH 2
8'-0" CLG.

KITCHEN
9'-0" CLG.

PANTRY
CLOSET REF 40'-8"
34'-3"
13'-2" 10'-2" 10'-11" 6'-11"
PLAN 2A • TOTAL NET 1,018 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2A • DECK - NET 152 SQ. FT.

PLAN 2A • TOTAL COVERED AREA NET 1,170 SQ.FT.

PLAN 2A • 2BR/2BA
PLAN 2B • TOTAL NET 1,286 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2B • DECK - NET 67 SQ. FT.

PLAN 2B • TOTAL COVERED AREA NET 1,353 SQ.FT.

M. BEDROOM
8'-6" CLG.

W.I.C.
8'-6" CLG.

LAUNDRY
8'-0" CLG.

LIVING ROOM
9'-0" CLG.

REF
PANTRY
BEDROOM 2
8'-6" CLG.

BEDROOM 3
8'-6" CLG.

M. BATH
9'-0" CLG.

CLOSET

BALCONY
DINING
9'-0" CLG.

KITCHEN
9'-0" CLG.

ENTRY
8'-6" CLG.
37'-7" 45'-8" 3'-0" 10'-4" 32'-4"
2'-6" 18'-10" 11'-11" 4'-4" 26'-7"
4'-4"1'-4"

BALCONY

LIVING ROOM
9'-0" CLG. REF PANTRY
DINING
9'-0" CLG.

M. BEDROOM
9'-0" CLG.

M. W.I.C.
9'-0" CLG.

M. BATH
9'-0" CLG.

BEDROOM 2
8'-6" CLG.

BATH 2
8'-0" CLG.

LAUNDRY
8'-0" CLG.

LINEN
CLOSET
ENTRY
8'-6" CLG.
37'-8" 45'-9" 3'-0" 10'-4" 32'-5"
4'-0" 17'-4" 11'-11" 4'-5" 26'-7"
4'-4"1'-4" 5'-0"
12'-6"
BATH 2
8'-0" CLG.

M. BEDROOM
8'-6" CLG.

W.I.C.
8'-6" CLG.

BEDROOM 2
8'-6" CLG.

BEDROOM 3
8'-6" CLG.

M. BATH
9'-0" CLG.

BALCONY
DINING
9'-0" CLG.

LIVING ROOM
9'-0" CLG.

LAUNDRY
8'-0" CLG. PANTRY

KITCHEN
9'-0" CLG.

DESK
ENTRY
8'-6" CLG. 43'-5" 40'-5" 3'-0" 5'-4"
40'-6"
2'-2" 11'-2" 27'-2"
10"
PLAN 2C • TOTAL NET 1,295 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2C • DECK - NET 127 SQ. FT.

PLAN 2C • TOTAL COVERED AREA NET 1,422 SQ.FT.

PLAN 2C • 2BR/2BA
PLAN 3A • TOTAL NET 1,437 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3A • DECK - NET 111 SQ. FT.

PLAN 3A • TOTAL COVERED AREA NET 1,548 SQ.FT.

PLAN 3A • 3BR/2BA
PLAN 3B • TOTAL NET 1,640 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3B • DECK - NET 87 SQ. FT.

PLAN 3B • TOTAL COVERED AREA NET 1,726 SQ.FT.

BALCONY

KITCHEN
9'-0" CLG.

REF
M. BATH
9'-0" CLG.

PANTRY

LIVING ROOM
9'-0" CLG.

DINING
9'-0" CLG.

OFFICE
9'-0" CLG.

PWDR
9'-0" CLG.

M. BEDROOM
9'-0" CLG.

HERS
9'-0" CLG.

HIS
9'-0" CLG. DN
CLOSET
ENTRY
8'-6" CLG.
37'-8" 45'-9" 3'-0" 10'-4" 32'-5"
4'-0" 17'-4" 11'-11" 4'-5" 26'-7"
4'-4"1'-4"
12'-6" 5'-0"
UP

STORAGE
BATH 2
8'-0" CLG.

BEDROOM 2
8'-6" CLG.

BEDROOM 3
8'-6" CLG.

LAUNDRY
8'-0" CLG.

W.I.C.
8'-6" CLG.

ENTRY
8'-6" CLG.

GARAGE
UP UP
33'-4"
20'-4" 12'-0"
1'-0" 24'-2" 3'-0" 10'-2" 11'-0"
PLAN 3C • TOTAL NET 1,966 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3C • DECK - NET 127 SQ. FT.

PLAN 3C • TOTAL COVERED AREA NET 1,418 SQ.FT.

PLAN 3C • 3BR/2.5BA + DEN
PLAN 3C • FIRST FLOOR - NET 675 SQ. FT.

PLAN 3C • SECOND FLOOR - NET 1,291 SQ. FT.

BALCONY

KITCHEN
9'-0" CLG.

REF
PANTRY
OFFICE
9'-0" CLG.

PWDR
9'-0" CLG.

CLOSET
W.I.C.
8'-6" CLG.

M. BATH
9'-0" CLG. M. BEDROOM
8'-6" CLG.

LIVING ROOM
9'-0" CLG.

DINING
9'-0" CLG.

ENTRY
8'-6" CLG.
37'-8" 45'-8" 3'-0" 10'-4" 32'-4"
4'-0" 17'-4" 11'-11" 4'-5" 26'-7"
4'-4"1'-4"
UP

STORAGE
BATH 2
8'-0" CLG.

BEDROOM 2
8'-6" CLG.

BEDROOM 3
8'-6" CLG.

LAUNDRY
8'-0" CLG.

ENTRY
8'-6" CLG.

GARAGE
UP UP
33'-4"
20'-4" 12'-0"
1'-0" 21'-10" 3'-0" 10'-2" 8'-8"
PLAN 3D • TOTAL NET 2,020 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3D • DECK - NET 127 SQ. FT.

PLAN 3D • TOTAL COVERED AREA NET 1,547 SQ.FT.

PLAN 3D • 3BR/2.5BA + DEN
PLAN 3D • FIRST FLOOR - NET 599 SQ. FT.

PLAN 3D • SECOND FLOOR - NET 1,421 SQ. FT.

UTILITIES
TRASH
ROOM
1-CAR
GARAGE
2-CAR
TANDEM
GARAGE
2-CAR
TANDEM
GARAGE
2-CAR
TANDEM
GARAGE
2-CAR
TANDEM
GARAGE
1-CAR
GARAGE
1-CAR
GARAGE

SHEER WALL

ACCESS PATH

ACCESS CORRIDOR

SHEER WALL

SHEER WALL
ELEV
MECH
SHARED
GARAGE
FOR 10 UNITS
MAIL 12T/2P 12T/2P 6P 8' WIDE ROLL-UP
96G 96G
3D

BIKE STORAGE

SHEER WALL

SHEER WALL
SHARED
GARAGE
FOR 11 UNITS
UP
UP UP
(8 BIKES) BIKE STORAGE BIKE STORAGE BIKE STORAGE BIKE STORAGE BIKE STORAGE EV CAPABLE SPACE

GARAGE DOOR
BIKE

STORAGE UTILITIES
F.R.
123'-8"
1'-0" 20'-4" 20'-6" 24'-0" 36'-6" 20'-4" 1'-0" 87'-6" 10'-2" 34'-2" 25'-8" 11'-0" 2'-6" 1'-0" 3'-0" 3'-8" 8'-2" 10'-0" 40'-4"
36'-0" 10'-0"
20'-0" 10'-0"
PLAN 2B • TOTAL NET 1,286 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2B • DECK - NET 67 SQ. FT.

PLAN 2B • TOTAL COVERED AREA NET 1,353 SQ.FT.

PLAN 2B • 2BR/2BA
PLAN 3A • TOTAL NET 1,437 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3A • DECK - NET 111 SQ. FT.

PLAN 3A • TOTAL COVERED AREA NET 1,548 SQ.FT.

PLAN 3A • 3BR/2BA
PLAN 1A • TOTAL NET 1,000 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 1A • DECK - NET 102 SQ. FT.

PLAN 1A • TOTAL COVERED AREA NET 1,102 SQ.FT.

PLAN 1A • 1BR/1BA + DEN
PLAN 3D • TOTAL NET 2,020 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3D • DECK - NET 127 SQ. FT.

PLAN 3D • TOTAL COVERED AREA NET 1,547 SQ.FT.

PLAN 3D • 3BR/2.5BA + DEN
PLAN 3D • FIRST FLOOR - NET 599 SQ. FT.

PLAN 3D • SECOND FLOOR - NET 1,421 SQ. FT.

PLAN 3B • TOTAL NET 1,640 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3B • DECK - NET 87 SQ. FT.

PLAN 3B • TOTAL COVERED AREA NET 1,726 SQ.FT.

PLAN 3B • 3BR/2.5BA
COSMO 18 UNIT SUMMARY
UNIT
# OF
BDRMS
# OF

BATHS UNIT NET SF
# OF

PARKING
SPACES

PARKING
TYPE
# OF
UNITS

UNIT AREA
TOTAL
PLAN 1A 1 1 1,000 SQ. FT. 1 SINGLE 3 2,999 SQ. FT.

PLAN 2B 2 2 1,286 SQ. FT. 1 SINGLE 3 3,858 SQ. FT.

PLAN 3Aa 3 2 1,437 SQ. FT. 1 SINGLE 1 1,437 SQ. FT.

PLAN 3Ab 3 2 1,437 SQ. FT. 2 TANDEM 4 5,746 SQ. FT.

PLAN 3B 3 2.5 1,640 SQ. FT. 2 TANDEM 6 9,838 SQ. FT.

PLAN 3D 3 2.5 2,020 SQ. FT. 2 TANDEM 1 2,020 SQ. FT.

TOTAL UNITS 18
TOTAL

BUILDABLE

NET AREA
25,898 SQ. FT.

TOTAL BDRMS 45
TOTAL BATHS 37
TOTAL PARKING SPACES 29

UNIT MIX
# OF
UNITS MIX %
1 BDR UNITS 3 17%
2 BDR UNITS 3 17%
3 BDR UNITS 12 67%
IDF
STOR
ELEV
DECK
1A
SHARED

DECK DECK

TRASH RM
3B 2B
3D
3B
DN 3A
DECK
DECK
DECK
DECK
DECK
123'-8"
4'-0" 17'-4" 12'-4" 18'-10" 2'-6" 86'-6" 10'-4" 34'-0" 25'-10" 13'-4" 3'-0" 9'-1" 11'-5" 11'-8" 15'-6" 8'-7" 12'-5" 2'-0"
4'-4" 3'-8"
5'-2" 5'-0"
5'-0"
1A
IDF
ELEV

DECK DECK

TRASH RM

STORAGE / ROOF ACCESS
(4TH FLR)
SHARED
DECK
3B 2B 3B
3A 3A
DECK
DECK
DECK
DECK
DECK

BLDG SUMMARY
OCCUPANCY R-2

CONTRUCTION TYPE V-A SPRINKLERED
# OF FLOORS 4
GROUND FLOOR AREA (GROSS) 10,286 SQ. FT.

UPPER FLOOR AREA (GROSS)
(FLOORS 2, 3, & 4 EACH) 10,130 SQ. FT.

TOTAL BUILDING FLOOR AREA
(GROSS) 40,676 SQ. FT.

LOW SLOPE
ROOF
3 8
:12 MIN

LOW SLOPE
ROOF
3 8
:12 MIN
SOLID
AWNING

LOUVERED
AWNING
(TYP.)
SOLID
AWNING
SOLID
AWNING

LOW SLOPE
ROOF
3 8
:12 MIN
3 8
:12 MIN

LOW SLOPE
ROOF
3 8
:12 MIN

LOW SLOPE
ROOF
3 8
:12 MIN
3 8
:12 MIN
D.S. D.S.

LOW SLOPE
ROOF
3 8
:12 MIN
D.S.

D.S. D.S.
3 8
:12 MIN
SOLID
AWNING
3 8
:12 MIN
SOLID
AWNING
3 8
:12 MIN

SOLAR READY ZONE

SOLAR READY ZONE
SOLID
AWNING
3 8
:12 MIN
ROOF
ACCESS
HATCH 10'-7"
T.O.CONC
T.O.P.

T.O.SHT'G.9'-1"
T.O.P.

T.O.SHT'G.9'-1"
T.O.PARAPET 48'-4"
4TH FLOOR
3RD FLOOR
2ND FLOOR
GROUND FLOOR 10'-7"
T.O.CONC
T.O.P.

T.O.SHT'G.

T.O.PARAPET 48'-4" 9'-1"
T.O.P.

T.O.SHT'G.9'-1"
T.O.P.

T.O.SHT'G.9'-1"
4TH FLOOR
3RD FLOOR
2ND FLOOR
GROUND FLOOR 10'-7"
T.O.CONC
T.O.P.

T.O.SHT'G.9'-1"
T.O.P.

T.O.SHT'G.9'-1"
T.O.PARAPET 48'-4"
4TH FLOOR
3RD FLOOR
2ND FLOOR

GROUND FLOOR
STATION EAST PA 9 / 10
UNION CITY | CA
INTEGRAL COMMUNITIES | 15-142
DATE 02 | 08 | 23
3/32"=1'-0"SCALE
0 16 32
COSMO 18 ROOF PLAN & ELEVATIONS | A5.22
COSMO 18 LEFT ELEVATION COSMO 18 RIGHT ELEVATION
COSMO 18 FRONT ELEVATION
COSMO 18 REAR ELEVATION
COSMO 18 ROOF PLAN
City Council/RSA Agenda 289 Tuesday, April 25, 2023
3C
LOBBY

UTILITIES
TRASH
ROOM
2-CAR
GARAGE
1-CAR
GARAGE
1-CAR
GARAGE
1-CAR
GARAGE 1-CAR
GARAGE
2-CAR
TANDEM
GARAGE
2-CAR
TANDEM
GARAGE
2-CAR
TANDEM
GARAGE
2-CAR
TANDEM
GARAGE
1-CAR
GARAGE
1-CAR
GARAGE

SHEER WALL

BIKE STORAGE

ACCESS PATH

ACCESS CORRIDOR

SHEER WALL

GARAGE DOOR

SHEER WALL

SHEER WALL
ELEV
MECH
SHARED
GARAGE
FOR 10 UNITS
UP
UP UP

MAIL EV CAPABLE SPACE
BIKE

STORAGE UTILITIES
F.R.

BIKE

STORAGE
(12 BIKES) 12T/2P 12T/2P 6P 8' WIDE ROLL-UP
6' WIDE ROLL-UP
96G 96G

BOLLARDS
(12 BIKES)
123'-8"
1'-0" 20'-4" 20'-6" 24'-0" 36'-6" 20'-4" 1'-0" 87'-6" 10'-2" 34'-2" 25'-8" 11'-0" 2'-6" 1'-0" 3'-0" 10'-0" 36'-0"
20'-0" 10'-0" 10'-0"
20'-0" 20'-0" 20'-4"
36'-0" 10'-4" 3'-8"
20'-0" 8'-2"
PLAN 2B • TOTAL NET 1,286 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2B • DECK - NET 67 SQ. FT.

PLAN 2B • TOTAL COVERED AREA NET 1,353 SQ.FT.

PLAN 2B • 2BR/2BA
PLAN 2C • TOTAL NET 1,295 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2C • DECK - NET 127 SQ. FT.

PLAN 2C • TOTAL COVERED AREA NET 1,422 SQ.FT.

PLAN 2C • 2BR/2BA
PLAN 2A • TOTAL NET 1,018 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 2A • DECK - NET 152 SQ. FT.

PLAN 2A • TOTAL COVERED AREA NET 1,170 SQ.FT.

PLAN 2A • 2BR/2BA
PLAN 1A • TOTAL NET 1,000 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 1A • DECK - NET 102 SQ. FT.

PLAN 1A • TOTAL COVERED AREA NET 1,102 SQ.FT.

PLAN 1A • 1BR/1BA + DEN
PLAN 3C • TOTAL NET 1,966 SQ. FT.

NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD
OF CALCULATION.

PLAN 3C • DECK - NET 127 SQ. FT.

PLAN 3C • TOTAL COVERED AREA NET 1,418 SQ.FT.

PLAN 3C • 3BR/2.5BA + DEN
PLAN 3C • FIRST FLOOR - NET 675 SQ. FT.

PLAN 3C • SECOND FLOOR - NET 1,291 SQ. FT.

COSMO 21 UNIT SUMMARY
UNIT
# OF
BDRMS
# OF

BATHS UNIT NET SF
# OF

PARKING
SPACES

PARKING
TYPE
# OF
UNITS

UNIT AREA
TOTAL
PLAN 1A 1 1 1,000 SQ. FT. 1 SINGLE 3 2,999 SQ. FT.

PLAN 2A 2 2 1,018 SQ. FT. 1 SINGLE 6 6,107 SQ. FT.

PLAN 2B 2 2 1,286 SQ. FT. 1 SINGLE 6 7,717 SQ. FT.

PLAN 2C 2 2 1,295 SQ. FT. 2 TANDEM 5 6,476 SQ. FT.

PLAN 3C 3 2.5 1,966 SQ. FT. 2

SIDE BY
SIDE 1 1,966 SQ. FT.

TOTAL UNITS 21
TOTAL

BUILDABLE

NET AREA
25,265 SQ. FT.

TOTAL BDRMS 40
TOTAL BATHS 40
TOTAL PARKING SPACES 27

UNIT MIX
# OF
UNITS MIX %
1 BDR UNITS 3 14%
2 BDR UNITS 17 81%
3 BDR UNITS 1 5%
2C 3C
2B 2B
2A
IDF
STOR
ELEV
DECK DN 2A
1A
DECK
DECK
DECK
DECK
DECK
DECK
SHARED

DECK DECK

TRASH RM
123'-8"
4'-0" 17'-4" 12'-4" 17'-4" 4'-0" 86'-6" 10'-4" 34'-0" 25'-8" 13'-6" 3'-0" 9'-1" 11'-5" 11'-8" 15'-6" 8'-7" 12'-5" 2'-0"
4'-4" 4'-4" 3'-8"
5'-2" 5'-0"
5'-0"
1A
IDF
ELEV
DECK
2B 2B
2A 2A
2C 2C
DECK
DECK
DECK
DECK
DECK
DECK
DECK

TRASH RM

STORAGE / ROOF ACCESS
(4TH FLR)
SHARED
DECK

BLDG SUMMARY
OCCUPANCY R-2

CONTRUCTION TYPE V-A SPRINKLERED
# OF FLOORS 4
GROUND FLOOR AREA (GROSS) 10,290 SQ. FT.

UPPER FLOOR AREA (GROSS)
(FLOORS 2, 3, & 4 EACH) 10,081 SQ. FT.

TOTAL BUILDING FLOOR AREA
(GROSS) 40,532 SQ. FT.

T.O.SHT'G.9'-1"
T.O.P.

T.O.SHT'G.9'-1"
T.O.PARAPET 48'-4"
4TH FLOOR
3RD FLOOR
2ND FLOOR
GROUND FLOOR 10'-7"
T.O.CONC
T.O.P.

T.O.SHT'G.9'-1"
T.O.P.

T.O.SHT'G.9'-1"
T.O.PARAPET 48'-4"
4TH FLOOR
3RD FLOOR
2ND FLOOR
GROUND FLOOR 10'-7"
T.O.CONC
T.O.P.

T.O.SHT'G.

T.O.PARAPET 48'-4" 9'-1"
T.O.P.

T.O.SHT'G.9'-1"
T.O.P.

T.O.SHT'G.9'-1"
4TH FLOOR
3RD FLOOR
2ND FLOOR

GROUND FLOOR

LOW SLOPE
ROOF
3 8
:12 MIN

LOW SLOPE
ROOF
3 8
:12 MIN
D.S. D.S.

LOW SLOPE
ROOF
3 8
:12 MIN
SOLID
AWNING
3 8
:12 MIN
SOLID
AWNING
3 8
:12 MIN

SOLAR READY ZONE

SOLAR READY ZONE
SOLID
AWNING
3 8
:12 MIN
A/C
UNIT
(TYP.)

LOW SLOPE
ROOF
3 8
:12 MIN

LOW SLOPE
ROOF
3 8
:12 MIN
SOLID
AWNING

LOUVERED
AWNING
(TYP.)
SOLID
AWNING
SOLID
AWNING

LOW SLOPE
ROOF
3 8
:12 MIN
3 8
:12 MIN
3 8
:12 MIN
D.S. D.S.

LOW SLOPE
ROOF
3 8
:12 MIN
D.S.

LOW SLOPE
ROOF
3 8
:12 MIN
D.S.
3 8
:12 MIN

SOLAR READY ZONE

FRONT PERSPECTIVE

FRONT STREETSCAPE
City Council/RSA Agenda 294 Tuesday, April 25, 2023
STATION EAST PA 9 / 10
UNION CITY | CA
INTEGRAL COMMUNITIES | 15-142
DATE 02 | 08 | 23
3/32"=1'-0"SCALE
0 16 32
COLOR SCHEMES | A5.51
COLOR SCHEME 1
COLOR SCHEME 2
NOTES:
· STUCCO FINISH SHALL BE 16/20 GRAIN SAND FINISH
· DECKS, POSTS, AND RAILINGS SHALL BE SMOOTH

FINISH FIBER CEMENT
· WINDOWS SHALL BE BLACK FRAME FIBERGLASS
STUCCO, BODY COLOR 3
STUCCO, BODY COLOR 1
STUCCO, BODY COLOR 2
TRIM
BRICK STUCCO, BODY COLOR 2
STUCCO, BODY COLOR 2
STUCCO, BODY COLOR 1
STUCCO, BODY COLOR 3
TRIM
BRICK STUCCO, BODY COLOR 2
STUCCO, BODY COLOR 3
STUCCO, BODY COLOR 2
STUCCO, BODY COLOR 1
TRIM
BRICK STUCCO, BODY COLOR 3
STUCCO, BODY COLOR 3
STUCCO, BODY COLOR 2
STUCCO, BODY COLOR 1
TRIM
BRICK STUCCO, BODY COLOR 2
City Council/RSA Agenda 295 Tuesday, April 25, 2023
STATION EAST PA 9 / 10
UNION CITY | CA
INTEGRAL COMMUNITIES | 15-142
DATE 02 | 08 | 23
3/32"=1'-0"SCALE
0 16 32
DETAILS | A5.52

WINDOWS & PATIO DOORS
· MILGARD ULTRA SERIES, FIBERGLASS FRAME, OR APPROVED EQUAL · BLOCK STYLE FRAME
· COLOR: BLACK BEAN
· ALL WINDOWS AT GARAGES SHALL BE MATELUX PRIVACY GLASS

PRIVATE ENTRY DOORS
· THERMA-TRU PULSE LINEA OFFSET,

OR APPROVED EQUAL
· SMOOTH-STAR FLAT FRAME
· COLOR: ONYX
· FROSTED GLASS WINDOW

PRIVATE GARAGE DOORS
· CLOPAY CANYON RIDGE SERIES, OR APPROVED EQUAL
· SOLID COLOR STEEL FINSH
· COLOR: BLACK OR SLATE
· WINDOWS: FROSTED GLASS

CANYON RIDGE LOUVER STYLE

BACKLIT UNIT ADDRESS

CANYON RIDGE MODERN STYLE
VINE TRELLIS FRAME W/ S.S. CABLES

BALCONY RAILING
· 42" HEIGHT
· STEEL FRAME COLOR TO MATCH TRIM PER COLOR SCHEME

1.5" SQUARE TUBE STEEL

INTERMEDIATE AND BOTTOM RAILS

1.5"x1.5" INTERCRIMP

GALVANIZED WIRE MESH
PANELS, 0.162 GAUGE MIN

BLACK VINYL COATED
3" X 1.5" TUBE STEEL
TOP RAIL, 1/8" THICK

1.5" SQUARE TUBE STEEL END
& INTERMEDIATE POSTS, 1/8"
THICK

SMOOTH FINISH FIBER CEMENT

DECK POST PER PLAN

SMOOTH FINISH

FIBER CEMENT

DECK FASCIA

BICYCLE RACKS AT BIKE ROOMS
· CYCLE SAFE HI-DENSITY QUAD RACK

LOBBY ENTRY DOORS
· U.S.ALUMINUM ENTRANCE DOORS, OR APPROVED EQUAL
· 400 SERIES MEDIUM STILE FRAME
· COLOR: BLACK OR SIMILAR

SHARED GARAGE DOOR
· CORNELL IRON EXTREME 300 SERIES ROLL-UP,

OR APPROVED EQUAL
· BRICK PATTERN

LOBBY ENTRY KEYPAD
· SWIFTLANE SWIFTREADER X, OR APPROVED EQUAL
· WALL MOUNT AT 48" MAX HEIGHT TO TOP OF SCREEN
· REVERSE ORIENTATION ON REVERSED BUILDINGS FOR KEYPAD TO REMAIN ON SOUTHEAST SIDE OF DOOR KEYPAD
City Council/RSA Agenda 297 Tuesday, April 25, 2023
City Council/RSA Agenda 298 Tuesday, April 25, 2023

SYMBOL DESCRIPTION

TAPERED SCULPTURAL STEEL RETAINING WALL
- 30" MAX HEIGHT

CABLE RAILING FOR EDUCATIONAL SIGNAGE
30" CMU RETAINING WALL
42" VINYL SPLIT RAIL FENCE

FENCE & WALL SCHEDULE
L0.0.01

FENCE & WALL
PLAN
0 20 40
1"=20'-0"SCALE

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

SHEET TITLE CLIENT PROJECT
THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH URBAN ARENA, INC. USE WITHOUT WRITTEN CONSENT OF URBAN ARENA, INC. IS PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.

DATE / TIME OF PLOT (PST): 2/8/2023 2:32 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_FenceWall.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
NORTH

TAPERED SCULPTURAL

STEEL RETAINING WALL

CABLE RAILING FOR

EDUCATIONAL SIGNAGE

CMU RETAINING WALL VINYL SPLIT RAIL FENCE
City Council/RSA Agenda 299 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

LIMIT OF WORK LIMIT OF WORK DETENTION BASIN IMPROVEMENTS UNDER SEPARATE COVER DETENTION BASIN IMPROVEMENTS UNDER SEPARATE COVER

LIMIT OF WORK DETENTION BASIN IMPROVEMENTS UNDER SEPARATE COVER

SYMBOL DESCRIPTION

STREET LIGHT - ALUMINUM POLE BY

HAPCO WITH SLENDERFORM LED

MOUNT BY GARDCO

PATHWAY LIGHT - SHIELDED

ASYMMETRIC LED BOLLARD BY BEGA
(OR SIMILAR)

ENTRYWAY LIGHT - WALL

LUMINAIRE BY BEGA (OR SIMILAR)

ARCHITECTURAL LIGHT - BALANCE

OUTDOOR WALL SCONCE FROM WAC

LIGHTING (OR SIMILAR)

RECESSED LIGHTING - LED STEP MARKER

BY HK USA LIGHTING GROUP
(OR SIMILAR)

LIGHTING SCHEDULE
L0.0.02

LIGHTING PLAN
0 20 40
1"=20'-0"SCALE

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:33 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Lighting.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION

NORTH SLENDERFORM LED

STREET LIGHT MOUNT

BY GARDCO

SHIELDED ASYMMETRICAL

BOLLARD BY BEGA

WALL LUMINAIRE

BY BEGA

BALANCE OUTDOOR

WALL SCONCE BY WAC

LIGHTING

LED STEP MARKER

BY HK USA

LIGHTING GROUP
City Council/RSA Agenda 300 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER
P-01
P-02
P-01
P-04 P-04
P-04
P-04
P-04
P-01
P-02
P-04
P-01
P-01
P-01
5 P-01
P-01
P.A.

P.A.

P.A. P.A.

P.A.

P.A. P.A.

P.A.

P.A. P.A.

P.A.

P.A. P.A. P.A. P.A. P.A.

P.A.

P-01 P-02 P-02
P-03 P-03
8 8
4 3 3
1 2
1 1
14 16
17 17

SYMBOL DESCRIPTION

UTILITIES

BICYCLE PARKING

PLANTER POT
5` BENCH
OVERHEAD TRELLIS @ DRIVEWAY
TAPERED SCULPTURAL STEEL RETAINING WALLS - 30" MAX HEIGHT

EDGING STEEL

SCULPTURES BY LOCAL ARTISTS

MOUNDED LANDSCAPING

BUILT-IN SCULPTURAL BENCH

BOULDER
30" HT CMU RETAINING WALL

LIGHTING BOLLARD

EDUCATIONAL SIGNAGE

SPLIT RAIL FENCE

ENTRY STEPS
1 2
3 4
5 7
8 9
10 11
12 13
14 15
16 17

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION

CONCRETE

CONCRETE (EXPOSED AGGREGATE)

CRUSHED GRAVEL

VEHICULAR DRIVEWAY

LABYRINTH TILE INLAY

DECOMPOSED GRANITE
P-01
P-02
P-03
P-04
P-05
P-06

PAVING SCHEDULE
L1.1.01

CONSTRUCTION
PLAN

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:33 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Construction.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L1.1.02

L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
0 10 20
1"=10'-0"SCALE NORTH
City Council/RSA Agenda 301 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER
P-01
P-01
P-06 P-06
P-06 P-06 9 P-02
10 12
P-02 7
P-05
P-05
13 P-01
P.A.

P.A.

P.A. P.A.

P.A.

P.A.
15 16
P-01 P-018
11 14
17 SYMBOL DESCRIPTION

UTILITIES

BICYCLE PARKING

PLANTER POT
5` BENCH
OVERHEAD TRELLIS @ DRIVEWAY
TAPERED SCULPTURAL STEEL RETAINING WALLS - 30" MAX HEIGHT

EDGING STEEL

SCULPTURES BY LOCAL ARTISTS

MOUNDED LANDSCAPING

BUILT-IN SCULPTURAL BENCH

BOULDER
30" HT CMU RETAINING WALL

LIGHTING BOLLARD

EDUCATIONAL SIGNAGE

SPLIT RAIL FENCE
ENTRY STEPS 12345789
10 11
12 13
14 15
16 17

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION

CONCRETE

CONCRETE (EXPOSED AGGREGATE)

CRUSHED GRAVEL

VEHICULAR DRIVEWAY

LABYRINTH TILE INLAY

DECOMPOSED GRANITE
P-01
P-02
P-03
P-04
P-05
P-06

PAVING SCHEDULE
L1.1.02

CONSTRUCTION
PLAN

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:33 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Construction.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L1.1.03
MATCHLINE - SEE SHEET L1.1.01

L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
0 10 20
1"=10'-0"SCALE NORTH
City Council/RSA Agenda 302 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER
P-01 P-02
P-01
P-04 P-04
P-04
P-04
P-04
P-01
P-02
P-04
P-01
P-01
P-01 5 3
P-01
P-01
P-01 4
P-02 P-02
P.A.

P.A. P.A.

P.A.

P.A. P.A. P.A.

P.A. P.A.

P.A.

P.A. P.A.

P.A.

P-03 P-03 8 8 3
P.A.

P.A. 1 1 2 1
14 17

SYMBOL DESCRIPTION

UTILITIES

BICYCLE PARKING

PLANTER POT
5` BENCH
OVERHEAD TRELLIS @ DRIVEWAY
TAPERED SCULPTURAL STEEL RETAINING WALLS - 30" MAX HEIGHT

EDGING STEEL

SCULPTURES BY LOCAL ARTISTS

MOUNDED LANDSCAPING

BUILT-IN SCULPTURAL BENCH

BOULDER
30" HT CMU RETAINING WALL

LIGHTING BOLLARD

EDUCATIONAL SIGNAGE

SPLIT RAIL FENCE
ENTRY STEPS 12345789
10 11
12 13
14 15
16 17

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION

CONCRETE

CONCRETE (EXPOSED AGGREGATE)

CRUSHED GRAVEL

VEHICULAR DRIVEWAY

LABYRINTH TILE INLAY

DECOMPOSED GRANITE
P-01
P-02
P-03
P-04
P-05
P-06

PAVING SCHEDULE
L1.1.03

CONSTRUCTION
PLAN

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:33 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Construction.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L1.1.02

L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
0 10 20
1"=10'-0"SCALE NORTH
City Council/RSA Agenda 303 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS
UNDER SEPARATE COVER 112" 112"
L2.1.01

IRRIGATION PLANPROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:33 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Irrigation.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L2.1.02
0 10 20
1"=10'-0"SCALE NORTH L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03

GENERAL IRRIGATION NOTES
A. ALL IMPROVEMENTS SHALL COMPLY WITH THE STANDARD UNIFORM BUILDING CODE.

B. THIS IRRIGATION DESIGN IS DIAGRAMMATIC. ALL IRRIGATION EQUIPMENT SHOWN WITHIN PAVED

OR BUILDING AREAS ARE FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN SHRUB AREAS WHEREVER POSSIBLE.

C. MATERIAL COUNTS ARE APPROXIMATIONS AND SHOULD NOT BE TAKEN TO BE AN EXACT AMOUNTS. CONTRACTOR IS RESPONSIBLE FOR THEIR OWN MATERIAL QUANTITIES.

D. IRRIGATION CONTROL VALVES SHALL BE INSTALLED TOGETHER IN VALVE MANIFOLDS AS MUCH AS POSSIBLE. CONTRACTOR SHALL INSTALL ONE (1) SHUT-OFF BALL VALVE PER VALVE MANIFOLD.

E. ONE (1) SHUT-OFF BALL VALVE SHALL BE INSTALLED PRIOR TO ANY STREET CROSSINGS.

F. CONTRACTOR SHALL INSTALL ADDITIONAL INLINE CHECK VALVES AS NEEDED.

G. IT IS CONTRACTOR'S RESPONSIBILITY TO KEEP THE EXISTING IRRIGATION SYSTEM IN OPERABLE CONDITION THROUGHOUT THE CONSTRUCTION PERIOD. THE SCOPE OF RESTORING AND

REPAIRING OF EXISTING SYSTEM SHALL INCLUDE, BUT NOT LIMITED TO CAPPING-OFF LATERAL END

LINES AND MAINLINES, REROUTING MAINLINE AND CONTROL WIRES, AND RELOCATING VALVES OR REPLACING PER EXISTING STANDARDS.

H. DUE TO THE PRESENCE OF SUBSURFACE SOIL AND GROUNDWATER CONTAMINATION AND THE

POSSIBILITY OF VAPOR MIGRATION OR INTRUSION, DTSC MAY REQUIRE IN-TRENCH ENGINEERING

MITIGATION, SUCH AS VAPOR-PROOF PENETRATIONS, CLAY LENSES IN TRENCHES AND IRRIGATION APPURTENANCES.

PRESSURE AND FLOW NOTE
ASSUME WATER PRESSURE TO BE X PSI AND FLOW TO BE X GPM. CONTRACTOR SHALL VERIFY BEFORE ANY INSTALLATION. IF LESS THAN DESIGN INTENT, CALL LANDSCAPE ARCHITECT FOR DIRECTION.

ACC-99D 2-WIRE INSTALLATION NOTES
A. GROUNDING PLATES TO BE INSTALLED AT EVERY 12TH DECODER OR EVERY 1000' WHICH EVER IS SHORTER. THE FINAL DECODER IN ANY WIRE RUN SHOULD BE GROUNDED.

B. IT IS PREFERRED THAT MASTER VALVE AND FLOW SENSOR BE HARDWIRED DIRECTLY TO CONTROLLER.

C. DECODER GROUNDING HARDWARE SHOULD ALWAYS BE CONNECTED AND PLACED AT RIGHT ANGLES TO THE RUN OF THE TWO-WIRE PATH.

D. ID1 14-AWG WIRE RUNS SHALL NOT EXCEED 10,000' AND ID2 12-AWG WIRE RUNS SHALL NOT EXCEED 15,000' FOR ACC/ICD SYSTEMS.

E. MAXIMUM RECOMMENDED DISTANCE BETWEEN SOLENOID AND DECODER IS 150'.

I-CORE DUAL 2-WIRE INSTALLATION NOTES
A. GROUNDING PLATES AND DUAL-S SURGE PROTECTION DECODERS SHALL BE INSTALLED AT EVERY 12TH STATION DECODER OR 1000' OF WIRE RUN, WHICHEVER IS SHORTER. THE FINAL DECODER IN ANY WIRE RUN SHOULD BE GROUNDED AS WELL.

B. MASTER VALVE AND FLOW SENSOR SHALL BE HARDWIRED DIRECTLY TO CONTROLLER AND NOT ON THE 2-WIRE PATH.

C. ID1 14-AWG WIRE RUNS NOT TO EXCEED 5,000' AND ID2 12-AWG WIRE RUNS NOT TO EXCEED 7,500' FOR I-CORE DUAL SYSTEMS.

D. MAXIMUM RECOMMENDED DISTANCE BETWEEN SOLENOID AND DECODER IS 100'.

IRRIGATION PIPE SIZING CHART
(GPM AT 5 FEET PER SECOND)
PIPE SIZE PVC CL 200 PVC CL 315 PVC SCH 40 COPPER TYPE 'K' 3/4" 10 9 8 6
1" 16 14 12 12
1-1/4" 26 24 22 18
1-1/2" 35 30 30 26
2" 55 50 50 45
2-1/2" 80 70 70 70
3" 120 100 110 100
CONTRACTOR SHALL SIZE ALL LATERAL PIPE ACCORDING TO THIS SIZING LEGEND. 3/4" PIPE SHALL BE SMALLEST ALLOWABLE SIZE. NO 1/2" PIPE SHALL BE USED.

DRIPLINE SUPPLY/EXHAUST HEADER SIZING

ZONE FLOW (GPM) HEADER SIZE
0-5.0 3/4" PVC PIPE OR DRIPLINE TUBING

5.1-8.0 3/4" PVC PIPE OR RAIN BIRD QF-HEADER

8.1-13.0 1" PVC PIPE OR RAIN BIRD QF-HEADER

13.1-22.0 1-1/4" PVC PIPE

22.1-30.0 1-1/2" PVC PIPE

SLEEVE CHART FOR IRRIGATION PIPE
PIPE SCH. 40/80 PVC SLEEVE SIZE CONTROLLER WIRES SCH. 40/80 PVC SLEEVE SIZE 3/4" 2" 1-18 2"
1" 2" 19-24 2-1/2"
1-1/4" 2-1/2" 25-36 3"
1-1/2" 3" 37-48 4"
2" 4" 49-72 6"
2-1/2" 6" 73-90 6"
3" 6" 91-110 6"

HUNTER HDL MAXIMUM LATERAL LENGTHS

INLET PRESSURE (PSI)

NOMINAL FLOW

0.6 GPH 0.9 GPH
15 PSI
20 PSI
25 PSI
30 PSI
171 117
40 PSI
239 164
280 192
314 217
363 251
12" EMITTER SPACING
15 PSI
20 PSI
25 PSI
30 PSI
239 164
40 PSI
336 233
398 273
441 307
516 355
18" EMITTER SPACING
NOTE: WHEN USING 17mm INSERT FITTINGS WITH A
DESIGN PRESSURE OF 50-60 PSI, USE STAINLESS STEEL
CLAMPS ON EACH FITTING.
50 PSI 404 280
60 PSI 438 302
50 PSI 570 395
60 PSI 619 429
City Council/RSA Agenda 304 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER
WM
BF
MV
FS X 112"
2" 112" 112"

SYMBOL MANUFACTURER/MODEL/DESCRIPTION PSI
TORO O-T-570Z-6P-COM 5 SERIES 30
TURF SPRAY, 6" POP-UP, WITH A ZERO FLUSH SEAL. WITH
CHECK-O-MATIC CHECK VALVE. 1/2" FEMALE-THREADED
INLET. IDEAL FOR SMALL TO MEDIUM LANDSCAPE AREAS.

PRECISION SERIES SPRAY NOZZLES.

TORO O-T-570Z-6P-COM 8 SERIES 30
TURF SPRAY, 6" POP-UP, WITH A ZERO FLUSH SEAL. WITH
CHECK-O-MATIC CHECK VALVE. 1/2" FEMALE-THREADED
INLET. IDEAL FOR SMALL TO MEDIUM LANDSCAPE AREAS.

PRECISION SERIES SPRAY NOZZLES.

TORO O-T-570Z-6P-COM 10 SERIES 30
TURF SPRAY, 6" POP-UP, WITH A ZERO FLUSH SEAL. WITH
CHECK-O-MATIC CHECK VALVE. 1/2" FEMALE-THREADED
INLET. IDEAL FOR SMALL TO MEDIUM LANDSCAPE AREAS.

PRECISION SERIES SPRAY NOZZLES.

BUBBLER ASSEMBLY FOR TREES 30
INSTALL TWO (2) 18" RAINBIRD RWS-M-B-C-1402 WITH 0.50 GPM BUBBLER PER TREE.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION
RAIN BIRD XCZ-100-PRB-COM

WIDE FLOW DRIP CONTROL KIT FOR COMMERCIAL
APPLICATIONS. 1" BALL VALVE WITH 1" PESB VALVE AND 1"
PRESSURE REGULATING 40PSI QUICK-CHECK BASKET FILTER.

0.3 GPM-20 GPM
RAIN BIRD XCZ-150-LCDR

HIGH FLOW CONTROL ZONE KIT, FOR LARGE COMMERCIAL
DRIP ZONES. 1-1/2" PESB-R SCRUBBER GLOBE VALVE WITH
SINGLE 1-1/2" PRESSURE REGULATING 40PSI QUICK-CHECK
BASKET FILTERS. FLOW RANGE: 15-62 GPM.

PIPE TRANSITION POINT ABOVE GRADE

PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP TUBING
WITH RISER TO ABOVE GRADE INSTALLATION.

NETAFIM TLSOV
NETAFIM TLSOV- 1/2" MANUAL FLUSH VALVE, BARBED INSERT.

INSTALL IN 10" BOX, WITH ADEQUATE BLANK OR "COBRA"
TUBING TO EXTEND VALVE OUT OF VALVE BOX. 2/3 IN FITS

TECHLINE HCVXR, HCVXR-RW/RWP, CV, DL, RW AND RWP

DRIPLINES, AND PE IRRIGATION HOSE

HUNTER ECO-ID
ECO-ID: 1/2" FPT CONNECTION WITH 12-60 PSI OPERATING
PRESSURE. SPECIFY WITH HUNTER SJ SWING JOINT.

AREA TO RECEIVE DRIPLINE
HUNTER HDL-09-12-CV
HDL-09-12-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 12" O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK
STRIPING. DRIPLINE LATERALS SPACED AT 12" APART, WITH
EMITTERS OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH
HUNTER PLD BARBED OR PLD-LOC FITTINGS.

AREA TO RECEIVE DRIPLINE
HUNTER HDL-09-18-CV
HDL-09-18-CV: HUNTER DRIPLINE W/ 0.9 GPH EMITTERS AT 18" O.C. CHECK VALVE, DARK BROWN TUBING W/ BLACK
STRIPING. DRIPLINE LATERALS SPACED AT 18" APART, WITH
EMITTERS OFFSET FOR TRIANGULAR PATTERN. INSTALL WITH
HUNTER PLD BARBED OR PLD-LOC FITTINGS.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION

RAIN BIRD PESB-PRS-D
1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW
OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH

PRESSURE REGULATING MODULE, AND SCRUBBER

TECHNOLOGY FOR RELIABLE PERFORMANCE IN DIRTY WATER
IRRIGATION APPLICATIONS.

HUNTER HQ-33DLRC

QUICK COUPLER VALVE, YELLOW LOCKING RUBBER COVER,
RED BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET,
2-PIECE BODY.

BUCKNER-SUPERIOR 3200 1-1/2"

NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES

DIRTY WATER PROTECTION AND NO MINIMUM FLOW FEATURE,

WHICH ENSURES RELIABLE OPENING AND CLOSING OF THE
VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.

AVAILABLE IN 3/4",1"1-1/2",2",2-1/2" AND 3".

FEBCO 825Y 2"

REDUCED PRESSURE BACKFLOW PREVENTER
HUNTER ACC-2400-SS
24 STATION OUTDOOR MODULAR CONTROLLER. WITH TWO
ACM-600 MODULE. HIGH-END COMMERCIAL USE. STAINLESS
STEEL CABINET.

FLOMEC QS200-15 1-1/2"
1-1/2" INSERTION FLOWMETER, SCHEDULE 80 PVC HOUSING.

0.55-82 GPM RANGE, MAX. OPERATING PRESSURE 150PSI.
2-WIRE CONNECTOR W/ LED INDICATORS FOR POWER AND
PULSE. STORAGE TEMPS -20 F TO +160 F.

STRONG BOX SBBC-45SS

LOW PROFILE, TUBE AND WIRE CONSTRUCTION SMOOTH
TOUCH SURFACE, STAINLESS STEEL BACKFLOW ENCLOSURE.

46.5"L, 28"H, 17.75"W.

WATER METER 1-1/2"
IRRIGATION LATERAL LINE: PVC SCHEDULE 40
IRRIGATION MAINLINE: PVC SCHEDULE 40
FOR USE AFTER THE MASTER VALVE FOR PIPE SIZES UP TO 1.5" DIA.

IRRIGATION MAINLINE: TYPE K COPPER PIPE

FOR USE AT THE POINT OF CONNECTION FROM THE WATER
METER TO THE MASTER VALVE.

IRRIGATION MAINLINE: PVC CLASS 315 SDR 13.5

FOR USE AFTER THE MASTER VALVE FOR PIPE SIZES EQUAL TO
OR GREATER THAN 2" DIA.

PIPE SLEEVE: PVC SCHEDULE 40
60 Q T H 210 TT TQ F 150 5 5 5 5 5 5 5 5 5
60 Q T H 210 TT TQ F 150 8 8 8 8 8 8 8 8 8
150
60 Q
T H
210
TT
TQ F
10 10
10 10
10 10
10 10
10 FI
MV
BFX
FS
EN
WM
#" #
Valve Number
Valve Size
Valve Flow
Valve Callout #

IRRIGATION SCHEDULE
L2.1.02

IRRIGATION PLANPROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:33 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Irrigation.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L2.1.03
MATCHLINE - SEE SHEET L2.1.01
0 10 20
1"=10'-0"SCALE NORTH
POINT OF CONNECTION 'M4'
INSTALL A 1.5" WATER METER WITH A 2" SERVICE LINE FROM THE STREET MAIN. REFER TO CIVIL'S PLANS FOR EXACT METER LOCATION.

INSTALL A 2" REDUCED PRESSURE BACKFLOW PREVENTION DEVICE WITHIN A BACKFLOW ENCLOSURE. VERIFY FINAL LOCATION WITH LANDSCAPE ARCHITECT.

L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
City Council/RSA Agenda 305 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER
WM
BF
MV
FS 112"
2" 112" 112" 112"

PRECISION SERIES SPRAY NOZZLES.

TORO O-T-570Z-6P-COM 8 SERIES 30
TURF SPRAY, 6" POP-UP, WITH A ZERO FLUSH SEAL. WITH
CHECK-O-MATIC CHECK VALVE. 1/2" FEMALE-THREADED
INLET. IDEAL FOR SMALL TO MEDIUM LANDSCAPE AREAS.

PRECISION SERIES SPRAY NOZZLES.

TORO O-T-570Z-6P-COM 10 SERIES 30
TURF SPRAY, 6" POP-UP, WITH A ZERO FLUSH SEAL. WITH
CHECK-O-MATIC CHECK VALVE. 1/2" FEMALE-THREADED
INLET. IDEAL FOR SMALL TO MEDIUM LANDSCAPE AREAS.

PRECISION SERIES SPRAY NOZZLES.

BUBBLER ASSEMBLY FOR TREES 30
INSTALL TWO (2) 18" RAINBIRD RWS-M-B-C-1402 WITH 0.50 GPM BUBBLER PER TREE.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION
RAIN BIRD XCZ-100-PRB-COM

WIDE FLOW DRIP CONTROL KIT FOR COMMERCIAL
APPLICATIONS. 1" BALL VALVE WITH 1" PESB VALVE AND 1"
PRESSURE REGULATING 40PSI QUICK-CHECK BASKET FILTER.

0.3 GPM-20 GPM
RAIN BIRD XCZ-150-LCDR

HIGH FLOW CONTROL ZONE KIT, FOR LARGE COMMERCIAL
DRIP ZONES. 1-1/2" PESB-R SCRUBBER GLOBE VALVE WITH
SINGLE 1-1/2" PRESSURE REGULATING 40PSI QUICK-CHECK
BASKET FILTERS. FLOW RANGE: 15-62 GPM.

PIPE TRANSITION POINT ABOVE GRADE

PIPE TRANSITION POINT FROM PVC LATERAL TO DRIP TUBING
WITH RISER TO ABOVE GRADE INSTALLATION.

NETAFIM TLSOV
NETAFIM TLSOV- 1/2" MANUAL FLUSH VALVE, BARBED INSERT.

INSTALL IN 10" BOX, WITH ADEQUATE BLANK OR "COBRA"
TUBING TO EXTEND VALVE OUT OF VALVE BOX. 2/3 IN FITS

TECHLINE HCVXR, HCVXR-RW/RWP, CV, DL, RW AND RWP

DRIPLINES, AND PE IRRIGATION HOSE
60 Q T H 210 TT TQ F 150 5 5 5 5 5 5 5 5 5
60 Q T H 150 210 TT TQ F 8 8 8 8 8 8 8 8 8
150
60 Q
T H
210
TT
TQ F
10 10
10 10
10 10
10 10
10 F

IRRIGATION SCHEDULE

SYMBOL MANUFACTURER/MODEL/DESCRIPTION

HUNTER ECO-ID
ECO-ID: 1/2" FPT CONNECTION WITH 12-60 PSI OPERATING
PRESSURE. SPECIFY WITH HUNTER SJ SWING JOINT.

SYMBOL MANUFACTURER/MODEL/DESCRIPTION

RAIN BIRD PESB-PRS-D
1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW
OPERATING CAPABILITY, GLOBE CONFIGURATION. WITH

PRESSURE REGULATING MODULE, AND SCRUBBER

TECHNOLOGY FOR RELIABLE PERFORMANCE IN DIRTY WATER
IRRIGATION APPLICATIONS.

HUNTER HQ-33DLRC

QUICK COUPLER VALVE, YELLOW LOCKING RUBBER COVER,
RED BRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET,
2-PIECE BODY.

BUCKNER-SUPERIOR 3200 1-1/2"

NORMALLY CLOSED BRASS MASTER VALVE THAT PROVIDES

DIRTY WATER PROTECTION AND NO MINIMUM FLOW FEATURE,

WHICH ENSURES RELIABLE OPENING AND CLOSING OF THE
VALVE IN EXTREME HIGH OR LOW FLOW SCENARIOS.

AVAILABLE IN 3/4",1"1-1/2",2",2-1/2" AND 3".

FEBCO 825Y 2"

REDUCED PRESSURE BACKFLOW PREVENTER I
MV
BF

REDUCED PRESSURE BACKFLOW PREVENTER
HUNTER ACC-2400-SS
24 STATION OUTDOOR MODULAR CONTROLLER. WITH TWO
ACM-600 MODULE. HIGH-END COMMERCIAL USE. STAINLESS
STEEL CABINET.

FLOMEC QS200-15 1-1/2"
1-1/2" INSERTION FLOWMETER, SCHEDULE 80 PVC HOUSING.

0.55-82 GPM RANGE, MAX. OPERATING PRESSURE 150PSI.
2-WIRE CONNECTOR W/ LED INDICATORS FOR POWER AND
PULSE. STORAGE TEMPS -20 F TO +160 F.

STRONG BOX SBBC-45SS

LOW PROFILE, TUBE AND WIRE CONSTRUCTION SMOOTH
TOUCH SURFACE, STAINLESS STEEL BACKFLOW ENCLOSURE.

46.5"L, 28"H, 17.75"W.

WATER METER 1-1/2"
IRRIGATION LATERAL LINE: PVC SCHEDULE 40
IRRIGATION MAINLINE: PVC SCHEDULE 40
FOR USE AFTER THE MASTER VALVE FOR PIPE SIZES UP TO 1.5" DIA.

IRRIGATION MAINLINE: TYPE K COPPER PIPE

FOR USE AT THE POINT OF CONNECTION FROM THE WATER
METER TO THE MASTER VALVE.

IRRIGATION MAINLINE: PVC CLASS 315 SDR 13.5

FOR USE AFTER THE MASTER VALVE FOR PIPE SIZES EQUAL TO
OR GREATER THAN 2" DIA.

PIPE SLEEVE: PVC SCHEDULE 40 X
FS
EN
WM
#" #
Valve Number
Valve Size
Valve Flow
Valve Callout #

SYMBOL MANUFACTURER/MODEL/DESCRIPTION
L2.1.03

IRRIGATION PLANPROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Irrigation.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L2.1.02
0 10 20
1"=10'-0"SCALE NORTH L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
City Council/RSA Agenda 306 Tuesday, April 25, 2023
L2.2.01

IRRIGATION

DETAILS
PROJECTDATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_IrrigationDetails.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
NOTES
A. TEFLON TAPE ALL THREADS. NO TEFLON PASTE OR PIPE
DOPE SHALL BE USED.

B. PROVIDE 24" OF EXPANSION WIRE AT EACH WIRE
CONNECTION IN VALVE BOX.

C. IF REQUIRED, INSTALL 2-WIRE DECODER PER DECODER
DETAIL.

REMOTE CONTROL VALVE 1" = 1"
1 2
10 4
5 7
8 14
12 13
11 6
9 3
1 FINISH GRADE
SCHEDULE 40 PVC ELBOW FITTING
(SLIP x SLIP)
2 3 VALVE I.D TAG
4 REMOTE CONTROL VALVE

CONTROL WIRES WITH WATERPROOF

WIRE CONNECTORS
5 UNDISTURBED NATIVE SOIL

SUBGRADE
6 SCHEDULE 80 PVC UNION
(SLIP x SLIP)
7 8 PVC LATERAL PIPE
9 VALVE BOX
SCHEDULE 40 PVC MALE
ADAPTER (THREAD x SLIP) (TYP.)
10 11 PEA GRAVEL SUMP
12 PVC MAINLINE FITTINGS
13 PVC MAINLINE PIPE
14 (4) FOUR COMMON RED BRICK
P-20-135.4-01-36 1
3" MIN.

NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

B. CONTRACTOR SHALL FOLLOW IRRIGATION MAINTENANCE PROCEDURES FOR CLEANING OUT BASKET FILTER.

C. LEAVE 1-2" OF AIR SPACE BETWEEN VALVE AND GRAVEL.

DRIP CONTROL ZONE KIT - BASKET 1" = 1'-0"
1 4
2 3
5 6
7 8
10 11
12 14
15 16
17 18
9 11
13 1 FINISH GRADE
2 MULCH LAYER
3 CONTROL ZONE KIT
4 VALVE BOX
5 VALVE I.D TAG
6 TWO-WIRE DECODER (IF NEEDED)
7 WATERPROOF WIRE CONNECTORS
8 30-INCH LINEAR LENGTH OF COILED WIRE
9 UNDISTURBED NATIVE SOIL SUBGRADE
10 PVC SCHEDULE 40 MALE ADAPTER (THREAD x THREAD)
11 PVC MAINLINE PIPE (LENGTH AS REQUIRED)
12 PVC SCHEDULE 40 ELBOW (SLIP x SLIP)
13 (4) COMMON RED BRICK
14 PVC SCHEDULE 40 MAINLINE FITTING
15 PVC MAINLINE PIPE
16 PEA GRAVEL SUMP
17 PVC SCHEDULE 40 COUPLING (THREAD x THREAD)
18 LATERAL LINE
P-20-135.4-01-05 BALL VALVE 1" = 1" 2
1 2
3 4
5 6
9 8
7 NOTES
A. TEFLON TAPE ALL THREADS.

B. LEAVE 2" OF AIR SPACE BETWEEN BALL VALVE
AND GRAVEL SUMP.

C. INSTALL ONE BALL VALVE PER VALVE MANIFOLD.

D. INSTALL ONE BALL VALVE PRIOR TO EVERY
STREET CROSSING.
10 1 UNDISTURBED NATIVE SOIL SUBGRADE
2 FINISH GRADE
3 ROUND VALVE BOX
4 BALL VALVE
5 SCHEDULE 80 PVC NIPPLE (IF THREADED)
6 SCHEDULE 40 PVC 45 ELL FITTING
7 PVC MAINLINE PIPE
8 GRAVEL SUMP
9 TWO (2) COMMON RED BRICK
10 WATER TYPE I.D. TAG
P-20-135.4-01-33 3
3" MIN.

DRIP CONTROL ZONE KIT - Y FILTER 1 1/2" = 1'-0"
6 7
8 12
11 13
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

B. CONTRACTOR SHALL FOLLOW IRRIGATION MAINTENANCE PROCEDURES FOR CLEANING CONTROL ZONE FILTER.

C. LEAVE 1-2" OF AIR SPACE BETWEEN VALVE AND GRAVEL.
5 4
3 2
1 14
15 16
12 17
18 9
10 10
1 FINISH GRADE
2 MULCH OR DECOMPOSED GRANITE LAYER
3 CONTROL ZONE KIT
4 VALVE BOX
5 VALVE I.D TAG
6 2 WIRE DECODER (IF NEEDED)
7 WATERPROOF WIRE CONNECTORS
8 30-INCH LINEAR LENGTH OF COILED WIRE
9 UNDISTURBED NATIVE SOIL SUBGRADE
10 PVC MAINLINE PIPE (LENGTH AS REQUIRED)
11 PVC SCHEDULE 40 ELBOW (SLIP x SLIP)
12 PVC SCHEDULE 40 MALE ADAPTER (THREAD x SLIP)
13 PVC SCHEDULE 40 SLIP FITTING
14 PEA GRAVEL SUMP
15 PVC MAINLINE PIPE
16 PVC SCHEDULE 80 THREADED UNION
17 (4) FOUR COMMON RED BRICK
18 LATERAL LINE
4 P-20-135.4-01-06
NOTES
A. ALL WIRE SHALL BE INSTALLED PER LOCAL CODES.

B. PROVIDE EXPANSION COILS AT EACH WIRE CONNECTION IN VALVE BOX.

C. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL.

D. INSTALL ONLY 1 VALVE PER VALVE BOX.

E. TEFLON TAPE ALL THREADS.

F. LEAVE 2" OF AIR SPACE BETWEEN THE BOTTOM OF VALVE AND PEA GRAVEL SUMP.
1" = 1"
1 2
3 4
5 6
7 8
9 10
11 MASTER VALVE 1" = 1"
1 FINISH GRADE
2 PVC MAINLINE PIPE
3 SCHEDULE 40 PVC MALE ADAPTER
4 VALVE BOX
5 MASTER VALVE
6 WATERPROOF WIRE CONNECTION
7 12" MINIMUM OF COILED SPARE WIRE
8 UNDISTURBED NATIVE SOIL SUBGRADE
9 SCHEDULE 40 PVC 45 ELL
10 FOUR (4) COMMON RED BRICK
11 2" PEA GRAVEL SUMP
P-20-135.4-01-34 5
M
BF
MV
FS
P.O.C. EQUIPMENT LAYOUT 3/16" = 1'-0"
1 2
3 4
5 4
4 4
1 WATER METER (INSTALLED PER CIVIL PLANS)
2 COPPER PIPE FROM WATER METER TO BACKFLOW ASSEMBLY
3 BACKFLOW ASSEMBLY - SEE BACKFLOW ASSEMBLY DETAIL
4 PVC PIPE
5 MASTER VALVE (IF REQUIRED) - SEE MASTER VALVE DETAIL
6 6 FLOW SENSOR - SEE FLOW SENSOR DETAIL
7 7 QUICK COUPLER - SEE QUICK COUPLER DETAIL
8 8 SHUT-OFF BALL VALVE - SEE BALL VALVE DETAIL
NOTES
A. TEFLON TAPE ALL THREADS. NO PIPE DOPE
ALLOWED.

B. ALL BRASS FITTINGS SHALL BE RED BRASS.

C. SEE IRRIGATION SCHEDULE FOR EQUIPMENT TYPE
AND SIZE.

D. EQUIPMENT SHALL BE PLACED IN LOCATION PER
PLAN.

E. CONTRACTOR SHALL CHECK STATIC WATER PRESSURE

AND FLOW AT THE WATER METER PRIOR TO
INSTALLATION OF ANY IRRIGATION EQUIPMENT. IF

PRESSURE AND/OR FLOW DOES NOT MATCH PLANS,

CONTRACTOR SHALL CONTACT THE LANDSCAPE
ARCHITECT IMMEDIATELY FOR DIRECTION.
6 P-20-135.4-01-20
MIN. 15X PIPE DIA. MIN. 15X PIPE DIA.

WATER FLOW
MASTER VALVE & FLOW SENSOR 1" = 1'-0"
NOTES
A. THERE SHALL BE NO SPLICES BETWEEN FLOW SENSORS
AND CONTROLLER. ALL CONDUIT END POINTS SHALL BE
FILLED WITH EPOXY TO ENSURE WATERPROOFING.

B. CONTRACTOR SHALL USE DIFFERENT COLORS FOR

VALVE LEAD WIRES TO DISTINGUISH BETWEEN SENSOR
AND FIELD LEADS.

C. MAINLINE MUST BE DOWNSIZED TO SIZE OF FLOW

SENSOR TEE BETWEEN MASTER VALVE AND FLOW
SENSOR AND AFTER FLOW SENSOR. DISTANCES ARE
SHOWN ABOVE.
1 2
3 5
6 4
1 FLOW SENSOR UNIT
2 FLOW SENSOR WIRE (PER PLAN)
3 1" PVC ELEC. WIRE CONDUIT TO CONTROLLER
4 MASTER VALVE
5 MAINLINE TO AUTOMATIC CONTROL VALVES
6 2 WIRE DECODER - IF NEEDED
7 P-20-135.4-01-17 FLOW SENSOR 1" = 1"
1 3
4 5
6 7
9 10
12 13
14 11
2 8
5x PIPE MIN.

DOWNSTREAM
10x PIPE MIN.

DOWNSTREAM
18"
1 MAINLINE FROM MASTER VALVE
2 UNDISTURBED NATIVE SOIL SUBGRADE
3 FINISH GRADE
4 RECTANGULAR VALVE BOX
5 SCH. 40 PVC CONDUIT BUSHING
6 WATERPROOF WIRE CONNECTORS
7 FLOW SENSOR CABLE P-7162D
8 I.D. TAG # ID.MAX.Y2.PW017
9 EDGE OF HARDSCAPE

MAINLINE TO REMOTE CONTROL
VALVES
10 11 (4) FOUR COMMON RED BRICK
12 GRAVEL SUMP - 1 CUBIC FOOT
13 FLOW SENSOR
1-1/4" SCH. 40 PVC CONDUIT

SWEEP ELBOW
14 8
P-20-135.4-01-21
12"
12"
12"
12"

PLAN VIEW
VALVE BOX LAYOUT 1" = 1"
12"
MIN.
4 NOTES
A. CENTER VALVE BOX OVER VALVE TO FACILITATE
SERVICING OF VALVE.

B. SET VALVE BOXES 2" MAXIMUM ABOVE GRADE

IN MULCH COVER OR GROUNDCOVER/SHRUB
AREAS - SET 1" ABOVE FINISH GRADE IN TURF
AREAS.

C. SET VALVE BOX AND VALVE ASSEMBLY IN

GROUND - COVER/SHRUB AREA WHERE

POSSIBLE - INSTALL IN TURF ONLY IF THERE IS
NO ADJACENT GROUND COVER.

D. SET VALVE BOXES PARALLEL TO ONE ANOTHER
AND PERPENDICULAR TO EDGE.

E. AVOID HEAVY COMPACTION OF SOIL AROUND

VALVE BOXES TO PREVENT THEIR
DEFORMATION/COLLAPSE.
3 3
3 1
2 1 10" DIAMETER CIRCULAR VALVE BOX

EDGE OF PLANTING AREA, WALK, FENCE,
CURB, ETC.
2 3 12" x 18" RECTANGULAR VALVE BOX.
4 20" x 30" RECTANGULAR VALVE BOX.

P-20-135.4-01-18 9
City Council/RSA Agenda 307 Tuesday, April 25, 2023
L2.2.02

IRRIGATION

DETAILS

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_IrrigationDetails.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
12" MIN.
18" MAX.

NOTES:

A. ALL BRASS SHALL BE RED BRASS.

B. NO CLOSE NIPPLES SHALL BE USED.

C. EQUIPMENT SHALL BE INSTALLED A MIN. OF 12" FROM WALLS, BUILDINGS, ETC.

D. INSTALL AND TEST BACKFLOW PREVENTER AS REQUIRED BY LOCAL CODES & HEALTH DEPT. VERIFY LOCAL REQUIREMENTS PRIOR TO INSTALLATION.

E. INSTALL ASSEMBLY IN SHRUB AREA ONLY.

F. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED. 1 4
8 6
9 3
2 7
12 11
5 10
13 14
BACKFLOW - WYE & PRES. REGULATOR 1" = 1"
15 1 REDUCED PRESSURE BACKFLOW PREVENTER
2 3" BRASS NIPPLE (TYP.)
3 BRASS UNION
4 FINISH GRADE
5 BRASS RISER (LENGTH AS REQUIRED) (TYP.)
6 THREADED BRASS ELBOW (TYP.)
7 COPPER PIPE FROM POINT OF CONNECTION

COPPER MALE ADAPTER FITTING
(SLIP x THREAD)
8 9 BACKFLOW ENCLOSURE
10 PVC MAINLINE PIPE TO IRRIGATION SYSTEM
4" THICK CONCRETE PAD, SLOPE TOP

AWAY FROM ENCLOSURE
11 12 UNDISTURBED NATIVE SOIL SUBGRADE
13 WATTS LF777 BRONZE WYE STRAINER

PRESSURE REGULATOR (IF REQUIRED)
(SEE IRRIGATION PLANS FOR TYPE)
14 PVC SCHEDULE 80 MALE ADAPTER FITTING
(SLIP x THREAD)
15 P-20-135.4-01-11 10

TOP VIEW PAD

SIDE VIEW
BACKFLOW ENCLOSURE 1" = 1'-0"
NOTES
A. SMOOTH TOUCH ANCHOR BASE.

B. MOUNTING BASE SECURED IN CONCRETE WITH 3
8"
J BOLTS (4 PLACES).

C. EXISTING CONCRETE CORNERS WILL NEED TO 3
8"X
3" REDHEAD ANCHORS.

D. SEE BACKFLOW DETAIL FOR BACKFLOW
INSTALLATION.

E. BACKFLOW DEVICE AND ENCLOSURE SHALL BE
INSTALLED IN SHRUB AREAS ONLY.
4"
4"
1 2
3 4
5 6
8 9
7 7
1 7
8 STRONGBOX BACKFLOW ENCLOSURE AS SPECIFIED ON

IRRIGATION SCHEDULE
1 ENCLOSURE LOCKING SWING DOOR (DOOR

MOUNTED TO ANCHOR BASE)
2 3 PADLOCK PROTECTIVE COVER
4 PADLOCK

BACKFLOW PREVENTER AS SPECIFIED ON IRRIGATION
SCHEDULE.
5 ENCLOSURE SWIVEL POINT ATTACHED TO
MOUNTING BASE. ENCLOSURE SECURED TO BASE (6

PLACES)
6 7 ANCHOR BASE MOUNT
POURED CONCRETE BASE, 6" MINIMUM THICKNESS.

EXTEND 4" BEYOND OUTSIDE DIMENSIONS OF
ENCLOSURE.
8 9 UNDISTURBED NATIVE SOIL SUBGRADE
11 P-20-135.4-01-12
NOTES
A. CENTER VALVE BOX OVER VALVE TO ALLOW FOR SERVICING.

B. NOT ALL MANIFOLDS WILL HAVE A QUICK COUPLER.

CONTRACTOR SHALL INSTALL QUICK COUPLERS ON VALVE
MANIFOLDS AS MUCH AS POSSIBLE. QUICK COUPLERS SHALL BE
NO MORE THAN 100' O.C. OF EACH OTHER THROUGHOUT
THE ENTIRE SYSTEM.

E. VALVE BOX MANIFOLDS SHALL BE INSTALLED IN SHRUB AREAS ONLY WHEREVER POSSIBLE. INSTALL MANIFOLDS IN TURF AREAS ONLY IF THERE IS NO ADJACENT SHRUB PLANTING AREA.

F. SEE VALVE BOX LAYOUT DETAIL FOR VALVE BOX SPACING
DISTANCES.

G. TEFLON TAPE ALL THREADS.

TYPICAL VALVE MANIFOLD LAYOUT 1" = 1"
1 2
3 4
5 6
7 8
9 10
11 1 MAINLINE CAP TO ALLOW FOR FUTURE EXPANSION
2 VALVE BOX BRANDING - SEE BRANDING DETAIL
3 IRRIGATION LATERAL LINE
4 CONTROLLER WIRE OUTPUT
5 PVC TEE FROM MANIFOLD MAINLINE TO REMOTE CONTROL VALVE

IRRIGATION CONTROLLER WIRE RUNNING CONTINUOUSLY

ALONG SYSTEM MAINLINE
6 7 CONTROLLER WIRE TO REMOTE CONTROL VALVES

QUICK COUPLER VALVE - IF INSTALLED ON VALVE

MANIFOLD
8 9 MANIFOLD SHUT-OFF BALL VALVE

PRESSURE SUPPLY MAINLINE - SEE IRRIGATION LEGEND

FOR SIZE AND TYPE
10 PRESSURE SUPPLY MAINLINE TO MANIFOLD - SAME SIZE

AND TYPE AS SYSTEM MAINLINE
11 12
P-20-135.4-01-16

POC - A
MV - A
FS - A
RCV - A#

FLUSH VALVE

AIR RELIEF VALVE

QUICK COUPLER
FV - A
AR - A
QC - A
CONTROLLER I.D.

QUICK COUPLER

GATE VALVE GV - A
CONTROLLER I.D.

STATION NUMBER

REMOTE CONTROL VALVE
P.O.C. ASSEMBLY

MASTER VALVE

FLOW SENSOR

CONTROL VALVE

PULL BOX PB - A

PRESSURE REDUCER PR - A
RCV - A1
QC - A
IRRIGATION ITEM: BRANDING:

RCV - A1
QC - A

BALL VALVE BV - A
VALVE BOX BRANDING 1" = 1'-0"
NOTES
A. CONTRACTOR TO CONTACT LANDSCAPE

ARCHITECT FOR DIRECTION FOR ALL OTHER

IDENTIFICATION MARKINGS NOT SHOWN ON
CHART PROVIDED.
2 1
2 3

RECTANGULAR VALVE BOX - SEE IRRIGATION

SPECIFICATIONS FOR TYPE
1 3" IDENTIFICATION BRAND - SEE CHART FOR BRANDING

REQUIREMENT
2 ROUND VALVE BOX - SEE IRRIGATION

SPECIFICATIONS FOR TYPE
3 P-20-135.4-01-19 13
ICA6 CONTROLLER PEDESTAL - I.T.S. 1 1/2" = 1'-0"
0'-4"
NOTES:

A. CONTROLLER PEDESTAL ASSEMBLY WILL BE
ASSEMBLED BY IMPERIAL TECHNICAL SERVICES.

B. ALL GROUNDING REQUIREMENT FOR SHALL

CONFORM TO LOCAL AND NATIONAL
ELECTRICAL CODES.

C. ALL WIRING SHALL BE INSTALLED PER LOCAL
CODE.

D. REFER TO SITE ELECTRICAL PLANS FOR FINAL
POWER SUPPLY LOCATION.
1 16" STAINLESS STEEL TOP-ENTRY CONTROLLER PEDESTAL - NEMA 3R

RAINPROOF ENCLOSURE (UL LISTED)
1 2
2 CONTROLLER
3 3 POWER SUPPLY / GFI RECEPTACLE
4 MASTER VALVE RELAY ASSEMBLY OR PUMP START

RELAY ASSEMBLY (OPTIONAL)
4 5
5 TERMINAL BOARD
6 6 REMOTE RECEIVER CONNECTOR (OPTIONAL)
7 7 1" PVC CONDUIT FOR 120 VAC FROM POWER SUPPLY
8 PVC CONDUIT FOR CONTROL WIRES (SIZE AS

REQUIRED)
8 9
9 FILL VOIDS WITH 3/8" PEA GRAVEL
10 1" PVC CONDUIT FOR FLOW SENSOR CABLE - PAIGE
ELECTRIC CABLE P-7162-D (IF APPLICABLE)
10 11

CONCRETE SLAB - SLOPE AWAY FROM CONTROLLER

PEDESTAL
11 0'-6"

DARYL GREEN
P: 949.584.7311
E: [email protected]
CONTROLLER GROUNDING - ROD 3" = 1'-0" 14
NOTES:

A. CONTRACTOR SHALL CONSULT SITE UTILITY

AS-BUILTS FOR ALL UNDERGROUND ITEM
WITHIN LIMIT OF WORK.

B. ALL ITEMS SHALL BE INSTALLED PER
MANUFACTURER'S RECOMMENDATIONS.

C. ALL INSTALLATIONS SHALL MEET THE NATIONAL
ELECTRICAL CODE.

D. EARTH RESISTANCE SHALL BE MEASURED AND

RECORDED AFTER INSTALLATION WITHIN

ACCORDANCE OF LATEST REQUIREMENTS OF
NFPA 780. DESIRED READINGS ARE 5 TO 10
OHMS BUT NO MORE THAN 25 OHMS.

E. CONSULT THE A.S.I.C. GUIDELINE 100-2002 FOR

EARTH GROUNDING ELECTRONIC EQUIPMENT
IN IRRIGATION SYSTEMS.

F. DO NOT INSTALL ANY OTHER WIRES OR CABLE
WITHIN THE SPHERE OF INFLUENCE.

DARYL GREEN
P: 949.584.7311
E: [email protected]
10'-0"
10'-0"
10'-0"
12"
1 2
3 4
5 1
2 3
1 CONTROLLER
2 #6 AWG SOLID COPPER WIRE
3 GROUNDING ROD (5/8" x 8')
4 ELECTRODE SPHERE OF INFLUENCE BOUNDARY
5 SPHERE OF INFLUENCE AREA
15 P-20-135.4-01-26 QUICK COUPLER 1" = 1'-0"
NOTES
A. ALL BRASS SHALL BE RED BRASS.

B. TEFLON TAPE ALL THREADS.

C. BRAND VALVE BOX WITH THE LETTERS "QC".

D. CONCRETE SHALL ALLOW THREADED ENDS ON
BRASS NIPPLES TO BE EXPOSED.
2 1
3 4
5 6
7 8
7 9
10 11
12 8
1 ROUND VALVE BOX
2 FINISH GRADE
3 UNDISTURBED NATIVE SOIL SUBGRADE
4 QUICK COUPLER VALVE
5 GRAVEL SUMP
6 (2) TWO COMMON RED BRICK
7 BRASS NIPPLE (LENGTH AS REQUIRED) (TYP.)
8 BRASS COUPLING
9 BRASS ELBOW
10 ONE CUBIC FOOT OF CONCRETE
11 SCHEDULE 80 PVC NIPPLE
12 SCHEDULE 40 PVC MAINLINE FITTING
16 P-20-135.4-01-35
BACK
NOTES
A. SAMPLE TAG - PROVIDE SUBMITTAL FOR
APPROVAL.

B. TAG BACKGROUND COLOR SHALL BE YELLOW IN
COLOR.

C. ALL LETTERING SHALL BE BLACK.

D. TAGS SHALL BE ADDED TO ALL IRRIGATION
CONTROL VALVES FOR IDENTIFICATION.

FRONT
1 STANDARD YELLOW IRRIGATION VALVE I.D. TAG - SEE
IRRIGATION SPECIFICATIONS FOR TYPE.
1 VALVE I.D. TAG 1" = 1"
2 2 ALL LETTERING SHALL BE BLACK IN COLOR.

P-20-135.4-01-27 17
IN-LINE CHECK VALVE ON MAINLINE 1" = 1"
1 4
5 3
2 6
7 1 VALVE BOX
2 IN-LINE CHECK VALVE (TYP.)
3 MAINLINE PIPE
4 FINISHED GRADE
5 UNDISTURBED NATIVE SOIL SUBGRADE
6 SCHEDULE 40 PVC 45 ELL FITTINGS
7 PEA GRAVEL SUMP
NOTES:

A. TEFLON TAPE ALL THREADS IF CHECK VALVE IS
THREADED.

P-20-135.4-01-15 TRENCHING 1" = 1'-0" 18
NOTES
A. PIG TAIL & LOOP CONTROL WIRE AT ALL 90°
CHANGES IN DIRECTION.

B. LOCATOR TAPE SHALL BE LOCATED 6" ABOVE THE
ENTIRE MAINLINE RUN.

C. CONTROL WIRES SHALL BE BUNDLED & TAPED EVERY
12" O.C. AND INSTALLED ADJACENT TO PRESSURE
SUPPLY LINE.
1 2
3 4
5 6
7 0'-6"
ABOVE
1 CLEAN BACKFILL - 90% COMPACTION REQUIRED
2 NON-PRESSURE LATERAL LINE
3 CONTROL WIRES
4 PRESSURE SUPPLY LINE
5 UNDISTURBED NATIVE SOIL SUBGRADE
6 FINISH GRADE
7 3" DETECTABLE LOCATOR TAPE
19 P-20-135.4-01-22 SLEEVES 1" = 1'-0"
NOTES
A. ALL SLEEVES SHALL BE PVC SCHEDULE 40 OR GREATER.

B. EXTEND SLEEVES 12" BEYOND EDGE OF HARDSCAPE AT BOTH ENDS.

C. INSTALL SLEEVES UNDER HARDSCAPE.

D. ALL SLEEVES SHALL BE SIZED TWICE THE DIAMETER OF THE CARRIER PIPE.

E. LOCATOR TAPE SHALL BE INSTALLED 6" ABOVE THE ENTIRE MAINLINE RUN. 1 2
5 6
4 3
7 8
1 HARDSCAPE
CLEAN BACKFILL - 90% COMPACTION

REQUIRED
2 3 CLEAN SAND
4 NON-PRESSURE LATERAL LINE SLEEVE
5 CONTROL WIRE SLEEVE
6 PRESSURE SUPPLY LINE SLEEVE
7 UNDISTURBED NATIVE SOIL SUBGRADE
8 3" DETECTABLE LOCATOR TAPE
20 P-20-135.4-01-23
FLOW
THRUST BLOCKS 1 1/2" = 1'-0"
1 2
3 4
NOTES:

A. ALL THRUST BLOCKS SHALL BE SIZED AND

INSTALLED ACCORDING TO THE

MANUFACTURER'S RECOMMENDATIONS/
B. CONTRACTOR SHALL PLACE ANY ADDITIONAL

THRUST BLOCKS WHERE NECESSARY TO PROTECT
FITTINGS FROM PRESSURE OR FLOW SURGE.

C. FITTINGS SHALL NOT BE ENCASED IN CONCRETE.

FLOW
FLOW
FLOW
FLOW
FLOW

FLOW FLOW
FLOW
FLOW
1 WATER PIPE AND FITTING (TYP.)

CONCRETE THRUST BLOCK TO BE POURED IN
PLACE - TYPE 5 CONCRETE (TYP.)
2 3 PIPE TRENCH (TYP.)
4 UNDISTURBED NATIVE SOIL SUBGRADE
21 P-20-135.4-01-24
City Council/RSA Agenda 308 Tuesday, April 25, 2023
L2.2.03

IRRIGATION

DETAILS

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_IrrigationDetails.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
LINE
SURGE

PROTECTOR
4"
LINE SURGE PROTECTORS 1" = 1"
8 10
7 6
11 2
1 3
12 4
9 5
NOTES:

A. SURGE PROTECTORS ARE REQUIRED EVERY 400'
ALONG A 2 WIRE PATH.

B. INSTALL ADDITIONAL SURGE PROTECTORS AT
ALL ENDS OF A 2 WIRE PATH.

C. ALL ELECTRICAL SHALL BE IN ACCORDANCE
WITH THE NATIONAL ELECTRIC CODE.

D. CONTRACTOR SHALL REFER TO

MANUFACTURER'S SPECIFICATIONS FOR MORE PRODUCT
1 LINE SURGE PROTECTOR
2 12" ROUND VALVE BOX
3 14-GAUGE TWO-WIRE CABLE
5/8" DIAMETER x 8' COPPER CLAD

GROUNDING ROD
4 5 3/4" CRUSHED GRAVEL - 12" DEPTH

TWO-WIRE CABLE CONNECTED TO

RED AND BLACK WIRES ON

LIGHTNING ARRESTOR
6 7 WATER PROOF WIRE CONNECTORS
8 (2) COMMON RED BRICK
1-1/4" CONDUIT WITH SWEEPS - SEAL

OPENINGS WITH FOAM
9 10 UNDISTURBED NATIVE SOIL SUBGRADE
11 FINISHED GRADE
12 GROUNDING ROD CLAMPS OR WELDS
P-20-135.4-01-25 WIRE CONNECTORS 1" = 1" 22
NOTES:

A. CONTRACTOR SHALL USE WATERPROOF WIRE
CONNECTORS ONLY.

B. ALL ELECTRICAL WORK MUST BE IN

ACCORDANCE WITH THE NATIONAL ELECTRIC
CODE.

LOCKING

FINGERS

TUBE COVER
1 2
3 4
5 STRIP BOTH WIRES. TWIST STRAND AROUND HALF THE
LENGTH OF THE RIGID STRAND.
1 STEP 2: FOLD THE OTHER HALF OF THE RIGID STRAND
OVER THE TWISTED STRAND AS SHOWN.
2 STEP 3: INSERT THE TWISTED SPLICE INTO THE

ELECTRICAL SPRING CONNECTION AND TWIST OVER
WIRE STRANDS IN A CLOCKWISE DIRECTION.
3 STEP 4: INSERT THE CONNECTOR INTO THE GEL-FILLED
DIRECT BURY SPLICE KIT. PUSH PAST THE LOCKING
FINGERS TO SECURE CONNECTOR INSIDE TUBE.
4 STEP 5: POSITION ALL WIRES THROUGH THE

DEDICATED INSULATOR CHANNELS AND SNAP
INSULATOR TUBE COVER CLOSED.
5 P-20-135.4-01-28 WIRE BUNDLE 3" = 1'-0" 23
5 1
2 3
9 4
7 6
8 1 10" ROUND VALVE BOX
2 VALVE BOX HEIGHT - SEE IRRIGATION SPECS.
3 FINISH GRADE
4 5' OF COILED CONTROLLER WIRE
5 ELECTRICAL CONDUIT
6 PEA GRAVEL SUMP (1 CUBIC FOOT)
7 WATERPROOF CONNECTORS
8 TWO (2) COMMON RED BRICK

UNDISTURBED NATIVE SOIL

SUBGRADE
9 NOTES:

A. WIRE PULL BOX SHALL BE INSTALLED ON ALL

ENDS OF A MAINLINE RUN FOR POSSIBLE
FUTURE EXPANSION.

B. CONTRACTOR SHALL BRAND VALVE BOX LID
WITH THE LETTERS "PB".
24 P-20-135.4-01-29 ROOT WATERING BUBBLER 3" = 1'-0"
CL

PLAN VIEW
4 5
6 7
4 8
9 NOTES:

A. TEFLON TAPE ALL THREADS.

B. PLACE BUBBLERS DIRECTLY IN CONTACT WITH
ROOT BALL.

C. SCH 80 PVC NIPPLE CAN BE SUBSTITUTED WITH
FUNNY PIPE. USE APPROPRIATE FITTINGS.
1 1
2 3
4 ROOT WATERING BUBBLER
5 90 DEGREE ELL
SCH 80 PVC NIPPLE - LENGTH AS

REQUIRED
6 7 MARLEX STREET ELL
8 PVC SCH 40 TEE OR ELL
9 PVC LATERAL LINE
10 UNDISTURBED NATIVE SOIL

SUBGRADE
10 3
BUBBLER DRAIN GRATE. SET GRATE
1/2" ABOVE FINISH GRADE.
2 FINISH GRADE
1 ROOTBALL
25 P-20-135.4-01-32
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

B. LENGTH OF LONGEST LATERAL DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM LENGTH AS SPECIFIED BY MANUFACTURER.

C. PLACE TIE DOWN STAKES EVER 3'-0" O.C. AND BEFORE & AFTER EVERY TURN.

D. INSTALL AIR RELIEF VALVES AND FLUSH VALVES PER PLAN.

E. DRIPLINE SHALL BE INSTALL ON GRADE, BELOW MULCH LAYER.

F. SEE DRIPLINE HEADER CONNECTION FOR INSTALLATION.

G. SEE AIR RELIEF AND FLUSH VALVE DETAILS FOR INSTALLATION.

H. USE STAINLESS STEEL CLAMPS WHEREVER NEEDED.

DRIP MANIFOLD

BURIAL DEPTH
2"-4"
F
2"-4"

INSET A INSET A
DRIPLINE - LAYOUT ON IRREGULAR AREAS 3" = 1'-0"
1 2
3 4
5 6
7 8
9 10
F
A
11 8
9 A
11 6
7 4
3 5
1 2
12 13
14 8
1 PVC EXHAUST HEADER
2 SCHEDULE 40 PVC FITTING (TYP.)
3 FLUSH VALVE
4 DRIPLINE BARB FITTINGS (TYP.)
5 DRIPLINE ADAPTER FITTING (BARB x THREAD) (TYP.)
6 AREA PERIMETER
7 DRIPLINE TUBING (TYP.)
8 PVC SUPPLY HEADER
9 PVC LATERAL PIPE
10 LATERAL PIPE RISER
11 AIR RELIEF VALVE
12 MULCH
13 FINISHED GRADE
14 UNDISTURBED NATIVE SOIL SUBGRADE
26 P-20-135.4-01-13
(2"-4")

DRIP MANIFOLD

BURIAL DEPTH
DRIPLINE - CENTERFEED LAYOUT 1" = 1'-0"
4 6
8 9
10 4
3 14
15 1
10 4
5 12
3 13
9 9
8 15
14 16
NOTES:

A. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM ALLOWED PER MANUFACTURER'S RECOMMENDATIONS.

B. INSTALL FLUSH VALVES AT ALL LOW POINTS WITHIN A CONTROL ZONE.

C. INSTALL AIR RELIEF VALVES AT ALL HIGH POINTS WITHIN A CONTROL ZONE. 3 2
7 5
1 1
3 11
10 12
10 1 FLUSH POINT - REFER TO IRRIGATION PLAN FOR FLUSH VALVE TYPE (AUTOMATIC OR MANUAL) 2 PERIMETER OF AREA

BARB FITTING ON QF HEADER - INSTALL ON PVC LATERAL PIPE PER DRIPLINE HEADER CONNECTION DETAIL.
3 4 PVC LATERAL PIPE FLUSH HEADER - SEE PLAN FOR HEADER SIZE 5 PVC SCHEDULE 40 CAP (TYP.)
6 PERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROM PERIMETER OF AREA 7 TIE-DOWN STAKES (EVERY 3'-0" O.C) (TYP.)
8 PVC SUPPLY PIPE FROM CONTROL ZONE KIT
9 SCHEDULE 40 PVC SUPPLY HEADER CONTINUED FROM CONTROL ZONE KIT 10 DRIPLINE (TYP.) - REFER TO IRRIGATION PLAN FOR TYPE
11 MULCH LAYER - SEE PLANTING SPECIFICATIONS
12 BLANK DRIPLINE RISER (LENGTH AS REQUIRED)
13 DRIPLINE INSERT TEE (BARB X BARB)
14 MALE INSERT ADAPTER FITTING
15 STAINLESS STEEL CLAMP
16 DRIPLINE FITTINGS
27 P-20-135.4-01-07
EQ. EQ. EQ. PVC RISER

FRONT VIEW

SIDE VIEW
E.Q. E.Q.

PLAN VIEW
PLANTING AREAS 3'

WIDE OR LESS

SPACING

SETBACK

SETBACK
NOTES:

A. INCLUDE AIR RELIEF VALVES AT ALL HIGH POINTS WITHIN CONTROL ZONE AND FOR EVERY 6.5 GPM.

B. INCLUDE FLUSH VALVES AT ALL EXHAUST HEADERS.

C. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR TEFLON PASTE SHALL BE USED.

DRIPLINE - LAYOUT & HEADER CONNECTION FOR SHRUBS 1" = 1" 9 3
10 6
7 4
5 3
2 1
8 15
2 3
1 10
6 7
4 5
11 15
14 11
8 3
1 8
9 12
13 12
8 1

SECTION
2"
1 DRIPLINE - INSTALLED ON-GRADE UNDER MULCH LAYER - REFER TO IRRIGATION PLAN FOR TYPE 2 MULCH LAYER - SEE PLANTING SPECIFICATIONS
3 DRIPLINE TEE OR ELL
4 PVC PIPE - LENGTH AS REQUIRED
5 SCHEDULE 40 PVC ELL
6 PVC TO DRIPLINE ADAPTER (THREAD x BARB)
7 SCHEDULE 40 PVC TEE OR ELL CONNECTION TO HEADER
8 ADJACENT HARDSCAPE - SEE PLAN
O.C. SPACING DISTANCE EQUAL TO INLINE EMITTER SPACING WITH A SPACING OF 24" MAXIMUM - REFER

TO IRRIGATION PLAN FOR SPECIFIED SPACING
9 10 BLANK DRIPLINE TUBING RISER - LENGTH AS REQUIRED
11 UNDISTURBED NATIVE SOIL SUBGRADE
12 2" SETBACK FROM STRUCTURE OR HARDSCAPE. 4" SETBACK FROM SOFTSCAPE. 13 TIE DOWN STAKE SPACED @ 3'-0" O.C. AND BEFORE & AFTER EVERY TURN. 14 INLINE DRIP EMITTER
15 FINISH GRADE
28 P-20-135.4-01-08
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE

DOPE OR TEFLON PASTE SHALL BE
USED.

B. FOR PRESSURES OF 50 PSI AND ABOVE,
USE CLAMPS ON INSERT BARB FITTINGS.

MULCH HEIGHT
DRIPLINE - SINGLE RISER ASSEMBLY 3" = 1'-0"
1 2
3 4
5 6
7 8
1 DRIPLINE TUBING
2 DRIPLINE BARB FITTINGS (TYP.)
3 PVC LATERAL PIPE
4 DRIPLINE ADAPTER (BARB x THREAD)
5 UNDISTURBED NATIVE SOIL SUBGRADE
6 MULCH LAYER
7 TURF STAKE
8 BLANK DRIPLINE TUBING
9 PVC FITTING (SLIP x SLIP x THREAD) OR (SLIP x

THREAD)
9 29 P-20-135.4-01-31
City Council/RSA Agenda 309 Tuesday, April 25, 2023
L2.2.04

IRRIGATION

DETAILS

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_IrrigationDetails.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
ECO INIDICATOR 1" = 1"
NOTES:

A. TEFLON TAPE ALL THREADS. NO PIPE DOPE OR
TEFLON PASTE SHALL BE USED.

B. INSTALL INDICATOR WHERE EASILY VISIBLE FOR EASY
IDENTIFICATION OF STATION OPERATION. 3215786794 1 6" POP-UP SPRAY RISER 2 MULCH LAYER 3 FINISH GRADE 4 UNDISTURBED NATIVE SOIL SUBGRADE

POP-UP SPRINKLER BODY WITH
INTERNAL CHECK VALVE 5

FUNNY PIPE
(LENGTH AS REQUIRED) (12" MINIMUM) 6

FUNNY PIPE ELBOW FITTING
(MALE THREAD x BARB) 78 PVC LATERAL LINE 9 PVC SCHEDULE 40 FITTING P-20-135.4-01-04 MANUAL FLUSH CAP 3" = 1'-0" 30
NOTES
A. INSTALL FLUSH VALVES ON ALL LOW ENDS AND
EXHAUST HEADERS WITHIN A CONTROL ZONE.

B. ALLOW ENOUGH SLACK ON BLANK DRIPLINE TUBING
TO FLUSH OUTSIDE OF VALVE BOX. 21 457683 1 FINISH GRADE 2 ROUND VALVE BOX

UNDISTURBED NATIVE SOIL
SUBGRADE 34 MANUAL FLUSH CAP

BLANK DRIPLINE TUBING
(TYP.) 56 PEA GRAVEL SUMP
(2) COMMON RED
BRICK
(TYP.) 78 BARB FITTING (TYP.)
31 P-20-135.4-01-10 6" POP-UP SPRAY - TURF 1" = 1"
24" MIN
NOTES:

A. TEFLON TAPE ALL THREADS.

B. SPRAY HEADS SHALL BE A MINIMUM OF 24" AWAY FROM HARDSCAPE SURFACES. 91234 108765 1 SPRAY NOZZLE 2 6" POP-UP SPRINKLER RISER

POP-UP SPRINKLER BODY WITH
INTERNAL CHECK VALVE 34 FINISH GRADE 5 SWING PIPE - 12" MINIMUM 6 FUNNY PIPE ELL FITTING 7 SCHEDULE 40 PVC FITTING 8 PVC LATERAL LINE 9 HARDSCAPE

UNDISTURBED NATIVE SOIL

SUBGRADE
10 32
P-20-135.4-01-30
City Council/RSA Agenda 310 Tuesday, April 25, 2023

LANDSCAPE IRRIGATION SPECIFICATIONS

1. SCOPE:

PROVIDE LABOR, MATERIALS, PERMITS, EQUIPMENT, SUPERVISION, SERVICES AND TRANSPORTATION

AND ALL OTHER ITEMS NECESSARY TO PERFORM ALL IRRIGATION WORK AS INDICATED AND SPECIFIED

ON PLANS PREPARED BY URBAN ARENA, INCLUDING ALL RECORD DRAWINGS, REDUCED DIAGRAMMATIC PLANS, GUARANTEES, AND SERVICE MANUALS. WORK SHALL BE COMPLETED IN AN

EFFICIENT AND SATISFACTORY MANNER TO THE HIGHEST WORKMANLIKE STANDARDS ESTABLISHED FOR SPRINKLER INSTALLATION AND OPERATION.

2. GENERAL CONDITIONS:

2.1. CONTRACTOR SHALL VERIFY ALL CONDITIONS INDICATED ON THE PLANS. CONTRACTOR SHALL

NOTIFY OWNER'S REPRESENTATIVE IN WRITING OF ANY DISCREPANCIES IN THE PLANS AND FIELD CONDITIONS PRIOR TO THE COMMENCEMENT OF WORK. FAILURE TO NOTIFY THE OWNER'S

REPRESENTATIVE IN WRITING EXEMPTS THE CONTRACTOR FROM GAINING COMPENSATION FOR REQUIRED CHANGES.

2.2. CONTRACTOR SHALL CHECK ALL SITE CONDITIONS, AND VERIFY THE EXISTENCE, LOCATION AND SIZE OF UTILITIES AND SERVICES PRIOR TO BEGINNING WORK.

2.3. THE IRRIGATION DESIGN AS INDICATED ON THE DRAWINGS IS DIAGRAMMATIC. SCALED DIMENSIONS ARE APPROXIMATE. BEFORE PROCEEDING WITH WORK, CHECK AND VERIFY SITE DIMENSIONS.

2.4. DO NOT INSTALL THE IRRIGATION SYSTEMS WHEN UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES OR DISCREPANCIES IN AREAS OR DIMENSIONS EXIST. IMMEDIATELY BRING DISCREPANCIES TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE. IF NOTIFICATION IS NOT

GIVEN, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR REQUIRED REVISIONS AND COSTS.

2.5. CONTRACTOR SHALL COORDINATE INSTALLATION OF IRRIGATION WORK TO AVOID CONFLICTS WITH PLANTING, UTILITIES, ENGINEERING AND ARCHITECTURAL FEATURES. CONTRACTOR IS RESPONSIBLE FOR COORDINATING HIS WORK WITH OTHER TRADES.

2.6. CONTRACTOR SHALL PROTECT INSTALLED CONTRACT WORK AND WORK OF OTHERS.

2.7. CONTRACTOR SHALL APPLY AND PAY FOR NECESSARY PERMITS AND FEES REQUIRED IN PURSUIT OF WORK AS REQUIRED BY GOVERNING CODES.

2.8. LOCAL, MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATED TO A PORTION OF THIS WORK ARE HEREBY MADE A PART OF THESE SPECIFICATIONS.

2.9. CONTRACTOR SHALL KEEP PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO WORK DURING CONSTRUCTION AND MAINTENANCE PERIOD. BROOM CLEAN ALL PAVED AREAS.

2.10. NO DEVIATION FROM PLANS AND SPECIFICATIONS IS AUTHORIZED, UNLESS WRITTEN

AUTHORIZATION IS OBTAINED FROM THE OWNER'S REPRESENTATIVE OR HIS APPOINTED REPRESENTATIVE IN ADVANCE.

2.11. THE CONTRACTOR SHALL OBTAIN AN ENCROACHMENT REMOVAL AGREEMENT IF REQUIRED FOR ALL IRRIGATION EQUIPMENT LOCATED WITHIN PUBLIC RIGHT OF WAY.

3. SUBMITTAL:

CONTRACTOR'S MAINTENANCE PERIOD SHALL NOT BE TERMINATED UNTIL THE FOLLOWING CONDITIONS ARE MET:

3.1. RECORD DRAWINGS:

3.1.1. CONTRACTOR SHALL RECORD WORK AS IT IS ACTUALLY INSTALLED ON AN ERASABLE

XEROX VELLUM BASE OF THE IRRIGATION DRAWING, MAKE CHANGES TO XEROX VELLUM

BASE IN INK (NO BALL POINT PEN), AND MAINTAIN CURRENT RECORD DRAWINGS ON THE SITE. THE FINAL "AS BUILT" RECORD DRAWINGS SHALL BE DRAFTED EMPLOYING A COMPETENT DRAFTSMAN.

3.1.2. RECORD DIMENSIONS FROM TWO DIFFERENT PERMANENT POINTS OF REFERENCE (BUILDINGS, MONUMENTS, CURB RETURNS, ETC.) FOR THE FOLLOWING ITEMS:

3.1.2.1. WATER METER AND BACKFLOW ASSEMBLY

3.1.2.2. CONNECTIONS TO EXISTING WATER LINES

3.1.2.3. BALL, QUICK COUPLING AND AUTOMATIC CONTROL VALVES

3.1.2.4. ROUTING OF PRESSURE LINES

3.1.2.5. SOURCE OF ELECTRICAL POWER FOR CONTROLLER, LOCATION OF CONDUIT AND

CONDUCTORS FROM SOURCE TO CONTROLLER, ROUTING OF ELECTRICAL WIRES,

AND SPARE WIRE LOCATIONS

3.1.2.6. PIPE AND ELECTRICAL SLEEVES

3.1.3. CONTRACTOR SHALL SUBMIT ONE SET OF COMPLETED RECORD DRAWINGS TO THE

OWNER'S REPRESENTATIVE PRIOR TO THE BEGINNING OF THE SPECIFIED MAINTENANCE

PERIOD AND OWNER'S REPRESENTATIVE SHALL VERIFY COMPLETENESS PRIOR TO FINAL ACCEPTANCE.

3.2. CONTROLLER CHARTS:

THE CONTRACTOR SHALL PREPARE THE CONTROLLER CHARTS AND PLACE THEM IN THE CONTROLLERS BEFORE COMMENCING SERVICE. CONTRACTOR SHALL VERIFY COMPLETENESS OF

RECORD DRAWINGS WITH OWNER'S REPRESENTATIVE PRIOR TO PREPARING THE CONTROLLER CHARTS. THE CONTROLLER CHARTS SHALL BE PREPARED AS FOLLOWS:

3.2.1. PROVIDE ONE CONTROLLER CHART FOR EACH AUTOMATIC CONTROLLER SHOWING THE AREA COVERED BY THE CONTROLLER. THE CHART MUST SHOW CLEARLY ALL AREAS UTILIZING RECLAIMED IRRIGATION WATER AND POTABLE IRRIGATION WATER. THE CHART SHALL BE THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW.

3.2.2. THE CHART IS TO BE A REDUCED DRAWING OF THE ACTUAL AS-BUILT SYSTEM. THE LINE

WEIGHTS AND LETTERING ON THE ORIGINAL CONTROLLER CHART DRAWING SHALL BE SO DRAWN THAT THE REDUCED CHART IS CLEARLY READABLE.

3.2.3. THE CHART SHALL BE A BLACKLINE PRINT WITH A DIFFERENT COLOR USED TO SHOW AREA OF COVERAGE FOR EACH STATION.

3.2.4. WHEN COMPLETED AND APPROVED, THE CHARTS SHALL BE HERMETICALLY SEALED BETWEEN TWO PIECES OF PLASTIC, EACH PIECE BEING A MINIMUM OF TEN (10) MILS THICK.

3.3. SERVICE MANUALS, KEYS, EQUIPMENT, AND GUARANTEES:

3.3.1. CONTRACTOR SHALL SUBMIT TWO (2) SERVICE MANUALS FOR IRRIGATION EQUIPMENT TO OWNER'S REPRESENTATIVE. MANUALS MAY BE LOOSE LEAF AND SHALL CONTAIN

COMPLETE DRAWINGS OF ALL EQUIPMENT INSTALLED SHOWING COMPONENTS AND CATALOG NUMBERS TOGETHER WITH THE MANUFACTURER'S NAME AND ADDRESS.

OPERATION INSTRUCTIONS SHALL BE SIMPLE ENOUGH TO BE UNDERSTOOD WITHOUT SPECIALIZED KNOWLEDGE.

3.3.2. CONTRACTOR SHALL SUBMIT TWO (2) SETS OF KEYS PER EACH CONTROLLER. A COPY OF THE EQUIPMENT GUARANTEES SHALL BE PROVIDED TO THE OWNER'S REPRESENTATIVE.

3.3.3. THE CONTRACTOR SHALL SUPPLY THE FOLLOWING TOOLS:

3.3.3.1. TWO (2) SETS OF SPECIAL TOOLS REQUIRED FOR REMOVING, DISASSEMBLING, AND ADJUSTING EACH TYPE OF SPRINKLER AND VALVE ON THIS PROJECT.

3.3.3.2. ONE (1) QUICK COUPLER KEY AND MATCHING HOSE SWIVEL FOR EACH TYPE OF QUICK COUPLING VALVE INSTALLED.

3.4. LANDSCAPE IRRIGATION AUDIT REPORT:

3.4.1. CONTRACTOR SHALL SUBMIT TO THE OWNER'S REPRESENTATIVE A LANDSCAPE

IRRIGATION AUDIT REPORT PREPARED BY A THIRD-PARTY CERTIFIED LANDSCAPE IRRIGATION AUDITOR.

4. WATER SUPPLY:

4.1. GENERAL:

4.1.1. POTABLE WATER SUPPLY SHALL BE CLEAN, FREE OF SUSPENDED PARTICLES, ALGAE, OR

CHEMICALS THAT MAY FORM INSOLUBLE PRECIPITATES IN THE EQUIPMENT OR MAY BE DETRIMENTAL TO PLANTINGS.

4.2. WATER SERVICE:

4.2.1. INDIVIDUALLY ASSESSED AREAS AND INDIVIDUALLY OWNED (OR TO BE OWNED) LOTS SHALL HAVE SEPARATELY METERED AND CONTROLLED IRRIGATION SYSTEMS. IRRIGATION

SHALL BE CONFINED TO THE INDIVIDUAL AREAS, WITHOUT OVERSPRAY ONTO ADJACENT AREAS OR ACROSS PROPERTY LINES. SPECIAL SITUATIONS MAY BE APPROVED OR

REQUIRED BY THE PLANNING DIRECTOR ARCHITECT TO VARY FROM THESE REQUIREMENTS.

4.2.2. CITY APPROVED BACKFLOW PREVENTION UNITS ARE REQUIRED ON ALL IRRIGATION SYSTEMS. INSTALLATION SHALL COMPLY WITH ALL APPLICABLE HEALTH AND SAFETY CODES.

5. GUARANTEE:

THE SITE SPRINKLER SYSTEM, INCLUDING WORK DONE UNDER THIS CONTRACT, SHALL BE GUARANTEED

IN WRITING AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED AREAS BELOW

GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE ENDING OF THE SPECIFIED MAINTENANCE PERIOD. THE OWNER'S REPRESENTATIVE SHALL DETERMINE THIS DATE AFTER REVIEW OF THE SPECIFIED IRRIGATION WORK. IMMEDIATELY REPAIR DAMAGE TO THE SYSTEM AND SITE CAUSED BY FAULTY MATERIALS OR WORKMANSHIP AT NO COST TO THE OWNER. PROVIDE INSTRUCTION TO THE OWNER'S

REPRESENTATIVE AND FUTURE MAINTENANCE PERSONNEL IN THE OPERATION OF THE IRRIGATION SYSTEMS. THE OWNER RETAINS THE RIGHT TO MAKE EMERGENCY REPAIRS WITHOUT RELIEVING THE CONTRACTOR'S GUARANTEE OBLIGATIONS. IN THE EVENT THE CONTRACTOR DOES NOT RESPOND TO

THE OWNER'S REQUEST FOR REPAIR WORK UNDER THIS GUARANTEE WITHIN A TIMELY MANNER, THE

OWNER MAY MAKE SUCH REPAIRS AS HE MAY DEEM NECESSARY AT THE FULL EXPENSE OF THE CONTRACTOR.

6. MATERIALS:

6.1. GENERAL:

6.1.1. PROVIDE NEW MATERIALS AND EQUIPMENT OF BEST QUALITY OBTAINABLE, WHICH COMPLY WITH DRAWINGS AND SPECIFICATIONS.

6.1.2. NO SUBSTITUTION OF SPECIFIED MATERIALS OR EQUIPMENT SHALL BE MADE WITHOUT

REVIEW BY URBAN ARENA AND WRITTEN APPROVAL FROM THE OWNER'S REPRESENTATIVE.

6.2. IRRIGATION PIPE AND FITTINGS:

6.2.1. PVC PIPE:

6.2.1.1. PIPE SHALL BE MADE FROM NSF APPROVED, TYPE I, GRADE II PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATION D1784. PIPE SHALL MEET REQUIREMENTS SET FORTH IN FEDERAL SPECIFICATION PS-22-70 WITH AN APPROPRIATE STANDARD DIMENSION RATIO.

6.2.1.2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION: MANUFACTURER'S NAME, NOMINAL PIPE SIZE,

SCHEDULE OR CLASS, PRESSURE RATING IN PSI, NSF APPROVAL AND DATE OF EXTRUSION.

6.2.1.3. ALL SOLVENT SHALL BE AS RECOMMENDED BY MANUFACTURER OF PIPE FITTING AND AS APPROVED. USE NO SOLVENT FROM CANS THAT HAVE BEEN OPENED OVERNIGHT.

6.2.1.4. PVC PRESSURE LINES TO BE INSTALLED UNDERGROUND:

6.2.1.4.1. ALL PIPE 2" AND LARGER SHALL BE CLASS 315

6.2.1.4.2. ALL PIPE SMALLER THAN 2" SHALL BE SCH 40

6.2.1.4.3. FITTINGS SHALL BE SCH. 40.

6.2.1.5. PVC NON-PRESSURE LINES TO BE INSTALLED UNDERGROUND:

6.2.1.5.1. ALL PIPE SHALL BE SCH. 40.

6.2.1.5.2. FITTINGS SHALL BE SCH. 40.

6.2.1.6. PVC FITTINGS, SOLVENT WELDED TYPE PVC SCH 40, TYPE II NSF APPROVED, SHALL CONFORM TO ASTM TEST PROCEDURE D 2466.

6.2.1.7. PVC FITTINGS SHALL BEAR THE MANUFACTURER'S NAME OR TRADEMARK, MATERIAL DESIGNATION, SIZE, APPLICABLE I.P.S. SCHEDULE AND NSF APPROVAL.

6.2.1.8. NO CLOSE NIPPLES OR CROSSES SHALL BE USED. PVC NIPPLES SHALL BE BLACK IN COLOR.

6.2.2. ULTRAVIOLET RESISTANT PVC PIPE AND FITTINGS:

6.2.2.1. PRESSURE LINE PIPE SHALL BE ULTRAVIOLET RESISTANT PVC 1120, TYPE I GRADE I NSF APPROVED, IN ACCORDANCE WITH ASTM D-1785 AND SHALL BE OF NOMINAL SCHEDULE 40 PIPE CLASSIFICATION. MATERIAL SHALL MEET ASTM D-1784, CELL CLASS 12454B.

6.2.2.2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION: MANUFACTURER'S NAME, NOMINAL PIPE SIZE,

UVR-PVC TYPE AND GRADE, PRESSURE RATING IN PSI, NSF APPROVAL AND DATE OF EXTRUSION.

6.2.2.3. ALL FITTINGS SHALL BE ULTRAVIOLET RESISTANT PVC 1120, TYPE I, GRADE 1 NSF APPROVED, IN ACCORDANCE WITH ASTM D-2466, SCHEDULE 40 SOCKET TYPE WITH THE DIMENSION CONFORMING TO AND INTENDED FOR USE WITH I.P.S.

OUTSIDE DIAMETER SCHEDULE 40 PIPE.

6.2.2.4. ALL RISER NIPPLES SHALL BE UVR-PVC SCHEDULE 80, PVC 1120, TYPE I, GRADE I,

NSF APPROVED AS MANUFACTURED BY BROWNLINE PIPE COMPANY (OR EQUAL) IN ACCORDANCE WITH ASTM D-1785. MATERIAL SHALL MEET ASTM D-1784 CELL CLASS 12454B. THE NIPPLES SHALL BE 1/2" OR 3/4" I.P.S. DIMENSION WITH LENGTH AS SPECIFIED ON PLANS.

6.2.3. BRASS PIPE AND FITTINGS:

BRASS PIPE SHALL BE I.P.S. STANDARD WEIGHT, I.P.S., REGULAR, 85% RED BRASS CONFORMING TO ASTM B43. FITTINGS SHALL BE WITH STANDARD 125 POUND CAST BRONZE THREADED FITTINGS.

6.2.4. COPPER PIPE:

COPPER PIPE SHALL BE SEAMLESS, TYPE K, HARD DRAWN TUBING.

6.3. IDENTIFICATION TAPE:

6.3.1. MARKER TAPE FOR SLEEVES SHALL BE METALLIC BACKED LOCATING TAPE MARKED "IRRIGATION" IN TWO INCH CAPITAL LETTERS EVERY THREE FEET ALONG THE TAPE.

6.3.2. MARKER TAPE FOR DIRECT BURIAL WIRES SHALL BE RED COLORED "ALLEN MARKING TAPE" OR APPROVED EQUAL. TAPE SHALL BE 3 " WIDE.

6.4. SLEEVING:

6.4.1. PIPE SLEEVES SHALL BE PVC SCH 40 MINIMUM.

6.5. VALVES:

6.5.1. REMOTE CONTROL VALVES AND PRESSURE REGULATING REMOTE CONTROL VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.2. BALL VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.3. CHECK VALVES SHALL BE HUNTER HCV-SERIES.

6.5.4. QUICK COUPLING VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.5. MASTER VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.5.6. FLUSH / AIR RELIEF VALVES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.6. VALVE/PULL BOXES:

6.6.1. REMOTE CONTROL VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE

MANUFACTURED BY RAINBIRD MODEL VB-STD-B (BLACK BODY) WITH VB-STD-BKL (BLACK LID).

6.6.2. BALL VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-10RND-B (BLACK BODY) WITH VB-10RND-BKL (BLACK LID).

6.6.3. QUICK COUPLING VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-10RND-B (BLACK BODY) WITH VB-10RND-BKL (BLACK LID).

6.6.4. PULL BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-10RND-B (BLACK BODY) WITH VB-10RND-BKL (BLACK LID).

6.6.5. MASTER VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-STD-B (BLACK BODY) WITH VB-STD-BKL (BLACK LID).

6.6.6. FLUSH / AIR RELIEF VALVE BOXES FOR POTABLE IRRIGATION SYSTEMS SHALL BE MANUFACTURED BY RAINBIRD MODEL VB-7RND-BK (BLACK BODY WITH BLACK LID).

6.7. SPRINKLER HEADS:

SPRINKLER HEADS SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.8. BUBBLER HEADS:

BUBBLER HEADS SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.9. DRIP EMITTER HEADS/LINE:

DRIP EMITTER HEADS/LINE SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.10. WEATHER SENSING DEVICES:

WEATHER SENSING DEVICES SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.11. CONTROL WIRING:

6.11.1. CONVENTIONAL CONTROLLER WIRE:

6.11.1.1. USE DIRECT BURIAL COPPER WIRE AWG-U.F. 600 VOLT, SINGLE CONDUCTOR

SOLID COPPER, PLASTIC INSULATED CABLE RATED FOR DIRECT BURIAL APPLICATION, U.F., U.L. APPROVED 14 GAUGE (MINIMUM) PILOT AND SPARE WIRES, 12 GAUGE (MINIMUM) FOR COMMON GROUND RETURN WIRE. WIRE COLOR AS FOLLOWS: COMMON WIRE SHALL BE WHITE, CONTROL WIRES SHALL BE COLOR-CODED ANY COLOR BUT RED OR WHITE. EACH CONTROL WIRE COLOR SHALL BE UNIQUE FROM ALL OTHER CONTROL WIRES. EXTRA CONTROL WIRES SHALL BE RED.

6.11.2. TWO-WIRE CONTROLLER WIRE:

6.11.2.1. USE DIRECT BURIAL COPPER WIRE AWG-U.F. 600 VOLT, SINGLE CONDUCTOR

SOLID COPPER, PLASTIC INSULATED CABLE RATED FOR DIRECT BURIAL APPLICATION, U.F., U.L. APPROVED 14 GAUGE (MINIMUM).

6.11.3. SEALS FOR SPLICES AND SPARE WIRE ENDS SHALL BE "PEN-TITE" WIRE CONNECTORS OR APPROVED EQUAL.

6.12. AUTOMATIC CONTROLLERS:

6.12.1. EACH CONTROLLER SHALL BE OF THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.12.2. CONTROLLER SHALL OPERATE ON SINGLE PHASE, 110 TO 120 VOLT, 60 Hz, ALTERNATING CURRENT, "UL" LISTED, AND SHALL CONTAIN AN "OFF" AND "ON" SWITCH TO SHUT OFF ENTIRE AUTOMATIC WATERING CYCLE WITHOUT INTERRUPTING THE TIMING MECHANISM.

OUTPUT SHALL BE 24 VOLTS AC.

6.12.3. CONTROLLERS SHALL BE ENCLOSED IN WEATHERPROOF CORROSION-RESISTANT HOUSING HAVING LOCKING COVER TO PROTECT ALL EQUIPMENT FROM VANDALISM.

6.12.4. CONDUIT FOR 120 VOLT AND 24 VOLT WIRING SHALL BE AS APPROVED BY THE LOCAL

BUILDING CODE FOR ELECTRICAL SERVICE AND DISTRIBUTION (PVC PIPE WILL NOT BE ACCEPTABLE FOR USE AS ELECTRICAL CONDUIT).

6.13. PRESSURE REGULATION DEVICE:

6.13.1. PRESSURE REGULATION DEVICE SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

6.14. BACKFLOW PREVENTION DEVICE:

6.14.1. BACKFLOW PREVENTION DEVICE SHALL BE OF THE TYPE AND SIZE INDICATED ON THE PLANS. BACKFLOW PREVENTION DEVICE SHALL MEET THE STANDARDS SET BY THE STATE OF CALIFORNIA, CALIFORNIA ADMINISTRATIVE CODE, TITLE 17 - "REGULATIONS RELATING TO CROSS CONNECTIONS".

6.14.2. BACKFLOW PREVENTION DEVICE SHALL BE FITTED WITH RESILIENT SEATED TEST COCKS,

AND WITH RESILIENT SEATED SHUT-OFF VALVES CAPABLE OF ISOLATING THE DEVICE FROM THE REST OF THE SPRINKLER SYSTEM.

6.15. FLOW SENSING DEVICE:

6.15.1. FLOW SENSING DEVICE SHALL BE THE TYPE, SIZE AND PERFORMANCE SPECIFIED IN THE IRRIGATION LEGEND.

7. INSTALLATION PROCEDURES:

7.1. GENERAL:

7.1.1. IF NO DETAIL IS PROVIDED FOR WORK UNDER THIS CONTRACT, INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS OR RECOMMENDED STANDARD PRACTICE.

SUBMIT RECOMMENDED PROCEDURES TO OWNER'S REPRESENTATIVE BEFORE PROCEEDING WITH WORK.

7.1.2. PLANS ARE DIAGRAMMATIC AND APPROXIMATE. VALVES AND OTHER IRRIGATION EQUIPMENT SHALL BE LOCATED IN PLANTING AREAS. PIPING SHALL BE LOCATED ALONG THE INSIDE EDGES OF PLANTING AREAS EXCEPT WHERE NOT FEASIBLE TO DO SO.

7.2. WATER SUPPLY:

7.2.1. CONNECT IRRIGATION SYSTEM TO POINT OF CONNECTION (POC) AT APPROXIMATE LOCATIONS SHOWN ON DRAWINGS.

7.2.2. ALLOW FOR MINOR CHANGES AT POC CAUSED BY ACTUAL SITE CONDITIONS.

7.2.3. VERIFY AVAILABLE WATER PRESSURE AT EACH METER LOCATION PRIOR TO COMMENCING CONSTRUCTION OF IRRIGATION SYSTEMS. NOTIFY THE OWNER'S REPRESENTATIVE

IMMEDIATELY IF PRESSURE IS NOT THAT WHICH IS INDICATED IN THE DRAWINGS, OR IS NOT SUFFICIENT TO OPERATE SYSTEMS AS DESIGNED. IF NOTIFICATION IS NOT

PERFORMED THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ANY REQUIRED REVISIONS.

7.3. ELECTRICAL SUPPLY:

7.3.1. CONNECT POWER AND CONNECTIONS TO THE AUTOMATIC CONTROLLER AS INDICATED ON THE DRAWINGS.

7.3.2. CONTRACTOR SHALL COMPLY WITH APPLICABLE CODES AND ORDINANCES.

7.3.3. CONTRACTOR SHALL COORDINATE WITH OWNER AND OTHER TRADES TO HAVE POWER AVAILABLE TO THE CONTROLLERS WHEN NEEDED.

7.4. TRENCHING:

7.4.1. DIG TRENCHES STRAIGHT AND SUPPORT PIPE CONTINUOUSLY ON BOTTOM OF TRENCH.

LAY PIPE TO AN EVEN GRADE. FOLLOW LAYOUT INDICATED ON DRAWINGS.

7.4.2. DEPTH OF TRENCHES SHALL BE SUFFICIENT TO PROVIDE A MINIMUM COVER ABOVE THE

TOP OF THE PIPE AS INDICATED IN PIPE DEPTH SECTION UNDER THE IRRIGATION PIPE AND FITTINGS HEADING.

7.4.3. FINISH GRADE OF ALL TRENCHES MUST CONFORM TO ADJACENT GRADES WITHOUT DIPS, SUNKEN AREAS, HUMPS OR OTHER IRREGULARITIES.

7.5. IRRIGATION PIPE AND FITTINGS:

7.5.1. ASSEMBLIES:

7.5.1.1. INSTALL NO MULTIPLE ASSEMBLIES. PROVIDE EACH ASSEMBLY WITH ITS OWN OUTLET.

7.5.1.2. PVC TO METAL CONNECTION SHALL BE BY PVC MALE THREAD ADAPTER FITTING

SCREWED INTO METAL FEMALE FITTING, OR BY METAL MALE THREAD ADAPTER FITTING SCREWED INTO PVC FEMALE FITTING.

7.5.1.3. TEFLON TAPE SHALL BE USED ON ALL THREADED PVC TO PVC AND PVC TO METAL JOINTS.

7.5.1.4. REMOVE BURRS FROM PVC PIPE ENDS PRIOR TO CONNECTING OR SOLVENT WELDING. USE SOLVENT MANUFACTURER'S RECOMMENDATIONS FOR CLEANING PIPE ENDS PRIOR TO MAKING SOLVENT WELDED CONNECTIONS.

7.5.1.5. ALL PVC PRESSURE PIPE 2" AND LARGER, SHALL HAVE THE CORRECT SIZED

CONCRETE THRUST BLOCK INSTALLED AT EVERY ABRUPT CHANGE OF

ALIGNMENT AT BALL VALVES, AT TEES, AT ELBOWS, AND AT ENDS OF PIPE RUNS, AND WHEREVER FIELD CONDITIONS OCCUR WHICH REQUIRE ONE.

7.5.1.6. IRRIGATION CIRCUITS SHALL RUN PARALLEL, OR AS CLOSE TO PARALLEL AS IS PRACTICAL, TO THE CONTOUR LINES.

7.5.2. PIPE DEPTHS:

DEPTH OF PIPE SHALL BE SUFFICIENT TO PROVIDE A MINIMUM COVER ABOVE THE TOP OF

THE PIPE AS FOLLOWS UNLESS INDICATED DIFFERENTLY ON DRAWINGS OR AS PER CITY OR COUNTY CODES OR REQUIREMENTS:

7.5.2.1. COMMERCIAL/INDUSTRIAL REQUIREMENTS:

7.5.2.1.1. PLANTING AREAS:

NON-PRESSURE LINES - 12" OF COVER
PRESSURE LINES - 18" OF COVER

7.5.2.1.2. PAVED AREAS:

NON-PRESSURE LINES IN SLEEVES - 30" OF COVER
PRESSURE LINES IN SLEEVES - 36" OF COVER
ELECTRICAL WIRES IN SLEEVES - 36" OF COVER

7.5.3. LINE CLEARANCE:

7.5.3.1. POTABLE IRRIGATION LINES SHALL HAVE A CLEARANCE OF 6" OR MORE FROM EACH OTHER, AND FROM LINES OF OTHER TRADES.

7.5.3.2. PARALLEL IRRIGATION LINES SHALL NOT BE INSTALLED DIRECTLY OVER ONE ANOTHER, OR AGAINST THE SIDES OF THE TRENCH.

7.5.4. FLUSHING AND ADJUSTING SYSTEM:

7.5.4.1. AFTER IRRIGATION PIPELINES AND RISERS ARE IN PLACE AND CONNECTED, AND

PRIOR TO INSTALLATION OF IRRIGATION HEADS, OPEN THE CONTROL VALVES AND USE A FULL HEAD OF WATER TO FLUSH OUT SYSTEM. AFTER THE SYSTEM IS

THOROUGHLY FLUSHED, RISER SHALL BE CAPPED OFF AND THE SYSTEM PRESSURE TESTED.

7.5.4.2. ADJUST VALVES AND ALIGNMENT AND COVERAGE OF IRRIGATION HEADS.

ADJUSTMENTS MAY INCLUDE CHANGES IN NOZZLE SIZES AND DEGREES OF ARC.

THESE CHANGES SHALL BE MADE WITHOUT ADDITIONAL COST TO THE OWNER.

OBTAIN COVERAGE TEST APPROVAL FROM LANDSCAPE ARCHITECT PRIOR TO PLANTING OR SEEDING.

7.5.4.3. SYSTEMS REQUIRING FLUSHING SHALL ACCOMMODATE THE WATER GENERATED BY THE FLUSHING WITHOUT EROSION OR DISTURBANCE TO THE PLANTING.

WATER SHALL BE CHANNELED INTO ADJACENT DRAINAGE STRUCTURES (SWALE, GUTTER, ETC.) WHERE POSSIBLE.

7.5.5. HYDROSTATIC PRESSURE TEST:

7.5.5.1. NOTIFY OWNER'S REPRESENTATIVE 48 HRS PRIOR TO HYDROSTATIC PRESSURE TEST. TESTING SHALL OCCUR PRIOR TO BACKFILLING AND INSTALLATION OF ANY VALVES.

7.5.5.2. NO TESTING SHALL OCCUR, NOR SHALL ANY WATER BE ALLOWED INTO ANY

SYSTEM BEFORE THE SOLVENT MANUFACTURER'S RECOMMENDED CURING TIME HAS ELAPSED.

7.5.5.3. TEST ALL PRESSURE LINES UNDER HYDROSTATIC PRESSURE OF 150 LBS PER SQUARE INCH FOR NOT LESS THAN FOUR HOURS. TEST ALL NON-PRESSURE LINES UNDER EXISTING STATIC PRESSURE.

7.5.5.4. IF LEAKS DEVELOP, REPLACE JOINTS AND REPEAT TEST UNTIL SYSTEM IS PROVEN TO BE WATERTIGHT.

7.5.5.5. FURNISH NECESSARY FORCE PUMP AND OTHER TEST EQUIPMENT.

7.5.6. SLEEVES:

7.5.6.1. SLEEVES SHALL BE A MINIMUM OF TWO TIMES LARGER THAN PIPE OR WIRE BUNDLE IT ENCLOSES. ONE PIPE PER SLEEVE. PIPE SIZE SHALL BE 2" MINIMUM.

7.5.6.2. PIPE SLEEVE UNDER EXISTING OR FUTURE PAVING SHALL BE INSTALLED PRIOR TO PAVING OR RE-PAVING AND SHALL EXTEND 12" BEYOND EACH SIDE OF PAVEMENT. THE LETTERS "E" FOR ELECTRIC AND "W" FOR WATER SHALL BE

STAMPED OR CHISELED IN THE PAVEMENT DIRECTLY ABOVE THE SLEEVE ON BOTH SIDES OF THE CROSSING.

7.5.6.3. SLEEVE MARKER: METALLIC BACKED LOCATING TAPE SHALL BE INSTALLED ALONG THE ENTIRE LENGTH OF ALL SLEEVES, 12" DIRECTLY ABOVE SLEEVES.

7.5.6.4. CONTRACTOR SHALL BE RESPONSIBLE FOR SLEEVES AND CHASES UNDER PAVING, THROUGH WALLS, ETC., UNLESS OTHERWISE NOTED.

7.5.7. VALVES:

7.5.7.1. REMOTE CONTROL VALVES AND PRESSURE REDUCING REMOTE CONTROL VALVES:

7.5.7.1.1. VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.1.2. VALVES SHALL BE GROUPED TOGETHER WHEREVER POSSIBLE AND INSTALLED IN INDIVIDUAL VALVE BOXES.

7.5.7.1.3. WHERE THE PRESSURE AT THE REMOTE CONTROL VALVE EXCEEDS 80 P.S.I. (DUE TO ELEVATION DROPS, ETC.), A PRESSURE REDUCING VALVE SHALL BE USED TO REDUCE PRESSURE TO DESIGN LEVELS.

7.5.7.1.4. VALVES SHALL BE ADJUSTED SO THAT THE MOST REMOTE SPRINKLER

HEADS OPERATE AT THE PRESSURE RECOMMENDED BY THE HEAD
MANUFACTURER. VALVES SHALL BE ADJUSTED SO A UNIFORM

DISTRIBUTION OF WATER IS APPLIED BY THE SPRINKLER HEADS TO THE PLANTING AREAS FOR EACH INDIVIDUAL VALVE SYSTEM.

7.5.7.1.5. PROVIDE A PVC UNION ON THE DOWNSTREAM SIDE OF THE VALVE.

CONNECTIONS SHALL BE MADE HORIZONTALLY.

7.5.7.2. BALL VALVES:

7.5.7.2.1. ALL VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.2.2. BALL VALVES SHALL BE INSTALLED TO DIVIDE THE IRRIGATION SYSTEM

INTO CONTROLLABLE UNITS, AND TO AVOID DRAINING LONG RUNS OF PIPING FOR SYSTEM REPAIRS.

7.5.7.3. CHECK VALVES:

7.5.7.3.1. PROVIDE A MANUFACTURER INSTALLED CHECK VALVE IN EACH SHRUB HEAD ON RISER. WHEN A MANUFACTURER INSTALLED CHECK VALVE IS

NOT AVAILABLE, OR WHERE THE SYSTEM ELEVATION CHANGE

EXCEEDS TEN FEET, PROVIDE AN IN LINE CHECK VALVE ON THE RISER OF EACH SHRUB HEAD ACCORDING TO DETAILS.

7.5.7.3.2. PROVIDE A MANUFACTURER INSTALLED CHECK VALVE IN EACH POP-UP HEAD. WHEN A MANUFACTURER INSTALLED CHECK VALVE IS NOT

AVAILABLE, OR WHERE THE SYSTEM ELEVATION CHANGE EXCEEDS

EIGHT FEET, PROVIDE AN IN LINE CHECK VALVE ON THE SWING JOINT ASSEMBLY OF EACH POP-UP HEAD ACCORDING TO DETAILS.

7.5.7.4. QUICK COUPLING VALVES:

7.5.7.4.1. QUICK COUPLING VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.4.2. QUICK COUPLING VALVES SHALL BE SET APPROXIMATELY 12" FROM WALKS, CURBS, HEADERS, OR PAVED AREAS WHERE APPLICABLE.

7.5.7.5. MASTER VALVES:

7.5.7.5.1. MASTER VALVES SHALL BE LOCATED IN SHRUB PLANTING AREAS ONLY.

7.5.7.5.2. MASTER VALVES SHALL BE SET APPROXIMATELY 12" FROM WALKS, CURBS, HEADERS, OR PAVED AREAS WHERE APPLICABLE.

7.5.7.6. FLUSH/AIR RELIEF VALVES:

7.5.7.6.1. FLUSH/AIR RELIEF VALVES SHALL BE LOCATED AT THE HYDROSTATIC L2.3.01

IRRIGATION

SPECIFICATIONS

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_IrrigationSpecs.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
City Council/RSA Agenda 311 Tuesday, April 25, 2023

HIGH AND LOW POINTS OF EACH DRIP ZONE AND/OR WITHIN EACH SEPARATE SECTION OF THE DRIP ZONE THEREOF.

7.5.7.6.2. FLUSH/AIR RELIEF VALVES SHALL BE SET APPROXIMATELY 12" FROM WALKS, CURBS, HEADERS, OR PAVED AREAS WHERE APPLICABLE.

7.5.8. VALVE/PULL BOX:

7.5.8.1. VALVE BOXES SHALL BE SET ONE AND ONE HALF INCH (1 1/2") ABOVE THE DESIGNATED FINISH GRADE IN SHRUB AREAS.

7.5.8.2. VALVE BOXES ADJACENT TO WALKS OR PAVING SHALL NOT BE INSTALLED HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.8.3. INDICATE ON VALVE BOX LID EITHER P.B. FOR PULL BOX, B.V. FOR BALL VALVE, OR

THE IDENTIFICATION NUMBER OF THE REMOTE CONTROL VALVE AND CONTROLLER CLOCK. LETTERS SHALL BE 3" HIGH, 1/2" WIDE AND BURNED INTO THE LID WITH A SOLDERING IRON OR ENGRAVED INTO THE LID WITH A ROUTER.

7.5.9. SPRINKLER HEADS:

7.5.9.1. SPRINKLER HEADS AND RISERS SHALL BE INSTALLED ACCORDING TO DETAILS.

7.5.9.2. SPACING OF IRRIGATION HEADS SHALL NOT EXCEED MAXIMUMS PER THE IRRIGATION LEGEND.

7.5.9.3. INSTALL SPRINKLER HEADS 12" FROM ANY VERTICAL SURFACE (WALLS, FENCES, BUILDINGS, ETC.).

7.5.9.4. INSTALL POP-UP TYPE HEADS ADJACENT TO WALKS, PAVING, HEADERS, GLAZING, AND TOP OF RETAINING WALLS TYPICALLY.

7.5.9.5. TOP OF POP-UP TYPE HEADS ADJACENT TO WALKS OR PAVING SHALL NOT BE HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.9.6. CONTRACTOR SHALL ADJUST ALL IRRIGATION HEADS TO FULLY COVER ALL

PLANTING AREAS AND NOT THROW ONTO WALKS, BUILDINGS OR WINDOWS WHEREVER POSSIBLE. IRRIGATION SYSTEMS SHALL NOT SPRAY WATER ACROSS SUBDIVISION BOUNDARY LINES. WHERE ON-SITE FIELD CONDITIONS REQUIRE

CHANGES, HEADS SHALL BE ADDED OR DELETED IN ACCORDANCE WITH THE MAXIMUM SPACING LIMITS ESTABLISHED IN THE IRRIGATION LEGEND. PIPE SIZING SHALL BE ADJUSTED ACCORDINGLY. WATER VELOCITY IN PIPES SHALL NOT EXCEED 5 FEET PER SECOND AND FLOW SHALL NOT EXCEED
RECOMMENDED MAXIMUM OF REMOTE CONTROL VALVE SIZE.

7.5.9.7. IRRIGATION HEADS WITHIN A CIRCUIT SHALL HAVE A UNIFORM PRECIPITATION RATE. DO NOT INTERMIX DIFFERENT TYPES OR BRANDS OF IRRIGATION HEADS ON THE SAME CIRCUIT.

7.5.10. BUBBLER HEADS:

7.5.10.1. BUBBLER HEADS AND RISERS SHALL BE INSTALLED ACCORDING TO DETAILS.

7.5.10.2. TOP OF POP-UP TYPE HEADS ADJACENT TO WALKS OR PAVING SHALL NOT BE HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.10.3. CONTRACTOR SHALL ADJUST ALL IRRIGATION HEADS TO NOT THROW ONTO WALKS, BUILDINGS OR WINDOWS WHEREVER POSSIBLE. IRRIGATION SYSTEMS SHALL NOT SPRAY WATER ACROSS SUBDIVISION BOUNDARY LINES. WATER VELOCITY IN PIPES SHALL NOT EXCEED 5 FEET PER SECOND AND FLOW SHALL NOT EXCEED RECOMMENDED MAXIMUM OF REMOTE CONTROL VALVE SIZE.

7.5.10.4. IRRIGATION HEADS WITHIN A CIRCUIT SHALL HAVE A UNIFORM PRECIPITATION RATE. DO NOT INTERMIX DIFFERENT TYPES OR BRANDS OF IRRIGATION HEADS ON THE SAME CIRCUIT.

7.5.11. DRIP EMITTER HEADS/LINE:

7.5.11.1. DRIP EMITTER HEADS/LINE AND RISERS SHALL BE INSTALLED ACCORDING TO DETAILS.

7.5.11.2. INSTALL DRIP EMITTER HEADS/LINE 12" FROM ANY VERTICAL SURFACE (WALLS, FENCES, BUILDINGS, ETC.).

7.5.11.3. TOP OF DRIP EMITTER HEADS/LINE OR TOP OF DRIP EMITTER HEAD BOXES

ADJACENT TO WALKS OR PAVING SHALL NOT BE HIGHER THAN FINISH SURFACE OF ADJACENT WALK OR PAVING.

7.5.11.4. CONTRACTOR SHALL ADJUST ALL DRIP IRRIGATION HEADS/LINE TO FULLY COVER ALL PLANTING AREAS. IRRIGATION SYSTEMS SHALL NOT IRRIGATE ACROSS PROPERTY LINES. WHERE ON-SITE FIELD CONDITIONS REQUIRE CHANGES, DRIP EMITTER HEADS/LINE SHALL BE ADDED OR DELETED FOR COMPLETE COVERAGE.

PIPE SIZING SHALL BE ADJUSTED ACCORDINGLY. WATER VELOCITY IN PIPES SHALL NOT EXCEED 5 FEET PER SECOND AND FLOW SHALL NOT EXCEED

RECOMMENDED MAXIMUM OF REMOTE CONTROL VALVE / CONTROL ZONE KIT SIZE.

7.5.12. WEATHER SENSING DEVICES:

WEATHER SENSING DEVICES SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS.

7.5.13. CONTROL WIRING:

7.5.13.1. GENERAL:

7.5.13.1.1. INSTALL WIRING IN SAME TRENCH AS PRESSURE SUPPLY LINES WHEREVER POSSIBLE.

7.5.13.1.2. THERE SHALL BE EIGHTEEN INCHES (18") COVERAGE OF EARTH OVER THE 24-VOLT CONTROL WIRE. INSTALL WIRE IN TRENCH AND TAPE TO MAIN LINES ON SIDE OF PIPE, WHERE APPLICABLE, AT 10" INTERVALS.

7.5.13.1.3. NO SPLICES SHALL BE MADE BETWEEN THE CONTROLLER AND

AUTOMATIC CONTROL VALVES UNLESS NECESSARY FOR DISTANCES OF OVER 1000' AND THEN SHALL CONFORM TO SECTIONS D AND F BELOW.

7.5.13.1.4. ALL SPLICES SHALL BE ENCASED IN WATERPROOF CONNECTORS PER APPROVED MATERIALS.

7.5.13.1.5. TRENCH MARKER: WHEN CONTRACTOR CANNOT INSTALL CONTROL

WIRES IN THE SAME TRENCH AS THE PRESSURE SUPPLY LINES, ALL

DIRECT BURIAL WIRES SHALL BE MARKED WITH A CONTINUOUS RED COLORED TRENCH MARKER PLASTIC TAPE PLACED NINE INCHES (9") BELOW FINISHED GRADE DIRECTLY ABOVE THE BURIED WIRES.

7.5.13.1.6. IN LINE WIRE SPLICES SHALL BE MADE ONLY IN PULL BOXES OR VALVE BOXES.

7.5.13.1.7. ALL WIRES IN PULL BOXES SHALL BE LOOSE AND SHALL NOT COME WITHIN THREE INCHES (3") FROM LID. BOXES SHALL BE SIZED ACCORDINGLY TO ACCOMMODATE THIS REQUIREMENT.

7.5.13.1.8. TESTING: ALL WIRING SHALL BE TESTED FOR CONTINUITY, OPEN

CIRCUITS, AND UNINTENTIONAL GROUNDS PRIOR TO CONNECTING TO EQUIPMENT. THE MINIMUM INSULATION RESISTANCE TO GROUND SHALL BE FIFTY (50) MEGAOHMS. ANY WIRING NOT MEETING THIS REQUIREMENT SHALL BE REPLACED, AT THE CONTRACTOR'S EXPENSE.

7.5.13.2. CONVENTIONAL CONTROLLER.

7.5.13.2.1. PROVIDE ONE SEPARATE SPARE CONTROL WIRE TO EACH SINGLE

VALVE OR VALVE MANIFOLD (A VALVE MANIFOLD IS CONSIDERED ANY VALVE GROUPING WHERE VALVES ARE PLACED NO FURTHER THAN 3' APART). ONE SPARE WIRE THAT IS LOOPED FROM VALVE TO VALVE IS NOT ACCEPTABLE. SPARE WIRE ENDS SHALL BE ENCASED IN
WATERPROOF CONNECTORS PER APPROVED MATERIALS.

7.5.13.2.2. EACH INDIVIDUAL CONTROLLER'S CONTROL WIRES SHALL BE BUNDLED

AND TAPED TOGETHER WITH COLORED TAPE AT INTERVALS NOT
EXCEEDING TEN FEET (10'). CONTROLLER IDENTIFICATION TAPE COLORS SHALL BE DIFFERENT AND UNIQUE FOR EACH CONTROLLER.

7.5.13.2.3. WIRE CONNECTIONS: NEUTRAL, PILOT AND SPARE WIRES SHALL BE INSTALLED WITH A 1" DIA. BY 2'-0" LONG COILED EXCESS WIRE LENGTH AT EACH END ENCLOSURE, WIRE SPLICE, AND 100' ON CENTER.

7.5.13.1. DO NOT BACKFILL THE PIPE JOINTS UNTIL THE SYSTEM HAS BEEN PRESSURE TESTED AND ACCEPTED.

7.5.13.2. MECHANICALLY COMPACT BACKFILL FOR TRENCHING TO DRY DENSITY

EQUIVALENT TO ADJACENT UNDISTURBED SOIL, AND MEET ADJACENT GRADES WITHOUT SUNKEN AREAS, HUMPS OR OTHER IRREGULARITIES.

7.5.13.3. PLACE 6" OR MORE OF CLEAN SOIL, FREE OF DEBRIS, ROCK, ETC. AS INITIAL BACKFILL ON PRESSURE SUPPLY LINES.

7.5.13.4. PLACE FINE GRANULAR MATERIAL WITH NO FOREIGN MATTER LARGER THAN 1/2" IN SIZE AS INITIAL BACKFILL ON ALL NON-PRESSURE LINES.

7.5.13.5. PLACE A MINIMUM OF 6" OF SAND ON PIPES LOCATED UNDER AREAS WHERE PAVING WILL BE INSTALLED. USE SPECIFIED INITIAL BACKFILL FOR REMAINING FILL AS NECESSARY.

7.5.13.6. INSTALL PIPING UNDER EXISTING WALKS BY JETTING OR BORING. IF CUTTING OR

BREAKING OF WALKS IS NECESSARY, IT SHALL BE DONE AND REPLACED AS A PART OF THIS CONTRACT. OBTAIN PERMISSION FROM OWNER'S REPRESENTATIVE BEFORE PROCEEDING.

7.5.14. AUTOMATIC CONTROLLERS:

7.5.14.1. THE AUTOMATIC CONTROLLER SHALL BE INSTALLED AT THE APPROXIMATE

LOCATION SHOWN ON THE PLAN IN A MANNER RECOMMENDED BY THE MANUFACTURER. CONTRACTOR SHALL CONNECT REMOTE CONTROL VALVES TO

CONTROLLER TO CORRESPOND WITH THE STATION NUMBERS, IN THE SEQUENCE SHOWN ON THE PLANS.

7.5.14.2. CONTROLLERS SHALL BE PROGRAMMED SO WATERING WILL NOT INTERFERE WITH CONSTRUCTION OR NORMAL USE OF THE PROPERTY.

7.5.14.3. ALL LOCAL AND OTHER APPLICABLE CODES SHALL TAKE PRECEDENCE IN CONNECTION OF THE 110 VOLT ELECTRICAL SERVICE TO THE CONTROLLER.

OWNER SHALL PROVIDE POWER TO THE CONTROLLER. CONTRACTOR SHALL COMPLETE HOOK-UP TO THE CONTROLLER.

7.5.14.4. ALL CONTROL CIRCUITS SHALL BE DESIGNED TO OPERATE ONE VALVE AT A TIME.

7.5.15. PRESSURE REGULATION DEVICES:

7.5.15.1. PRESSURE REGULATION DEVICES SHALL BE INSTALLED ON ANY SYSTEMS WITH A STATIC INLET PRESSURE AT THE POINT OF CONNECTION GREATER THAN 80 PSI.

PRESSURE SHALL BE REGULATED TO A PRESSURE ADEQUATE TO OPERATE THE

EQUIPMENT AT DESIGNED PRESSURES WITH ALL INCIDENTAL AND LINE LOSSES INCLUDED.

7.5.15.2. PRESSURE REGULATION DEVICES SHALL BE INSTALLED ABOVE GROUND, IN LINE WITH THE BACKFLOW PREVENTION DEVICE, MAKING ONE COMPLETE ASSEMBLY.

7.5.15.3. ADJUST PRESSURE REGULATION DEVICES TO ACHIEVE 10 PSI MORE THAN THE

MINIMUM HEAD OPERATION PRESSURE FOR EACH TYPE OF HEAD AT THE HIGHEST SYSTEM AND/OR HIGHEST AND LARGEST SYSTEM. SEE IRRIGATION LEGEND FOR THE LOWEST OPERATING PRESSURE RANGE OF EACH HEAD TYPE.

7.5.16. BACKFLOW PREVENTION UNITS:

7.5.16.1. BACKFLOW PREVENTER ASSEMBLIES SERVING POTABLE WATER SHALL BE LOCATED IN SHRUB AREAS. FINAL LOCATION SHALL BE APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.

7.5.17. FLOW SENSING DEVICE:

7.5.17.1. FLOW SENSING DEVICE SHALL BE LOCATED IN SHRUB AREAS DOWNSTREAM OF MASTER VALVE.

7.5.18. CLEAN-UP:

7.5.18.1. UPON COMPLETION OF WORK IN THIS SECTION, CONTRACTOR SHALL REMOVE ALL RUBBISH, TRASH, AND DEBRIS RESULTING FROM THE OPERATIONS; REMOVE UNUSED EQUIPMENT AND IMPLEMENTS OF SERVICE; LEAVE ENTIRE AREA

INVOLVED IN A NEAT AND ACCEPTABLE CONDITION SUCH AS TO MEET THE APPROVAL OF THE OWNER'S REPRESENTATIVE.

8. IRRIGATION MAINTENANCE SCHEDULE

8.1. GENERAL

8.1.1. MAINTENANCE PROCEDURES SHALL BE PERFORMED ON A MONTHLY BASIS.

8.1.2. LANDSCAPE SHALL BE MAINTAINED TO ENSURE WATER-USE EFFICIENCY.

8.1.3. A REGULAR MAINTENANCE SCHEDULE SHALL BE SUBMITTED WITH THE CERTIFICATE OF COMPLETION.

8.1.4. REPAIR OF ALL IRRIGATION EQUIPMENT SHALL BE DONE WITH THE ORIGINALLY INSTALLED

COMPONENTS OR THEIR EQUIVALENTS OR WITH COMPONENTS WITH GREATER EFFICIENCY.

8.2. BASIC IRRIGATION MAINTENANCE PROCEDURES

8.2.1. CONTROLLER

8.2.1.1. OPEN AND CLEAN OUT CONTROLLER'S CABINET.

8.2.1.2. IF NEEDED, REPLACE THE BACK-UP BATTERY.

8.2.1.3. IF NEEDED, UPDATE DATE AND TIME.

8.2.1.4. CHECK THE CONNECTION ON ALL WIRES AND ENSURE SENSORS ARE CONNECTED.

8.2.1.5. CHANGE THE SCHEDULE TO REFLECT THE CURRENT SEASON AND IRRIGATION NEEDS OF THE LANDSCAPE.

8.2.2. VALVES (BUBBLER AND SPRINKLER VALVES)

8.2.2.1. REMOVE THE LAST HEAD AND TURN ON EACH ZONE/VALVE FOR A FEW MINUTES TO FLUSH OUT DIRT AND DEBRIS.

8.2.2.2. REPLACE THE LAST HEAD OF ALL ZONES, TURN ON EACH ZONE, AND LOOK FOR ANY SYSTEM DAMAGE (I.E. LEAKS, DAMAGED PIPE, DAMAGED OR MISSING NOZZLES, ETC.).

8.2.2.2.1. REPAIR OR REPLACE DAMAGED OR MISSING NOZZLES.

8.2.2.2.2. CLEAN BUILT-IN SCREENS, REPLACE IF NECESSARY, AND REPLACE CLOGGED NOZZLES.

8.2.2.2.3. INSPECT VALVES AND PIPES FOR LEAKS. REPAIR OR REPLACE IN NECESSARY.

8.2.2.2.4. INSPECT VALVE COVERS AND VALVE BOXES. REPLACE AS NECESSARY.

8.2.2.2.5. INSPECT VALVE ELECTRICAL CONNECTIONS. REPAIR OR REPLACE IF NECESSARY.

8.2.2.3. MAKE THE NECESSARY ADJUSTMENTS AND REPAIRS TO THE SYSTEM IN ORDER TO APPLY THE WATER AS EVENLY AS POSSIBLE.

8.2.3. DRIP CONTROL ZONE KITS (DRIP VALVES)

8.2.3.1. OPEN/REMOVE ALL EXHAUST HEADER FLUSH VALVES AND TURN ON EACH ZONE FOR A FEW MINUTES TO FLUSH OUT ANY DIRT OR DEBRIS.

8.2.3.2. CLOSE/REPLACE FLUSH VALVES OF ALL ZONES, TURN ON EACH ZONE, AND INSPECT SYSTEM FOR DAMAGE (I.E. LEAKS, DAMAGED PIPE, DAMAGED OR MISSING NOZZLES, ETC.).

8.2.3.2.1. INSPECT FOR PINCHED OR BROKEN TUBING AND STRAIGHTEN OR REPLACE.

8.2.3.2.2. ENSURE ALL CONNECTIONS ARE SECURE.

8.2.3.2.3. ENSURE PROPER OPERATION OF FLUSH VALVES AND AIR RELIEF VALVES. REPAIR OR REPLACE AS NECESSARY.

8.2.3.2.4. SERVICE BUILT-IN VALVE FILTERS/STRAINERS. IF DAMAGED, REPLACE WITH APPROPRIATE FILTER.

8.2.3.2.5. INSPECT VALVES AND PIPES FOR LEAKS. REPAIR OR REPLACE AS NECESSARY.

8.2.3.2.6. INSPECT VALVE COVERS AND VALVE BOXES. REPLACE AS NECESSARY.

8.2.3.2.7. INSPECT VALVE ELECTRICAL CONNECTIONS. REPAIR OR REPLACE AS NECESSARY.

8.2.3.3. MAKE THE NECESSARY ADJUSTMENTS AND REPAIRS TO THE SYSTEM IN ORDER TO APPLY THE WATER AS EVENLY AS POSSIBLE.

9. IRRIGATION AUDIT SCHEDULE

9.1. GENERAL

9.1.1. AT A MINIMUM, AUDITS SHALL BE IN ACCORDANCE WITH THE STATE OF CALIFORNIA LANDSCAPE WATER MANAGEMENT PROGRAM AS DESCRIBED IN THE "LANDSCAPE IRRIGATION AUDITOR, 3RD EDITION" WHICH IS HEREBY INCORPORATED BY THIS REFERENCE. (LANDSCAPE IRRIGATION AUDITOR, FEBRUARY 01, 2013, 3RD EDITION.)

9.1.2. LANDSCAPE IRRIGATION AUDITS SHALL BE CONDUCTED BY A THIRD-PARTY CERTIFIED

LANDSCAPE IRRIGATION AUDITOR AT THE COMPLETION OF THE IRRIGATION SYSTEM INSTALLATION AND AT LEAST ONCE EVERY FIVE YEARS THEREAFTER.

L2.3.02

IRRIGATION

SPECIFICATIONS

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:34 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_IrrigationSpecs.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
City Council/RSA Agenda 312 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER

ORNAMENTAL SHRUBS/GROUNDCOVER
ABELIA X GRANDIFLORA `KALEIDOSCOPE` / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA `COUSIN ITT` / RIVER WATTLE
ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW

AGAVE ATTENUATA / FOXTAIL AGAVE

ALOE STRIATA X MACULATA 'GHOST' / GHOST ALOE
ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA

ARTEMISIA X 'POWIS CASTLE' / POWIS CASTLE ARTEMISIA

BUDDLEJA X 'MISS MOLLY' / MISS MOLLY BUTTERFLY BUSH

CARISSA MACROCARPA 'GREEN CARPET' / GREEN CARPET NATAL PLUM CEANOTHUS THYRSIFLORUS `SKYLARK` / SKYLARK CEANOTHUS

CISTUS INCANUS / PINK ROCK ROSE

EPILOBIUM CANUM / CALIFORNIA FUCHSIA

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GREVILLEA LANIGERA 'COASTAL GEM' / COASTAL GEM GREVILLEA

HESPERALOE PARVIFLORA / RED YUCCA

LEUCADENDRON SALIGNUM 'BLUSH' / BLUSH CONEBUSH

LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE

LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH

LUPINUS ALBIFRONS / BUSH LUPINE

MIMULUS AURANTIACUS / STICKY MONKEYFLOWER
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER

MUHLENBERGIA RIGENS / DEER GRASS

NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT

PHORMIUM TENAX 'JACK SPRATT' / NEW ZEALAND FLAX

ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY

SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE

SALVIA GREGGII / AUTUMN SAGE
SALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE

SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON

TEUCRIUM X LUCIDRYS PROSTRATUM / GERMANDER

VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA

CONCEPT PLANT SCHEDULE

TREES QTY BOTANICAL / COMMON NAME SIZE WUCOLS
12 ARBUTUS X 'MARINA' 24" BOX L

MARINA STRAWBERRY TREE STANDARD
26 LAGUNARIA PATERSONII 24" BOX L

PRIMROSE TREE
1 QUERCUS AGRIFOLIA 60" BOX L

COAST LIVE OAK MULTI-TRUNK
5 ULMUS PARVIFOLIA 36" BOX L

LACEBARK ELM

TREE SCHEDULE
L3.1.01

PLANTING PLAN

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:35 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Planting.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L3.1.02
0 10 20
1"=10'-0"SCALE NORTH L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
City Council/RSA Agenda 313 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER

ORNAMENTAL SHRUBS/GROUNDCOVER
ABELIA X GRANDIFLORA `KALEIDOSCOPE` / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA `COUSIN ITT` / RIVER WATTLE
ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW

AGAVE ATTENUATA / FOXTAIL AGAVE

ALOE STRIATA X MACULATA 'GHOST' / GHOST ALOE
ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA

ARTEMISIA X 'POWIS CASTLE' / POWIS CASTLE ARTEMISIA

BUDDLEJA X 'MISS MOLLY' / MISS MOLLY BUTTERFLY BUSH

CARISSA MACROCARPA 'GREEN CARPET' / GREEN CARPET NATAL PLUM CEANOTHUS THYRSIFLORUS `SKYLARK` / SKYLARK CEANOTHUS

CISTUS INCANUS / PINK ROCK ROSE

EPILOBIUM CANUM / CALIFORNIA FUCHSIA

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GREVILLEA LANIGERA 'COASTAL GEM' / COASTAL GEM GREVILLEA

HESPERALOE PARVIFLORA / RED YUCCA

LEUCADENDRON SALIGNUM 'BLUSH' / BLUSH CONEBUSH

LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE

LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH

LUPINUS ALBIFRONS / BUSH LUPINE

MIMULUS AURANTIACUS / STICKY MONKEYFLOWER
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER

MUHLENBERGIA RIGENS / DEER GRASS

NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT

PHORMIUM TENAX 'JACK SPRATT' / NEW ZEALAND FLAX

ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY

SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE

SALVIA GREGGII / AUTUMN SAGE
SALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE

SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON

TEUCRIUM X LUCIDRYS PROSTRATUM / GERMANDER

VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA

CONCEPT PLANT SCHEDULE

TREES QTY BOTANICAL / COMMON NAME SIZE WUCOLS
12 ARBUTUS X 'MARINA' 24" BOX L

MARINA STRAWBERRY TREE STANDARD
26 LAGUNARIA PATERSONII 24" BOX L

PRIMROSE TREE
1 QUERCUS AGRIFOLIA 60" BOX L

COAST LIVE OAK MULTI-TRUNK
5 ULMUS PARVIFOLIA 36" BOX L

LACEBARK ELM

TREE SCHEDULE
L3.1.02

PLANTING PLAN

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:35 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Planting.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L3.1.03
MATCHLINE - SEE SHEET L3.1.01
0 10 20
1"=10'-0"SCALE NORTH L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
City Council/RSA Agenda 314 Tuesday, April 25, 2023

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
9TH STREET

LIMIT OF WORK

ROW IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK

DETENTION BASIN IMPROVEMENTS

UNDER SEPARATE COVER

ORNAMENTAL SHRUBS/GROUNDCOVER
ABELIA X GRANDIFLORA `KALEIDOSCOPE` / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA `COUSIN ITT` / RIVER WATTLE
ACHILLEA MILLEFOLIUM `CAMEO` / CAMEO COMMON YARROW

AGAVE ATTENUATA / FOXTAIL AGAVE

ALOE STRIATA X MACULATA 'GHOST' / GHOST ALOE
ARCTOSTAPHYLOS DENSIFLORA `HOWARD MCMINN` / HOWARD MCMINN MANZANITA

ARTEMISIA X 'POWIS CASTLE' / POWIS CASTLE ARTEMISIA

BUDDLEJA X 'MISS MOLLY' / MISS MOLLY BUTTERFLY BUSH

CARISSA MACROCARPA 'GREEN CARPET' / GREEN CARPET NATAL PLUM CEANOTHUS THYRSIFLORUS `SKYLARK` / SKYLARK CEANOTHUS

CISTUS INCANUS / PINK ROCK ROSE

EPILOBIUM CANUM / CALIFORNIA FUCHSIA

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

GREVILLEA LANIGERA 'COASTAL GEM' / COASTAL GEM GREVILLEA

HESPERALOE PARVIFLORA / RED YUCCA

LEUCADENDRON SALIGNUM 'BLUSH' / BLUSH CONEBUSH

LEUCOPHYLLUM FRUTESCENS / TEXAS SAGE

LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE GIANT WILD RYE LOMANDRA LONGIFOLIA `BREEZE` TM / BREEZE MAT RUSH

LUPINUS ALBIFRONS / BUSH LUPINE

MIMULUS AURANTIACUS / STICKY MONKEYFLOWER
MIMULUS AURANTIACUS VAR. PUNICEUS / RED BUSH STICKY MONKEYFLOWER

MUHLENBERGIA RIGENS / DEER GRASS

NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT

PHORMIUM TENAX 'JACK SPRATT' / NEW ZEALAND FLAX

ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY

SALVIA CLEVELANDII 'WINIFRED GILLMAN' / WINIFRED GILLMAN CLEVELAND SAGE

SALVIA GREGGII / AUTUMN SAGE
SALVIA LEUCANTHA `SANTA BARBARA` / MEXICAN BUSH SAGE

SANTOLINA CHAMAECYPARISSUS / LAVENDER COTTON

TEUCRIUM X LUCIDRYS PROSTRATUM / GERMANDER

VERBENA LILACINA 'DE LA MINA' / DE LA MINA LILAC VERBENA

CONCEPT PLANT SCHEDULE

TREES QTY BOTANICAL / COMMON NAME SIZE WUCOLS
12 ARBUTUS X 'MARINA' 24" BOX L

MARINA STRAWBERRY TREE STANDARD
26 LAGUNARIA PATERSONII 24" BOX L

PRIMROSE TREE
1 QUERCUS AGRIFOLIA 60" BOX L

COAST LIVE OAK MULTI-TRUNK
5 ULMUS PARVIFOLIA 36" BOX L

LACEBARK ELM

TREE SCHEDULE
L3.1.03

PLANTING PLAN

PROJECT
DATE:
20-135
2-8-23

INTEGRAL

COMMUNITIES
500 LA GONDA WAY, SUITE 103
DANVILLE, CA 94526

STATION EAST
PA 9 & 10
700 DECOTO RD
UNION CITY , CA 94587

REVISIONS

SHEET NUMBER

DATE / TIME OF PLOT (PST): 2/8/2023 2:35 PM FILE NAME: S:\2020 Projects\20-135 Station East Landscape CD\Landscape\Pending Submittal\20-135_PA9&10_Planting.dwg

OC SD OAK
66 Franklin Street, Suite 300
Oakland, CA 94607
415 857 3388

NOT FOR CONSTRUCTION
MATCHLINE - SEE SHEET L3.1.02
0 10 20
1"=10'-0"SCALE NORTH L STREET
8TH STREET
9TH STREET

K STREET

M STREET

BRADFORD WAY
7TH STREET

DECOTO ROAD
LX.1.02
LX.1.01 LX.1.03
City Council/RSA Agenda 315 Tuesday, April 25, 2023
Agenda Item
DATE: APRIL 6, 2023
TO: PLANNING COMMISSION
FROM: CARMELA CAMPBELL, ECONOMIC & COMMUNITY

DEVELOPMENT DIRECTOR
SUBJECT: DEVELOPMENT AGREEMENT AMENDMENT (ADA-23-001)
TENTATIVE MAP AMENDMENT (ATM-23-001)
APPLICANT: THE STATION EAST OWNER LLC
LEGAL OWNER: THE STATION EAST OWNER LLC
REQUEST: 1) Development Agreement Amendment to: 1) adjust the number of housing units from a maximum of 974 to 894 units and corresponding adjustments to affordable housing requirements and Planning Area unit counts, 2) clarify obligations related to the Master Homeowners Association and Community Facilities District, 3) add a provision to make efforts to capture additional sales/use tax, 4) adjust the provisions under which an
Operating Memorandum can permit minor changes, and 5)
updates to exhibits for consistency with the Tentative Map Amendment (ATM-23-001).
2) Tentative Map Amendment to: 1) amend the size and
configuration of Neighborhood Park C adjacent to Planning Areas (PA) 9/10, 2) amend the size and type of street dedication City Council/RSA Agenda 316 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 2
for the extension of “L” Street adjacent to Planning Area 9, and 3) adjust the lot configuration for PA 2 and PA 4 within the Station East Residential Mixed Use Development.

LOCATION: Decoto Road to the north, 7th Street to the east, Bradford Way and several industrial uses to the south, and the Niles Subdivision UPRR Rail Line along the western perimeter.

SIZE OF PARCEL: 26.5 acres
GENERAL PLAN: Station East Mixed Use Residential
ZONING: Station East Mixed Use Residential (SEMU-R)
SURROUNDING LAND USES:

Table 1 – Surrounding Land Uses
Location General Plan
Designation
Zoning District Land Use
North
Residential (6-10
dwelling units/acre)
Single Family
Residential,
5,000 square feet
minimum site
area (RS 5000)
Decoto Road and
Residential
South Station East Employment
Station East
Employment
(SEE)
Bradford Way,
Industrial, and
Vacant
East
Open Space, Civic
Facility, Residential (3-6
dwelling units/acre),
Residential (6-10
dwelling units/acre)
Open Space
(OS), Civic
Facility (CF),
and Single
Family
Residential
(RS6000 D)
Industrial, Park, Fire
Station, Residential
City Council/RSA Agenda 317 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 3
Table 1 – Surrounding Land Uses
Location General Plan
Designation
Zoning District Land Use
West
Civic Facility, Station
Mixed Use Commercial
Civic Facility
(CF) and Station
Mixed Use
Commercial
(CSMU)
PG&E Substation,
Niles Subdivision
rail line of UPRR,
BART parking lots
ENVIRONMENTAL ASSESSMENT:

The proposed project is within the scope of the Station East Residential/Mixed Use Project Environmental Impact Report (EIR) (State Clearinghouse No. 2020039032) certified on June 8, 2021, as documented in the Addendum (Attachment 1). The approved project for the Station East Residential Mixed Use Project included up to 974 units. The currently proposed project of up to 894 units is significantly fewer units. As indicated in the Addendum, with the proposed amendments to the previously approved development including fewer units and other changes, the environmental impacts would be the same or reduced. A Mitigation and Monitoring Program (MMRP) was adopted as part of Resolution No. 5774-21 that also certified the EIR. The mitigation measures would continue to be applied to the subsequent project approvals.

City Council/RSA Agenda 318 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 4
LOCATION MAP:

Figure 1 - Location Map of Planning Areas in Station East Residential Mixed Use Project I. BACKGROUND & PROPOSAL
The project site (shown in Figure 1) is a master planned community referred to as the Station East Residential Mixed Use Project (“Station East Project”) approved by the City Council in June 2021. The Station East Project approved up to 974 multi-family units, 30,800 sq. ft. of ground floor commercial uses along Decoto Road, new parks, and a new circulation network spread throughout 11 Planning Areas (PAs). The project applicant is The Station East Owner LLC, who is a subsidiary of Integral Communities.

The following summarizes the prior approvals associated with the 2021 entitlement process and the subsequent Station District Specific Plan, followed by a description of the current proposal for amendments to the Development Agreement and Tentative Map.

City Council/RSA Agenda 319 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 5
General Plan Designation
The site has a General Plan designation of Station East Mixed Use Residential. The General Plan Amendments adopted with the Station District Specific Plan in October 2022 created this new designation and applied it to the Station East Project site shown in Figure 1 as well as the sites noted as “Not Part of the Integral Project” along 7th Street. 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.

Specific Plan
An amendment to the Decoto Industrial Park Study Area (DIPSA) Specific Plan (SP-20- 001) was approved by Resolution No. 5776-21 on June 8, 2021 that included goals, policies, and design standards for the Station East Project site. This Specific Plan Amendment is included as Appendix B to the Station District Specific Plan adopted by Resolution No. 6027-22 on October 25, 2022.

Zoning Designation
The zoning designation of Station East Mixed Use Residential (SEMU-R) was created by Ordinance No. 884-21 (AT-20-001) and applied to the subject property by Ordinance No. 885-21 (A-20-001), both adopted on June 22, 2021. The SEMU-R regulations were amended as part of the adoption of the Station District Specific Plan by Ordinance 903-22 (AT-22-005). The SEMU-R regulations are contained in Chapter 18.37 of Title 18, Zoning.

Development Agreement
A Development Agreement with The Station East Owner, LLC for the Station East Project (DA-20-001) was approved by Ordinance No. 886-21 on June 22, 2021. The Development Agreement provides a vested right to develop the property according to the project City Council/RSA Agenda 320 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 6
approvals including obligations for the Developer to provide specified benefits to the City. The initial term is ten years, with a potential for extension(s) of up to two years.

The Development Agreement includes the following major provisions:
• Vested development standards allow the developer to plan the development over several years without being impacted by new regulations and fees. • Permitted uses are established that help the City achieve its goals for the area. • The phasing plan requires completion of backbone infrastructure and improvements in phases.
• Community Facilities District(s) to offset the fiscal imbalance resulting from the previous redevelopment agency bonds on the property, off-set the costs of City services, and help finance the infrastructure.
• Public improvements include enhanced vehicular and pedestrian crossing improvements of the UPRR’s Niles Subdivision Crossing, new traffic signal at 9th Street and Decoto Road, upgraded traffic signal at 7th Street and Decoto Road, upgraded bus stops, additional public parking adjacent to Shorty Garcia Park and inside the parking garage at 7th Street and Decoto Road, public parks, and neighborhood parks, plazas, and paseos some of which will be maintained by the homeowners’ association but be open to the public.
• Affordable housing that reaches lower income levels of affordability than typically provided.
• Offer of dedication for the future pedestrian crossing to the BART station in the area located south of the future Bradford Way extension. • Youth hiring program for the construction phase of the project.

Station East Tentative Tract Map 8251
Tentative Tract Map 8251 (TTM-20-001) was approved by Resolution No. 5777-21 on June 8, 2021. The Tentative Tract Map will divide the property into parcels that can be developed in phases with different product types. The Planning Areas with for-sale units will also be further subdivided into condominiums. The Tentative Tract Map also includes proposed dedications of land to the City for public purposes such as streets and parks, as well as easements for various purposes.

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

Proposed Development Agreement Amendment
A “First Amendment to Development Agreement by and between the City of Union City and The Station East Owner, LLC for the Station East Project” (DA Amendment) (ADA23-001) (Exhibit A) is proposed to reflect updates to the Station East Project since it was approved including an overall reduction in the number of units, as well as some other minor amendments/clarifications. Specific provisions of the DA Amendment include the following:
1) Adjust the number of housing units from 974 to 894 units and corresponding adjustments to affordable housing requirements and Planning Area unit counts.

The previously approved table in Section 2.1.1 of allowed uses including 974 units is shown in Table 2 below:

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Table 2: Existing Table of Uses in Section 2.1.1 of Development Agreement PA 1
Apt
PA2 and
PA4 Condo
PA3
Apt
PA5
and
PA6 TH
PA7 and
PA8
Condo
PA9 and
PA10
Condo
PA
11A
TH
Total
Building SF
Residential 216,190 264,064 80,175 130,285 189,720 110,940 66,396 1,835,100a Commercial 23,040 7,730 0 0 0 0 0 30,770
Residential
Amenity 17,242 15,034 1,675 0 0 4,480 0 38,431
Deck/Private
Open Space 11,530 53,576 4,464 12,408 18,408 7,088 6,004 113,478 Garage 198,563 171,808 19,605 32,572 38,880 39,026 16,352 516,806 Corridor 34,760 38,095 11,785 0 0 5,400 0 90,040
Dwelling
Units 253b 270 123c 72 120 100 36 974 units
Studio 30 0 0 0 0 0 0 30
1 Bedroom 123 122 108 0 0 28 0 381
2 Bedroom 90 118 15 18 48 48 8 345
3 Bedroom 10 30 0 18 48 24 8 138
4 Bedroom 0 0 0 36 24 0 20 80
a Subtotals above may not equal total square footage because of rounding b Of the 253 housing units in PA 1, 24 will be affordable housing units c PA 3 will provide entirely affordable housing units plus one manager unit Notes: PA = Planning Area; SF = square feet; Apt = apartments; TH = townhomes; and Condo = condominiums The DA Amendment includes an amended table shown below in Table 3 including 894 units reflects changes in the number of units in the following PAs:
• PA 1: 253 changed to 256 = + 3
• PA 2: 136 changed to 159 = +23
• PA 4: 134 changed to 50 = -84
• PA 9/10: 100 changed to 78 = -22
• Total: 974-894 = -80
As detailed above, the amended table reflects updates to the unit counts of various PAs.

Accompanying the applications for the DA Amendment and Tentative Map Amendment are the SDR applications for PA 4 (SD-22-003) and PA 9/10 (SD-22-004). The SDR applications for PA 1 and PA 2 are currently under review and will be brought up for consideration at a later date. To avoid having to modify the DA at that time, the DA Amendment reflects the anticipated changes to the unit counts for these PAs.

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The amended table also reflects the proposed change in PA 2 from ownership to rental units, changing the overall mix from the previously approved 376 rental/598 ownership to the proposed 538 rental/356 ownership. The applicant has stated that the changing market conditions are the primary reason for proposed changes.

Table 3: Proposed Amended Table of Uses in Section 2.1.1 of Development Agreement City Council/RSA Agenda 324 Tuesday, April 25, 2023
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ADA-23-001 & ATM-23-001, Page 10
The reduction in the number of units results in a reduction in the number of affordable housing units required. This change is reflected in the amendments to Section 3.3.2 (Item #6 in the DA Amendment) and Section 3.3.4 (Item #7 in the DA Amendment). With a total of 894 units, the 15% affordable units required is 134.1 units. PA 3 will provide 122 affordable rental units, leaving the remaining 12 affordable rental units to be provided in PA 1. The bedroom mix for the affordable units in PA 1 retain the same proportions as the approved Development Agreement, including five (5) three-bedroom units. The developer will pay the City’s affordable housing in-lieu fee for the 0.1 unit. On a related note, PA 3 obtained SDR approval on July 12, 2022.
2) Clarify obligations related to the Master Homeowners Association and Community Facilities District.

The DA Amendment includes a proposed change to the section related to the Master Homeowners’ Association (HOA) to clarify that all legal parcels and condominium units will be included in the Master HOA. With the increase in the percentage of rental units, it is important to clarify that all properties will participate in and contribute to the obligations that will be the responsibility of the Master HOA.

The Development Agreement establishes priorities for creation of one or more Community Facilities District (CFD) for various purposes. The section of the DA Amendment related to the CFD clarifies that both rental and ownership residential units will be subject to the same tax rate for the special tax imposed for services and maintenance costs as well as the Fiscal Impact CFD that will compensate the City for the temporary fiscal imbalance during the time the redevelopment agency bonds are being paid off. For the remaining CFD priorities (capital facilities and agency fees), the developer has indicated their intent is to impose special taxes on only the ownership residential units.
3) Add a provision to make efforts to capture additional sales/use tax.

The DA Amendment includes a new Section 2.19 that would require the Developer to use commercially reasonable efforts to the extent allowed by law to have the City receive the full local use tax portion of the sales and use tax distributed directly to the City.

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4) Adjust the provisions under which an Operating Memorandum can permit minor changes.

The Development Agreement established that Operating Memoranda could make minor clarifications in the Development Agreement to provide future flexibility. The DA Amendment establishes that an increase or decrease of no more than 2% of the total number of units in a PA or no more than 10% of the total number of units could be adjusted using this provision.
5) Updates to exhibits for consistency with the Tentative Map Amendment (ATM-23- 001).

Amended exhibits to reflect the changes in the project are included for:
• Exhibit B: Site Plan
• Exhibit D: Permitted Density and Intensity of Use
• Exhibit H: Parks and Opens Space Depiction
Proposed Tentative Map Amendment
An amendment is proposed to the approved Tentative Map (ATM-23-001) (Exhibit B) to reflect some project updates related to street and park improvements primarily adjacent to PA 9/10 as well as revised lot configuration for PA 2 and PA 4. Excerpts from the approved Tentative Map and proposed amendment are shown below in Figures 2, 3, 5, and 6.

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Figure 2 - Excerpt from Approved Tentative Map for PA 9/10 Figure 3 - Excerpt from Proposed Tentative Map Amendment for PA 9/10 Neighborhood Park C. The proposed development on PA 9/10 as shown on the approved Tentative Map and referenced in the Development Agreement included 100 condominium units in two (2) four-story buildings with parking at the ground level.

Neighborhood Park C located on Parcel E separated the two buildings and extended across the detention basin planned to the west.

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The size of Neighborhood Park C has been reduced from 9,361 square feet (0.21 acres) to 4,016 square feet (0.09 acres) in order to maintain the size of the detention basin. The detention basin lost area due to the need for driveway access to the rear of the buildings and the need for an additional 4’ of additional depth to the building parcels to reduce the number of driveway openings needed on 9th Street.

L Street Extension. At the north and south ends of PA 9/10, L Street and Bradford Way will be extended to align with the western boundary of PA 9/10 and include offers of dedication for potential future roadway extensions over the UPRR Niles Subdivision to Cheeves Way. The approved Tentative Map shows both of these future roadway extensions with an offer of right-of-way dedication 62’ in width, as shown in Figure 2.

The proposed Tentative Map Amendment changes the proposed L Street offer of dedication to include an easement or an irrevocable offer of dedication over Parcel G.

The main reason for the change is due to the detention basin being elongated to further compensate for the reduction in basin size described above.

Potential future roadway connections in the vicinity of PA 9/10 are shown in Figure 4.

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Figure 4 - Potential Future Road Connections
PA 2 and PA 4 Lot Configuration. The Tentative Map Amendment also includes adjustments in the lot configuration for PA 2 and PA 4, as shown in Figures 5 and 6 below.

The approved Tentative Map shows these two PAs with two parcels each to be further subdivided into condominiums. A linear landscaped area was planned from Decoto Road to L Street through the middle of both PAs. The Tentative Map Amendment would create one lot on PA 2 to accommodate the proposed mixed retail/apartment building and six (6) lots plus three (3) parcels for private streets on PA 4 in alignment with the SDR application under review.

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Figure 5 – Excerpt from Approved Tentative Map for PA 2 and PA 4 Figure 6- Excerpt from Proposed Tentative Map Amendment for PA 2 and PA 4 II. PROJECT ANALYSIS
A. Compliance with Applicable Standards
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General Plan
The project as proposed complies with, or exceeds, the relevant development standards of the Station East Mixed Use Residential General Plan designation, as described in Table

4. Housing Element
The project site is not identified as a housing site in the City’s current Housing Element (adopted in 2015) but is included as an approved project in the Draft Housing Element for 2023-2031. The 894 units have been included in the January 2023 edits to the Draft Housing Element (see page 3-3) for 2023-2031. The proposed amendments do not conflict with any Housing Element policies or programs.

Station District Specific Plan
The Station East Residential / Mixed Use Specific Plan Amendment was adopted on June 8, 2021 by Resolution No. 5776-21 as an amendment to the DIPSA Specific Plan and has been adopted on October 25, 2022 as an Appendix to the Station District Specific Plan that has replaced the DIPSA Specific Plan. The proposed amendments to the Development Agreement and Tentative Map are consistent with the Specific Plan. The requirements for minimum densities will continue to be met, even with the reduced number of units.

The potential extension of L Street to the west will continue to be an option with the 1 Multi-family residential density is calculated as provided on p. 91 of General Plan 2040 by dividing the number of dwelling units by the net acreage. Station East Project average includes proposed total 894 units/15.81 net acres = 56.5 units/acre.

Table 4: General Plan Standards for Station East Mixed Use Residential Development
Standard
Required Project Provides Complies?
Density
25 to 100 units/acre
with an average no less
than 50 units/acre
Average for Station
East Project is 56.5
units/acre1
Yes
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proposed easement, consistent with Policy P-M-3 of the Station District Specific Plan that calls for exploring the feasibility of extending Galliano Way and Bradford Way to connect with the circulation network in Station East if the Niles Subdivision is no longer used and the right-of-way is vacated. The Site Development Review (SDR) applications for each Planning Area will be reviewed for conformance with the design-related Specific Plan policies.

Station East Mixed Use Residential Zoning District
The proposed amendments to the Development Agreement and Tentative Map are consistent with the SEMU-R District regulations. The requirements for minimum densities will continue to be met, even with the reduced number of units. The revised lot sizes for PA 4 and PA 9/10 exceed the minimum site area of 3,500 square feet contained in Section 18.37.070 and the minimum lot dimensions of 35 feet by 100 feet contained in Section 18.37.100. The SDR applications for each Planning Area will be reviewed for conformance with the design-related SEMU-R requirements.

D. California Environmental Quality Act
Previously Certified EIR
The proposed project is within the scope of the Station East Residential/Mixed Use Project Environmental Impact Report (EIR) (State Clearinghouse No. 2020039032) certified on June 8, 2021. The project analyzed in the EIR included 974 units.

In order to conclude that the currently proposed project falls within the scope of the previously certified EIR, the following findings pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162 are required:

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

No new information of substantial importance that was not known at the time the EIR was certified has been identified that demonstrates that the project would have one or more City Council/RSA Agenda 332 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 18
significant impacts not discussed in the EIR, or that previously identified significant impacts would be substantially more severe. No new project-related mitigation measures have been identified that would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt. Similarly, no mitigation measure previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt.

The current proposal, at 894 units is fewer and therefore would result in lesser impacts, as documented in the attached Addendum to the EIR (Attachment 1).

D. Public Outreach
A public hearing notice was published on March 22, 2023 and mailed to property owners beyond the 300 feet required by State law on March 24, 2023. Due to the public interest associated with this project, the notice area was expanded beyond what is required by State law. To date, staff has received one comment letter from a member of the public, but it was received too late to be addressed in the staff report. Staff will address this comment letter in a Desk Item prior to the Planning Commission meeting.

E. Conclusion
The proposed amendments are consistent with applicable General Plan, Specific Plan, and Zoning requirements. The project would also assist the City with meeting its Housing Element needs.

The proposed project is within the scope of the Station East Residential/Mixed Use Project Environmental Impact Report (EIR), which determined that all potential impacts could be mitigated to a level of less-than-significant with incorporation of mitigation measures, as documented in the Addendum to the EIR.

Recommended Conditions. Staff recommends the following amendment to the conditions of approval for Tentative Tract Map 8251 (proposed additions underlined):

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Condition No. 1:

1. The Final Tract Map shall be in substantial conformance with Tentative Tract Map 8251, as shown in Exhibit A, including Sheets C-1 through C-11, SP 1 through SP 6, and L1 through L 12, except as they may be modified by other conditions of approval listed below.
a. An Amendment to Tentative Tract Map 8251, as shown on Exhibit B, including Sheets C-1A, C-5A and C-5B, approved by the City Council on _____, shall modify the Tentative Tract Map 8251 approved on June 8, 2021. b. Parcel G shall include an irrevocable offer of dedication for a public access easement and easement rights to make improvements.

The City’s Development Review Committee recommends that the Planning Commission recommend City Council adoption of the Addendum to the EIR and approval of ADA23-001 and ATM-23-001, subject to conditions, and making the specific findings listed in Section III, and adopt a resolution in support of this recommendation.

III. REQUIRED FINDINGS
CEQA

1. That the City of Union City has independently reviewed and considered the information contained in the Addendum to the Station East Residential / Mixed Use Project EIR (SCH: 2020039032) prior to making its recommendation.

The Planning Commission independently reviewed and considered the information contained in the Addendum to the Station East Residential / Mixed Use Project EIR, as well as all other information (both written and oral) provided by City staff, City consultants, and the Public to the Planning Commission at its April 6, 2023 meeting relating to the Addendum, prior to making its recommendation.

2. That none of the conditions requiring preparation of a subsequent EIR or negative declaration have occurred.

That the Planning Commission has reviewed and considered the Addendum to the Station East Residential / Mixed Use Project EIR and finds that none of the conditions requiring preparation of a subsequent EIR or negative declaration have occurred, and that the City Council/RSA Agenda 334 Tuesday, April 25, 2023
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changes that are part of the project would not result in any significant impact not considered under the original EIR.

3. The Addendum to the Station East Residential / Mixed Use Project EIR is the appropriate CEQA document for the project and has been prepared in compliance with CEQA and the CEQA Guidelines.

The Addendum to the Station East Residential / Mixed Use Project EIR is the appropriate CEQA document for the project and has been prepared in compliance with CEQA and CEQA Guidelines. The Addendum has been prepared as required by law and the document reflects the independent judgement and analysis of the City of Union City, which has exercised overall control and direction of its preparation.

Amendment to Development Agreement

4. The Amendment to the Development Agreement is consistent with the General Plan and any applicable specific plans; and
The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, are consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies.

Specifically, the project is consistent with the goal to establish a high density, transitoriented, 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 amendments to the Development Agreement are also consistent with the applicable policies of the Station District Specific Plan.

5. The Amendment to the Development Agreement will not be detrimental to the health, safety and general welfare of persons residing in the immediate area, not be detrimental or injurious to property or persons in the general neighborhood or to the general welfare of the residents of the City as a whole; and The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, will not be detrimental to the health, safety and general welfare of persons residing in the immediate area and will not be detrimental or City Council/RSA Agenda 335 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
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injurious to property or persons in the general neighborhood or to the general welfare of residents of the City as a whole because mitigation measures have been included to mitigate all potential significant impacts to less than significant levels, none of which would be changed by the amendment to the Development Agreement.

6. The Amendment to the Development Agreement will not adversely affect the orderly development of property or the preservation of property values; and The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, will not adversely affect the orderly development of property or the preservation of property values because the Development Agreement facilitates the orderly development of the project over several years, including the provision and phasing of improvements, and provision of public benefits including but not limited to parks, affordable housing, and infrastructure improvements.

7. The Amendment to the Development Agreement will facilitate the implementation of the Station District Specific Plan; and The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, will facilitate implementation of the Station District Specific Plan, including the development of the Station East Mixed Use Residential area as envisioned in the Station District Specific Plan.

8. The Amendment to the Development Agreement is consistent with the provisions of Government Code Section 65864 through 65869.5.

The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, are consistent with Government Code Section 65864 through 65869.5 because it provides some assurances to the applicant to proceed with the multi-year project in accordance with existing policies, rules and regulations in return for the provision of public benefits. A noticed public hearing on the proposed Amendment to the Development Agreement was provided.

Tentative Tract Map –Section 66473.5 and 66474 of the Subdivision Map Act City Council/RSA Agenda 336 Tuesday, April 25, 2023
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9. The Tentative Map is consistent with the applicable general and specific plans.

That the proposed tentative tract map as amended is consistent with applicable subdivision standards listed in the General Plan and the Station District Specific Plan because the tentative tract map is consistent with the General Plan standards for uses, density and minimum parcel size and with the Station District Specific Plan standards for streets and parks; and

10. That the design or improvement of the proposed subdivision is consistent with the applicable general and specific plans.

That the design of the proposed subdivision as amended is consistent with applicable subdivision standards listed in the General Plan and the Station District Specific Plan because the design of the proposed subdivision is consistent with the General Plan standards for uses, density and minimum parcel size and consistent with the Station District standards for streets and parks; and

11. That the site is physically suitable for the type of development.

That the project site is physically suitable to accommodate the type of proposed development because the 26.5 acre infill site is relatively level, surrounded by urban development, and has access to necessary utilities and services to support the proposed mixed use development; and

12. That the site is physically suitable for the proposed density of development.

That the project site is physically suitable to accommodate the proposed density of development because the 26.5 acre infill site is relatively level, surrounded by urban development, and has access to necessary utilities and services to support the proposed density; and

13. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

That, as conditioned, the design of the subdivision as amended and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because, as documented in the EIR for the project, mitigation measures have been included to mitigate all potential significant environmental impacts to less than significant levels; and City Council/RSA Agenda 337 Tuesday, April 25, 2023
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14. That the design of the subdivision or type of improvements is not likely to cause serious public health problems.

That, as conditioned, the design of the subdivision as amended or type of improvements are not likely to cause serious public health problems because as documented in the EIR for the project, mitigation measures have been included to mitigate all potential significant environmental impacts to less than significant levels, including mitigation measures to address the presence of hazardous materials; and

15. That the design of the subdivision or type of improvement sis not likely to conflict with easements.

That, as conditioned, the design of the subdivision as amended or the type of improvements will not conflict with any public easements because plans were referred to the relevant public agencies and no conflicts with any public easements were reported; and Tentative Tract Map – Section 17.20.100 of the Union City Municipal Code

16. The design, density and improvements of the proposed subdivision are consistent with applicable general and specific plans and zoning.

The amendments to the design, density and improvements of the proposed subdivision as amended are consistent with the General Plan 2040 and the Station District Specific Plan and the SEMU-R zoning provisions, specifically the minimum lot size and dimensions; and

17. The site is physically suitable for the development.

The site is physically suitable for the development because the 26.5 acre infill site is relatively level, surrounded by urban development, and has access to necessary utilities and services to support the proposed density.

IV. ALTERNATIVES

1. Recommend approval of the DA Amendment and Tentative Map Amendment as proposed;

2. Recommend approval of DA Amendment and Tentative Map Amendment as proposed with modifications;
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3. Recommend denial of the DA Amendment and Tentative Map Amendment as proposed with stated findings; or

4. Continue the matter for further consideration.

V. CONDITIONS OF APPROVAL
Tentative Map Condition No. 1 contained in Resolution No. 5777-21 adopted by the City Council on June 8, 2021, is hereby amended to read as follows:

Condition No. 1:

1. The Final Tract Map shall be in substantial conformance with Tentative Tract Map 8251, as shown in Exhibit A, including Sheets C-1 through C-11, SP 1 through SP 6, and L1 through L 12, except as they may be modified by other conditions of approval listed below.
a. An Amendment to Tentative Tract Map 8251, as shown on Exhibit B, including Sheets C-1A, C-5A, and C-5B, approved by the City Council on _____, shall modify the Tentative Tract Map 8251 approved on June 8, 2021. b. Parcel G shall include an irrevocable offer of dedication for a public access easement and easement rights to make improvements.

VI. RECOMMENDATION
The Development Review Committee (DRC) recommends that the Planning Commission recommend approval of DA Amendment ADA-23-001 as contained in Exhibit A and Tentative Map Amendment ATM-23-001 as contained in Exhibit B to the City Council, subject to the amended Condition No. 1 provided in Section V, and making the following specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III above:

CEQA

1. The Planning Commission independently reviewed and considered the information contained in the Addendum to the Station East Residential / Mixed Use Project EIR, as well as all other information (both written and oral) provided by City staff, City City Council/RSA Agenda 339 Tuesday, April 25, 2023
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consultants, and the Public to the Planning Commission at its April 6, 2023 meeting relating to the Addendum, prior to making its recommendation.

2. That the Planning Commission has reviewed and considered the Addendum to the Station East Residential / Mixed Use Project EIR and finds that none of the conditions requiring preparation of a subsequent EIR or negative declaration have occurred, and that the changes that are part of the project would not result in any significant impact not considered under the original EIR.

3. The Addendum to the Station East Residential / Mixed Use Project EIR is the appropriate CEQA document for the project and has been prepared in compliance with CEQA and CEQA Guidelines. The Addendum has been prepared as required by law and the document reflects the independent judgement and analysis of the City of Union City, which has exercised overall control and direction of its preparation.

Development Agreement

4. The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, are consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies.

5. The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, will not be detrimental to the health, safety and general welfare of persons residing in the immediate area and will not be detrimental or injurious to property or persons in the general neighborhood or to the general welfare of residents of the City as a whole because mitigation measures have been included to mitigate all potential significant impacts to less than significant levels, none of which would be changed by the amendment to the Development Agreement.

6. The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, will not adversely affect the orderly development of property or the preservation of property values because the Development City Council/RSA Agenda 340 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 26
Agreement facilitates the orderly development of the project over several years, including the provision and phasing of improvements, and provision of public benefits including but not limited to parks, affordable housing, and infrastructure improvements.

7. The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, will facilitate implementation of the Station District Specific Plan, including the development of the Station East Mixed Use Residential area as envisioned in the Station District Specific Plan.

8. The amendments to the Development Agreement, which reflect updates to the Station East Project and other miscellaneous provisions, are consistent with Government Code Section 65864 through 65869.5 because it provides some assurances to the applicant to proceed with the multi-year project in accordance with existing policies, rules and regulations in return for the provision of public benefits. A noticed public hearing on the proposed Amendment to the Development Agreement was provided.

Tentative Tract Map –Section 66473.5 and 66474 of the Subdivision Map Act

9. That the proposed tentative tract map as amended is consistent with applicable subdivision standards listed in the General Plan and the Station District Specific Plan because the tentative tract map is consistent with the General Plan standards for uses, density and minimum parcel size and with the Station District Specific Plan standards for streets and parks; and

10. That the design of the proposed subdivision as amended is consistent with applicable subdivision standards listed in the General Plan and the Station District Specific Plan because the design of the proposed subdivision is consistent with the General Plan standards for uses, density and minimum parcel size and consistent with the Station District standards for streets and parks; and

11. That the project site is physically suitable to accommodate the type of proposed development because the 26.5 acre infill site is relatively level, surrounded by urban development, and has access to necessary utilities and services to support the proposed mixed use development; and

12. That the project site is physically suitable to accommodate the proposed density of development because the 26.5 acre infill site is relatively level, surrounded by urban City Council/RSA Agenda 341 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 27
development, and has access to necessary utilities and services to support the proposed density; and

13. That, as conditioned, the design of the subdivision as amended and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because, as documented in the EIR for the project, mitigation measures have been included to mitigate all potential significant environmental impacts to less than significant levels; and

14. That, as conditioned, the design of the subdivision as amended or type of improvements are not likely to cause serious public health problems because as documented in the EIR for the project, mitigation measures have been included to mitigate all potential significant environmental impacts to less than significant levels, including mitigation measures to address the presence of hazardous materials; and

15. That, as conditioned, the design of the subdivision as amended or the type of improvements will not conflict with any public easements because plans were referred to the relevant public agencies and no conflicts with any public easements were reported; and Tentative Tract Map – Section 17.20.100 of the Union City Municipal Code

16. The amendments to the design, density and improvements of the proposed subdivision as amended are consistent with the General Plan 2040 and the Station District Specific Plan and the SEMU-R zoning provisions, specifically the minimum lot size and dimensions; and

17. The site is physically suitable for the development because the 26.5 acre infill site is relatively level, surrounded by urban development, and has access to necessary utilities and services to support the proposed density.

It is further recommended that the Planning Commission adopt a resolution confirming this recommendation.

Prepared by
Leslie Carmichael, AICP
Consulting Planner
City Council/RSA Agenda 342 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
ADA-23-001 & ATM-23-001, Page 28
Attachments:

Exhibit A: First Amendment to Development Agreement
Exhibit B: Tentative Map Amendment Sheets C-1A, C-5A, and C-5B Attachment 1: Addendum to the Station East Residential/Mixed Use Project EIR City Council/RSA Agenda 343 Tuesday, April 25, 2023
Agenda Item
DATE: APRIL 6, 2023
TO: PLANNING COMMISSION
FROM: CARMELA CAMPBELL, ECONOMIC & COMMUNITY

DEVELOPMENT DIRECTOR
SUBJECT: SITE DEVELOPMENT REVIEW SD-22-003
APPLICANT: THE STATION EAST OWNER LLC
LEGAL OWNER: THE STATION EAST OWNER LLC
REQUEST: Site Development Review (SD-22-003) for the development of six 4- story buildings containing 50 condominium units on 1.71 acres known as Planning Area 4 (PA 4) within the Station East Mixed Use Residential Development
LOCATION: Between the extensions of 8th Street and 9th Street, south of Decoto Road and east of the PG&E Substation (APN 087-0021-005-02 portion)
SIZE OF PARCEL: 74,582 square feet (1.7 acres)
GENERAL PLAN: Station East Mixed Use Residential
ZONING: Station East Mixed Use Residential (SEMU-R)
City Council/RSA Agenda 344 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 2
SURROUNDING LAND USES:

Table 1 – Surrounding Land Uses
Location General Plan Designation Zoning District Land Use North
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Existing: vacant AirLiquide site;
Proposed: mixed
commercialresidential on PA 2
South
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Existing: Vacant;
Proposed:

Residential
East
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Existing: Vacant;
Proposed:

Community Park
West Civic Facility
Civic Facility
(CF)
PG&E Substation
ENVIRONMENTAL ASSESSMENT:

The proposed project is within the scope of the Station East Residential/Mixed Use Project Environmental Impact Report (EIR) (State Clearinghouse No. 2020039032) certified on June 8, 2021, as documented in the Addendum (Attachment 1). The approved project for the Station East Residential Mixed Use Project included up to 974 units. The currently proposed project of up to 894 units is significantly fewer units. The approved project analyzed in the EIR included 270 units on PA 2 and PA 4 (136 and 134 units, respectively) at heights up to 68 feet. The currently proposed project of 50 units on PA 4 is significantly fewer units with heights up to 48 feet. As indicated in the Addendum, with the proposed amendments to the previously approved development including fewer units and other changes, the potential environmental impacts would be the same or reduced. A Mitigation and Monitoring Program (MMRP) was adopted as part of Resolution No. 5774-21 that also certified the EIR. The mitigation measures are included in the recommended conditions of approval for the subject project on PA 4.

City Council/RSA Agenda 345 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 3
LOCATION MAP:

Figure 1- Location Map of PA 4
I. BACKGROUND & PROPOSAL
The project site, Planning Area (PA) 4 (shown in red in Figure 1), is part of a master planned community referred to as the Station East Residential Mixed Use Project (“Station East Project”) approved by the City Council in June 2021. The Station East Project approved up to 974 multi-family units and 30,800 sq. ft. of ground floor commercial uses along Decoto Road, new parks, and a new circulation network spread throughout 11 Planning Areas. The project applicant is The Station East Owner LLC, who is a subsidiary of Integral Communities. The Station East Project was conditioned to require that development of individual Planning Areas be subject to Site Development Review (SDR). As part of the SDR application, the applicant is proposing an update to the unit mix and type on PA 4. The Station East Project approval included 134 condominium units on PA 4 in two five-story buildings including a partially subterranean parking garage. The proposed project includes 50 condominium units in six four-story buildings with individual two-car garages. See Exhibit A for the project plans.

City Council/RSA Agenda 346 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 4
The following summarizes the prior approvals associated with the 2021 entitlement process and the subsequent Station District Specific Plan, followed by a description of the current proposal.

General Plan Designation
The site has a General Plan designation of Station East Mixed Use Residential. The General Plan amendments adopted with the Station District Specific Plan in October 2022, created this new designation, and applied it to the Station East Project site shown in Figure 1 as well as the sites noted as “Not Part of the Integral Project” along 7th Street.

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.

Specific Plan
An amendment to the Decoto Industrial Park Study Area (DIPSA) Specific Plan (SP-20- 001) was approved by Resolution No. 5776-21 on June 8, 2021 that included goals, policies, and design standards for the Station East Project site. This Specific Plan Amendment is included as Appendix B to the Station District Specific Plan by the decision makers. adopted by Resolution No. 6077-22 on October 25, 2022.

City Council/RSA Agenda 347 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 5
Development Agreement
A Development Agreement with The Station East Owner, LLC for the Station East Project (DA-20-001) was approved by Ordinance No. 886-21 on June 22, 2021. The Development Agreement provides a vested right to develop the property according to the project approvals including obligations for the Developer to provide specified benefits to the City. The initial term is ten years, with a potential for extension(s) of up to two years.

An amendment is proposed to the Development Agreement (ADA-23-001) to reflect updates to the larger project since it was approved including a reduction in the number of units on PA 4, which is the subject of this application. Specific amendments to the Development Agreement include the following: 1) adjust the number of housing units from a maximum of 974 to 894 units and corresponding adjustments to affordable housing requirements and Planning Area unit counts, 2) clarify obligations related to the Master Homeowners Association and Community Facilities District, 3) add a provision to make efforts to capture additional sales/use tax, 4) adjust the provisions under which an Operating Memorandum can permit minor changes, and 5) updates to exhibits for consistency with the Tentative Map Amendment (ATM-23-001) Station East Tentative Tract Map 8251
Tentative Tract Map 8251 (TTM-20-001) was approved by Resolution No. 5777-21 on June 8, 2021. The Tentative Tract Map will divide the property into parcels that can be developed in phases with different product types. The Planning Areas with for-sale units will also be further subdivided into condominiums. The Tentative Tract Map also includes proposed dedications of land to the City for public purposes such as streets and parks, as well as easements for various purposes.

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

City Council/RSA Agenda 348 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 6
An amendment is proposed to the approved Tentative Map (ATM-23-001) to reflect some project updates related to street and park improvements primarily adjacent to PA 9/10 and adjusted lot configuration in PA 2 and PA 4.

Prior Approvals
The previously proposed development on PA 4 as shown on the approved Tentative Map and referenced in the Development Agreement included 134 condominium units in two five-story buildings with partially subterranean parking. A ground level landscaped area separated the two buildings and connected with a similar landscaped area in PA 2 to the north. The applicant is also proposing to update the development proposal on PA 2 to be reviewed by the Planning Commission at a later date.

Project Proposal
The proposed project as shown in Figure 2 includes development of 50 condominium units on PA 4 with frontages on 8
th Street, 9th Street and “L” Street. (Note: L Street will be renamed on the Final Map.) The condominium development of 50 units on 1.71 net acres results in a density of 29.24 units per acre.

The applicant has explained that since the original entitlement was approved in June of 2021, construction costs have increased dramatically and market conditions have changed significantly. The approved product type was particularly impacted by cost increases given the size of the building and subterranean parking required.

The development includes six residential buildings; two facing 8 th Street and one facing
9 th Street with garages accessed from private streets in the rear, and three buildings facing internal private streets or walkways with garage access from private streets in the rear.

The buildings are four stories with each unit having an individual two-car garage.

Building heights are 48’to the top of the parapet. The project would have a total gross floor area of 132,091 square feet, including 24,675 square feet for the garages. The units are all three bedrooms, ranging in size from 1,544 to 2,275 square feet.

City Council/RSA Agenda 349 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 7
Figure 2- Site Plan
II. PROJECT ANALYSIS
A. Permit Requirements
Site Development Review is required for development of each of the Planning Areas within the Station East Project.

B. Compliance with Applicable Standards
General Plan
City Council/RSA Agenda 350 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 8
The project as proposed complies with, or exceeds, the relevant development standards of the Station East Mixed Use Residential General Plan designation, as described in Table

2. Housing Element
The project site is not identified as a housing site in the City’s current Housing Element (adopted in 2015) but is included as an approved project in the Draft Housing Element for 2023-2031.

Station East Residential / Mixed Use Specific Plan Amendment The Station East Residential / Mixed Use Specific Plan Amendment was adopted on June 8, 2021 by Resolution No. 5776-21 as an amendment to the DIPSA Specific Plan and has been adopted on October 25, 2022 as an Appendix to the Station District Specific Plan that has replaced the DIPSA Specific Plan. Many of the development standards contained in the Specific Plan Amendment are also contained in the SEMU-R zoning regulations. The Specific Plan policies are referenced below in the sections on Architecture and Landscaping.
1 Multi-family residential density is calculated as provided on p. 91 of General Plan 2040 by dividing the number of dwelling units by the net acreage. Station East Project average includes proposed total 894 units/15.81 net acres =

56.5 units/acre.

Table 2: General Plan Standards for Station East Mixed Use Residential Development
Standard
Required Project Provides Complies?
Density 25 to 100 units/acre
with an average no
less than 50 units/acre
Density for PA 4 is 29
units/acre; Density for
Station East Project
with PA 4 change is

56.5 units/acre1
Yes
City Council/RSA Agenda 351 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 9
Station East Mixed Use Residential Zoning District
The compliance of the proposed project with the specific provisions of the SEMU-R regulations is summarized in Table 3 below, with the design standards related to architecture addressed in the Architecture section.

Table 3: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R) Developmen
t Standard
Code
Section
Required Project Provides Complies?
Uses 18.37.020
Permitted:

Residential
Residential Yes
Performance
standards

18.37.050
A. Retail, service,
public, or office uses
on the ground floor
where detailed in
Station District
Specific Plan Figure
4-6
B. All business uses
inside
C. Management of
Solid waste and
recyclables per City
requirements
D. Site to be maintained
E. Only 1 driveway
per frontage except
where determined
necessary by Public
Works Department
F. If more than 250
units, provide coworking space
A. PA 4 is not in an
area designated for
active ground floor
uses
B. Not applicable
C. Solid waste,
recycling, and
organics recycling
containers will be
accommodated in
garages
D. Addressed in
conditions
E. No driveways
proposed on 8th
Street but two
driveways proposed
on L Street and one
driveway proposed
on 9th Street.

Configuration
determined to be
necessary to
facilitate on-site
traffic circulation by
Yes
City Council/RSA Agenda 352 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 10
Table 3: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R) Developmen
t Standard
Code
Section
Required Project Provides Complies?
Public Works
Department.

F. Not applicable
Minimum
site area

18.37.070 3500 sq. ft. 1.71 acres Yes
Floor area
ratio

18.37.090
FAR range is 0.40 to

3.0 FAR is 1.44 Yes
Minimum
lot
dimension

18.37.100 35 feet x 100 feet 279 feet x 224 feet Yes
Lot coverage 18.37.110 None Not applicable Yes
Setbacks 18.37.120
6’ from property line
3’ from property lines
at private alleyways
that provide access to
private garages
Building walls are
more than 6’ from
property line but
columns and utility
closets are proposed
within 6’ setback.

Condition No. 13
requires no portion
of ground floor area,
including columns
or attached utility
closets, within 6’
setback.

Garages are 3’ from
private alleyway
Yes, as conditioned
Height limit 18.37.130
100’
Rooftop amenities
may be permitted not
to exceed 20’
Height to top of
parapet is 48’
Yes
Design
Criteria

18.37.140
See Architecture
Section below
City Council/RSA Agenda 353 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 11
Table 3: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R) Developmen
t Standard
Code
Section
Required Project Provides Complies?
Landscaping 18.37.150
A. Comply with
Chapter 18.112 Water
Efficient Landscape
B. Minimum 10%
landscaping or pay
in-lieu fee
A. Addressed in
Condition No. 14
B. Landscaped area
of 22,350 SF / total
lot area 74,582 SF =
30%
Yes, as conditioned
Residential
open space

18.37.160
Provide residential
open space features
such as courtyard,
pool and spa areas,
recreation facilities
and play areas
Outdoor
seating/recreation
areas provided
between buildings;
potential joint use
area proposed on
PA 2 (see discussion
in Landscape
section below); the
Station East Project
provides for the
construction of a
community park,
playground, and
dog park located on
8 th Street; a public
paseo which
includes BBQ, fire
pits, corn hole, and
seating located
between PA 7 and
PA 8; and a
meditation garden /
interpretative area
located between PA
9 and 10
Yes
Signs 18.37.170
Signs to be consistent
with Chapter 81.30
and subject to Master
Condition No. 30
requires signage to
comply with (to be
Yes, as conditioned
City Council/RSA Agenda 354 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 12
Table 3: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R) Developmen
t Standard
Code
Section
Required Project Provides Complies?
Sign Program; a
Master Sign Program
is required prior to
Final Map
approved) Master
Sign Program
Off-street
parking

18.37.180
For 3+ bedroom units:
minimum 2.0 spaces
per unit, maximum

2.5 spaces per unit;
No more than 10%
tandem.

Parking requirements
may be waived
within ½ mile of
major transit stop
2 spaces per unit; no
more than 10%
tandem in Station
East Project (see
discussion below)
Yes
Bicycle
parking

18.37.190
Short term: 1 space/20
units = 3
Long Term: 1 space/4
units = 13
(see discussion
below)
Yes
Affordable Housing Requirements
The applicant is complying with Chapter 18.33, Affordable Housing, and the Station East Mixed Use / Residential Project Development Agreement by providing affordable units on PA 3 and PA 1 pursuant to the terms in the Development Agreement.

Circulation and Parking
Vehicular Access. The buildings include entries on the front facades and garages on the rear facades. The primary “L” shaped private street with access from L Street and 9th Street serves the garages for Buildings #1 through #5. Building #6 fronting on 9th Street is served by an additional private street from L Street.

City Council/RSA Agenda 355 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 13
Parking. Section 18.37.180 of the SEMU-R zoning regulations establishes standards for minimum and maximum off-street parking. The parking requirement for units with three bedrooms is a minimum of 2.0 and a maximum of 2.5 spaces per unit. This section also includes the following: “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.” Government Code Section 65863.2 states that a public agency shall not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half mile of public transit (defined as a major transit stop) unless it makes findings that not enforcing minimum parking requirements would have a substantially negative impact based on a preponderance of evidence. The PA 4 site is within one-half mile of the major transit stop at the Decoto Road / 7th Street intersection and is therefore subject to Government Code Section 65863.2 Each unit has a private two-car garage. The 25 Plan 1 units have a tandem two-car garage and the 25 Plan 2 units have a side-by-side two-car garage. Section 18.37.180 of Chapter

18.37, Station East Mixed Use Residential District, includes a note to the off-street parking requirements that “Tandem parking spaces can be substituted for regular parking spaces for up to 10% of the required parking demand.” The percentage of tandem stalls in PA 4 exceeds 10% of the parking stalls in PA 4 but because PA 4 is located within one-half mile of the major transit stop at Decoto Road/7
th Street, it therefore qualifies for the waiver of
parking requirements pursuant to Section 18.37.180 and Government Code Section 65863.2.

Flex Zone. Flex Zones in the public rights-of-way are encouraged in the Specific Plan in order to provide a loading area for paratransit vans, rideshare, deliveries and passenger loading. Condition No. 70 was added to the project to require one Flex Zone on 8th Street in front of Building #2 on the south side of the pathway between Buildings #1 and #2.

Bicycle Parking. Pursuant to Section 18.37.190, bicycle parking is required to include 1.0 space/20 dwelling units (minimum of 2 spaces) for short term bicycle parking and 1.0 space/4 dwelling units (minimum of 2 spaces) for long-term bicycle parking. This results City Council/RSA Agenda 356 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 14
in a minimum requirement for 3 short-term bicycle parking spaces and 13 long-term bicycle parking spaces.

In PA 4, the long-term bicycle parking is provided in the 50 individual private garages.

For short-term bicycle parking, six bicycle racks with parking for twelve bicycles is proposed along the interior private street adjacent to Buildings #3 and #4.

Transportation Demand Management (TDM) Plan. A Station East Mixed Use Residential TDM Plan is required prior to recordation of the Final Map. The existing bus stops on the Station East 7th Street frontage providing service to UC Transit Route 4 will be upgraded with a shelter and site furniture as part of the subdivision improvements. In addition, the bus stops at 7th Street and Decoto Road will also be upgraded, providing service to Routes 99, 232, 801, and 4. Staff does not recommend implementation of any additional TDM measures for PA 4 beyond participation in the Station East TDM Plan (included in Condition No. 7, which references Tentative Map Condition No. 10), and installation of the Flex Zone and bicycle racks referenced above.

Pedestrian Access. Accessible pedestrian paths on the public street frontage are provided via the public sidewalks connecting to accessible private pedestrian paths leading to the entries for each of the buildings. Condition No. 37 was added to the project requiring accessible pathways throughout the development, including where they cross the private streets.

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

The six (6) 4-story buildings include one building of ten units with the remaining five buildings of 8 units. The buildings contain equal numbers of “Plan 1” and “Plan 2” units.

All units are three bedrooms/three bathrooms. Plan 1 units include a ground level entry on the front façade with a bedroom and bathroom on the ground floor and the remainder of the living area on the second floor. Plan 2 units have a raised entry on the front façade with the living area on the third and fourth floors. Each unit has a two-car garage. Plan 1 City Council/RSA Agenda 357 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 15
garages have two stalls in a tandem configuration. Plan 2 garages have two stalls in a side-by-side configuration. (See additional discussion of tandem parking in the Parking section above.)
The front façade utilizes block forms of varying heights, setbacks, materials, and colors to provide interest. The building module containing the entries to both the Plan 1 and Plan 2 units is recessed about eight feet from the face of the building with a ground floor entry patio for Plan 1 and a raised stoop for Plan 2, with balconies above the entry patio on the second and third levels. These three-story modules containing the building entries are framed in dark grey stucco with brown fiber cement lap siding on the walls. The fourth level is white stucco with two vertical windows. Dark grey metal railings are used as balcony and stair railings. A tight mesh perforated metal screen is used to separate the Plan 1 entry patio from the Plan 2 stairs and stoop.

Between the building entries, the building façade on the first two levels consists of tan stone veneer with two bays of windows. Below the windows, tan fiber cement panels are used. On the third and fourth levels two large window bays are framed in dark grey stucco. Tan fiber cement lap siding is used as a horizontal separation between the third and fourth floor windows. This module is slightly forward of the remainder of the white fourth level façade and parapet.

The rear elevation includes single and double garage doors at the ground level framed in dark sage stucco, cantilevered window bays framed in dark grey stucco above the double garage doors on the second and third levels alternating with dark sage building walls at the second level and alternating with white and dark blue/grey stucco facades at the third and fourth levels.

The end elevations facing L Street have incorporated the stucco veneer and lap siding from the front elevation to provide framed modules with more visual interest. The end elevations facing the interior of the site have more white stucco façade.

Table 4 includes the architectural development standards from the Specific Plan Amendment and Chapter 18.37, SEMU-R.

City Council/RSA Agenda 358 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 16
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
Building
Siting
P-UD-34: Buildings
shall be oriented
parallel to street
frontages and public
pedestrian pathways
to create a
continuous street
presence and
support pedestrian
interconnectedness.

None All of the buildings are
oriented parallel to
street frontages or
pedestrian pathways.

Three of the buildings
are oriented to 8th Street
or 9th Street with two
oriented to pedestrian
pathways and one to a
private street.

Yes
Building
Siting
P-UD-35: Buildings
shall be oriented
such that frontage
and entrances are
visible and
accessible from the
public right-of-way,
on-site common
areas, pedestrian
pathways, parks,
and/or plazas.

None The Plan 2 entrance
faces the street or
entrance pathway.

Although the Plan 1
entrance doesn’t face
the street, entrances are
visible and accessible
from public right-ofway, private street, or
pedestrian pathways.

Yes
Building
Design
Vocabulary
None A. Building Design.

Buildings shall be
designed with a
contemporary or
“Modern”
vocabulary, to
project a forwardlooking image of the
Station District.

The building design
uses a “Modern”
vocabulary as discussed
above.

Yes
Building
Heights
P-UD-36: Require
building heights to
vary and not permit
monolithic, bulky
developments.

None Height of the projecting
building sections varies
up to 18’.

Yes
City Council/RSA Agenda 359 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 17
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
Façade
Articulation
P-UD-37* A.1. Façade
Articulation. 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 one-half (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.

Front facades include
projecting modules two,
three, and four stories in
height; two- and threestory modules project
approximately eight
feet; modules extending
forward from third and
fourth levels project
about 2.5 feet. Rear
facades have similar
projections. Streetfacing side facades have
entry/balcony recess of
approximately 16 feet
and other smaller
projections in the 51’5”
façade.

Yes
Lower and
Upper Story
Separation
P-UD-38* A.2. Lower and
Upper Story
Separation. 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
Lower and upper stories
are separated by
changes in material,
color, and setback.

Yes
City Council/RSA Agenda 360 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 18
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
floor or second
floor.

Vertical
Projections
P-UD-39* A.3. Vertical
Projections. 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.

Vertical projections are
included, such as
stoops, balconies, and
columns.

Yes
Window
Design
P-UD-40* A.4. Window
Design. Window
designs shall
differentiate the
various components
of the building (e.g.,
ground floor retail
spaces, stair towers,
corners, or
residential units).

The proposed building
type includes all
residential facades
without ground floor
retail spaces, stair
towers, or other features
to differentiate.

Yes
Façade
Pattern
P-UD-41* A.5. Façade Pattern.

Façade elements
must establish
building scale and
pattern, using
architectural
techniques such as
clustering or
Façade elements,
including projections
and window patterns,
used to provide
building scale and
pattern.

Yes
City Council/RSA Agenda 361 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 19
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
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.

Building
Equipment
Screening
P-UD-43: Building
Equipment
Screening.

Mechanical,
electrical, and all
other building
equipment should be
concealed from all
public rights-of-way,
pedestrian paths,
and adjacent
buildings.

Mechanical
equipment should
not be located along
the ground floor
street frontage.

Screens should be
consistent with the
building design or
site landscaping.

C.1. In instances
where mechanical
equipment cannot be
located within the
building due to
building code or
utility provide
requirements, it shall
be adequately
screened from offsite view and located
at the rear of the site
in an enclosure with
walls matching the
material and color of
the building.

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.

Some air conditioning
units (AC) are proposed
on the ground.

Condition #13 would
prohibit ground level
AC units from any
public street-facing
facades or in public
utility easements.

Yes, as
conditioned
City Council/RSA Agenda 362 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 20
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
Light
Pollution
Reduction
P-UD-44: Light
Pollution Reduction.

Require new
building lighting to
comply with Dark
Sky Association best
practices, including
being shielded and
down-directed.

None Condition No. 32
requires downward
facing light fixtures.

Yes, as
conditioned
Entrances P-UD-45: Clearly
mark entrances to all
buildings through
elevated entry ways,
signage, and
transparency.

None The unit entrances are
identified with stoops or
entry patios.

Yes
Blank Walls P-UD-46* A.8. Blank Walls.

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

No blank walls exceed
20 feet.

Yes
Pedestrian
Facade
P-UD-47: Façade
Articulation. Provide
pedestrian-scaled
façade articulation
such as vertical
elements, horizontal
banding, and
individual storefront
design (when
applicable) at the
ground level to
enhance
approachability and
pedestrian comfort.

None Pedestrian-scaled
articulation is provided
with entries/stoops, use
of stone veneer, and
fiber cement panels
below the windows.

Yes
City Council/RSA Agenda 363 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 21
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
Ground-floor
Residential
Frontage
P-UD-53: Any ground
floor residential units
facing a street with an
exterior unit entry shall
have an entry that
faces the street.

None Entrances are either
outward facing or sidefacing into entry patio
and visible from the
sidewalk/walkway.

Yes
Finish Floor P-UD-54* A.7. Ground Floor
Residential Finish
Floor. Ground floor
residential units
shall provide finish
floor elevations of
between eighteen
(18) to forty-two (42)
inches above the
adjoining sidewalk.

This provision was
added to ensure that
ground floor living
space was designed to
maintain the privacy of
residents living in these
units. The P1 unit has
ground floor living
space set back 8’ from
the face of the building
(14’ from the sidewalk)
so that the living area is
not near the sidewalk
and privacy is not
impacted by the
sidewalk.

Yes
Materials P-UD-56: Building
facades shall be
constructed of high
quality and durable
materials. A variety
of materials shall be
used to create a
coordinated
hierarchy of
primary, secondary
and accent materials,
textures, and colors
that support the
None Building facades
include stucco, fiber
cement, and stone
veneer that support the
building’s overall
architecture.

Yes
City Council/RSA Agenda 364 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 22
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
building’s overall
architecture.

Changes in
Material or
Color
P-UD-57: Changes in
material or color
shall always be
accompanied by a
change in plane at an
inside corner or
separated by a
significant
architecturally
integrated feature.

None Changes in material or
color are accompanied
by a change in plane at
inside corners.

Yes
Veneers P-UD-58: Veneers
must fully wrap any
visible outside
corners; avoid
vertical joints at
exterior corners;
terminate thin brick
veneer into inside
corners.

None The stone veneer is
framed with other
materials and not used
at building corners.

Yes
Quality on all
Sides
P-UD-60: Buildings
shall maintain
façade quality of
architectural
articulation and
finishes on all sides
of a building that is
visible to the public.

Some of the
architectural features
of the main façade
shall be incorporated
None Architectural features
from the front façade
have been utilized on
the rear and side
facades.

Yes
City Council/RSA Agenda 365 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 23
Table 4: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
into the rear and side
elevations.
*Requirement is the same as accompanying SEMU-R standard D. Landscaping
The Overall Site Plan (Sheet L0.0.00) and Landscape Construction Plans (Sheets L.1.1.01- 03) show the layout of the walkways, benches, trellis, and planting areas. A walkway extends through the middle of the site between 8th Street and 9th Street, including seat walls and an overhead trellis.

Figure 3-Landscape Overall Site Plan
City Council/RSA Agenda 366 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 24
Conceptual Planting Plans (Sheets L3.1.01-03) are included illustrating the various planting areas around the perimeter of the buildings as well as proposed trees and a Concept Plant Schedule. The trees include Acacia stenophylla (Shoestring Acacia), Koelreuteria panaiculata (Golden Rain Tree, and Lagerstroemia indica x faurie ‘Natches’ (Natchez Crape Myrtle). The proposed plant palette for shrubs and groundcover includes a variety of drought tolerant plants. The final planting and irrigation plans will be subject to review by the City’s Consulting Landscape Architect pursuant to Condition No. 14.

Fencing and walls are shown on the Fence and Wall Schedule (Sheet L.0.0.01). Seat walls with wood slats are proposed along the central walkway. A 6-foot temporary wood fence is proposed along the property line with PA 2. The Preliminary Utility and Grading Plan (Sheet C3) shows the initial concepts for shared amenities on the adjacent PA 2 site, including a bocce ball court, however, the application for PA 2 is incomplete, subject to change, and has not yet been reviewed by the Planning Commission. Staff recommends Condition of Approval No. 17 that prior to issuance of a building permit, plans for the border with Planning Area (PA) 2 shall include either: 1) an easement or equivalent provided to accommodate shared use of amenities adjacent to the site PA 2 and removal of the temporary wooden fence when construction of the amenities and adjacent buildings are completed, or 2) a tubular steel fence, subject to the review and approval of the Economic and Community Development Director.

Exterior bollard lighting is shown on the Landscape Construction Plans (Sheets L.1.1.01- 03). The bollard lighting proposed will orient the light downward, consistent with P-UD44 of the Specific Plan (see Sheet L1.1.01). Condition No. 32 requires a photometric plan be included with the building permit to assess the adequacy of the lighting levels and coordination of style and design of light fixtures with other developments in Station East.

E. California Environmental Quality Act
Previously Certified EIR
The proposed project is within the scope of the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (State Clearinghouse No. 2020039032) certified on June 8, 2021. The project analyzed in the EIR included 270 units on a combination of PA 2 and PA 4 with 134 condominium units on PA 4. Building heights City Council/RSA Agenda 367 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 25
were a maximum of 66 feet. The buildings included a two-level, partially subterranean parking garage.

No new information of substantial importance that was not known at the time the EIR was certified has been identified that demonstrates that the project would have one or more significant impacts not discussed in the EIR, or that previously identified significant impacts would be substantially more severe. No new project-related mitigation measures have been identified that would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt. Similarly, no mitigation measure previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt.

The current proposal, at 50 units with a building height of up to 48 feet, is smaller and therefore would result in lesser impacts, as documented in the attached Addendum to the EIR (Attachment 1).

F. Public Outreach
A public hearing notice was published on March 22, 2023 and mailed to property owners beyond the 300 feet required by State law on March 24, 2023. Due to the public interest associated with this project, the notice area was expanded beyond what is required by State law. To date, staff has received one comment letter from a member of the public, but it was received too late to be addressed in the staff report. Staff will address this comment letter in a Desk Item prior to the Planning Commission meeting. Comments received from the Alameda County Water District are incorporated into Conditions 118- 131.

City Council/RSA Agenda 368 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 26
G. Conclusion
The project is consistent with applicable General Plan, Specific Plan, and Zoning requirements. The project would also assist the City with meeting its Housing Element needs. The project’s architectural character is consistent with the City’s policies and requirements contained in the Station District Specific Plan, including the Station East Residential/Mixed Use Project Specific Plan Amendment and Chapter 18.37, Station East Mixed Use Residential. The applicant is proposing an amendment to the Station East Project Development Agreement (ADA-23-001) and Tentative Map (ATM-23-001), which the project is also consistent with (see separate Staff Report).

The proposed project is within the scope of the Station East Residential / Mixed Use Project Environmental Impact Report (EIR), which determined that all potential impacts could be mitigated to a level of less-than-significant with incorporation of mitigation measures, as documented in the Addendum to the EIR.

III. REQUIRED FINDINGS
CEQA

2. That none of the conditions requiring preparation of a subsequent EIR or negative declaration have occurred.

City Council/RSA Agenda 369 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 27
That the Planning Commission has reviewed and considered the Addendum to the Station East Residential / Mixed Use Project EIR and finds that none of the conditions requiring preparation of a subsequent EIR or negative declaration have occurred, and that the changes that are part of the project would not result in any significant impact not considered under the original EIR.

3. The Addendum to the Station East Residential / Mixed Use Project EIR is the appropriate CEQA document for the project and has been prepared in compliance with CEQA and the CEQA Guidelines.

Site Development Review

4. That approval of the Site Development Review application is consistent with the General Plan and any applicable specific plans.

The project is consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies. Specifically, the project is consistent with the purpose as stated in the description of the Station East Mixed Use Residential designation 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 project is also consistent with the applicable policies of the Station District Specific Plan as approved by the City Council.

5. Approval of this application is consistent with the purpose of Title 18 and the requirements of the SEMU-R Zoning District.

The project, as conditioned, is consistent with the purpose of Title 18, which seeks to promote the public health, safety, and general welfare of the people; protect the character and maintain the stability of residential, business and industrial areas; and to promote orderly and beneficial development. The project, as conditioned, is also consistent with the applicable requirements of the SEMU-R Zoning District, including a waiver of parking City Council/RSA Agenda 370 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 28
standards within one-half mile of a major transit stop as required by Government Section 65863.2 and as referenced in UCMC Section 18.37.180.

6. Approval of this application is consistent with the purpose of Site Development review as outlined in Section 18.76.010.

The project, as conditioned, is consistent with the purpose of Site Development Review, which seeks to promote orderly, attractive and harmonious development and the stability of land values. This is accomplished through consistency with the policies in General Plan 2040 and the Station District Specific Plan for the Station East Subarea and the design standards provided in the Station District Specific Plan and Chapter 18.37, SEMU-R.

IV. ALTERNATIVES

1. Recommend approval of the Site Development Review as proposed;

2. Recommend approval of Site Development Review with modifications;

3. Recommend denial of the Site Development Review with stated findings; or

4. Continue the matter for further consideration.

V. CONDITIONS OF APPROVAL
Planning Division
General

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

2. The Site Development Review shall run concurrently with the Term of the Development Agreement approved by Ordinance 886-21. In the event of termination or expiration of the Development Agreement as to any portion of the Property subject to the Site Development Review, the City may deem the Site Development Review terminated as to any such portion of the Property that has not been developed consistent with the Site Development Review.

3. The applicant and/or property owner shall include an annotated copy of the approved conditions with each set of detailed construction plans submitted for plan check review. Notations to the plans shall be made to clearly indicate how City Council/RSA Agenda 371 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 29
all conditions of approval will be or have been complied with. Construction plans shall not be accepted without the annotated final conditions of approval included as a note sheet with each set of plans.

4. The applicant and/or owner shall apply for and secure building and fire permits for construction. A grading permit may be required prior to issuance of building and fire permits. Plans submitted to the Building Division and Fire Department must demonstrate compliance with all applicable local and State requirements.

5. The final subdivision map shall be recorded prior to issuance of a grading permit from the Public Works Department pursuant to the Tentative Map as approved by Resolution No. 5777-21 on June 8, 2021 and any amendments and prior to grading for development of the subject property.

6. Prior to issuance of a building permit, the applicant and/or property owner shall submit any necessary Final Maps, for condominium purposes, in compliance with Tentative Map Condition No. 8 as approved by Resolution No. 5777-21 on June 8, 2021.

7. Prior to issuance of a building permit, the applicant and/or property owner shall provide Covenants, Conditions and Restrictions (CC&Rs) subject to review and approval by the Economic and Community Development Director that demonstrate compliance with the requirements of the Development Agreement as approved by Ordinance No. 866-21 on June 22, 2021 and any amendments and Tentative Map conditions as approved by Resolution No. 5777-21 on June 8, 2021 and any amendments, including but not limited to:
a. Participation in Master Homeowners’ Association required by Section 2.13 of Development Agreement and Tentative Map Condition No. 6; b. CC&Rs for the 50-unit development consistent with Tentative Map Condition No. 7 and No. 10;
c. Where not covered by another agreement, maintenance of all storm water pollution prevention measures.
d. In the event the public right-of-way landscaping is not maintained to the satisfaction of the City, the City may, at its option, maintain the landscaping and charge the applicant and/or property owner, its heirs or successors, for the services performed.

City Council/RSA Agenda 372 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 30
e. Any graffiti appearing on the site shall be removed by the applicant or owner within forty-eight hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the applicant for the services performed.
f. The applicant and/or property management shall ensure that all stoops and balconies are kept clutter-free at all times and are not used by occupants for storage or laundry-drying purposes. Bicycles and recreational equipment shall be stored in the areas dedicated for residential storage purposes.

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

Architecture, Building Materials and Finishes

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

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

City Council/RSA Agenda 373 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 31

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

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

13. Plans submitted for building permit issuance shall not include any ground mounted air conditioning units or ground floor portions of the building, such as columns or utility closets, within the 6’ setback from the property line or within any public utility easements.

Landscaping and Fencing

14. Prior to the issuance of a building permit, the applicant and/or property owner shall submit a final landscape package, which is consistent with the preliminary landscape package except as may be modified by the following requirements and /or other project conditions of approval. Plant species and locations may be adjusted for compatibility, to coordinate with ladder pads, and other considerations. The landscape package shall also be consistent with Chapter

18.112, Water Efficient Landscape, of the Municipal Code and the Landscape Standards Policy Statement. The final landscape plan will be subject to review and approval by the City’s consulting Landscape Architect. Additional fees for consultant’s review and inspection are required to be paid with the building permit fees. A final inspection of the installed landscaping and irrigation shall be completed prior to receipt of any certificate of final occupancy . The applicant and/or property owner shall be responsible for maintaining all irrigation and landscaping and shall replace any dead or dying vegetation for the life of the project.
a. Final landscape plans shall show screening for backflow prevention devices, meters and other above-ground appurtenances to the extent feasible. At initial planting, additional plants may be required by the Economic and Community Development Director to provide adequate screening.

15. The applicant and/or property owner shall provide a cash deposit in the amount of 50% of the estimated installation cost of the landscaping, up to $10,000.00, in order to ensure installation of the planting shown on the approved landscape plan.

The applicant and/or property owner shall enter into a private landscape maintenance contract for the maintenance of the required landscaping for a minimum period of two years after installation. The project landscaping shall be City Council/RSA Agenda 374 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 32
completed, pursuant to the above-stated requirements, prior to receipt of any certificate of final occupancy.

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

17. Prior to issuance of a building permit, plans for the border with Planning Area (PA) 2 shall include either: 1) an easement or equivalent provided to accommodate shared use of amenities adjacent to the site in PA 2 and removal of the temporary wooden fence when construction of the amenities and adjacent buildings are completed, or 2) a tubular steel fence, subject to the review and approval of the Economic and Community Development Director.

Utilities

18. The applicant and/or property owner shall subsurface all new transformers, switching boxes, and similar appurtenances, or shall screen them with landscaping or by locating them in an enclosure with walls matching the material and color of the nearest building. The enclosure shall include gates of heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines. The applicant and/or property owner shall arrange the location and treatment of the appurtenances with the gas, electric and communication providers prior to issuance of a building permit. A detail of the transformer screening shall be included on the plans submitted for issuance of a building permit.

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

20. The applicant and/or property owner shall, at developer’s expense and in conjunction with the City's Community Access Television (CATV) franchise, provide for the complete pre-wiring of the proposed development for the purpose of receiving CATV service from the City's CATV franchise. In addition, the applicant and/or property owner shall install an empty two-inch conduit in all joint trenches within the development and along the street frontages for the sole purpose of City’s future fiber optic line. Junction boxes shall be installed every 200 feet along the conduit route or per industry standard, as approved by the City Engineer This empty two-inch conduit shall be in addition to any conduits City Council/RSA Agenda 375 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 33
installed or provided for use by cable companies for their high-speed fiber. Utility companies may install the needed number of conduits with their own crews or pay the developer’s contractor to do so on their behalf. A site plan and/or trench cross-sections showing the conduit layout shall be submitted in hard copy and digital formats prior to grading permit issuance.

21. The applicant and/or property owner shall grant an easement to the Alameda County Water District to allow the installation of all backflow prevention devices.

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

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

Parking

23. Building permit plans shall include details for a minimum of six (6) bike racks to accommodate at least twelve (12) bicycles on the exterior of the buildings as shown on Exhibit A, subject to review and approval by the Economic and Community Development Department. Prior to receipt of any certificate of final occupancy, the applicant and/or property owner shall install bicycle parking in conformance with the requirements listed in Chapter 18.28, Off-Street Parking and Loading, of the Zoning Ordinance.

City Council/RSA Agenda 376 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 34
Fees

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

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

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

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

Miscellaneous

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

29. Prior to issuance of a building permit,, the applicant and/or property owner shall demonstrate compliance with Section 3.9, Youth Hiring Program, of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

30. Prior to receipt of any certificate of final occupancy, the applicant and/or property owner shall submit a Sign Plan for the project consistent with the Master Sign Program for Station East required by Tentative Map Condition No 28 for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021, including the location, design, and sign area for each of the building signs consistent with the City Council/RSA Agenda 377 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-003, PA 4, Page 35
Master Sign Program and City’s Sign Ordinance (Chapter 18.30 of the Municipal Code), allowed building sign materials, maximum letter height, illumination details (if any), and references to applicable requirements listed in the City’s Sign Ordinance.

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

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

Building Division

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

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

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

City Council/RSA Agenda 378 Tuesday, April 25, 2023
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36. Field Testing and Certification shall be done under the supervision of a professional engineer experienced (California licensed) in the design and testing of acoustical systems and barriers. Test results, which demonstrate that minimum sound insulation requirements have been met, shall be submitted to the Building Official for review and approval prior to receipt of any certificate of final occupancy.

37. The buildings and site shall be designed to be accessible to persons with physical disabilities in accordance with California State Disabled Access Regulations, including but not limited to pedestrian crossings of private streets.

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

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

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

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

42. A soils reports shall be provided for the project site. The proposed building foundation design shall be reviewed by either the Geotechnical Engineer or Civil Engineer who prepared the soils investigation. A letter shall be provided to the Building Division that is stamped and signed by the engineer that verifies the foundation design has been reviewed and found to be in conformance with the soil report requirements.

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

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

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

46. In the event the City is unable to accommodate the applicant’s/owner’s proposed construction schedule, the applicant/owner may be required to fund third party inspection services approved by the Building Division to augment City staffing levels.

Fire Department

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

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

49. Plans submitted for building permit issuance, shall identify the locations of Knox boxes, fuel Sallyport for fire pump (if required), Fire Department connections, Fire Alarm Control Panel, enunciators and related equipment, any exterior stairwells, and roof access to the satisfaction of the Fire Department.

50. A Fire Protection Engineer shall prepare the drawings and calculations related to fire service for the building, subject to the review and approval of the Fire Marshal.

A peer review may be required prior to issuance of a building permit.

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51. Prior to issuance of a building permit, the ability to meet the fire flow requirements shall be verified by Alameda County Water District within one (1) year of testing, and any improvements necessary to provide required fire flow to the site shall be completed to the satisfaction of the Fire Marshal.

52. Plans submitted for building permit issuance shall show ladder pads for review by the Fire Marshal.

53. Fire hydrants shall be placed in a loop system and located on the same side of the street as the development. An additional hydrant shall be located between Buildings 2 and 5 in addition to the hydrants shown in Exhibit A. Plans submitted for building permit issuance shall show compliance with these requirements.

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

55. Areas designated as a fire lane shall be identified by painted red curbs and related signage posted immediately adjacent, which states “Fire Lane – No Parking”.

Submitted plans shall detail location of red curbs.

56. Plans submitted for building permit issuance shall identify all Fire Department Connection (FDC) locations on the exterior, in stairwells, and/or on the roof to the satisfaction of the Fire Marshal. All FDCs shall be located facing the public street.

57. Standard road widths shall be measured from inside the curb and will comply with the current edition of the California Fire Code. The through portion of the fire access roadway between L Street and 9th Street shall be no less than 26 feet in width. The dead end stub from the through fire access roadway shall be no less than 24 feet. The fire access roadway between Buildings 5 and 6 shall be no less than 22 feet.

58. The Fire Alarm Control Unit (FACU) shall not be co-located within the building electrical meter closets.

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

60. Prior to receipt of any certificate of final occupancy, the applicant/property owner shall be financially responsible to evaluate the building capability for allowing Fire and Police public safety 2-way radio transmissions to occur in all portions of the City Council/RSA Agenda 381 Tuesday, April 25, 2023
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building. If radio transmission deficiencies are identified, the developer shall be responsible for implementing an enhanced public safety radio amplifier/repeater system inside and/or outside the building at no cost to the City, to the satisfaction of the Police Department.

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

Police Department

62. The applicant and/or property owner shall use solid core doors for all exterior man doors. When allowed by code, all such doors shall have a bolt lock with minimum 1" throw. Plans submitted for building permit issuance shall document compliance with this condition.

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

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

Environmental Programs Division

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

Public Works Department
Miscellaneous Improvements

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

67. The applicant and/or property owner shall ensure that any proposed streetlights are located at least 5 feet from proposed driveways, in accordance with City City Council/RSA Agenda 382 Tuesday, April 25, 2023
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Standards. Show details on required photometric plan required by Condition No.

32. 68. The applicant and/or property owner shall design all improvements in the City right-of-way in conformance with current City standards.

69. Prior to issuance of any permit, the applicant and/or property owner shall submit a Construction Staging Plan that includes traffic control plan for any activities that may impact traffic flow on public streets, subject to approval of the City Engineer.

Such activities shall not begin until the traffic control plan has been approved and implemented in the field. Construction-related impacts during construction, such as pedestrian access through the construction zone of this project, must be in accordance with Americans with Disabilities Act (ADA) guidelines.

70. Plans submitted for building permit issuance shall identify curb markings and signage for one “flex zone” on 8th Street in front of Building #2 just south of the walkway between Buildings 1 and 2, subject to review and approval by the Public Works Director.

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

72. Prior to issuance of a building permit or grading permit, plans shall be consistent with the Tentative Map for Tract 8251 pursuant to Resolution No. 5777-21 approved on June 8, 2021 and any amendments and subsequent plans for subdivision improvements. In the event of any discrepancies between the Tentative Map approved June 8, 2021 and later amendments, plans shall be in substantial conformance with the latest amendment.

Utilities

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

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

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75. The applicant and/or property owner shall underground all new utility lines underground. No new overhead services to the development or overhead extensions of main lines will be permitted.

76. The applicant and/or property owner shall provide all public utility and access easements for the development to the satisfaction of the City Attorney and the Director of Public Works, including but not limited to provisions that require the property owner to be responsible for restoring the property to its former condition as nearly as possible following work within the easement which excavated or otherwise disturbed or damaged the easement area.

77. The applicant and/or property owner shall contact the Union Sanitary District at (510) 477-7500 to determine sewer service and permit requirements.

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

Trees

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

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

Permits, Agreements, and Fees

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

82. The applicant and/or property owner shall pay all Public Works Department fees such as Plan Check & Inspection fees, Traffic Signalization fee, Grading Permit Fee (and associated bonds), and Encroachment Permit fee. Except for the City Council/RSA Agenda 384 Tuesday, April 25, 2023
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Encroachment Permit fee, all other fees shall be paid prior to the issuance of the Grading Permit as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021 and any amendments.

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

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

85. The applicant and/or property owner shall pay a Traffic Signalization Fee in the amount prescribed for the 50 multi-family units in the Master Fee Schedule, and as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

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

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

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

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

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

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

Stormwater

89. The applicant and/or property owner shall ensure that the project complies with the most current requirements of the Alameda County Clean Water Program (ACCWP) as detailed in the California Regional Water Quality Control Board’s (RWQCB) San Francisco Bay Region Municipal Regional Stormwater Permit (MRP 2), Order R2-2022-0018, NPDES Permit No. CAS612008, dated May 11, 2022.

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

91. The applicant and/or property owner shall enter into a storm water treatment measures maintenance agreement with the City of Union City assuring both the responsibility for the post-construction operation and maintenance (O&M) of any non-Low Impact Development (LID) treatment measures installed on the lot as well as the access by public agency personnel strictly for the purpose of O&M verification. The applicant may propose to include the maintenance of the nonLID filtration system in the O&M for the entire development if the timing of the proposed mechanical unit installation on PA4 will work with the development of the roadway infrastructure and the associated LID stormwater treatment measures, such as the bio-treatment basins. This maintenance agreement shall be recorded by the property owner at the Alameda County Recorder's Office. An O&M Plan and an annual Inspection Report for storm water treatment measures shall be provided for review and approval by the Public Works Department, Environmental Programs Division in compliance with the California RWQCB Order R2-2015-0049, NPDES Permit No. CAS612008, dated November 19, 2015, or the latest edition in affect at the time of issuance of the grading permit. A sample ‘boiler plate’ version of this agreement prepared by the City Attorney is available from the Public Works Department for use on this project.

92. The applicant and/or property owner shall install a full waste trash capture device (TCD), as approved by the City Engineer, at all new storm drain structures just prior to connection with the public storm drain system. TCDs shall also be installed at all new and existing storm drain inlets located along the perimeter of the development in order to prevent solid waste from entering the public storm drainage system.

93. The applicant and/or property owner, prior to issuance of grading and/or building permits, shall submit a plan showing the proposed measures to minimize impacts to water quality in conformance with the requirements of the Alameda Countywide Clean Water Program. Project plans and specifications for Storm Water controls shall be prepared and stamped by a California licensed Professional Engineer who is also a Qualified Stormwater Designer (QSD).

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94. The applicant and/or property owner shall ensure that the design of any Stormwater quality treatment measures incorporated in the project must include the treatment control design guidance for vector control (Alameda Countywide Clean Water Program’s Vector Control Plan).

95. The applicant and/or property owner shall ensure that the storm water treatment devices proposed are consistent with the information in the hydraulics report that was prepared for the entire development. For example, if additional non-LID filter units are proposed than previously anticipated, clarify if such changes would require the overall hydraulics report for the entire development to be updated to reflect these changes, prior to the approval of the site plan for this PA, subject to review and approval of the City Engineer.

Stormwater “During Construction” Best Management Practices (BMPs)

96. The following BMPs relating to construction site controls shall be implemented during construction activities. These BMPs shall be shown as notes on the approved grading and building permit plan sets:
a. The applicant and/or property owner shall ensure compliance with all BMPs by making sure that all contractors, subcontractors and suppliers are aware of all storm water pollution prevention measures and their implementation requirements.
b. The applicant and/or property owner shall ensure that concrete/gunite supply trucks or concrete/plaster and finishing operations discharge washout water into a designated cleanout area, designed to prevent pollutants from entering the storm water and/or sanitary sewer system.
c. The applicant and/or property owner shall ensure that discharge restrictions shall also apply to the operation of general construction machinery including masonry cutting equipment, and the washing of tools, brushes, containers, etc.

These operations shall not be performed in the street, gutter, or where pollutants can enter the storm water system. Failure to comply with the approved construction requirements will result in the issuance of correction notices, citations, or project stop work orders.
d. The applicant and/or property owner shall minimize the removal of natural vegetation or ground cover from the site in order to minimize the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized City Council/RSA Agenda 387 Tuesday, April 25, 2023
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as soon as possible after completion of grading. No site grading shall commence unless approved erosion control measures are in place. e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:

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

2. Site dewatering activities;

3. Street washing activities; and

4. Saw cutting asphalt or concrete.

Filter materials shall be maintained and/or replaced as necessary to ensure effectiveness and prevent street flooding. Filtered particles shall be disposed of in an appropriate manner based upon constituents.
f. The applicant and/or property owner shall gather all construction debris on a regular basis and place in a dumpster or other container, which is emptied or removed at a minimum on a weekly basis. When appropriate, tarps shall be used on the ground to collect falling debris, paint over-spray, etc. that could contribute to storm water pollution.
g. The applicant and/or property owner shall ensure that solid waste enclosures and/or recycling containers, paved outdoor storage, staging, or lay down areas shall be designed and constructed to prevent pollutants from entering storm drain system.
h. The applicant and/or property owner shall ensure the availability of a contained and covered area on the site for the storage of bags of cement, paints, flammables, oils, fertilizers, pesticides or any other materials used on the project site that have the potential of becoming a pollutant and/or being discharged to the storm drain system.
i. The applicant and/or property owner shall ensure that dirt, gravel, debris and green waste shall be removed from the sidewalk, street pavement, and storm drains adjoining the project site. These areas shall be broom swept on a daily basis. Caked on mud or dirt shall be scraped before sweeping. During wet weather, the applicant and/or property owner should avoid excavation and City Council/RSA Agenda 388 Tuesday, April 25, 2023
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other activities that lead to pollutants entering storm water such as driving vehicles on unpaved areas, etc.
j. The applicant and/or property owner shall ensure that outdoor washing or pressure washing shall be managed to prevent pollutants from getting into storm water and/or into the storm drain system.
k. The applicant and/or property owner shall ensure that On-site storm drain inlets shall be labeled “No Dumping - Drains to Bay” using a stencil approved by the Public Works Department.

97. The applicant and/or property owner shall maintain a program of dust control, to the satisfaction of the Public Works Director, to prevent air pollution as well as discomfort or damage to adjacent properties. The dust control program shall include the following BMPs recommended by the Bay Area Air Quality Management District:
a. Water all active construction areas at least twice daily. b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard.
c. Pave, apply water three times daily to all unpaved areas on the site, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites.
d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Protect the closest downstream inlet with filter fabric inserts and sand/gravel bags and maintain it during the course of the project.

Mitigation Measures (pursuant to the California Environmental Quality Act [CEQA]) as required by Resolution No. 5772-21 adopted June 8, 2021 certifying the Environmental Impact Report for the Station East Residential / Mixed Use Project and adopted a Mitigation and Monitoring Program.

98. Mitigation Measure AQ-2a: Require Low-Volatile Organic Compounds (VOC) Coatings During Construction. The project applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive Reactive Organic Gases (ROG) emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during construction.

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Prior to permit issuance, the project applicant shall submit evidence to the City regarding the use of low-VOC coatings to the City.

99. Mitigation Measure AQ-2b: Use Clean Diesel-Powered Equipment During Construction to Control Construction-Related Emissions. The project applicant shall ensure that all off-road diesel-powered equipment used during construction is equipped with Environmental Protection Agency (EPA)-approved Tier 4 Final engines. Prior to permit issuance, the project applicant, in coordination with the construction contractor, shall submit evidence to the City regarding the use of EPA-approved Tier 4 Final engines or cleaner for project construction. 100. Mitigation Measure AQ-2c: Require Use of Diesel Trucks with 2010-Compliant Model Year Engines. The project applicant shall ensure that contractors, as a condition of contract, to use diesel trucks that have 2010 model year or newer engines, but no less than the average fleet mix for the current calendar year as set forth in the California Air Resources Board’s (CARB’s) Emission Factor (EMFAC) 2017 model database. In the event that 2010 model year or newer diesel trucks cannot be obtained, the project applicant, in coordination with the construction contractor, must provide documentation to the City showing that a good faith effort to locate such engines was conducted, such as outreach to at least two vendors. Prior to permit issuance, the project applicant shall submit evidence compliance with this mitigation measure to the City.
101. Mitigation Measure AQ-2d: Implement Bay Area Air Quality Management District (BAAQMD) Basic Construction Mitigation Measures. The project applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by BAAQMD. The emissions reduction measures shall include, at a minimum, all of the following: Prior to permit issuance, the project applicant shall provide documentation that these basic construction measures are reflected in all construction contracts. • All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, unpaved access roads) will be watered two times a day.
• All haul trucks will be covered when transporting soil, sand, or other loose material offsite.

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• All visible mud or dirt track-out material on adjacent public roads will be removed using wet-power vacuum-type street sweepers at least once a day. The use of dry-power sweeping is prohibited.
• All vehicle speeds will be limited to 15 miles per hour on unpaved roads. • All roadways, driveways, and sidewalks that are to be paved will be paved as soon as possible. Building pads will be laid as soon as possible after grading, unless seeding or a soil binder is used.
• All construction equipment will be maintained and properly tuned in accordance with manufacturers' specifications. All equipment will be checked by a certified visible-emissions evaluator.
• Idling times will be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure).
• Publicly visible signs will be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD's phone number will also be visible to ensure compliance with applicable regulations. 102. Mitigation Measure AQ-2e: Require Low-VOC Coatings during Operation. The project applicant shall require their contractors, as a condition of contract, to reduce operation-related fugitive ROG emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during operation.
103. Mitigation Measure AQ-2f: Require Use of Green Consumer Products during Operation. The project applicant shall provide education for residential and commercial tenants concerning green consumer products. Prior to receipt of any certificate of final occupancy, the project applicant shall work with the City of Union City to develop electronic correspondence to be distributed by email to new residential and commercial tenants that require the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC cleaning supplies and consumer products. 104. Mitigation Measure AQ-2g: Purchase of Mitigation Credits for Emissions Exceeding BAAQMD’s Daily Pollutant Thresholds. The project applicant shall provide annual operational emissions estimates to the City for review prior to City Council/RSA Agenda 391 Tuesday, April 25, 2023
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receipt of any certificate of final occupancy of new buildings. Average annual emissions shall be forecasted for each operational year over the life of the project (30 years). Emissions shall be calculated using BAAQMD-accepted emissions model and project-specific land use and design features. Should the proposed development not result in operational emissions exceeding BAAQMD’s daily pollutant thresholds, the project would result in less-than-significant air quality impacts during operation and no further action would be required.

If it is shown that the project would result in exceedances of thresholds during any year of the project’s life, the project applicant shall pay a mitigation offset fee pursuant to BAAQMD’s emission reduction credit or interchangeable emission credit program, in an amount to be determined prior to the first year of exceedance over the life of the project (30 years). All fees for such credits shall be paid by the project applicant prior to the receipt of any certificate of final occupancy. If, at the time of the certificate of occupancy for the final building is issued, the project applicant demonstrates there are no exceedances, no further action shall be required.
105. Mitigation Measure BIO-1a: Burrowing Owl Protection. The project applicant shall implement the following measures prior to any construction activities:
• If construction activities occur between April and August, the project applicant shall retain a qualified biologist* to conduct preconstruction surveys for burrowing owl 14 days prior to and within 24 hours of the start of construction activities.
• If an active burrow is identified, an appropriate no-disturbance buffer zone shall be established that extends a minimum of 250 feet around the burrow, and construction activities shall be prohibited within this zone during the nesting season (April through July).
• Buffers may be modified based on the opinion of the biological monitor and in coordination with California Department of Fish and Wildlife (CDFW) taking into consideration site specific conditions (e.g., line of sight to activities, specific activities taking place).
• Representatives of the CDFW shall be consulted to determine whether the nest burrow should be protected and a permanent buffer established or whether the nest site may be destroyed once the young have fled.

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• Construction activities within the buffer zone shall not proceed until the qualified biologist has determined that the owls have fled and the nest can be destroyed or a CDFW-approved relocation plan is successfully implemented. * The experience requirements for a “qualified biologist” shall include a minimum of 4 years of academic training and professional experience in biological sciences and related resource management activities, and a minimum of 2 years of experience conducting surveys for each species that may be present within the project area.
106. Mitigation Measure BIO-1b: Bat Protection. The project applicant shall implement the following measures prior to any construction activities:
• The project applicant shall retain a qualified biologist to conduct preconstruction surveys and implement protective measures for hoary bat, pallid bat, Townsend’s big-eared bat, and other roosting bats. At least 2 months prior to the demolition of the existing buildings and structures, a qualified biologist shall conduct an initial daytime survey to assess the building for potential bat roosting habitat, and to look for bats and bat sign. Qualified biologists shall have knowledge of the natural history of the species that could occur and sufficient experience determining bat occupancy and bat survey techniques. The qualified biologist shall examine both the inside and outside of the building and structures for potential roosting habitat, as well as routes of entry to the building and structures. Locations of any roosting bats, signs of bat use, and entry and exit points shall be noted and mapped on a drawing of the buildings and structures. Roost sites shall also be photographed as feasible.

Depending on the results of the habitat assessment, the following steps will be taken as described below.
• If the building and structures can be adequately assessed (i.e., all areas of the building and structures can be examined) and no habitat or limited habitat for roosting bats is present and no signs of bat use are present, a preconstruction survey of the interior and exterior of the buildings and structures by a qualified biologist shall be conducted within 24 hours of demolition. • If moderate or high potential habitat is present but there are no signs of bat use, the project applicant shall implement measures under the guidance of a qualified biologist to exclude bats from using the buildings and structures as a roost site, such as sealing off entry points. Prior to installing exclusion measures, City Council/RSA Agenda 393 Tuesday, April 25, 2023
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a qualified biologist shall re-survey the buildings and structures to ensure that no bats are present. Additionally, a preconstruction survey of the interior and exterior of the building and structures shall be conducted within 24 hours of demolition to confirm that no bats are present.
• If moderate or high potential habitat is present and bats or bat sign are observed, or if exclusion measures are not installed as described above, or the buildings and structures provides suitable habitat but could not be adequately assessed, the following protective measures shall be implemented. o Follow-up surveys shall be conducted to determine if bats are still present.

If species identification is required by the California Department of Fish and Wildlife (CDFW), surveys using night vision goggles and active acoustic monitoring using full spectrum bat detectors shall be used. A survey plan (number, timing, and type of surveys) shall be determined in coordination with CDFW.
o Based on the timing of demolition, the extent of bat sign or occupied habitat, and the species present (if determined), the qualified biologists shall work with the City and CDFW to develop a plan to discourage or exclude bat use prior to demolition. The plan may include installing exclusion measures or using light or other means to deter bats from using the buildings and structures to roost.
o A preconstruction survey of the interior and exterior of the buildings and structures shall be conducted within 24 hours of demolition. • Depending on the species of bats present, size of the bat roost, and timing of the demolition, additional protective measures may be necessary. Appropriate measures shall be determined in coordination with the CDFW and may include measures listed below.
o To avoid impacts on maternity colonies or hibernating bats, the buildings and structures shall not be demolished while bats are present, generally between April 1 and September 15 (maternity season) and from October 30 to March 1 (hibernation).
o Removal of roosting habitat shall only occur only following the maternity season and prior to hibernation, generally between September 15 and October 30, unless exclusionary devices are first installed (as described City Council/RSA Agenda 394 Tuesday, April 25, 2023
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below). Other measures, such as using lights to deter bat roosting, may be used if developed in coordination with and approved by CDFW. o Installation of exclusion devices shall occur before maternity colonies establish or after they disperse, generally from March 1 –30 or September 15–October 30 to preclude bats from occupying a roost site during demolition. Exclusionary devices shall only be installed by or under the supervision of a qualified biologist.
o The project applicant shall implement the following measures prior to tree removal or trimming:
• Project applicant(s) shall avoid impacts on maternity colonies or hibernating bats if identified by avoiding tree removal between April 1 and September 15 (maternity season) and between October 30 and March 1 (hibernation) to the extent feasible.
• No more than 2 weeks prior to the start of tree removal or trimming, a qualified biologist shall examine the trees that are to be removed or trimmed to identify suitable bat roosting habitat. High-quality habitat features (e.g., large tree cavities, basal hollows, loose or peeling bark, larger snags) shall be identified, and the area around these features shall be searched for bats and bat sign (e.g., guano, culled insect parts, staining). If the qualified biologist concludes that the trees do not provide suitable bat roosting habitat, no further actions are necessary and tree removal or trimming may commence.

If the daytime survey identifies moderate or high potential for bats, an evening survey shall be conducted. The qualified biologist shall conduct evening visual emergence surveys of the source habitat feature from a half hour before sunset to 1 to 2 hours after sunset for a minimum of 2 nights within the season when construction shall take place. Night-vision goggles or full-spectrum acoustic detectors shall be used during emergence surveys to assist in species identification. All emergence surveys shall be conducted during favorable weather conditions (i.e., calm nights with temperatures conductive to bat activity [55 degrees and above] and no precipitation). If it is found that roosting special-status bats are present, protective measures determined by the qualified biologist in coordination with CDFW shall be implemented, as needed (see previous description for the types of measures). The CDFW may require compensatory City Council/RSA Agenda 395 Tuesday, April 25, 2023
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mitigation for the loss of roosting habitat, depending on the species present and size of the bat roost. Compensation, if required, shall be determined in consultation with the CDFW and may include constructing, installing, or monitoring suitable replacement habitat on-site or near the project site to ensure it functions as intended.
107. Mitigation Measure BIO-1c: Nesting Bird Protection. • To the extent practicable, vegetation and tree removal, structural demolition, and other construction-related activities shall be performed from September 1 through January 31 to avoid the general nesting period for migratory birds protected by the (Migratory Bird Treaty Act) MBTA.
• If construction occurs during migratory bird nesting season (February 1 to August 31), the project applicant shall be responsible for the retention of a qualified biologist with demonstrated nesting bird survey experience to conduct a preconstruction nesting bird survey within 7 days prior to the start of construction in areas that have not been previously disturbed by project activities or after any construction breaks of 7 days or more. The survey shall be performed in suitable habitat to locate active passerine and raptor species (birds of prey) within 100 and 300 feet, respectively, of the applicable construction phase area.
• If active nests are located during the preconstruction nesting bird surveys, a qualified biologist shall determine if the schedule of construction activities could affect the active nest; if so, the following measures shall apply, as determined by the qualified biologist:
o If the qualified biologist determines that construction would not affect an active nest, construction may proceed without restriction; however, a qualified biologist shall regularly monitor the nest at a frequency determined appropriate for the surrounding construction activity to confirm that there would be no adverse effect. The frequency of spot check monitoring would be determined on a case-by-case basis, considering the particular construction activity, duration, proximity to the nest, and physical barriers that may screen activity from the nest. The qualified biologist may revise his or her determination at any time during the nesting season, in coordination with the City.

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o If it is determined that construction may affect an active nest, the qualified biologist shall establish a no-disturbance buffer around the nest(s), and all project work shall halt within the buffer to avoid disturbance or destruction until the qualified biologist determines that the nest is no longer active.

Typically, buffer distances are no less than 50 feet for passerines and no less than 250 for raptors. These are standard buffer distances that State and federal regulators agree on as it is widely known in the avian community to minimize disturbances to nesting birds. The buffer size, which can vary with different species, shall be based on species' sensitivity to disturbance, planned work activities in the vicinity of the nest, the level of noise or construction disturbance, the line of sight between the nest and the area(s) of disturbance, ambient levels of noise and other disturbances, and topographical or artificial barriers.
o Modifying nest buffer distances, allowing certain construction activities within the buffer, and/or modifying construction methods in proximity to active nests shall be done at the discretion of the qualified biologist, in compliance with the California Fish and Game Code and other applicable laws.
o Any work that must occur within established no-disturbance buffers around active nests shall be monitored by a qualified biologist. If adverse effects in response to project work within the buffer are observed that could compromise the nest, work within the no-disturbance buffer(s) shall halt until the nest occupants have fledged.
o Any birds that begin nesting within the project area and survey buffers amid construction activities are assumed to be habituated to construction-related or similar noise and disturbance levels. Therefore, exclusion zones around nests may be reduced or eliminated in these cases, as determined by the qualified biologist. Work may proceed around these active nests as long as the nests and their occupants are not directly affected. • Any inactive non-raptor nest on the project site shall be removed by a qualified biologist to deter nesting.
108. Mitigation Measure CUL-2a: Preconstruction Archaeological Sensitivity Training. Prior to the start of any construction activities, a qualified archaeologist shall conduct a preconstruction archaeological sensitivity training to the City Council/RSA Agenda 397 Tuesday, April 25, 2023
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excavation crew. This training shall include an overview of what cultural resource are and why they are important, archaeological terms (such as site, feature, deposit), project site history, types of cultural resources likely to be uncovered during excavation, laws that protect cultural resources, and the unanticipated discovery protocol.
109. Mitigation Measure CUL-2b: Unanticipated Discovery Protocol. Should an archaeological resource be encountered during project construction activities, the construction contractor shall halt construction within 50 feet of the find and immediately notify the City. Construction activities shall be redirected and a qualified archaeologist, in consultation with the City, shall 1) evaluate the archaeological resource to determine if it meets the CEQA definition of a historical or unique archaeological resource and 2) make recommendations about the treatment of the resource, as warranted. If the resource does meet the CEQA definition of a historical or unique archaeological resource, then it shall be avoided to the extent feasible by project construction activities. If avoidance is not feasible, then adverse effects to the deposit shall be mitigated as specified by CEQA Guidelines Section 15126.4(b) (for historic resources) or Section 21083.2 (for unique archaeological resources). This mitigation may include, but is not limited to, a thorough recording of the resource on Department of Parks and Recreation Form 523 records, or archaeological data recovery excavation. If data recovery excavation is warranted, CEQA Guidelines Section 15126.4 (b)(3)(C), which requires a data recovery plan prior to data recovery excavation, shall be followed.

If the significant identified resources are unique archaeological resources, mitigation of these resources shall be subject to the limitations on mitigation measures for archaeological resources identified in CEQA Guidelines Sections 21083.2 (c) through 21083.2 (f).
110. Mitigation Measure CUL-3: Handling of Human Remains. In the event that any human remains are encountered during construction activities, work within 50 feet of the discovery shall be redirected and the Alameda County Coroner shall be notified immediately. Concurrently, an archaeologist shall be contacted to assess the situation and consult with the appropriate agencies. If the human remains are of Native American origin, the coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours of this identification in accordance with section 5097.98 of the California Public Resources Code, and section 7050.5 of the California Health and Safety Code, as applicable. The NAHC shall identify a most City Council/RSA Agenda 398 Tuesday, April 25, 2023
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likely descendant to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.
111. Mitigation Measure GEO-7: Paleontological Monitoring and Mitigation Plan.

Prior to initial ground disturbance in previously undisturbed strata of geologic units, the applicant shall retain a Qualified Paleontologist, as defined by the Society of Vertebrate Paleontology, to direct all mitigation measures related to paleontological resources and design a Paleontological Mitigation and Monitoring Program (PMMP) for the proposed project. The PMMP shall include measures for a preconstruction survey, a training program for construction personnel, paleontological monitoring, fossil salvage, curation, and final reporting, as applicable.
112. Mitigation Measure GHG-1a: Require Implementation of BAAQMDrecommended Construction BMPs. The project sponsor shall require their contractors, as a condition of contracts (e.g., standard specifications), to reduce construction-related GHG emissions by implementing BAAQMD's recommended BMPs, including (but not limited to) the following measures (based on BAAQMD's CEQA Guidelines ). The project applicant shall submit evidence of compliance to the City prior to permit issuance.
• Ensure alternative fueled (e.g. biodiesel, electric) construction vehicles/equipment make up at least 15 percent of the fleet • Use local building materials of at least 10 percent (sourced from within 100 miles of the Planning Area)
• Recycle and reuse at least 65 percent of construction waste or demolition materials
113. Mitigation Measure HAZ-2a: Site Management Plan. Prior to issuance of a grading permit, the project sponsor shall retain the services of a qualified environmental engineering firm to prepare and implement, during site preparation and grading activities, a Site Management Plan (SMP). The SMP shall be designed to protect human health and the environment and include protocols, measures, and techniques for the proper handling, management, and disposition of affected soils and groundwater associated with construction dewatering (if any) found on the site and any areas of off-site work during site preparation and grading activities. The SMP shall also be designed to protect workers and off-site receptors during site activities and ensure the proper characterization, City Council/RSA Agenda 399 Tuesday, April 25, 2023
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management, and/or disposal of contaminated environmental media that exceed applicable environmental screening levels established by the RWQCB, regional screening levels established by EPA, or other screening thresholds approved for the project. The environmental engineering firm shall determine the applicability of Bay Area Air Quality Management District (or other agency) rules for fugitive dust control and/or VOC emissions during earthwork, and the SMP shall provide compliance protocols to be adhered to, including air monitoring protocols, if required. The SMP shall be prepared by a commercial environmental engineering firm with demonstrated expertise and experience in the preparation of SMPs and be stamped by an appropriately licensed professional. The SMP shall be submitted for City and outside agency review in conformance with Decoto Industrial Park Study Area (DIPSA) Specific Plan, Toxic and Hazardous Substances Policy 5, and implemented throughout all ground-disturbing work.

The SMP shall establish protocols and measures for addressing the discovery of presently unknown environmental conditions or subsurface structures such as USTs or sumps. At a minimum, there shall be protocols for the sampling and testing of soil unearthed during the construction of new or replacement of existing water mains off-site. If the environmental engineering firm subsequently identifies the need for further sampling, the project sponsor shall implement this and any other requirements identified in the SMP. The project sponsor shall enter into a voluntary agreement with the RWQCB for review and approval of the SMP. As lead agency for the site cleanup, the RWQCB will also have oversight authority pertaining to implementation of the SMP. If directed by the RWQCB, additional site investigation and characterization may be required prior to construction to ensure that hazardous materials in the soil, soil vapor, and/or groundwater do not exceed applicable regulatory thresholds. If additional site investigation and characterization is required prior to construction, the project sponsor shall implement said studies (and their respective recommendations,1 if necessary) prior to construction. The RWQCB will also consult and coordinate with the Alameda County Water District (ACWD) on the scope of the SMP. The project sponsor shall provide a copy of the SMP to the ACWD at the same time the SMP is submitted to the RWQCB for review and comment. As part of its review of the SMP, the ACWD shall also review the design of long-term drainage and stormwater treatment plans. The project sponsor shall incorporate all recommendations and requirements from the ACWD into the SMP and City Council/RSA Agenda 400 Tuesday, April 25, 2023
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drainage/stormwater treatment plans as appropriate. As the oversight agency, the RWQCB shall provide the project sponsor with comments on the SMP. Prior to issuance of the grading permit, the project sponsor shall provide the City with a copy of the approved SMP and implement the SMP during site preparation and grading under the approving agency’s oversight at the project sponsor’s cost. 114. Mitigation Measure HAZ-2b: Engineering Controls on the Project Site. Prior to the issuance of a grading permit, the project sponsor shall demonstrate compliance with the recommendations in the Step-out Soil Gas Assessment (ENGEO 2013) to address vapor intrusion concerns. Implementation of engineering controls shall be implemented on the project site in accordance with the Step-out Soil Gas Assessment (ENGEO 2013) to address the presence of elevated VOCs (in areas where TCE and PCE concentrations exceeded residential screening levels).

Engineering controls shall be installed to redirect and or minimize VOC concentrations. Said engineering controls shall consist of controls that allow for appropriate ventilation and discharge of the vapors into the atmosphere.

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

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

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Prior to project grading, the project sponsor shall enter into a voluntary oversight agreement (or California Land Reuse and Revitalization Act [CLRRA] agreement) with DTSC and submit for DTSC’s approval a remedial plan for the evaluation and removal of known hazardous substances present in soil. The remedial plan shall specify risk-based screening levels appropriate for future residential use (in the residential areas) and for commercial use (in the commercial areas). The project sponsor shall implement the approved remedial plan under DTSC’s oversight.

Confirmation sampling shall document that all soil exceeding the screening levels has been successfully removed. Prior to commencement of project grading, DTSC shall have issued written concurrence that known soil contamination has been satisfactorily addressed. The project sponsor shall provide a copy of DTSC’s written concurrence to the City.
115. Mitigation Measure HAZ-2c: Conduct a Hazardous Building Materials Survey prior to Demolition Activities. Prior to the issuance of a demolition permit, a comprehensive Hazardous Building Materials Assessment shall be conducted by a licensed contractor prior to demolition activities associated with the project.

Should this assessment determine that lead-based paint, treated-wood waste, and/or asbestos or other hazardous building materials are present, the following actions shall be implemented:
• A health and safety plan shall be developed by a certified industrial hygienist for potential lead-based paint, asbestos or other hazardous building materials risks present during demolition. The health and safety plan shall then be implemented by a licensed contractor.
• Both the federal Occupational Safety and Health Administration (OSHA) and the California Occupational Safety and Health Administration (Cal/OSHA) regulate worker exposure during construction activities that affect lead-based paint. The Interim Final Rule found in 29 Code of Federal Regulations, Part 1926.62 covers construction work in which employees may be exposed to lead during such activities as demolition, removal, surface preparation for repainting, renovation, cleanup, and routine maintenance. • Acquire necessary approvals from the City and/or County for specifications or commencement of abatement activities. Abatement activities shall be conducted by a licensed contractor.

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

13.42.050 in performing a priority building materials screening assessment.

The contractor and hauler of hazardous building materials shall file a Hazardous Waste Manifest that details the hauling of the material from the site and the disposal of it. Pursuant to California law, the City of Union City shall not issue the required permit until the applicant has complied with the notice requirements described above.
116. Mitigation Measure NOI-1a: Construction Noise Control Plan. Prior to demolition or grading permit issuance, the project applicant shall submit a noise control plan to reduce construction noise levels such that project construction noise would be in compliance with the City’s Community Noise Ordinance, as determined by a qualified acoustical consultant, for approval by the Economic and City Council/RSA Agenda 403 Tuesday, April 25, 2023
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Community Development Department. The plan shall require one of the following measures in order to achieve this result:
• Noise producing construction activities shall be restricted to the hours of 8:00 a.m. to 8:00 p.m. during weekdays; 9:00 a.m. to 8:00 p.m. on Saturdays; and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. In addition, permitted construction activities shall meet at least one of the following noise limitations:
o No individual piece of equipment shall be permitted to produce a noise level exceeding 83 decibels (dBA) as measured at a distance of 25 feet. This could be achieved in a variety of ways, including but not limited to selecting quieter equipment that generates noise levels of less than 83 dBA Lmax at a distance of 25 feet, or incorporating sound muffling devices on construction equipment;
OR
o The noise levels at any point outside the property plane (for the purposes of this analysis, the “property plane” is assumed to be the boundaries of the project site) of the project shall not exceed 86 dBA. This could be achieved in a variety of ways, including but not limited to ensuring equipment is operating at sufficient distances from the edge of the project site property line, incorporating sound muffling devices on construction equipment, or utilizing temporary noise barriers to reduce construction noise when construction equipment must be in proximity to the edge of the property line (particularly near noise-sensitive land uses).
• All construction equipment shall have appropriate sound muffling devices, which shall be properly maintained and used at all times such equipment is in operation.
• The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest off-site sensitive receptors. • The construction contractor shall locate on-site equipment staging areas so as to maximize the distance between construction-related noise sources and the noise-sensitive receptors closest to the project construction areas. • A publicly visible sign shall be posted with the telephone number and contact information for the designated on-site construction manager available to City Council/RSA Agenda 404 Tuesday, April 25, 2023
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receive and respond to noise complaints. This person shall report all complaints to the City of Union City Public Works Department. 117. Mitigation Measure NOI-1b: Operational Equipment Noise Control Plan. An Operational Equipment Noise Control Plan shall be prepared prior to issuance of the first City-issued building permit for the proposed development for approval by the Building Division. The plan shall include a noise analysis for the project that evaluates HVAC and other stationary mechanical equipment with the potential to generate noise levels in excess of ambient noise levels by 10 dB on new residential properties and by 12 dB on new commercial properties.

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121. The District requires that minimum clearance requirements are maintained between water meters, service lines, fire hydrants or mains and the nearest utilities, buildings, and trees. Reference District Standard Drawings CL-1-08 through CL-5-08.
122. The most likely service configurations would appear to involve a domestic master meter for the residential units, separate service and meter(s) for fire service, and separate meter(s) serving the landscape irrigation demands. 123. Each residential domestic, non-residential, and irrigation services will, and the fire service may, require an above-ground reduced pressure backflow prevention device. Backflow prevention devices must be located in accordance with District Standard Drawings BP-1-08 through BP-3-08. The location and screening of these above-ground devices should be considered in the site design to address both District installation standards as well as aesthetic concerns of the development.

Space must also be provided for the required private backflow prevention devices (reference Condition 123, above).
125. ACWD requires private sub-metering of all master metered units in compliance with Water Code Division 1, Chapter 8, Article 5 for newly constructed multi-unit residential structures served by master meters. Water service will not be provided until the City has inspected and certified that individual submeters to each dwelling unit have been installed and tested. It is the District's understanding that City Council/RSA Agenda 406 Tuesday, April 25, 2023
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onsite sub-meters are under the jurisdiction of the California Department of Food and Agriculture, Division of Measurement Standards (CDFA DMS). The District recommends that the applicant and/or property owner contact CDFA DMS regarding any requirements they may have. Prior to the release of jobs for master meter installation and in accordance with the Water Code, applicant and/or property owner shall submit written verification by the City of Union City or applicant and/or property owner that private submeters have been installed to each individual unit served off the master meter.
126. Easements dedicated to the District shall be provided for all District-owned appurtenances located in private property and outside the public right-of-way.

Easements dedicated to the District will require a plat and legal description, prepared by a licensed surveyor, to District standards, along with a current title report for any property or properties affected by the easement. The applicant and/or property owner should refer to the Development Specifications or contact the District Engineering Department for more information. 127. Copies of the District’s Standard Specifications for Water Main Installation and Development Specifications for Public Water System Extensions are available on the District's website at http://www.acwd.org or may be purchased from the District’s engineering division.
128. For modifications of existing water facilities or to initiate new water service to the property, the applicant and/or property owner should contact the District Engineering Department. Any existing water services which will not be used in the new development must be removed by the District at the applicant’s and/or property owner’s expense.
129. Applicant and/or property owner shall contact ACWD’s Groundwater Resources Division regarding requirements related to any drilling, deep excavations, existing wells or elevator shaft construction.
130. Elevator Shafts: The installation of elevator shafts that intersect an aquifer or may impact the integrity of any aquitard located directly above an aquifer are regulated as other excavations under ACWD’s Ordinance No. 2010-01. Elevator shafts are frequently installed similar to wells and exploratory holes. If the annular space between the excavation or borehole wall and the shaft is not properly sealed, it can act as a vertical conduit and may create preferential pathways that allow City Council/RSA Agenda 407 Tuesday, April 25, 2023
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pollutants to rapidly infiltrate the subsurface and impact groundwater. For this reason, ACWD requests the applicant and/or property owners coordinate the design of the elevator shaft with ACWD.
131. The State of California is currently experiencing a water supply emergency. With the Governor’s declaration of a drought emergency for California, the District’s Board of Directors declared a water shortage emergency and adopted an ordinance with mandatory water use restrictions aimed at reducing water use by 15% across the Tri-City area. These restrictions will remain in place through the end of the State declared water shortage emergency. ACWD may adopt additional water use restrictions or implement other measures should they become necessary.

VI. RECOMMENDATION
The Development Review Committee (DRC) recommends that the Planning Commission recommend approval of Site Development Review SD-22-003 to the City Council, subject to the conditions, and making the following specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III above:

CEQA

1. The Planning Commission independently reviewed and considered the information contained in the Addendum to the Station East Residential / Mixed Use Project EIR, as well as all other information (both written and oral) provided by City staff, City consultants, and the Public to the Planning Commission at its April 6, 2023 meeting relating to the Addendum, prior to making its recommendation.

3. The Addendum to the Station East Residential / Mixed Use Project EIR is the appropriate CEQA document for the project and has been prepared in compliance with CEQA and CEQA Guidelines. The Addendum has been prepared as required by law and the document City Council/RSA Agenda 408 Tuesday, April 25, 2023
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reflects the independent judgement and analysis of the City of Union City, which has exercised overall control and direction of its preparation.

Site Development Review

4. The project is consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies. Specifically, the project is consistent with the purpose as stated in the description of the Station East Mixed Use Residential designation 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 project is also consistent with the applicable policies of the Station District Specific Plan as approved by the City Council.

5. The project, as conditioned, is consistent with the purpose of Title 18, which seeks to promote the public health, safety, and general welfare of the people; protect the character and maintain the stability of residential, business and industrial areas; and to promote orderly and beneficial development. The project, as conditioned, is also consistent with the applicable requirements of the SEMU-R Zoning District including a waiver of parking standards within one-half mile of a major transit stop as required by Government Section 65863.2 and as referenced in UCMC Section 18.37.180.

6. The project, as conditioned, is consistent with the purpose of Site Development Review, which seeks to promote orderly, attractive and harmonious development and the stability of land values. Specifically, the project is consistent with the policies in General Plan 2040 and the Station District Specific Plan to provide higher density housing in this area, and is consistent with the design standards provided in the Station District Specific Plan and Chapter 18.37, SEMU-R.

It is further recommended that the Planning Commission adopt a resolution confirming this recommendation.

Prepared by
Leslie Carmichael, AICP
Consulting Planner
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Attachments:

Exhibit A: PA 4 Project Plans
Attachment 1: Addendum to the Station East Residential/Mixed Use Project EIR City Council/RSA Agenda 410 Tuesday, April 25, 2023
Agenda Item
DATE: APRIL 6, 2023
TO: PLANNING COMMISSION
FROM: CARMELA CAMPBELL, ECONOMIC & COMMUNITY

DEVELOPMENT DIRECTOR
SUBJECT: SITE DEVELOPMENT REVIEW SD-22-004
APPLICANT: THE STATION EAST OWNER LLC
LEGAL OWNER: THE STATION EAST OWNER LLC
REQUEST: Site Development Review (SD-22-004) for the development of four 4-story buildings containing 78 condominium units on 1.42 acres known as Planning Area 9 and 10 (PA 9/10) within the Station East Mixed Use Residential Development
LOCATION: West side of the future extension of 9th Street, north of Bradford Way (APN 087-0023-013-02 portion)
SIZE OF PARCEL: 61,716 square feet (1.42 acres) (includes Lots 35, 36, 37, 38 and Parcels T and U)
GENERAL PLAN: Station East Mixed Use Residential
ZONING: Station East Mixed Use Residential (SEMU-R)
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SURROUNDING LAND USES:

Table 1 – Surrounding Land Uses
Location General Plan
Designation
Zoning District Land Use
North Civic Facility
Civic Facility
(CF)
PG&E Substation
South Station East Employment
Station East
Employment
(SEE)
Existing: Bradford
Way and Vacant
East
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Existing: Vacant;
Proposed:

Residential
West
Station Mixed Use
Commercial
Station Mixed
Use Commercial
(CSMU)
Existing: PG&E and
UPRR facilities
ENVIRONMENTAL ASSESSMENT:

The proposed project is within the scope of the Station East Residential/Mixed Use Project Environmental Impact Report (EIR) (State Clearinghouse No. 2020039032) certified on June 8, 2021, as documented in the Addendum (Attachment 1). The approved project for the Station East Residential Mixed Use Project included up to 974 units. The currently proposed project of up to 894 units is significantly fewer units. The approved project analyzed in the EIR on PA 9/10 included 100 units. The currently proposed project of 78 units is significantly fewer units. As indicated in the Addendum, with the proposed amendments to the previously approved development including fewer units and other changes, the environmental impacts would be the same or reduced. A Mitigation and Monitoring Program (MMRP) was adopted as part of Resolution No. 5774-21 that also City Council/RSA Agenda 412 Tuesday, April 25, 2023
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certified the EIR. The mitigation measures are included in the recommended conditions of approval for the subject project on PA 9/10.

LOCATION MAP:

Figure 1 - Location Map of PA 9/10
I. BACKGROUND & PROPOSAL
The project site, Planning Area (PA) 9/10 (shown in blue in Figure 1), is part of a master planned community referred to as the Station East Residential Mixed Use Project (“Station East Project”) approved by the City Council in June 2021. The Station East Project approved up to 974 multi-family units and 30,800 sq. ft. of ground floor commercial uses along Decoto Road, new parks, and a new circulation network spread City Council/RSA Agenda 413 Tuesday, April 25, 2023
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SD-22-004, PA 9/10, Page 4
throughout 11 Planning Areas. The project applicant is The Station East Owner LLC, who is a subsidiary of Integral Communities. The Station East Project was conditioned to require that development of individual Planning Areas be subject to Site Development Review (SDR). As part of the SDR application, the applicant is proposing an update to the unit mix and type on PA 9/10. The Station East Project approval included 100 condominium units in two (2) four-story buildings including an at grade parking garage below the residential units. The currently proposed project includes 78 condominium units in four(4) four-story buildings with a combination of individual garages and shared garages. See Exhibit A for the project plans.

The following summarizes the prior approvals associated with the 2021 entitlement process and the subsequent Station District Specific Plan, followed by a description of the current proposal.

General Plan Designation
The site has a General Plan designation of Station East Mixed Use Residential. The General Plan Amendments adopted with the Station District Specific Plan in October 2022 created this new designation and applied it to the Station East Project site shown in Figure 1 as well as the sites noted as “Not Part of the Integral Project” along 7th Street. 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.

Specific Plan
An amendment to the Decoto Industrial Park Study Area (DIPSA) Specific Plan (SP-20- 001) was approved by Resolution No. 5776-21 on June 8, 2021 that included goals, policies, and design standards for the Station East Project site. This Specific Plan Amendment is included as Appendix B to the Station District Specific Plan by the decision makers, adopted by Resolution No. 6027-22 on October 25, 2022.

City Council/RSA Agenda 414 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 5
Zoning Designation
The zoning designation of Station East Mixed Use Residential (SEMU-R) was created by Ordinance No. 884-21 (AT-20-001) and applied to the subject property by Ordinance No. 885-21 (A-20-001), both adopted on June 22, 2021. The SEMU-R regulations were amended as part of the adoption of the Station District Specific Plan by Ordinance 903-22 (AT-22-005). The SEMU-R regulations are contained in Chapter 18.37 of Title 18, Zoning.

Development Agreement
A Development Agreement with The Station East Owner, LLC for the Station East Project (DA-20-001) was approved by Ordinance No. 886-21 on June 22, 2021. The Development Agreement provides a vested right to develop the property according to the project approvals including obligations for the Developer to provide specified benefits to the City. The initial term is ten years, with a potential for extension(s) of up to two years.

Station East Tentative Tract Map 8251
Tentative Tract Map 8251 (TTM-20-001) was approved by Resolution No. 5777-21 on June 8, 2021. The Tentative Tract Map will divide the property into parcels that can be developed in phases with different product types. The Planning Areas with for-sale units will also be further subdivided into condominiums. The Tentative Tract Map also City Council/RSA Agenda 415 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 6
includes proposed dedications of land to the City for public purposes such as streets and parks, as well as easements for various purposes.

An amendment is proposed to the approved Tentative Map (ATM-23-001) to reflect some project updates related to street and park improvements primarily adjacent to PA 9/10 and adjusted lot configuration in PA 2 and PA 4.

Prior Approvals
The previously proposed development on PA 9/10 as shown on the approved Tentative Map and referenced in the Development Agreement included 100 condominium units in two (2) four-story buildings with parking at the ground level.

Neighborhood Park C as shown on the approved Tentative Map separated the two buildings in PA 9/10 in a parcel 39’ in width that also extended across the detention basin at a width of 51’ to the western boundary of Station East. The area of the park parcel, Parcel E, was 9,361 square feet. Neighborhood Park C as shown on the approved Tentative Map included a meandering path leading from 9th Street to a paved plaza with a labyrinth pattern near the western boundary of PA 9/10 and then leading to inner and outer looped paths through a sculpture garden between the north and south portions of the detention basin. Neighborhood Park C was also referred to as the “EVA Paseo” because this area was to include an emergency vehicle access easement in order to provide the required emergency access to the two buildings.

City Council/RSA Agenda 416 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 7
At the north and south ends of PA 9/10, L Street and Bradford Way will be extended the western boundary of PA 9/10 and include offers of dedication for potential future roadway extensions across the UPPR railroad tracks to the Core Station District.

Project Proposal
The proposed project as shown in Figure 2 includes development of 78 condominium units on the site designated PA 9/10 on the Station East Tentative Map with frontages on L Street, 9th Street and Bradford Way. (Note: L Street will be renamed on the Final Map.) The condominium development of 78 units on 1.42 net acres results in a density of 55.05 units per acre.

The applicant has explained that the condominium product originally planned for PA 9/10, which included 100 units spread over two buildings, was too expensive to build due to the large spans of structural steel required. This design also included a large number of one-bedroom homes with all the parking in a common garage in each building.

Increased costs and dramatic changes in market conditions have made this product infeasible. The proposed design retains the basic concept of the original approval (4 story, elevator served condominiums) but in smaller, easier to construct buildings with more private parking and fewer one-bedroom units to address market demands.

Figure 2 - Site Plan
City Council/RSA Agenda 417 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 8
The development includes four (4) residential buildings all with lobby entries facing 9 th
Street. The buildings at the northern and southern ends each have 21 units (referenced on the plans as “Cosmo-21”); the two middle buildings have 18 units each (referenced on the plans as “Cosmo-18”. The parking in each building includes a mix of one- or two-car individual garages accessed from the exterior and a shared garage in the center.

In order to minimize the number of driveway openings on 9th Street, two small driveways were added at the rear of the 21-unit buildings to provide access to the shared interior garage of each building. This “squeezed” the parcel containing the detention basin, causing the reduction in Neighborhood Park C from 9,361 square feet in the 2021 project approval to 4,017 square feet in order to achieve the capacity required for stormwater detention.

Building heights are 48’4”to the top of the parapet. The project has a total gross floor area of 162,416 square feet, including 33,208 square feet for the garages. The units are one, two, and three bedrooms, ranging in size from 1,000 to 2,020 square feet, as shown in Table 2.

Table 2: Unit Mix
Number of Bedrooms Units Square Feet
1-bedroom + den 12 1,000
2-bedroom 40 1,018-1,295
3-bedroom 26 1,437-2,020
Total 78
II. PROJECT ANALYSIS
A. Permit Requirements
Site Development Review is required for development of each of the Planning Areas within the Station East Project.

B. Compliance with Applicable Standards
General Plan
City Council/RSA Agenda 418 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 9
The project as proposed complies with, or exceeds, the relevant development standards of the Station East Mixed Use Residential General Plan designation, as described in Table

3. Housing Element
The project site is not identified as a housing site in the City’s current Housing Element (adopted in 2015) but is included as an approved project in the Draft Housing Element for 2023-2031.

Table 3: General Plan Standards for Station East Mixed Use Residential Development
Standard
Required Project Provides Complies?
Density
25 to 100 units/acre
with an average no less
than 50 units/acre
Density for PA 9/10 is

55.05 units/acre;
average for Station
East Project is 56.5
units/acre1
Yes
City Council/RSA Agenda 419 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 10
Station East Mixed Use Residential Zoning District
The compliance of the proposed project with the specific provisions of the SEMU-R regulations is summarized in Table 4 below, with the design standards related to architecture addressed in the Architecture section.

Table 4: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R)
Development
Standard
Code
Section
Required Project Provides Complies?
Uses 18.37.020 Permitted: Residential Residential Yes
Performance
standards

18.37.050
A. Retail, service,
public, or office uses
on the ground floor
where detailed in
Station District
Specific Plan Figure 4-
6 B. All business uses
inside
C. Solid waste per
City requirements
D. Site to be
maintained
E. Only 1 driveway
per frontage except
where determined
necessary by Public
Works Department
F. If more than 250
units, provide coworking space
A. PA 9/10 is not in
an area designated
for active ground
floor uses
B. Not applicable
C. Solid Waste
Management Plan
submitted (see
additional
discussion below)
D. Addressed in
conditions
E. Four driveways
proposed on 9
th
Street –
Configuration
determined to be
necessary to
facilitate on-site
circulation by
Public Works
F. Not applicable
Yes
City Council/RSA Agenda 420 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 11
Table 4: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R)
Development
Standard
Code
Section
Required Project Provides Complies?
Minimum
site area

18.37.070 3500 sq. ft. 1.42 acres Yes
Floor area
ratio

18.37.090
FAR range is 0.40 to

3.0 FAR is 2.63 Yes
Minimum lot
dimension

18.37.100 35 feet x 100 feet 144 feet x 103 feet Yes
Lot coverage 18.37.110 None Not applicable Yes
Setbacks 18.37.120
6’ from property line
3’ from property lines
at private alleyways
that provide access to
private garages
Building walls are
more than 6’ from
all property lines
Yes
Height limit 18.37.130
100’
Rooftop amenities
may be permitted not
to exceed 20’
Height to top of
parapet is 48’4”
Yes
Design
Criteria

18.37.140
See Architecture
Section below
Landscaping 18.37.150
A. Comply with
Chapter 18.112 Water
Efficient Landscape
B. Minimum 10%
landscaping or pay
in-lieu fee
A. Addressed in
Condition No. 13
B. Landscaped
area of 8,400 SF /
total lot area 61,716
SF = 13.6%
Yes, as
conditioned
Residential
open space

18.37.160
Provide residential
open space features
such as courtyard,
pool and spa areas,
Neighborhood
Park C is proposed
in the middle of
the site. The Station
East Project provides
Yes
City Council/RSA Agenda 421 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 12
Table 4: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R)
Development
Standard
Code
Section
Required Project Provides Complies?
recreation facilities
and play areas
for the construction
of a community
park, playground,
and dog park
located on 8th Street;
a public paseo which
includes BBQ, fire
pits, corn hole, and
seating located
between PA 7 and
PA 8.

Signs 18.37.170
Signs to be consistent
with Chapter 81.30
and subject to Master
Sign Program; a
Master Sign Program
is required prior to
Final Map
Condition No. 29
requires signage to
comply with
Master Sign
Program(to be
approved)
Yes, as
conditioned
Off-street
parking

18.37.180
(See discussion
below)
(See discussion
below)
Yes
Bicycle
parking

18.37.190
Short term: 1 space/20
units = 4
Long Term: 1 space/4
units = 20
Short term:

Outdoor racks for
24 bicycles
Long term: 64 in
garage racks
Yes
City Council/RSA Agenda 422 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 13
Affordable Housing Requirements
The applicant is complying with Chapter 18.33, Affordable Housing, and the Station East Mixed Use / Residential Project Development Agreement by providing affordable units on PA 3 and PA 1 pursuant to the terms in the Development Agreement.

Circulation and Parking
Vehicular Access. Access to the exterior garages is provided by L Street, Bradford Way, and private driveways accessed from 9th Street. Roadways from L Street and Bradford Way to the rear of the northern and southern buildings provide access to the interior garages of these buildings. Driveways from 9th Street provide access to the interior garages of the two middle buildings and to the shared driveways between the buildings.

Parking. Section 18.37.180 of the SEMU-R zoning regulations establishes standards for minimum and maximum off-street parking as shown in Table 6 below. This section also includes the following: “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.” Government Code Section 65863.2 states that a public agency shall not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half mile of public transit (defined as a major transit stop) unless it makes findings that not enforcing minimum parking requirements would have a substantially negative impact based on a preponderance of evidence. The PA 9/10 site is within one-half mile of the major transit stop at the Decoto Road / 7th Street intersection and is therefore subject to Government Code Section 65863.2 As shown in Table 5, the minimum parking required is 124 spaces. The project provides 112 garage parking stalls and 12 surface parking stalls along L Street. Staff notes that the parking on L Street could be removed by the City in the future if the City chooses to modify L Street to provide a roadway extension to the west.

City Council/RSA Agenda 423 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 14
The garage parking is a combination of single, tandem, and side-by-side garages. There are 64 parking stalls in a tandem configuration. Section 18.37.180 of Chapter 18.37, Station East Mixed Use Residential District, includes a note to the off-street parking requirements that “Tandem parking spaces can be substituted for regular parking spaces for up to 10% of the required parking demand.” The percentage of tandem stalls in PA 9/10 exceeds 10% of the parking stalls in PA 9/10 but because PA 9/10 is located within one-half mile of the major transit stop at Decoto Road/7th Street it therefore qualifies for the waiver of parking requirements pursuant to Section 18.37.180 and Government Code Section 65863.2. This waiver also applies to the size of the tandem garage proposed at 10’ wide by 36’ long compared to the size required by Section 18.32.160.C.3 of 10’ wide by 40’ long.

Similarly, pursuant to Government Code Section 65863.2, the City may not require additional parking stalls to offset the potential future loss of the 12 open parking stalls if the City decides to extend L Street to provide a connection to Cheeves Way and eliminates all or a portion of the 12 open parking stalls to accommodate such a connection.

Flex Zones. Flex Zones in the public rights-of-way are encouraged in the Specific Plan in order to provide a loading area for paratransit vans, rideshare, deliveries and passenger Table 5: Off-Street Parking Required and Provided
Unit Size
Minimum
Spaces /
Unit
Maximum
Spaces /
Unit
No. of
Units
Minimum
Spaces
Required
Maximum
Spaces
Allowed
Spaces
Provided
1 bedroom 1.0 1.0 12 12 24
2 bedroom 1.5 2.0 40 60 80
3 bedroom 2.0 2.5 26 52 65
Total 78 124 169
112 in
garages +
12 open =
124
spaces
City Council/RSA Agenda 424 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 15
loading. Condition No. 70 was added to the project to require two Flex Zones on 9th Street near the lobby entries for the two end buildings.

Bicycle Parking. Pursuant to Section 18.37.190, bicycle parking is required to include 1.0 space/20 dwelling units (minimum of 2 spaces) for short term bicycle parking and 1.0 space/4 dwelling units (minimum of 2 spaces) for long-term bicycle parking. This results in a minimum requirement for 4 short-term bicycle parking spaces and 20 long-term bicycle parking spaces.

The project includes more than the required parking by providing parking for 88 bicycles (24 short-term and 64 long-term) compared to the 4 short-term and 20 long-term required by Chapter 18.37.180, as shown in Table 6. The short-term parking is provided by bicycle racks at the front of the two end buildings. The long-term parking is provided by tiered racks inside each building’s shared garage.

Condition No. 22 requires that the building permit plans include bike racks for at least 24 bicycles on the exterior and 40-64 bicycles within the garages, subject to the review and approval of the Economic and Community Development Director. This will allow some flexibility if additional space is needed in the Cosmo-21 building garages to provide the area needed for maneuvering the waste bins (see discussion below regarding Solid Waste Management Plan).

Transportation Demand Management (TDM) Plan. A Station East Mixed Use Residential TDM Plan is required prior to recordation of the Final Map. The existing bus stops on the Station East 7th Street frontage providing service to UC Transit Route 4 will be upgraded with a shelter and site furniture as part of the subdivision improvements. In addition, the Table 6: Bicycle Parking Required and Provided
Minimum
Spaces / Units
No. of Units
Minimum
Spaces Required
Spaces
Provided
Short-term 1/20 78 4 24
Long-term 1/4 78 20 64
Total 24 88
City Council/RSA Agenda 425 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 16
bus stops at 7th Street and Decoto Road will also be upgraded, providing service to Routes 99, 232, 801, and 4. Staff does not recommend implementation of any additional TDM measures for PA 9/10 beyond participation in the Station East TDM Plan (included in Condition No. 7, which references Tentative Map Condition No. 10), and installation of the Flex Zone and bicycle racks referenced above.

Solid Waste Management
A Solid Waste Management Plan has been provided as part of the application. It includes a chute system from each floor to a trash room at the garage level. Bins would then be moved to the staging area on 9th Street for pick-up. In the Cosmo-18 buildings the bins would be moved through the garage door for pickup on the street. In the Cosmo-21 buildings a six-foot wide roll-up door is provided so that the bins can be moved to the street for pick-up. The bicycle rack inside the garage adjacent to the roll-up door may reduce the maneuvering area. Condition No. 22 discussed above provides some flexibility in the amount of bicycle parking in case this space is needed to provide safe maneuvering area for waste handling.

The system will require monitoring, servicing, cleaning, and maintenance by a waste management service provider. Condition No. 30 requires that a Final Solid Waste Management Plan be submitted with the building permit that addresses the operational details of the system, subject to the review and approval of the Economic and Community Development Director.

C. Architecture
The buildings are designed with a contemporary or “Modern” vocabulary in keeping with the design policies contained in the Station East Residential / Mixed Use Project City Council/RSA Agenda 426 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 17
Specific Plan Amendment. These design policies are intended to build upon the successful designs of Union Flats Apartments and Station Center Apartments.

The four (4) 4-story buildings include two buildings of 21 units at each end of the site and two (2) buildings of 18 units in the center of the site on either side of Neighborhood Park C. The plans refer to the buildings as “Cosmo-21” and “Cosmo-18”. The ground floor of each building contains a lobby facing 9th Street, ground floor parking, trash room, and two bedrooms and bath that are part of a three-bedroom unit. The remainder of the units are “flats” on the upper floors accessed by elevator.

The front façade utilizes block forms of varying heights, setbacks, materials, and colors to provide interest. A metal canopy and “storefront” glazing distinguish the lobby entrances. One corner of each building includes a raised ground floor entry on the front façade into one of the three-bedroom units. This allows the bedroom windows at the ground level for this unit to be elevated above sidewalk level as required by Section

18.37.140.A.7. The Cosmo 18 building includes the garage entry on the front façade while the Cosmo 21 building includes a service door.

Brick veneer is used to contrast with the stucco used on the majority of the building. The upper floors include wall projections and recesses highlighted with use of different colors as well as projecting and recessed decks to provide architectural interest. The building uses varied roof heights in combination with the wall recesses. These treatments are also used on the side and rear elevations. Each corner of the upper floors includes a wraparound deck on each upper level in addition to the projecting and recessed decks on the front and rear elevations.

The side elevations include the individual garage doors at the ground level. The Cosmo21 building has the entry to the shared garage on the rear elevation; the Cosmo-18 building has the entry to the shared garage on the front elevation.

Two earth-tone color schemes are proposed: Color Scheme 1 has white, tan, and green stucco with red brick veneer; Color Scheme 2 has beige, brown, and taupe stucco with a beige brick veneer. Both color schemes have dark bronze window frames, trim, and decks. The deck railing is a black vinyl coated metal mesh. The individual garage doors City Council/RSA Agenda 427 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 18
are steel sectionals with frosted glass panels. A vine trellis frame spans the top of each garage door. The door to the shared garage is a roll-up open mesh in a brick pattern.

Table 7 includes the architectural development standards from the Specific Plan Amendment and Chapter 18.37, SEMU-R.

Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
Building Siting P-UD-34: Buildings
shall be oriented
parallel to street
frontages and public
pedestrian pathways
to create a
continuous street
presence and
support pedestrian
interconnectedness.

None All of the buildings
are oriented parallel
to 9
th Street
Yes
Building Siting P-UD-35: Buildings
shall be oriented
such that frontage
and entrances are
visible and accessible
from the public
right-of-way, on-site
common areas,
pedestrian pathways,
parks, and/or plazas.

None Each building has a
lobby entrance facing
9 th Street
Yes
Building
Design
Vocabulary
None A. Building Design.

Buildings shall be
designed with a
contemporary or
“Modern”
vocabulary, to
project a forwardThe building design
uses a “Modern”
vocabulary as
discussed above.

Yes
City Council/RSA Agenda 428 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 19
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
looking image of the
Station District.

Building
Heights
P-UD-36: Require
building heights to
vary and not permit
monolithic, bulky
developments.

None Height varies up to
approximately 5’.

Yes
Façade
Articulation
P-UD-37* A.1. Façade
Articulation. 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 one-half (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.

Front facades include
a recess of
approximately 9’ at
the garage door as
well as smaller 3’
projections; the
projections are four
stories in height
Yes
Lower and
Upper Story
Separation
P-UD-38* A.2. Lower and
Upper Story
Separation. Lower
and upper stories
Lower and upper
stories are separated
by changes in color
and setback and
Yes
City Council/RSA Agenda 429 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 20
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
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.
where the brick
veneer is used, by
material.

Vertical
Projections
P-UD-39* A.3. Vertical
Projections. 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.

Vertical projections
are included, such as
stoops and balconies.

Full height
“storefront” glazing is
used to differentiate
the lobby.

Yes
Façade Pattern P-UD-41* A.5. Façade Pattern. Façade elements of Yes City Council/RSA Agenda 430 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 21
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
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.
projections and
window patterns are
used to provide
building scale and
pattern.

Building
Equipment
Screening
P-UD-43: Building
Equipment
Screening.

Mechanical,
electrical, and all
other building
equipment should be
concealed from all
public rights-of-way,
pedestrian paths,
and adjacent
buildings.

Mechanical
equipment should
not be located along
the ground floor
C.1. In instances
where mechanical
equipment cannot be
located within the
building due to
building code or
utility provide
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.

Mechanical
equipment is on the
roof behind a parapet.

Condition No. 12
requires details for
this with the building
permit.

Yes
City Council/RSA Agenda 431 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 22
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
street frontage.

Screens should be
consistent with the
building design or
site landscaping.

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.

Light Pollution
Reduction
P-UD-44: Light
Pollution Reduction.

Require new
building lighting to
comply with Dark
Sky Association best
practices, including
being shielded and
down-directed.

None Condition No. 32
requires downward
facing light fixtures.

Yes, as
conditioned
Entrances P-UD-45: Clearly
mark entrances to all
buildings through
elevated entry ways,
signage, and
transparency.

None The lobby entrances
are identified with
metal canopies and
full height glazing.

Yes
Blank Walls P-UD-46* A.8. Blank Walls.

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

No blank walls exceed
20 feet.

Yes
Pedestrian
Facade
P-UD-47: Façade
Articulation. Provide
pedestrian-scaled
façade articulation
None Pedestrian-scaled
articulation is
provided with the
full-height glazing
Yes
City Council/RSA Agenda 432 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 23
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
such as vertical
elements, horizontal
banding, and
individual storefront
design (when
applicable) at the
ground level to
enhance
approachability and
pedestrian comfort.
and canopy at the
lobby entrance and
the entry/stoop at the
ground floor unit
entry; the brick veneer
is used for only the
ground floor on the
front facade
Ground-floor
Residential
Frontage
P-UD-53: Any
ground floor
residential units
facing a street with
an exterior unit entry
shall have an entry
that faces the street.

None The one unit in each
building with a
ground floor entry
has a stoop facing 9th
Street. The upper
floor of this unit is
also accessible from
the elevator.

This provision was
added to ensure that
ground floor living
space was designed to
maintain the privacy
of residents living in
these units. The one
unit in each building
with ground floor
living space has a
raised entry with
finish floor elevation
18” above the
adjoining sidewalk.

Yes
Materials P-UD-56: Building None Building facades Yes
City Council/RSA Agenda 433 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 24
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
facades shall be
constructed of high
quality and durable
materials. A variety
of materials shall be
used to create a
coordinated
hierarchy of primary,
secondary and accent
materials, textures,
and colors that
support the
building’s overall
architecture.
include stucco and
brick veneer that
support the building’s
overall architecture.

None Changes in material
or color are
accompanied by a
change in plane at
inside corners.

Yes
Veneers P-UD-58: Veneers
must fully wrap any
visible outside
corners; avoid
vertical joints at
exterior corners;
terminate thin brick
veneer into inside
corners.

None The stone veneer is
framed with other
materials and not
used at building
corners.

Yes
City Council/RSA Agenda 434 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 25
Table 7: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard in
Chapter 18.37.140
Project Provides Complies?
Quality on all
Sides
P-UD-60: Buildings
shall maintain façade
quality of
architectural
articulation and
finishes on all sides
of a building that is
visible to the public.

Some of the
architectural features
of the main façade
shall be incorporated
into the rear and side
elevations.

None Architectural features
from the front façade
have been utilized on
the street facing side
facades and rear
facades.

Yes
*Requirement is the same as accompanying SEMU-R standard D. Landscaping
The Overall Site Plan (Sheet L0.0.00) shown in Figure 3 below and Landscape Construction Plans (Sheets L.1.1.01-03) show the layout of the walkways, benches, trellises, and planting areas. Plans are included for Neighborhood Park C on Sheet L1.1.02.

City Council/RSA Agenda 435 Tuesday, April 25, 2023
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Figure 3 – Landscape Overall Site Plan
Neighborhood Park C connects with the Grand Paseo to the east that provides a connection to the larger Neighborhood Park B on 8th Street. Tentative Map Condition No.

14.d states that the park plans in the Tentative Map were considered conceptual and will be subject to additional review by the Park and Recreation Commission, Public Works Department and Economic and Community Development Department as part of the review of improvement plans. Tentative Map Condition No. 14 also provides that the final landscape package (including the parks) will be subject to review and approval by the City’s consulting Landscape Architect and the Planning Division. The plans for Neighborhood Park C are included in the PA 9/10 plans to provide an opportunity for the Planning Commission to see the relationship between Neighborhood Park C and PA 9/10.

The design for Neighborhood Park C (see Figure 4 below) includes a contemplative arrangement of walkways and plantings, including a labyrinth pattern in the pavement in the center of the park. Curved tapered steel retaining walls line the edges of the labyrinth and paths leading to it. In addition to a central walkway to the labyrinth and the western edge of the park, a curved pathway circles the labyrinth area. Along the curved paths are curved benches, boulders, and sculptures. A Coast Live Oak tree is proposed at the western end of the park. Fencing is proposed that would host educational signage overlooking the Detention Basin.

City Council/RSA Agenda 436 Tuesday, April 25, 2023
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Figure 4 - Neighborhood Park C
At the time of the Tentative Map approval in June 2021, Neighborhood Park C was also going to provide emergency access for Fire between the buildings. However, for the current plan including four buildings with access between, the emergency access through the Park is no longer needed.

Conceptual Planting Plans (Sheets L3.1.01-03) are included illustrating the various planting areas around the perimeter of the buildings as well as proposed trees and a Concept Plant Schedule. The trees include Arbutus x ‘Marina” (Marina Strawberry Tree), City Council/RSA Agenda 437 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
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Lagunaria patersonii (Primrose Tree), Quercus agrifolia (Coast Live Oak), and Ulmus parvifolia (Lacebark Elm). The proposed plant palette for shrubs and groundcover includes a variety of drought tolerant plants. The final planting and irrigation plans will be subject to review by the City’s Consulting Landscape Architect pursuant to Condition No. 14.

The landscape plan includes a walkway with Primrose tree plantings along the rear of the buildings with four benches placed behind the two center buildings. Condition No. 16 requires connections to be provided to the sidewalks on L Street and Bradford Way to provide a connection from this path to the public streets, unless this can be shown to be infeasible due to the proximity of the detention basin. Landscaping at the front of the buildings includes the Strawberry and Lacebark Elm trees. Decorative pots are used to flank the entrance to the building lobbies. Shrub and groundcover planting are included along the remainder of the frontage, including to screen the bicycle parking area in front of the two end buildings.

Exterior lighting is shown on the Lighting Schedule (Sheet L0.0.02). The lighting proposed will orient the light downward, consistent with P-UD-44 of the Specific Plan (see Sheet L1.1.01). Condition No. 32 requires a photometric plan be included with the building permit to assess the adequacy of the lighting levels and coordination of style and design of light fixtures with other developments in Station East.

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

The current proposal, at 78 units with a building height of up to 48’4” feet, is smaller and therefore would result in lesser impacts, as documented in the attached Addendum to the EIR (Attachment 1).

G. Conclusion
The project is consistent with applicable General Plan, Specific Plan, and Zoning requirements. The project would also assist the City with meeting its Housing Element goals. The project’s architectural character is consistent with the City’s policies and requirements contained in the Station District Specific Plan, including the Station East City Council/RSA Agenda 439 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 30
Residential / Mixed Use Project Specific Plan Amendment (Exhibit B), and Chapter 18.37, Station East Mixed Use Residential. Related project applications include an amendment to the Development Agreement and the Tentative Map, which are being updated for consistency with the updates to the various Planning Areas (see separate Staff Report).

The proposed project is within the scope of the Station East Residential / Mixed Use Project Environmental Impact Report (EIR), which determined that all potential impacts could be mitigated to a level of less-than-significant with incorporation of mitigation measures, as documented in the Addendum to the EIR.

The City’s Development Review Committee recommends that the Planning Commission recommend approval of SD-22-004 to the City Council, subject to conditions, and making the specific finding listed in Section III, and adopt a resolution in support of this recommendation.

III. REQUIRED FINDINGS
CEQA

1. That the City of Union City has determined that the proposed project falls within the scope of the project previously evaluated in the Station East Residential / Mixed Use Project EIR (SCH: 2020039032) prepared and certified for the project, as documented in the Addendum to the EIR.

The project falls within the scope of the project previously evaluated in the Station East Residential / Mixed Use Project EIR. The project proposes a reduction in units from 100 to 78 units and in height from 55 feet (four stories) to 48 feet 4 inches (four stories). The proposed revisions to the project would not cause any new significant environmental impacts or substantially increase the severity of significant environmental impacts previously evaluated in the EIR.

2. No new information of substantial importance that was not known at the time the EIR was certified has been identified that demonstrates that the project would have one or more significant impacts not discussed in the EIR, or that previously identified significant impacts would be substantially more severe. No new projectCity Council/RSA Agenda 440 Tuesday, April 25, 2023 Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 31
related mitigation measures have been identified that would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt. Similarly, no mitigation measure previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant impacts of the project, but which the project sponsors decline to adopt.

No new information of substantial importance has been identified that have one or more significant impacts not discussed in the EIR or that previously identified significant impacts would be substantially more severe. The mitigation measures adopted by the City Council on June 8, 2021 as part of the Mitigation Monitoring and Reporting Program have been included in the conditions of approval.

Site Development Review

1. That approval of the Site Development Review application is consistent with the General Plan and any applicable specific plans; and
The project is consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies. Specifically, the project is consistent with the purpose as stated in the description of the Station East Mixed Use Residential designation to establish a high density, transit-oriented, walkable residential and commercial district which allows for multi-family residential uses d. The project is also consistent with the applicable policies of the Station District Specific Plan as approved by the City Council.

2. Approval of this application is consistent with the purpose of Title 18 and the requirements of the SEMU-R Zoning District; and
The project, as conditioned, is consistent with the purpose of Title 18, which seeks to promote the public health, safety, and general welfare of the people; protect the character and maintain the stability of residential, business and industrial areas; and to promote orderly and beneficial development. The project, as conditioned, is also consistent with the applicable requirements of the SEMU-R Zoning District including a waiver of parking City Council/RSA Agenda 441 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 32
standards within one-half mile of a major transit stop as required by Government Section 65863.2 and as referenced in UCMC Section 18.37.180.

3. Approval of this application is consistent with the purpose of Site Development review as outlined in Section 18.76.010.

The project, as conditioned, is consistent with the purpose of Site Development Review, which seeks to promote orderly, attractive and harmonious development and the stability of land values. This is accomplished through consistency with the policies in General Plan 2040 and the Station District Specific Plan for the Station East Subarea, and the design standards provided in the Station District Specific Plan and Chapter 18.37, SEMU-R.

IV. ALTERNATIVES

1. Recommend approval of the Site Development Review as proposed;

2. Recommend approval of Site Development Review with modifications;

3. Recommend denial of the Site Development Review with stated findings; or

4. Continue the matter for further consideration.

V. CONDITIONS OF APPROVAL
Planning Division
General

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

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SD-22-004, PA 9/10, Page 33

3. The applicant and/or property owner shall include an annotated copy of the approved conditions with each set of detailed construction plans submitted for plan check review. Notations to the plans shall be made to clearly indicate how all conditions of approval will be or have been complied with. Construction plans shall not be accepted without the annotated final conditions of approval included as a note sheet with each set of plans.

7. Prior to issuance of a building permit, the applicant and/or property owner shall provide Covenants, Conditions and Restrictions (CC&Rs) subject to review and approval of the Economic and Community Development Director that demonstrate compliance with the requirements of the Development Agreement as approved by Ordinance No. 866-21 on June 22, 2021 and any amendments and Tentative Map conditions as approved by Resolution No. 5777-21 on June 8, 2021 and any amendments, including but not limited to:
a. Participation in Master Homeowners’ Association required by Section 2.13 of Development Agreement and Tentative Map Condition No. 6; b. CC&Rs for the 78-unit development consistent with Tentative Map Condition No. 7 and No. 10;
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c. Where not covered by another agreement, maintenance of all storm water pollution prevention measures.
d. In the event the public right-of-way landscaping is not maintained to the satisfaction of the City, the City may, at its option, maintain the landscaping and charge the applicant and/or property owner, its heirs or successors, for the services performed.
e. Any graffiti appearing on the site shall be removed by the applicant or owner within forty-eight hours after discovery. If not removed in a timely manner, the City may, at its option, remove the graffiti and charge the applicant for the services performed.
f. The applicant and/or property management shall ensure that all stoops and balconies are kept clutter-free at all times and are not used by occupants for storage or laundry-drying purposes. Bicycles and recreational equipment shall be stored in the areas dedicated for residential storage purposes. g. Provisions for professional management of systems and equipment for solid waste handling as specified in the approved Final Solid Waste Management Plan.

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Architecture, Building Materials and Finishes

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

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

Landscaping and Fencing

13. Prior to the issuance of a building permit, the applicant and/or property owner shall submit a final landscape package, which is consistent with the preliminary landscape package except as may be modified by the following requirements and /or other project conditions of approval. Plant species and locations may be City Council/RSA Agenda 445 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 36
adjusted for compatibility, to coordinate with ladder pads, and other considerations. The landscape package shall also be consistent with Chapter

18.112, Water Efficient Landscape, of the Municipal Code and the Landscape Standards Policy Statement. The final landscape plan will be subject to review and approval by the City’s consulting Landscape Architect. Additional fees for consultant’s review and inspection are required to be paid with the building permit fees. A final inspection of the installed landscaping and irrigation shall be completed prior receipt of any certificate of final occupancy. The applicant and/or property owner shall be responsible for maintaining all irrigation and landscaping and shall replace any dead or dying vegetation for the life of the project. a. Final landscape plans shall show screening for backflow prevention devices, meters and other above-ground appurtenances to the extent feasible. At initial planting, additional plants may be required by the Economic and Community Development Director to provide adequate screening.
b. Plans for Neighborhood Park C are subject to additional review and approval as required by Tentative Map Conditions 2.d and 14 as approved by Resolution No. 5777-21 on June 8, 2021.

14. The applicant and/or property owner shall provide a cash deposit in the amount of 50% of the estimated installation cost of the landscaping, up to $10,000.00, in order to ensure installation of the planting shown on the approved landscape plan.

The applicant and/or property owner shall enter into a private landscape maintenance contract for the maintenance of the required landscaping for a minimum period of two years after installation. The project landscaping shall be completed, pursuant to the above-stated requirements, prior to receipt of any certificate of final occupancy.

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

16. Prior to issuance of a building permit, plans shall include pathways connecting the pedestrian paths between the buildings and the detention basin with the sidewalks City Council/RSA Agenda 446 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 37
on L Street and Bradford Way, unless determined to be infeasible by the Economic and Community Development Director.

Utilities

17. The applicant and/or property owner shall subsurface all new transformers, switching boxes, and similar appurtenances, or shall screen them with landscaping or by locating them in an enclosure with walls matching the material and color of the nearest building. The enclosure shall include gates of heavy gauge corrugated steel and shall be surrounded by trees, shrubs and climbing vines. The applicant and/or property owner shall arrange the location and treatment of the appurtenances with the gas, electric and communication providers prior to issuance of a building permit. A detail of the transformer screening shall be included on the plans submitted for issuance of a building permit.

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

19. The applicant and/or property owner shall, at developer’s expense and in conjunction with the City's Community Access Television (CATV) franchise, provide for the complete pre-wiring of the proposed development for the purpose of receiving CATV service from the City's CATV franchise. In addition, the applicant and/or property owner shall install an empty two-inch conduit in all joint trenches within the development and along the street frontages for the sole purpose of City’s future fiber optic line. Junction boxes shall be installed every 200 feet along the conduit route or per industry standard, as approved by the City Engineer This empty two-inch conduit shall be in addition to any conduits installed or provided for use by cable companies for their high-speed fiber. Utility companies may install the needed number of conduits with their own crews or pay the developer’s contractor to do so on their behalf. A site plan showing the conduit layout shall be submitted in hard copy and digital formats prior to grading permit issuance.

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SD-22-004, PA 9/10, Page 38

20. The applicant and/or property owner shall grant an easement to the Alameda County Water District to allow the installation of all backflow prevention devices.

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

Parking

22. Building permit plans shall include details for: a) twelve (12) bike racks to accommodate at least twenty-four (24) bicycles on the exterior of the buildings and b) bike racks for forty (40) to sixty-four (64) bicycles within the garages as shown on Exhibit A, subject to review and approval by the Economic and Community Development Department. Prior to receipt of any certificate of final occupancy, the applicant and/or property owner shall install bicycle parking in conformance with the requirements listed in Chapter 18.28, Off-Street Parking and Loading and Chapter of the Zoning Ordinance.

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Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 39
Fees

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

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

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

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

City Council/RSA Agenda 449 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 40
Miscellaneous

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

28. Prior to issuance of a building permit, the applicant and/or property owner shall demonstrate compliance with Section 3.9, Youth Hiring Program, of the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

29. Prior to receipt of any certificate of final occupancy , the applicant and/or property owner shall submit a Sign Plan for the project consistent with the Master Sign Program for Station East required by Tentative Map Condition No 28 for Tentative Tract Map 8251 approved by Resolution No. 5777-21 on June 8, 2021 and any amendments, including the location, design, and sign area for each of the building signs consistent with the Master Sign Program and City’s Sign Ordinance (Chapter

18.30 of the Municipal Code), allowed building sign materials, maximum letter height, illumination details (if any), and references to applicable requirements listed in the City’s Sign Ordinance.

30. Prior to issuance of a building permit, a Final Solid Waste Management Plan shall be submitted that provides adequate facilities and capacity for landfill (garbage), recycling, cardboard, and compost (organics) collection, subject to the review and approval of the Economic and Community Development Director and the Recycling Manager. The Final Solid Waste Management Plan shall also address operational details regarding management and collection of landfill (garbage), recycling, cardboard, and compost (organics) collection, including but not limited to, cleaning and maintenance of trash/recycling rooms and chutes, staging and removal of bins/carts for collection on the street, monitoring, response to breakdowns, contingency plans, and installation of informational/educational signs. The Final Solid Waste Management Plan shall incorporate safety measures which shall also be included in the building permit plans including but not limited City Council/RSA Agenda 450 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 41
to: installation of bollards for protection of facilities and automatic door locks to prevent trash room access during movement of bins.

Building Division

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

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

35. The applicant and/or property owner shall provide detailed construction plans (working drawings) and structural calculations to the Building Division for plan review prior to issuance of a building permit. Plans and supporting documents City Council/RSA Agenda 451 Tuesday, April 25, 2023
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shall be prepared by a California state-licensed architect or engineer. Upon completion of the plan check, all applicable fees shall be paid and a building permit issued prior to commencement of any actual construction work on-site.

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

42. A soils report shall be provided for the project site, including documentation by a Geotechnical Engineer regarding whether the proximity of the detention basin will require any special measures for the building or site improvements. The proposed building foundation design shall be reviewed by the Geotechnical Engineer who prepared the soils investigation. A letter shall be provided to the Building Division that is stamped and signed by the engineer that verifies the foundation design has been reviewed and found to be in conformance with the soil report requirements.

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

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

46. In the event the City is unable to accommodate the applicant’s/owner’s proposed construction schedule, the applicant/owner may be required to fund third party City Council/RSA Agenda 453 Tuesday, April 25, 2023
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inspection services approved by the Building Division to augment City staffing levels.

Fire Department

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

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

50. A Fire Protection Engineer shall prepare the drawings and calculations related to fire service for the building, subject to the review and approval of the Fire Marshal.

A peer review may be required prior to issuance of a building permit.

52. Plans submitted for building permit issuance shall show ladder pads for review by the Fire Marshal.

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

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

55. Areas designated as a fire lane shall be identified by painted red curbs and related signage posted immediately adjacent, which states “Fire Lane – No Parking”.

Plans submitted for building permit issuance shall detail location of red curbs.

57. The Fire Alarm Control Unit (FACU) shall not be co-located within the building electrical meter closets.

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

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

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

61. Standard road widths shall be measured from inside the curb and will comply with the current edition of the California Fire Code. The roadways at the extension of L Street, between Buildings 1 and 2, and between Buildings 3 and 4 shall be no less than 26 feet in width. The driveway access to the garages at the rear of Buildings 1 and 4 shall be no less than 20’ in width.

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Police Department

Environmental Programs Division

Public Works Department
Miscellaneous Improvements

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67. The applicant and/or property owner shall ensure that any proposed street lights are located at least 5 feet from proposed driveways, in accordance with City Standards. Show details on required photometric plan required by Condition No.

32. 68. The applicant and/or property owner shall design all improvements in the City right-of-way in conformance with current City standards.

70. Plans submitted for building permit issuance shall identify curb markings and signage for the two “flex zones” on 9th Street as shown on Sheet C2, subject to review and approval by the Public Works Director.

Utilities
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75. The applicant and/or property owner shall underground all new utility lines underground. No new overhead services to the development or overhead extensions of main lines will be permitted.

77. The applicant and/or property owner shall contact the Union Sanitary District at (510) 477-7500 to determine sewer service and permit requirements.

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

Trees

80. Unless all trees that are proposed for removal are removed as part of the subdivision improvements for Tentative Tract Map 8251 approved by Resolution City Council/RSA Agenda 458 Tuesday, April 25, 2023
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No. 5777-21 on June 8, 2021, the applicant and/or property owner shall obtain a Tree Removal permit from the Public Works Department prior to proceeding with any tree removal associated with demolition and grading operations.

Permits, Agreements, and Fees

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

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

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

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

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

Stormwater

91. The applicant and/or property owner shall enter into a storm water treatment measures maintenance agreement with the City of Union City assuring both the responsibility for the post-construction operation and maintenance (O&M) of any non-Low Impact Development (LID) treatment measures installed on the lot as well as the access by public agency personnel strictly for the purpose of O&M City Council/RSA Agenda 460 Tuesday, April 25, 2023
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verification. The applicant may propose to include the maintenance of the nonLID filtration system in the O&M for the entire development if the timing of the proposed mechanical unit installation on PA 9/10 will work with the development of the roadway infrastructure and the associated LID stormwater treatment measures, such as the bio-treatment basins. This maintenance agreement shall be recorded by the property owner at the Alameda County Recorder's Office. An O&M Plan and an annual Inspection Report for storm water treatment measures shall be provided for review and approval by the Public Works Department, Environmental Programs Division in compliance with the California RWQCB Order R2-2015-0049, NPDES Permit No. CAS612008, dated November 19, 2015, or the latest edition in affect at the time of issuance of the grading permit. A sample ‘boiler plate’ version of this agreement prepared by the City Attorney is available from the Public Works Department for use on this project.

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95. The applicant and/or property owner shall ensure that the storm water treatment devices proposed are consistent with the information in the hydraulics report that was prepared for the entire development. For example, if additional non-LID filter units are proposed than previously anticipated, clarify if such changes would require the overall hydraulics report for the entire development to be updated to reflect these changes, prior to the issuance of a grading permit, subject to review and approval of the City Engineer.

Stormwater “During Construction” Best Management Practices (BMPs)

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e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:

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

2. Site dewatering activities;

3. Street washing activities; and

4. Saw cutting asphalt or concrete.

Filter materials shall be maintained and/or replaced as necessary to ensure effectiveness and prevent street flooding. Filtered particles shall be disposed of in an appropriate manner based upon constituents.
f. The applicant and/or property owner shall gather all construction debris on a regular basis and place in a dumpster or other container, which is emptied or removed at a minimum on a weekly basis. When appropriate, tarps shall be used on the ground to collect falling debris, paint over-spray, etc. that could contribute to storm water pollution.
g. The applicant and/or property owner shall ensure that solid waste enclosures and/or recycling containers, paved outdoor storage, staging, or lay down areas shall be designed and constructed to prevent pollutants from entering storm drain system.
h. The applicant and/or property owner shall ensure the availability of a contained and covered area on the site for the storage of bags of cement, paints, flammables, oils, fertilizers, pesticides or any other materials used on the project site that have the potential of becoming a pollutant and/or being discharged to the storm drain system.
i. The applicant and/or property owner shall ensure that dirt, gravel, debris and green waste shall be removed from the sidewalk, street pavement, and storm drains adjoining the project site. These areas shall be broom swept on a daily basis. Caked on mud or dirt shall be scraped before sweeping. During wet weather, the applicant and/or property owner should avoid excavation and other activities that lead to pollutants entering storm water such as driving vehicles on unpaved areas, etc.
j. The applicant and/or property owner shall ensure that outdoor washing or pressure washing shall be managed to prevent pollutants from getting into storm water and/or into the storm drain system.

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k. The applicant and/or property owner shall ensure that On-site storm drain inlets shall be labeled “No Dumping - Drains to Bay” using a stencil approved by the Public Works Department.

Prior to permit issuance, the project applicant shall submit evidence to the City regarding the use of low-VOC coatings to the City.

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• All visible mud or dirt track-out material on adjacent public roads will be removed using wet-power vacuum-type street sweepers at least once a day. The use of dry-power sweeping is prohibited.
• All vehicle speeds will be limited to 15 miles per hour on unpaved roads. • All roadways, driveways, and sidewalks that are to be paved will be paved as soon as possible. Building pads will be laid as soon as possible after grading, unless seeding or a soil binder is used.
• All construction equipment will be maintained and properly tuned in accordance with manufacturers' specifications. All equipment will be checked by a certified visible-emissions evaluator.
• Idling times will be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure).
• Publicly visible signs will be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD's phone number will also be visible to ensure compliance with applicable regulations. 102. Mitigation Measure AQ-2e: Require Low-VOC Coatings during Operation. The project applicant shall require their contractors, as a condition of contract, to reduce operation-related fugitive ROG emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during operation.
103. Mitigation Measure AQ-2f: Require Use of Green Consumer Products during Operation. The project applicant shall provide education for residential and commercial tenants concerning green consumer products. Prior to receipt of any certificate of final occupancy, the project applicant shall work with the City of Union City to develop electronic correspondence to be distributed by email to new residential and commercial tenants that require the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC cleaning supplies and consumer products.

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104. Mitigation Measure AQ-2g: Purchase of Mitigation Credits for Emissions Exceeding BAAQMD’s Daily Pollutant Thresholds. The project applicant shall provide annual operational emissions estimates to the City for review prior to receipt of any certificate of final occupancy of new buildings. Average annual emissions shall be forecasted for each operational year over the life of the project (30 years). Emissions shall be calculated using BAAQMD-accepted emissions model and project-specific land use and design features. Should the proposed development not result in operational emissions exceeding BAAQMD’s daily pollutant thresholds, the project would result in less-than-significant air quality impacts during operation and no further action would be required.

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• Representatives of the CDFW shall be consulted to determine whether the nest burrow should be protected and a permanent buffer established or whether the nest site may be destroyed once the young have fled.
• Construction activities within the buffer zone shall not proceed until the qualified biologist has determined that the owls have fled and the nest can be destroyed or a CDFW-approved relocation plan is successfully implemented. * The experience requirements for a “qualified biologist” shall include a minimum of 4 years of academic training and professional experience in biological sciences and related resource management activities, and a minimum of 2 years of experience conducting surveys for each species that may be present within the project area.
106. Mitigation Measure BIO-1b: Bat Protection. The project applicant shall implement the following measures prior to any construction activities:
• The project applicant shall retain a qualified biologist to conduct preconstruction surveys and implement protective measures for hoary bat, pallid bat, Townsend’s big-eared bat, and other roosting bats. At least 2 months prior to the demolition of the existing buildings and structures, a qualified biologist shall conduct an initial daytime survey to assess the building for potential bat roosting habitat, and to look for bats and bat sign. Qualified biologists shall have knowledge of the natural history of the species that could occur and sufficient experience determining bat occupancy and bat survey techniques. The qualified biologist shall examine both the inside and outside of the building and structures for potential roosting habitat, as well as routes of entry to the building and structures. Locations of any roosting bats, signs of bat use, and entry and exit points shall be noted and mapped on a drawing of the buildings and structures. Roost sites shall also be photographed as feasible.

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• If moderate or high potential habitat is present but there are no signs of bat use, the project applicant shall implement measures under the guidance of a qualified biologist to exclude bats from using the buildings and structures as a roost site, such as sealing off entry points. Prior to installing exclusion measures, a qualified biologist shall re-survey the buildings and structures to ensure that no bats are present. Additionally, a preconstruction survey of the interior and exterior of the building and structures shall be conducted within 24 hours of demolition to confirm that no bats are present.
• If moderate or high potential habitat is present and bats or bat sign are observed, or if exclusion measures are not installed as described above, or the buildings and structures provides suitable habitat but could not be adequately assessed, the following protective measures shall be implemented. o Follow-up surveys shall be conducted to determine if bats are still present.

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o Removal of roosting habitat shall only occur only following the maternity season and prior to hibernation, generally between September 15 and October 30, unless exclusionary devices are first installed (as described below). Other measures, such as using lights to deter bat roosting, may be used if developed in coordination with and approved by CDFW. o Installation of exclusion devices shall occur before maternity colonies establish or after they disperse, generally from March 1 –30 or September 15–October 30 to preclude bats from occupying a roost site during demolition. Exclusionary devices shall only be installed by or under the supervision of a qualified biologist.
o The project applicant shall implement the following measures prior to tree removal or trimming:
• Project applicant(s) shall avoid impacts on maternity colonies or hibernating bats if identified by avoiding tree removal between April 1 and September 15 (maternity season) and between October 30 and March 1 (hibernation) to the extent feasible.
• No more than 2 weeks prior to the start of tree removal or trimming, a qualified biologist shall examine the trees that are to be removed or trimmed to identify suitable bat roosting habitat. High-quality habitat features (e.g., large tree cavities, basal hollows, loose or peeling bark, larger snags) shall be identified, and the area around these features shall be searched for bats and bat sign (e.g., guano, culled insect parts, staining). If the qualified biologist concludes that the trees do not provide suitable bat roosting habitat, no further actions are necessary and tree removal or trimming may commence.

If the daytime survey identifies moderate or high potential for bats, an evening survey shall be conducted. The qualified biologist shall conduct evening visual emergence surveys of the source habitat feature from a half hour before sunset to 1 to 2 hours after sunset for a minimum of 2 nights within the season when construction shall take place. Night-vision goggles or full-spectrum acoustic detectors shall be used during emergence surveys to assist in species identification. All emergence surveys shall be conducted during favorable weather conditions (i.e., calm nights with temperatures conductive to bat activity [55 degrees and above] and no precipitation). If it is found that roosting special-status City Council/RSA Agenda 470 Tuesday, April 25, 2023
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bats are present, protective measures determined by the qualified biologist in coordination with CDFW shall be implemented, as needed (see previous description for the types of measures). The CDFW may require compensatory mitigation for the loss of roosting habitat, depending on the species present and size of the bat roost. Compensation, if required, shall be determined in consultation with the CDFW and may include constructing, installing, or monitoring suitable replacement habitat on-site or near the project site to ensure it functions as intended.
107. Mitigation Measure BIO-1c: Nesting Bird Protection. • To the extent practicable, vegetation and tree removal, structural demolition, and other construction-related activities shall be performed from September 1 through January 31 to avoid the general nesting period for migratory birds protected by the (Migratory Bird Treaty Act) MBTA.
• If construction occurs during migratory bird nesting season (February 1 to August 31), the project applicant shall be responsible for the retention of a qualified biologist with demonstrated nesting bird survey experience to conduct a preconstruction nesting bird survey within 7 days prior to the start of construction in areas that have not been previously disturbed by project activities or after any construction breaks of 7 days or more. The survey shall be performed in suitable habitat to locate active passerine and raptor species (birds of prey) within 100 and 300 feet, respectively, of the applicable construction phase area.
• If active nests are located during the preconstruction nesting bird surveys, a qualified biologist shall determine if the schedule of construction activities could affect the active nest; if so, the following measures shall apply, as determined by the qualified biologist:
o If the qualified biologist determines that construction would not affect an active nest, construction may proceed without restriction; however, a qualified biologist shall regularly monitor the nest at a frequency determined appropriate for the surrounding construction activity to confirm that there would be no adverse effect. The frequency of spot check monitoring would be determined on a case-by-case basis, considering the particular construction activity, duration, proximity to the nest, and physical City Council/RSA Agenda 471 Tuesday, April 25, 2023
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barriers that may screen activity from the nest. The qualified biologist may revise his or her determination at any time during the nesting season, in coordination with the City.
o If it is determined that construction may affect an active nest, the qualified biologist shall establish a no-disturbance buffer around the nest(s), and all project work shall halt within the buffer to avoid disturbance or destruction until the qualified biologist determines that the nest is no longer active.

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

If the significant identified resources are unique archaeological resources, mitigation of these resources shall be subject to the limitations on mitigation measures for archaeological resources identified in CEQA Guidelines Sections 21083.2 (c) through 21083.2 (f).
110. Mitigation Measure CUL-3: Handling of Human Remains. In the event that any human remains are encountered during construction activities, work within 50 City Council/RSA Agenda 473 Tuesday, April 25, 2023
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feet of the discovery shall be redirected and the Alameda County Coroner shall be notified immediately. Concurrently, an archaeologist shall be contacted to assess the situation and consult with the appropriate agencies. If the human remains are of Native American origin, the coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours of this identification in accordance with section 5097.98 of the California Public Resources Code, and section 7050.5 of the California Health and Safety Code, as applicable. The NAHC shall identify a most likely descendant to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.
111. Mitigation Measure GEO-7: Paleontological Monitoring and Mitigation Plan.

Prior to initial ground disturbance in previously undisturbed strata of geologic units, the applicant shall retain a Qualified Paleontologist, as defined by the Society of Vertebrate Paleontology, to direct all mitigation measures related to paleontological resources and design a Paleontological Mitigation and Monitoring Program (PMMP) for the proposed project. The PMMP shall include measures for a preconstruction survey, a training program for construction personnel, paleontological monitoring, fossil salvage, curation, and final reporting, as applicable.
112. Mitigation Measure GHG-1a: Require Implementation of BAAQMDrecommended Construction BMPs. The project sponsor shall require their contractors, as a condition of contracts (e.g., standard specifications), to reduce construction-related GHG emissions by implementing BAAQMD's recommended BMPs, including (but not limited to) the following measures (based on BAAQMD's CEQA Guidelines ). The project applicant shall submit evidence of compliance to the City prior to permit issuance.
• Ensure alternative fueled (e.g. biodiesel, electric) construction vehicles/equipment make up at least 15 percent of the fleet • Use local building materials of at least 10 percent (sourced from within 100 miles of the Planning Area)
• Recycle and reuse at least 65 percent of construction waste or demolition materials
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113. Mitigation Measure HAZ-2a: Site Management Plan. Prior to issuance of a grading permit, the project sponsor shall retain the services of a qualified environmental engineering firm to prepare and implement, during site preparation and grading activities, a Site Management Plan (SMP). The SMP shall be designed to protect human health and the environment and include protocols, measures, and techniques for the proper handling, management, and disposition of affected soils and groundwater associated with construction dewatering (if any) found on the site and any areas of off-site work during site preparation and grading activities. The SMP shall also be designed to protect workers and off-site receptors during site activities and ensure the proper characterization, management, and/or disposal of contaminated environmental media that exceed applicable environmental screening levels established by the RWQCB, regional screening levels established by EPA, or other screening thresholds approved for the project. The environmental engineering firm shall determine the applicability of Bay Area Air Quality Management District (or other agency) rules for fugitive dust control and/or VOC emissions during earthwork, and the SMP shall provide compliance protocols to be adhered to, including air monitoring protocols, if required. The SMP shall be prepared by a commercial environmental engineering firm with demonstrated expertise and experience in the preparation of SMPs and be stamped by an appropriately licensed professional. The SMP shall be submitted for City and outside agency review in conformance with Decoto Industrial Park Study Area (DIPSA) Specific Plan, Toxic and Hazardous Substances Policy 5, and implemented throughout all ground-disturbing work.

The SMP shall establish protocols and measures for addressing the discovery of presently unknown environmental conditions or subsurface structures such as USTs or sumps. At a minimum, there shall be protocols for the sampling and testing of soil unearthed during the construction of new or replacement of existing water mains off-site. If the environmental engineering firm subsequently identifies the need for further sampling, the project sponsor shall implement this and any other requirements identified in the SMP. The project sponsor shall enter into a voluntary agreement with the RWQCB for review and approval of the SMP. As lead agency for the site cleanup, the RWQCB will also have oversight authority pertaining to implementation of the SMP. If directed by the RWQCB, additional site investigation and characterization may be required prior to construction to City Council/RSA Agenda 475 Tuesday, April 25, 2023
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ensure that hazardous materials in the soil, soil vapor, and/or groundwater do not exceed applicable regulatory thresholds. If additional site investigation and characterization is required prior to construction, the project sponsor shall implement said studies (and their respective recommendations,1 if necessary) prior to construction. The RWQCB will also consult and coordinate with the Alameda County Water District (ACWD) on the scope of the SMP. The project sponsor shall provide a copy of the SMP to the ACWD at the same time the SMP is submitted to the RWQCB for review and comment. As part of its review of the SMP, the ACWD shall also review the design of long-term drainage and stormwater treatment plans. The project sponsor shall incorporate all recommendations and requirements from the ACWD into the SMP and drainage/stormwater treatment plans as appropriate. As the oversight agency, the RWQCB shall provide the project sponsor with comments on the SMP. Prior to issuance of the grading permit, the project sponsor shall provide the City with a copy of the approved SMP and implement the SMP during site preparation and grading under the approving agency’s oversight at the project sponsor’s cost. 114. Mitigation Measure HAZ-2b: Engineering Controls on the Project Site. Prior to the issuance of a grading permit, the project sponsor shall demonstrate compliance with the recommendations in the Step-out Soil Gas Assessment (ENGEO 2013) to address vapor intrusion concerns. Implementation of engineering controls shall be implemented on the project site in accordance with the Step-out Soil Gas Assessment (ENGEO 2013) to address the presence of elevated VOCs (in areas where TCE and PCE concentrations exceeded residential screening levels).

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

Should this assessment determine that lead-based paint, treated-wood waste, and/or asbestos or other hazardous building materials are present, the following actions shall be implemented:

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• A health and safety plan shall be developed by a certified industrial hygienist for potential lead-based paint, asbestos or other hazardous building materials risks present during demolition. The health and safety plan shall then be implemented by a licensed contractor.
• Both the federal Occupational Safety and Health Administration (OSHA) and the California Occupational Safety and Health Administration (Cal/OSHA) regulate worker exposure during construction activities that affect lead-based paint. The Interim Final Rule found in 29 Code of Federal Regulations, Part 1926.62 covers construction work in which employees may be exposed to lead during such activities as demolition, removal, surface preparation for repainting, renovation, cleanup, and routine maintenance. • Acquire necessary approvals from the City and/or County for specifications or commencement of abatement activities. Abatement activities shall be conducted by a licensed contractor.
• Prior to demolition of construction debris containing asbestos the BAAQMD shall be notified ten days prior to initiating construction and demolition activities. Demolition permit submittal to the City shall include BAAQMD Asbestos Demolition/Renovation job number (J#) and related BAAQMD acknowledgement letter.
• Asbestos shall be disposed of at a licensed disposal facility. Section 19827.5 of the California Health and Safety Code, adopted January 1, 1991, requires that local agencies not issue demolition or alteration permits until an applicant has demonstrated compliance with notification requirements under applicable federal regulations regarding hazardous air pollutants, including asbestos. • The local office of the Cal/OSHA shall be notified of asbestos abatement activities.
• Asbestos abatement contractors shall follow State regulations contained in 8 California Code of Regulations (CCR) 1529 and 8 CCR 341.6 through 341.14 where there is asbestos-related work involving 100 square feet or more of asbestos containing material.
• Asbestos removal contractors shall be certified as such by the Contractors Licensing Board of the State of California. The owner of the property where abatement is to occur shall have a Hazardous Waste Generator Number City Council/RSA Agenda 478 Tuesday, April 25, 2023
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assigned by and registered with the Office of the California Department of Health Services in Sacramento.
• Contractors and subcontractors shall comply with Union City Municipal Code

13.42.050 in performing a priority building materials screening assessment.

The contractor and hauler of hazardous building materials shall file a Hazardous Waste Manifest that details the hauling of the material from the site and the disposal of it. Pursuant to California law, the City of Union City shall not issue the required permit until the applicant has complied with the notice requirements described above.
116. Mitigation Measure NOI-1a: Construction Noise Control Plan. Prior to demolition or grading permit issuance, the project applicant shall submit a noise control plan to reduce construction noise levels such that project construction noise would be in compliance with the City’s Community Noise Ordinance, as determined by a qualified acoustical consultant, for approval by the Economic and Community Development Department. The plan shall require one of the following measures in order to achieve this result:
• Noise producing construction activities shall be restricted to the hours of 8:00 a.m. to 8:00 p.m. during weekdays; 9:00 a.m. to 8:00 p.m. on Saturdays; and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. In addition, permitted construction activities shall meet at least one of the following noise limitations:
o No individual piece of equipment shall be permitted to produce a noise level exceeding 83 decibels (dBA) as measured at a distance of 25 feet. This could be achieved in a variety of ways, including but not limited to selecting quieter equipment that generates noise levels of less than 83 dBA Lmax at a distance of 25 feet, or incorporating sound muffling devices on construction equipment;
OR
o The noise levels at any point outside the property plane (for the purposes of this analysis, the “property plane” is assumed to be the boundaries of the project site) of the project shall not exceed 86 dBA. This could be achieved in a variety of ways, including but not limited to ensuring equipment is operating at sufficient distances from the edge of the project site property City Council/RSA Agenda 479 Tuesday, April 25, 2023
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line, incorporating sound muffling devices on construction equipment, or utilizing temporary noise barriers to reduce construction noise when construction equipment must be in proximity to the edge of the property line (particularly near noise-sensitive land uses).
• All construction equipment shall have appropriate sound muffling devices, which shall be properly maintained and used at all times such equipment is in operation.
• The project contractor shall place all stationary construction equipment so that emitted noise is directed away from the closest off-site sensitive receptors. • The construction contractor shall locate on-site equipment staging areas so as to maximize the distance between construction-related noise sources and the noise-sensitive receptors closest to the project construction areas. • A publicly visible sign shall be posted with the telephone number and contact information for the designated on-site construction manager available to receive and respond to noise complaints. This person shall report all complaints to the City of Union City Public Works Department. 117. Mitigation Measure NOI-1b: Operational Equipment Noise Control Plan. An Operational Equipment Noise Control Plan shall be prepared prior to issuance of the first City-issued building permit for the proposed development for approval by the Building Division. The plan shall include a noise analysis for the project that evaluates HVAC and other stationary mechanical equipment with the potential to generate noise levels in excess of ambient noise levels by 10 dB on new residential properties and by 12 dB on new commercial properties.

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Alameda County Water District (ACWD) Conditions
118. Any public water system extension and all appurtenances must be constructed in “clean corridors,” which would be assured by either further testing of native soil, groundwater and/or soil vapors along the proposed public water system alignments, or by use of clean imported fill as backfill for all trenches excavated for any part of the public water system. The use of upgraded materials, including but not limited to, all steel pipelines with upgraded gaskets, may be required. 119. New development shall comply with the “Water Efficiency Measures for New Developments” included in Appendix D to the Station District Specific Plan. 120. ACWD requires that new proposed water mains be in service and conditionally accepted by the District prior to installing any proposed water meters or fire line detector check valves (I.e., fire services) for this project. Special coordination will be required with the proposed public water system extension (PWSE) developer and installer of the proposed water mains in 8th Street, 9th Street, and “L” Street so that there are not delays in providing water service for this proposed project. 121. The District requires that minimum clearance requirements are maintained between water meters, service lines, fire hydrants or mains and the nearest utilities, buildings, and trees. Reference District Standard Drawings CL-1-08 through CL-5-08.
122. The most likely service configurations would appear to involve a domestic master meter for the residential units, separate service and meter(s) for fire service, and separate meter(s) serving the landscape irrigation demands. 123. Each residential domestic, non-residential, and irrigation services will, and the fire service may, require an above-ground reduced pressure backflow prevention device. Backflow prevention devices must be located in accordance with District Standard Drawings BP-1-08 through BP-3-08. The location and screening of these above-ground devices should be considered in the site design to address both City Council/RSA Agenda 481 Tuesday, April 25, 2023
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District installation standards as well as aesthetic concerns of the development.

Space must also be provided for the required private backflow prevention devices (reference Condition 123, above).
125. ACWD requires private sub-metering of all master metered units in compliance with Water Code Division 1, Chapter 8, Article 5 for newly constructed multi-unit residential structures served by master meters. Water service will not be provided until the City has inspected and certified that individual submeters to each dwelling unit have been installed and tested. It is the District's understanding that onsite sub-meters are under the jurisdiction of the California Department of Food and Agriculture, Division of Measurement Standards (CDFA DMS). The District recommends that the applicant and/or property owners contact CDFA DMS regarding any requirements they may have. Prior to the release of jobs for master meter installation and in accordance with the Water Code, applicant and/or property owner shall submit written verification by the City of Union City or applicant and/or property owner that private submeters have been installed to each individual unit served off the master meter.

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126. Easements dedicated to the District shall be provided for all District-owned appurtenances located in private property and outside the public right-of-way.

Easements dedicated to the District will require a plat and legal description, prepared by a licensed surveyor, to District standards, along with a current title report for any property or properties affected by the easement. The applicant and/or property owner should refer to the Development Specifications or contact the District Engineering Department for more information. 127. Copies of the District’s Standard Specifications for Water Main Installation and Development Specifications for Public Water System Extensions are available on the District's website at http://www.acwd.org at http://www.acwd.org or may be purchased from the District’s engineering division.
128. For modifications of existing water facilities or to initiate new water service to the property, the applicant and/or property owner should contact the District Engineering Department. Any existing water services which will not be used in the new development must be removed by the District at the applicant’s and/or property owner’s expense.
129. Applicant and/or property owner shall contact ACWD’s Groundwater Resources Division regarding requirements related to any drilling, deep excavations, existing wells or elevator shaft construction.
130. Elevator Shafts: The installation of elevator shafts that intersect an aquifer or may impact the integrity of any aquitard located directly above an aquifer are regulated as other excavations under ACWD’s Ordinance No. 2010-01. Elevator shafts are frequently installed similar to wells and exploratory holes. If the annular space between the excavation or borehole wall and the shaft is not properly sealed, it can act as a vertical conduit and may create preferential pathways that allow pollutants to rapidly infiltrate the subsurface and impact groundwater. For this reason, ACWD requests the applicant and/or property owners coordinate the design of the elevator shaft with ACWD.

City Council/RSA Agenda 483 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 74
131. The State of California is currently experiencing a water supply emergency. With the Governor’s declaration of a drought emergency for California, the District’s Board of Directors declared a water shortage emergency and adopted an ordinance with mandatory water use restrictions aimed at reducing water use by 15% across the Tri-City area. These restrictions will remain in place through the end of the State declared water shortage emergency. ACWD may adopt additional water use restrictions or implement other measures should they become necessary.

VI. RECOMMENDATION
The Development Review Committee (DRC) recommends that the Planning Commission recommend approval of Site Development Review SD-22-004 to the City Council, subject to the conditions, and making the following specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III above:

CEQA

1. The project falls within the scope of the project previously evaluated in the Station East Residential Mixed Use Project EIR. The project proposes a reduction in units from 100 to 78 units and in height from 55 feet (four stories) to 48 feet 4 inches (four stories). The proposed revisions to the project would not cause any new significant environmental impacts or substantially increase the severity of significant environmental impacts previously evaluated in the EIR.

2. No new information of substantial importance has been identified that have one or more significant impacts not discussed in the EIR or that previously identified significant impacts would be substantially more severe. The mitigation measures adopted by the City Council on June 8, 2021 as part of the Mitigation Monitoring and Reporting Program have been included in the conditions of approval.

Site Development Review
City Council/RSA Agenda 484 Tuesday, April 25, 2023
Planning Commission Staff Report, April 6, 2023
SD-22-004, PA 9/10, Page 75

3. The project is consistent with the General Plan designation of Station East Mixed Use Residential, and applicable General Plan policies. Specifically, the project is consistent with the goal 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 project is also consistent with the applicable policies of the Station District Specific Plan as approved by the City Council.

4. The project, as conditioned, is consistent with the purpose of Title 18, which seeks to promote the public health, safety, and general welfare of the people; protect the character and maintain the stability of residential, business and industrial areas; and to promote orderly and beneficial development. The project, as conditioned, is also consistent with the applicable requirements of the SEMU-R Zoning District including a waiver of parking standards within one-half mile of a major transit stop as required by Government Section 65863.2 and as referenced in UCMC Section 18.37.180.

5. The project, as conditioned, is consistent with the purpose of Site Development Review, which seeks to promote orderly, attractive and harmonious development and the stability of land values. This is accomplished through consistency with the policies in General Plan 2040 and the Station District Specific Plan for the Station East Subarea and the design standards provided in the Station District Specific Plan and Chapter 18.37, SEMU-R.

It is further recommended that the Planning Commission adopt a resolution confirming this recommendation.

Prepared by
Leslie Carmichael, AICP
Consulting Planner
Attachments:

Exhibit A: PA 9/10 Project Plans
Attachment 1: Addendum to the Station East Residential/Mixed Use Project EIR City Council/RSA Agenda 485 Tuesday, April 25, 2023
Desk Item
DATE: 4/6/2023
TO: PLANNING COMMISSION
FROM: CARMELA CAMPBELL, ECONOMIC AND COMMUNITY

DEVELOPMENT DIRECTOR
SUBJECT: DESK ITEM FOR STATION EAST RESIDENTIAL/MIXED USE PROJECT ITEMS (ADA-23-001, ATM-23-001, SD-22-003, SD-22- 004)
This Desk Item Includes a summary of comments received and staff’s responses (in red italics).

Staff received comments from Commissioner Lew and Charles Cameron, who is a member of the public.

A. Comments from Commissioner Lew
I. Agenda Item 5.B.1

1. Staff report, page 7, 1st paragraph reiterates the timeline for issuance of building permits by ensuring “subdivision improvements are completed or secured.” Please clarify which subdivision improvements are included in this requirement, what is meant by “completed” and “secured” in regards to these improvements, and does the City inspect these improvements during and after completion to verify the work was satisfactorily completed or secured? Please explain.

Section 2.4 of the adopted Development Agreement includes provisions about phasing, including when building permits can be issued. Section 2.4.1 states that prior to issuance of a building permit for the project, the “Backbone Infrastructure Improvements” (defined as all wet and dry utilities, biotreatment areas, detention basins, and roadways including curb and gutter) for Planning Areas 1 and 3 must be completed. Section 2.4.2 applies to all other Planning Areas and stipulates that “no building permit shall be issued for construction in any Plan Area of the Project unless and until all applicable onsite and offsite improvements necessary to serve that Plan Area” are completed or secured, which means either constructed or secured through bonds and a Subdivision Improvement Agreement.

2. Staff report, page 8, please correct the following minor numerical errors: In Table 2 the total number of 2-bedroom units should be changed from 344 to 345, and the existing number of dwelling units for PA1 in the first bullet should be changed from 259 to 253.

These corrections will be included in the Staff Report provided to the City Council.

ATTACHMENT 7
City Council/RSA Agenda 486 Tuesday, April 25, 2023
II. Agenda Item 5.B.2

1. Staff report, page 20, Table 4, Light Pollution Reduction – the City has a requirement for “down-directed” or “downward facing” lighting. I was unable to see this requirement in Condition 32. Please confirm Condition 32 should contain the requirement for “downdirected” or “downward facing” lighting as described in Table 4.

The wording in Condition No. 32 includes glare shields as a means to ensure light is downward facing as follows: “…shall be fitted with glare shields to minimize overflow of lighting onto adjacent properties and the streets.” Staff recommends revising the second sentence of Condition No. 32 to clarify this as follows:
“All lighting fixtures other than street lights shall be of an architectural design that complements the development, coordinates with other developments in Station East, and shall be fitted with glare shields to ensure light is down-directed and minimize overflow of lighting onto adjacent properties and the streets.”

2. Staff report, page 21, Table 4, Finish Floor – the design standard requires elevations of between 18 and 42 inches above the adjoining sidewalk. Table 4 provides the ground floor living space setbacks but no elevations. Please explain the omission of elevations for the proposed units and any advantages and disadvantages for waiving this requirement.

The comment in the “Project Provides” column in Table 4 explains the rationale for why this guideline doesn’t apply to the ground level window of the P1 unit because the setback of the P1 unit’s living area is 8’ from the face of the building and 14’ from the sidewalk and therefore is not “adjoining” the sidewalk. The disadvantages of raising this unit would be: 1) all of the units, including both the P1 and P2 units, would require front stoops, 2) there would be no accessible living area in any of the units, 3) access from the garage into the P1 units may not be possible, and 4) the building would be taller.

3. Are the proposed units for sale or for rent and will they be offered at market rates? Please clarify.

The PA 4 units are noted as condominium units on page 1 of the Staff Report and would be market-rate for-sale units. Page 12 of the Staff Report notes that the applicant is complying with the affordable housing requirements for Station East by providing affordable units on PA 3 and PA 1.

4. If the proposed units on PA 4 will be rentals, will the City’s rental ordinances apply? Please explain.

See Response No. 3 above.

5. Will there be on-street parking adjacent to the proposed buildings on 8th, 9th and L Streets? If so, please describe the estimated number of spaces and any restrictions.

There is on-street parking on 8th Street, 9th Street, and L Street as shown on the Site Plan (Sheet A1.0.0; shown on p. 7 of the Staff Report). These spaces do not “count” toward the City’s on-site parking requirements. There are eight (8) spaces on 8th Street, five (5) spaces on 9th Street, and five (5) spaces on the opposite side of L Street. Condition No. 70 requires that one of the spaces on 8th Street will be a “flex zone”. The specifics for the on-street parking City Council/RSA Agenda 487 Tuesday, April 25, 2023
management that the City will establish for the public streets has not yet been determined but will be coordinated with the Public Parking Management Plan required by Tentative Map Condition No. 24 to coordinate with the public parking required inside the garage on PA 1.

III. Agenda Item 5.B.3

1. Staff report, page 22, Table 7, Light Pollution Reduction – the City has a requirement for “down-directed” or “downward facing” lighting. I was unable to see this requirement in Condition 32. Please confirm Condition 32 should contain the requirement for “downdirected” or “downward facing” lighting as described in Table 7.

Staff recommends the same modified Condition No. 32 as above.

2. Are the proposed condominium units for sale or rent and will they be offered at market rates? Please clarify.

The PA 9/10 units are noted as condominium units on page 1 of the Staff Report and would be market rate for-sale units. Page 13 of the Staff Report notes that the applicant is complying with the affordable housing requirements for Station East by providing affordable units on PA 3 and PA 1.

3. If the proposed units will be rentals, will the City’s rental ordinances apply? Please explain.

See Response No. 3 above.

4. Will there be on-street parking adjacent to the proposed buildings on 9th Street, L Street and Bradford Way? If so, please describe the estimated number of spaces and any restrictions.

There is on-street parking on 9th Street and on the opposite side of Bradford Way. The parking on the L Street extension is on the site and considered off-street parking (see Sheets SP1 and C-2 of the plans; also the Site Plan SP1 shown on p. 7 of the Staff Report). The street spaces do not “count” toward the City’s on-site parking requirements. There are eight (8) spaces on 9 th
Street, and three (3) spaces on the opposite side of Bradford Way. Condition No. 70 requires that two of the spaces on 9
th Street will be a “flex zones”. In addition, some of the on-street spaces on 9th Street will be used for staging of waste containers on pick-up days as discussed on page 16 of the Staff Report. The specifics for the on-street parking management that the City will establish for the public streets has not yet been determined, but will be coordinated with the Public Parking Management Plan required by Tentative Map Condition No. 24 to coordinate with the public parking required inside the garage on PA 1.

B. Comments from Charles Cameron
Staff received questions from Charles Cameron regarding the proposed project. Staff also spoke to Mr. Cameron to better understand his comments and questions. The following are the paraphrased questions received and staff’s responses (in red italics). Mr. Cameron’s comments are attached.

1. I am generally OK for this project. I now know the project will be six buildings that will be four stories tall and will have open space, walkways, benches, and public areas.

City Council/RSA Agenda 488 Tuesday, April 25, 2023
The plans for the PA 4 site include six (6) four-story buildings. The plans for the PA 9/10 site include four (4) four-story buildings. Both sites include open space, walkways, and benches.

Other portions of the Station East Residential / Mixed Use Project as approved in 2021 will have buildings that vary from three (3) to five (5) stories. Public areas include three public parks, a plaza, and several paseos that are also part of the Station East project.

2. What is the general horn and noise level of the current Amtrak Capitol Corridor trains and the Union Pacific Freight Trains noise?
Noise is addressed in the 2021 Station East Residential / Mixed Use Project EIR within the Noise section starting on p. 4.10-1. Regarding the impact of the passenger rail and freight trains on the project, the EIR states “For train- and railroad-related noise, however, the project would not result in a change in the level of noise generated from these sources because the project itself would not result in increased rail-related activity. For this reason, this analysis does not evaluate the effects of existing train and railroad noise sources on future on-site receptors.

Nevertheless, Title 24 standards with respect to sound transmission would apply to the new residential buildings and would ensure that exterior noise sources would not exceed 45 dB in any habitable room.”

3. For the Union Flats Apartments project – did any of the residents complain about the noise and frequency?
This comment is not related to Station East. The Union Flats development was also required to comply with Title 24 standards ensuring that exterior noise sources would not exceed 45 dB in any habitable room. The City hasn’t received any complaints.

4. Are you and the City concerned about the vacancy rate for residential and commercial at the site?
It is staff’s understanding that the residential developments in the Station District have low vacancy rates and staff is not concerned regarding future residential vacancy rates. Regarding the commercial space, the commercial space was strategically located along Decoto Road, which accommodates 30,000 average daily auto trips per day, to ensure future viability. The commercial space will also be located in close proximity to the Decoto neighborhood and other nearby residential neighborhoods providing an additional market to pull from in terms of future visitors.

4.a. Is any part of the project going to have a supermarket or a snack shop/coffee shop? Yes, the proposed commercial area in Planning Area 1, at the corner of Decoto Road and 7th Street, is being sized to accommodate a small market with outdoor seating to support food service.

5. I heard that Safeway is scheduled to close in approximately 5-15 years. The Safeway store at 1790 Decoto Rd has removed the coffee areas and the tables/chairs for the shoppers.

These should be replaced
This comment is not related to Station East. Staff is not aware of any plans for the Safeway at The Marketplace Shopping Center to close. The tables referenced in the comment belonged to Starbucks so when they left, the tables were removed. Staff will pass this comment onto the property manager for future consideration.

City Council/RSA Agenda 489 Tuesday, April 25, 2023

6. Will there be changes to the transit routes to better serve the Station East project? The Station East project will upgrade the bus stops on Decoto Road and 7th Street with shelters.

The bus stops are all within a short walk from the new development and well connected with walkways.

7. The west side BART and bus design should have been designed to use a sawtooth design, as used at the Hayward and Bayfair and other BART stations.

Comment noted. Not related to Station East project.

8. Maybe you can/could get the City Flex (FLEA) van to make a detour to the Station East Property in the AM and PM
Staff will forward this comment to UC Transit staff. Changes in transit service in and around the development is something that would be considered at a later date.

9. Are Battery/Electric scooters being allowed on the Station East Property? And on Union City sidewalks or only on bike lanes (marked)? …. Private scooters, public – open to avail public?
The Bicycle and Pedestrian Master Plan includes a section (p. 46) on “Micromobility” including bikeshare, electric scooters, and other small personal mobility devices such as electric skateboards. The Bicycle and Pedestrian Master Plan states that:

Union City should consider adopting policies regulating permitting, operating speed, parking, and facility maintenance. The City should also consider the following design practices to safely incorporate micromobility devices into the local roadway network:

1. Surface and pavement conditions

2. Presence and comfort of bikeways

3. Interaction with pedestrians

4. Safety

5. Helmet use

6. Micromobility parking

10. What are the rents at Union Flats?
This question is not related the Station East project. Current rents listed on the Union Flats website as (as of 4/4/23) are currently: $2410 for a studio, $2530 for a one-bedroom, and $3275 for a two-bedroom.

Attachment 1: Email from Commissioner Lew
Attachment 2: Letter from Charles Cameron dated 3/26/2023 City Council/RSA Agenda 490 Tuesday, April 25, 2023
From: Jo Ann Lew
To: Leslie Carmichael
Cc: Carmela Campbell; Denisse Anzoategui
Subject: Comments/questions for April 6 Planning Commission meeting Date: Tuesday, April 4, 2023 11:45:37 AM
WARNING: External email. Please verify sender before opening attachments or clicking on links.

Hi everyone,
Here are my comments and questions in regards to agenda items 5.B.1, 5.B.2 and 5.B.3 for the Planning Commission’s April 6, 2023, meeting.

I. Agenda Item 5.B.1

II. Agenda Item 5.B.2

3. Are the proposed units for sale or for rent and will they be offered at market rates? Please clarify.

4. If the proposed units on PA 4 will be rentals, will the City’s rental ordinances apply? Please explain.

City Council/RSA Agenda 491 Tuesday, April 25, 2023

5. Will there be on-street parking adjacent to the proposed buildings on 8th, 9th and L Streets? If so, please describe the estimated number of spaces and any restrictions.

III. Agenda Item 5.B.3

2. Are the proposed condominium units for sale or rent and will they be offered at market rates? Please clarify.

3. If the proposed units will be rentals, will the City’s rental ordinances apply? Please explain.

4. Will there be on-street parking adjacent to the proposed buildings on 9th Street, L Street and Bradford Way? If so, please describe the estimated number of spaces and any restrictions.

Please let me know if there are any questions regarding the aforementioned.

Sincerely,
Jo Ann
City Council/RSA Agenda 492 Tuesday, April 25, 2023
City Council/RSA Agenda 493 Tuesday, April 25, 2023
City Council/RSA Agenda 494 Tuesday, April 25, 2023
City Council/RSA Agenda 495 Tuesday, April 25, 2023
City Council/RSA Agenda 496 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 1 April 6, 2023

CITY OF UNION CITY
DRAFT

MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING
ON THURSDAY, APRIL 6, 2023 AT 7:00 P.M.

IN THE COUNCIL CHAMBERS OF CITY HALL
34009 ALVARADO-NILES ROAD
UNION CITY, CA 94587

AND VIA TELECONFERENCE

1. ROLL CALL AND PLEDGE OF ALLEGIANCE
PRESENT: Chairperson Lee Guio, Commissioners Kevin Finnerty, Jo Ann Lew, Seyi Mclelland and Amandeep Sandhu
ABSENT: Vice Chairperson Ed Mack Agbuya,
STAFF: Carmela Campbell (Economic & Community Development Director); Leslie Carmichael (Contract Planner); Derek Farmer (Planning Manager); Kris Kokotaylo (City Attorney); Farooq Azim (City Engineer); Brandon DeLucas (Associate Planner) and Denisse Anzoategui (Administrative Assistant III)

2. APPROVAL OF MINUTES:

The Regular Planning Commission Minutes for March 2, 2023 and March 16, 2023 Commissioner Lew moved that the Planning Commission approve the Regular Planning Commission Minutes for March 2, 2023 and March 16, 2023, as submitted.

Commissioner Mclelland seconded.

The motion was carried by the following roll call vote:

AYES: 5: (GUIO, FINNERTY, LEW, MCLELLAND, SANDHU)
NOES: NONE
ABSTAIN: NONE
ABSENT: AGBUYA
The motion passed 5-0.

3. ORAL COMMUNICATIONS: None

4. WRITTEN COMMUNICATIONS: None

5. PUBLIC HEARINGS:

A. CONTINUED HEARINGS: None
B. NEW HEARINGS:

City Council/RSA Agenda 497 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 2 April 6, 2023

1. THE STATION EAST OWNER, LLC, DEVELOPMENT AGREEMENT
AMENDMENT (ADA-23-001) AND TENTATIVE MAP AMENDMENT
(ATM-23-001.

The applicant, The Station East Owner, LLC, is seeking an amendment to the Development Agreement to: 1) adjust the number of housing units from a maximum of 974 to 894 units and corresponding adjustments to affordable housing requirements and Planning Area unit counts, 2) clarify obligations related to the Master Homeowners Association and Community Facilities District, 3) add a provision to make efforts to capture additional sales/use tax, 4) adjust the provisions under which an Operating Memorandum can permit minor changes, and 5) updates to exhibits for consistency with the Tentative Map Amendment (ATM-23-001), and; Tentative Map Amendment to: 1) amend the size and configuration of Neighborhood Park C adjacent to Planning Areas (PA) 9/10, 2) amend the size and type of street dedication for the extension of “L” Street adjacent to Planning Area 9, and 3) adjust the lot configuration for PA 2 and PA 4 within The Station East Residential Mixed Use Development. The project is located at Decoto Road to the north, 7th Street to the east, Bradford Way and several industrial uses to the south, and the Niles Subdivision UPRR Rail Line along the western perimeter. In accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164, an Addendum to The Station East Residential/Mixed-Use Project Environmental Impact Report (State Clearinghouse No, 2020039032), certified on June 8, 2021, has been prepared for the project.

Leslie Carmichael, Contract Planner, provided a PowerPoint presentation of the staff report for The Station East Development Agreement Amendment (ADA-23-001) and Tentative Map Amendment (ATM-23-001). An addendum had been prepared for the Environmental Impact Report (EIR) in the agenda packet which analyzed the changes proposed and concluded there would be no new significant impacts or new information that would lead to a finding there would be significant new impacts with the project not within the scope of the previous EIR. Ms.

Carmichael recommended the Planning Commission recommend the City Council adopt the addendum as well as approve the Development Agreement (DA) and Tentative Map Amendments.

Commissioner Finnerty asked whether the DA included an explanation for the change in ratio for ownership versus rentals given that the initial proposal included more for-sale units but had flipped to more rentals. Ms. Carmichael advised it was a market driven issue, but the applicant could provide clarification.

Commissioner Finnerty also referenced the Operating Memorandum and approval of some minor changes and asked staff to provide clarification.

Ms. Carmichael explained that the Operating Memorandum language allowed up to two percent of the total unit count to change, or ten percent on any specific planning area to be able to change without coming back through the DA amendment process.

Commissioner Finnerty asked whether there was any interest in having a cap on the number of minor changes made to a particular topic or subject matter before it had to come back to the Planning Commission for review.

City Council/RSA Agenda 498 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 3 April 6, 2023
Economic & Community Development Director Carmela Campbell noted that the DA was approved by ordinance and every amendment has to come back to the Planning Commission for a recommendation to the City Council. Ms. Campbell added that a public hearing would be required along with a second reading of the ordinance, which is a lengthy process.

Ms. Campbell commented that anything substantive would come back to the Planning Commission but anything minor could be handled by staff with the understanding that if there was a cumulative effect from the changes made it could be brought back to the Planning Commission.

Commissioner Finnerty provided feedback that he wanted to ensure the City was addressing any concerns appropriately and given this was a long-term project he did not want to significantly move away from where they were today without a discussion amongst Planning Commissioners.

Commissioner Mclelland referenced Neighborhood Park C and asked for clarification on the reference to “education sculpture garden” and who would manage the “education.” Ms. Carmichael explained that the size of the park was changing, which was a major component of the Tentative Map Amendment. Ms. Carmichael identified the location of the detention basin and noted that the park had been shrunk in size. Ms. Carmichael added that the design of the park was something to be discussed as part of agenda Item 3. Ms. Carmichael further added that the sculpture garden had been between the detention basins in a previous scheme but had been moved up into the main part of the park and the educational signage had been proposed to be mounted on the railing overlooking the detention basin, although the content has yet to be determined.

Ms. Campbell commented that in working with the applicant the idea was for interpretive panels to explain the purpose of the basin, which would be replanted with native vegetation, with an opportunity to discuss that aspect as well as what it was doing in a C3 and hydrograph modification perspective. Ms. Campbell added that additional detail would be provided as part of Item 3.

Chairperson Guio pointed out the paperwork had shown Decoto Road as north, but it was actually southwest which had been discussed in the past. Ms. Campbell explained that true north was in the middle and while the Chair was correct the “Station East” nomenclature had come about as a marketing aspect and when considering the east many considered the hills. Ms. Campbell added that with a compass, it was technically northeast.

PUBLIC HEARING OPENED
Kevin Fryer, Integral Communities, thanked the Planning Commission for its review and effort.

He clarified the project background and explained that the project had initially been entitled by the City Council in June 2021 while the developer continued to work with various agencies including the California Department of Toxic Substances Control (DTSC), the Regional Water Quality Control Board (RWQCB), and McKesson, which had slowed the process significantly as had the recent atmospheric rivers and headwinds of change in the marketplace. Mr. Fryer added that these impacts were significantly evident in Planning Area 4.

Mr. Fryer clarified that Planning Areas 2 and 4 had initially been planned for a four-story building over two stories of parking; a multi-level podium building with subterranean parking with a lot of one-bedroom for-sale homes, and added that while nice in theory the market has changed and construction costs have increased where it became infeasible to build. Mr. Fryer added that as a result, the developer is looking for ways to make changes while remaining consistent with the General Plan and zoning.

City Council/RSA Agenda 499 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 4 April 6, 2023
Mr. Fryer explained that Planning Area 2 was not before the Planning Commission at this time since it remains a work in progress. Mr. Fryer further explained that the developer is considering ideas, some of which have been reflected in the DA in terms of the appearance of the homes and how things were being adjusted, which included a change from the for-sale predominance to a rental predominance. Mr. Fryer added that with the change in economic conditions and a better understanding of the market and in an effort to balance everything collectively, within the rest of the project, the developer is still providing a lot of for-sale homes, including one- bedroom and two-bedroom for-sale homes and more family housing, which broadened the for-sale market for the project. Mr. Fryer explained that the previously approved housing type for PA 2 and 4 will never be able to make work because of the construction costs. Mr. Fryer added the project remains consistent with the General Plan and the zoning initially approved for the project and the previous approval didn’t have product types locked in stone.

Mr. Fryer added that Planning Area 3 had previously been approved for the standalone affordable housing project with USA Properties, their partner, which remains unaffected by anything being done at this time.

Mr. Fryer reiterated that the change from more for-sale units to rental units had been due to market changes and added that the rental market has been dramatically impacted by recent changes in interest rates and financing availability. Mr. Fryer added that even with that change, the project remains consistent with the General Plan and zoning confines and within the confines of the blended density requirements across the project of 50 units to the acre or higher. Mr. Fryer further added that the project still provided the core of what the project was all about including the infrastructure, majority of the main parks, paseo spine, on-site affordable housing and retail out on Decoto Road.

In response to questions about the educational sculpture garden, Mr. Fryer confirmed staff had explained it perfectly that the basin, whose purpose was for stormwater detention, would serve as habitat for birds and native plantings. Mr. Fryer added that the educational component was the improvements that had been proposed to be developed within the garden. Mr. Fryer further added that as one reached the terminus of it and walked through they would arrive at signage and a lookout where an explanation could be provided for the secondary habitat.

Mr. Fryer explained that as part of an earlier iteration of the project, an emergency vehicle access (EVA) paseo had been included through the middle of the buildings which severely limited what could be done with the area since it had to facilitate a fire truck coming down the middle between the buildings. Mr. Fryer added that by changing Planning Areas 9 and 10, the EVA was no longer necessary and the developer has been able to make that area more useful and well landscaped with an improved park area.

Commissioner Sandhu clarified with Mr. Fryer the changes made to the original housing product as earlier described, which had been very dense, had been due to construction costs, market conditions and a better understanding of the reliability of the constructability of the building and the receptiveness of that in the marketplace.

Commissioner Sandhu hoped interest rates would decline by the time the project started construction where costs may decrease.

Mr. Fryer explained that those types of fluctuations occurred and the changes in the market were fundamental and difficult to avoid in the long term. Mr. Fryer clarified as to when the developer may start construction and added he hoped to obtain approvals to allow the start of remediation of the site and the land development to commence. Mr. Fryer added that the Air Liquide building City Council/RSA Agenda 500 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 5 April 6, 2023
at the corner of Decoto Road and 7th Street had been demolished but they were not in a position yet to start with ground disturbance and actual digging, which was regulated by DTSC. Mr. Fryer further added that he hoped to start remedial grading of the majority of the property in the summer and into the next year with mass grading of the entire site and land development to start throughout 2024, with vertical construction in 2025. He described the project as a multi-year vertical construction project he estimated would be built out in the five- to seven-year range.

Commissioner Finnerty asked whether the parking for Planning Areas 9 and 10, as shown in Exhibit A, would be underneath the structures or whether individual parking garages would be provided. Commissioner Finnerty also had questions about the reduction in driveway cuts for the same planning areas, to which Mr. Fryer and staff advised those details would be provided as part of the presentation for Item 3.

PUBLIC HEARING CLOSED
Commissioner Lew moved that the Planning Commission recommend City Council approval of the following and adopt a resolution confirming this action:
• Addendum to The Station East Residential/Mixed Use Project making the specific findings provided in Section VI of the Staff Report;
• Development Agreement Amendment ADA-23-001 as contained in Exhibit A, making the specific findings provided in Section VI of the Staff Report; and • Tentative Map Amendment ATM-23-001 as contained in Exhibit B, subject to the amended Condition No. 1 provided in Section V, and making the specific findings as provided in Section VI of the Staff Report.

Commissioner Finnerty seconded.

The motion was carried by the following roll call vote:

AYES: (GUIO, FINNERTY, LEW, MCLELLAND, SANDHU)
NOES: NONE
ABSTAIN: NONE
ABSENT: AGBUYA
The motion passed 5-0.

2. THE STATION EAST OWNER, LLC, PLANNING AREA 4 (PA 4), SITE DEVELOPMENT REVIEW (SD-22-003) APN 087-0022-013-02
(PORTION), The applicant, The Station East Owner, LLC, is seeking Site Development Review (SD-22-003) for the development of six 4-story buildings containing 50 condominium units on 1.71 acres known as Planning Area 4 (PA 4) within The Station East Mixed Use Residential Development located Between the extensions of 8th Street and 9th Street, south of Decoto Road and east of the PG&E Substation (APN 087-0021- 005-02 portion). In accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164, an Addendum to The Station East Residential/Mixed-Use Project Environmental Impact Report (State Clearinghouse No, 2020039032), certified on June 8, 2021, has been prepared for the project.

City Council/RSA Agenda 501 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 6 April 6, 2023
Ms. Carmichael provided a PowerPoint presentation of the staff report. The Planning Commission was asked to recommend approval of the Site Development Review SD-22-003 to the City Council, subject to the conditions, making the specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III of the Staff Report, and adopt a Resolution confirming this action.

Commissioner Sandhu asked whether solar panels could be added to the condominium units and Ms. Carmichael understood solar panels would be allowed and the Condominium Association could not prevent a homeowner from installing solar panels.

Commissioner Mclelland was curious to see how things panned out recognizing that Planning Area 4 had the most changes.

Commissioner Finnerty referenced the breezeway and a walkway from 8thto 9th Streets, with one of the building’s entrances facing inwards towards the walkway. Commissioner Finnerty asked whether there had been any discussions with the Police Department about enhancing security in the area with the addition of lights or cameras with respect to passing foot traffic between 8th and 9 th Streets.

Ms. Carmichael confirmed the Police Department had been involved in the review of the project and had provided comments. Ms. Carmichael added that some lighting would be provided in those areas referenced. Ms. Carmichael further added that along the Planning Area 2 border there is another walkway, which is why if a fence is installed staff recommends a see-through tubular steel fence material.

Commissioner Lew clarified the private roadways would serve the garages and asked whether there was any expectation people would walk through that area or whether the area was intended only for residents. Ms. Carmichael explained there was no way to prevent such movements, although the landscaped walkway would be a more attractive area to walk through and added that were no plans for gates or other means to keep people out.

Commissioner Lew understood families with children would occupy the units and clarified with Ms. Carmichael the closest park would be the dog park, which also included a children’s play area across the street with a larger park with restrooms, lawn area and other amenities between L and K Streets.

Ms. Campbell added a larger map had been included in the plan sheets for Item 2, which had clearly shown the park referenced. A larger site plan was displayed at this time to identify the dog park and the tot lot. Ms. Campbell further noted that the entire development would be served by the three nearby neighborhood parks and a paseo which cut through 9th and 10th Streets and 7th and 8th Streets all the way up to M Street.

Chairperson Guio clarified with Ms. Carmichael the shared amenities on the preliminary plans for Planning Area 2 site included a bocce ball court. Chairperson Guio also commented on the parking since the property was within a half-mile of public transit and confirmed with staff the project was in compliance with state law, with the applicant having voluntarily proposed two parking stalls for every unit.

Ms. Campbell added that a Desk Item had been prepared for Item 2, and as part of the recommendation for Planning Area 4 there was a recommendation for an updated condition related to lighting, identified as Condition 32. Ms. Campbell asked that any recommendation for City Council/RSA Agenda 502 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 7 April 6, 2023
approval reference the condition in this Desk Item. Ms. Campbell further added a similar situation would apply to Item 3 for Planned Areas 9 and 10.

With the construction of more units and with more residents, Commissioner Sandhu asked whether additional electrical vehicle (EV) charging stations would be provided. Ms. Campbell advised that on private property the building code required EV charging stations or at least the installation of infrastructure to facilitate the installation of EV charging stations. Ms. Campbell added that in terms of public property within the Station District, the Public Works Department was also looking into the opportunities to install EV charging stations although that was not part of the project.

Commissioner Finnerty spoke to Mitigation Measure 116 and the hours for construction activities, which would be restricted from 8:00 a.m. to 8:00 p.m. during weekdays and 9:00 a.m.to 8:00 p.m. on Saturdays, and asked whether the hours were permitted by the City or required by state law.

Farooq Azim, City Engineer stated the hours of construction were consistent with what had been permitted in the past and were the City’s standard construction hours.

PUBLIC HEARING OPENED
Mr. Fryer expressed his appreciation to City staff who had been great to work with during this long process and he appreciated the continued effort. In response to some of the Commissioners’ comments, Mr. Fryer explained he expects solar would be included or required pursuant to the Building Code and solar would be incorporated into the construction of the homes.

Mr. Fryer acknowledged the plans represented a significant change from the plans that had initially been studied and entitled, but he hoped the Planning Commission could see the overall benefit in reducing some of the impacts while retaining the heart and soul of the project and the benefits of affordable housing. Mr. Fryer added the park size was almost untouched and the developer was trying to provide a more economically viable and feasible project.

Mr. Fryer also spoke to the recreational opportunities for Planning Area 4, the parks planned around it, additional recreational area opportunities planned between Planning Areas 2 and 4 with the expectation there would be some sort of recreational amenity or shared amenity opportunity that would increase some of the recreational opportunities for Planning Area 4 in particular. Mr Fryer added that there are plenty of recreational opportunities in the area including the dog park and the neighborhood park, and Planning Area 4 would be close in proximity to the amenities in Planning Area 1 including the outdoor plaza and the retail. Mr. Fryer further added that private garages would be provided in every home which would be better for the residents and make the project more marketable.

Commissioner Lew asked about the large expanses of white color on the exterior of the buildings and asked whether the side of the building would face other buildings or face outside Planning Area 4.

Mr. Fryer described the elevations with the white color as building to building elevations, with more materials and articulation on the street-facing elevations. Mr. Fryer explained there would also be a raised foam trim with a stucco coating over it on the windows with the white building color to match the exterior around it, which would be white like the walls. Mr. Fryer added the trim was intended to match the colors of the walls around them.

Commissioner Lew expressed concern with the amount of white on the buildings which appeared to be inconsistent with the City’s design guidelines where a specific color could not exceed more City Council/RSA Agenda 503 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 8 April 6, 2023
than 20-feet on a blank wall, although Ms. Carmichael explained the upper and lower floors on either side were not blank and the entire wall from top to bottom would not be blank.

David Burton, Executive Director, KTGY Architecture Branding, Interiors, Planning, 1814 Franklin Street, Suite 400, Oakland, described the wall articulation and stated the project met the City’s design guideline requirements whereby every 20-feet there were windows, a change in plane or some other form of articulation.

Commissioners Finnerty and Mclelland liked the design of the buildings and looked forward to seeing them built.

In response to Commissioner Sandhu, Mr. Burton clarified the building architecture with the ground floor area consisting of an area of utility cabinets for electrical and a fire command center; second floor utilities and garage behind it; second floor being the main living level for the first unit; and third floor main living level for the second unit. Mr. Burton explained that one unit was on the first and second floors with the second unit on the third and fourth floors, and the bedrooms were towards the back of the building while the main living areas were towards the front and the fourth floor was for the primary bedroom and bathroom.

PUBLIC HEARING CLOSED
Commissioner Lew moved that the Planning Commission recommend approval of the Site Development Review SD-22-003 to the City Council, subject to the modified conditions, and making the specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III of the Staff Report, and adopt a Resolution confirming this action.

Commissioner Finnerty seconded.

The motion was carried by the following roll call vote:

AYES: (GUIO, FINNERTY, LEW, MCLELLAND, SANDHU)
NOES: NONE
ABSTAIN: NONE
ABSENT: AGBUYA
The motion passed 5-0.

3. THE STATION EAST OWNER, LLC, PLANNING AREA 9/10 (PA 9/10) SITE DEVELOPMENT REVIEW (SD-22-004) APN 087-0022-013-02 (PORTION), The applicant, The Station East Owner, LLC, is seeking Site Development Review (SD-22-004) for the development of four 4-story buildings containing 78 condominium units on 1.42 acres known as Planning Area 9 and 10 (PA 9/10) within the Station East Mixed Use Residential Development located at the West Side of the Future extension of 9th Street, North of Bradford Way. In accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164, an Addendum to the Station East Residential/Mixed-Use Project Environmental Impact Report (State Clearinghouse No, 2020039032), certified on June 8, 2021, has been prepared for the project.

Ms. Carmichael provided a PowerPoint presentation of the staff report. She recommended the Planning Commission recommend approval of the Site Development Review SD-22-004 to the City Council/RSA Agenda 504 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 9 April 6, 2023
City Council, subject to the conditions making the specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III of the Staff Report and adopt a Resolution confirming this action. Ms. Carmichael added that Item 3 would include the same amendment identified in the Desk Item for Item 2 related to lighting, as shown in Condition 32.

Commissioner Sandhu found the neighborhood park too far from Planning Areas 9 and 10 requiring crossing of more than one street.

Ms. Carmichael explained that one would travel up the paseo and then have to cross 9 th and 8th
Streets to reach the large park. The paseos would include walkways and lighting, with lighting and sidewalks along the street frontage.

Commissioner Sandhu asked whether any recreational amenities would be provided, to which Ms. Carmichael clarified no swimming pool or gymnasium would be provided but there would be a sport court at the large park.

Ms. Campbell added that there had been discussions about adding a basketball court, but there had been concern with noise and impacts to residents. During the master plan approval, it had been decided to have exterior exercise equipment adjacent to the grand park at the end of the Grand Paseo adjacent to the park.

Commissioner Sandhu asked whether children leaving the development would exit onto 9th Street.

Commissioner Sandhu expressed concern for their safety.

Ms. Campbell explained that Union City had enhanced its sidewalk widths in Station East and added that the sidewalks in the project would be 10-feet in width including a landscape strip, which included an area for the actual paving and another landscape area before one reached the building. Exiting from the condominium units would be from the lobby, with the exception of one unit that had a door outside.

Ms. Carmichael understood Commissioner Sandhu to suggest a gate be considered, although she noted that people would have to come in and out of the building through the one main lobby entrance except the one unit in each building that has an exterior door and added a gate may be challenging to meet accessibility requirements.

Ms. Campbell commented that there were similar configurations in a number of apartment buildings in Union City, including Union Square on 11th Street, where she understood there had been no issues.

In response to Commissioner Lew’s questions on the site plan, Ms. Carmichael clarified that, pursuant to the site plan, the garage parking would be a combination of single, tandem and sideby-side garages, and access to the exterior garages would be provided by L Street, Bradford Way and private driveways accessed from 9th Street. Ms. Carmichael further clarified that roadways from L Street and Bradford Way to the rear of the northern and southern buildings would provide access to the interior garages of those buildings and driveways from 9th Street would provide access to the interior garages of the two middle buildings and to the shared driveways between the buildings. Ms. Carmichael explained that while the tandem parking is 10’ x 36’ in size and a bit shorter than the City’s standard and also the percentage of tandem stalls is higher than the Municipal Code requirements, the project is located within half a mile of a major transit stop where the City cannot impose parking requirements. Ms. Carmichael further explained that some units would have a single garage space and tandem parking would be assigned to individual units.

City Council/RSA Agenda 505 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 10 April 6, 2023
Commissioner Lew also clarified with Ms. Carmichael that each unit would have a balcony, and the detention basin was not intended for recreational purposes and would have a 42-inch high vinyl split rail fence along the edge between the walkway and the detention basin.

In response to Chairperson Guio questions, Ms. Carmichael clarified the title “Cosmo” on the drawings referred to the name of the building. Ms. Carmichael clarified the areas between the buildings, not the main green area, would have trellises with vines over the garage doors, noting that it is a narrow landscape area due to the fact the Fire Department required 26-feet paved width. Ms. Carmichael further clarified the 4-foot trash bins would be rolled out to 9 th Street either
through the 6-foot doors or standard width garage doors with the applicant required to submit a Solid Waste Management Plan that would include more detail for the operational aspects, to be reviewed at the building permit stage.

Whether a bridge could be installed over the detention area in the future and in response to the Chair, Ms. Campbell reported on a long-term plan to install a connection either under or over the Niles Subdivision, which was not part of the project. In terms of connectivity from the development to the core Station District Area, should Union Pacific Railroad (UPRR) ever abandon the use of the Niles Subdivision there is the potential for Bradford Way to extend, as well as L Street to some extent.

PUBLIC HEARING OPENED
Mr. Fryer explained that “Cosmo” was a modification of an original concept from the architect/designer and landscape architect for the product types who had done a great job with a constrained and challenged area. Mr. Fryer added Planning Areas 9 and 10 had been a challenge due to the fact the site drained towards this area and even with all of the challenges and a narrow planning area, the developer had designed a four–story wood frame elevator-served for-sale living mostly as flats product with some one-, two- and three-bedroom homes that would be attractive to diverse buyers.

Mr. Fryer explained that the initial concept had been for two big buildings with a four-story, woodframed elevator-served concept with common garages and no private garages. Mr. Fryer further explained the reason for the modification was due to the constructability of a building of that size, span and garage and added that while the initial concept had been doable, it had become financially infeasible. Mr. Fryer further explained the idea was to break it down to smaller buildings making it easier to build; add more light and architecture; and reduce the number of units but retain the same four story, wood frame, elevator served, flats product, as a different idea and different lifestyle choice for those in the area. Mr. Fryer explained parking modifications had also been made with different combinations of garage opportunities and he was happy with the amount and privacy of the parking which had improved from the original design.

Commissioner Finnerty walked through the circulation, parking design and location of garages and driveways pursuant to the site plans with Mr. Fryer. Commissioner Finnerty asked about public parking on L Street, which was not related to the project and which he understood was City-controlled parking and asked for clarification.

Ms. Carmichael explained that the parking referenced was private parking for the project and added with the City possibly offering an easement if the City at some point in the future wanted to extend the roadway. Ms. Carmichael further added that the developer could accept the easement and configure the type of roadway or pedestrian connection desired, and the developer would have the right to reconfigure that parking. Ms. Carmichael further explained a stormwater treatment area was identified to the left in the landscaping. Ms. Carmichael clarified that Bradford Way was noted as having the more traditional offering of public right-of-way (ROW).

City Council/RSA Agenda 506 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 11 April 6, 2023
As to discussions for L Street and Bradford Way to have bicycle and pedestrian amenities, the City would have the right to do that or provide a vehicular connection, although that would be constrained by the detention basin but it would depend on whether the City wanted so many connections. Bradford Way connects more directly to a roadway on the other side of the tracks whereas L Street could connect to Cheeves Way but does not line up with the street coming from the other direction.

Ms. Campbell stated Bradford Way was a more direct connection and again should UPRR ever relinquish ROW, it will be in the approvals just in case. The main crossing would occur for pedestrians and bicycles adjacent and that is in the City’s Capital Improvement Plan (CIP). Ms.

Campbell added there is also a link to the larger project since the property was owned by Integral Communities and there are provisions in the DA where the City would work with the developer to get the landing for the pedestrian crossing as part of the overall project.

Mr. Fryer reiterated the effort to work with staff to limit the impacts to 9th Street, with the change in the design and the trade-offs. Mr. Fryer suggested they had reached a compromise that worked well.

Commissioner Sandhu suggested there was not enough recreational opportunities in that the closest park was too far.

Mr. Fryer described how the developer had initially planned the site with the knowledge it would be a transit-oriented development but which was relatively small in total area and would be dense, and where it made the most sense to place the density. Mr. Fryer added the intent was to bookend the project, feather in the density to the middle of the project and reduce the density as they get into the middle, and when reviewing the area to be closest to the future pedestrian BART bridge and most accessible pedestrian point, that was a logical place for density with the retail to have exposure to traffic and the park and the school. Mr. Fryer further added Planning Areas 9 and 10 were intended to be more urban to fit into that concept.

Mr. Fryer explained that in terms of the amenities, the grand paseo was its own recreational opportunity as well as a travel path to the primary park on-site. Mr. Fryer added that “the neighborhood park” which had its own amenities and by design and intention was more intense and urban with great access to the neighborhood amenities and proximity to BART. Mr. Fryer further added that 9
th Street is not expected to have a lot of traffic.

Commissioner Sandhu asked whether there was a similarly designed building that had already been built that could be viewed by Planning Commissioners, and Mr. Fryer advised the building design was a prototype designed by Urban Arena and designed to specifically meet the developer’s demands. Mr. Fryer provided feedback that there was nothing exactly like it but similar in concept was the Warm Springs Lennar and Toll Brothers developments in the City of Fremont, which also included four-story, elevator-served residential buildings. Mr. Fryer emphasized the developer had done its best with the main lobby entrance by setting it back from the street to create some distance but the buildings were intended to have an urban feel by design and interface with the street edge.

Commissioner Mclelland asked whether additional foliage would address Commissioner Sandhu’s concerns.

Mr. Fryer again walked through the building design focusing on the two access points, and the front door to a planned elevated stoop from the sidewalk into the home. Mr. Fryer added that this was a requirement of the Specific Plan and Zoning, with the only other entrance point at the lobby.

City Council/RSA Agenda 507 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 12 April 6, 2023
Mr. Fryer added that landscape opportunities could be considered around the lobby entrance to soften it a bit and further added that there would not be a lot of direct interface between the homes and the street without first entering into the lobby and exiting out onto the sidewalk.

PUBLIC HEARING CLOSED
Commissioner Lew thanked Ms. Carmichael for an excellent report and for exceeding her expectations given that she had many questions in the past. She found all reports to be well done and easy to follow. She was happy to work with staff on the project and was pleased with the product.

Commissioner Mclelland appreciated the challenges to provide the density in a tight spot while also making it as aesthetically pleasing as possible working in an urban area.

Chairperson Guio suggested the project looked very good and he was anxious to see it come to life. He thanked staff and the development team.

Commissioner Lew moved that the Planning Commission recommend approval of the Site Development Review SD-22-004 to the City Council, subject to the modified conditions making the specific findings in support of the recommendation based on the analysis provided in Section II and summarized in Section III of the Staff Report, and adopt a Resolution confirming this action.

Commissioner Finnerty seconded.

While in the midst of staff taking roll call for the vote, Commissioner Sandhu asked whether she had time to visit the Warm Springs developments referenced in the City of Fremont and Ms.

Campbell explained at this point a motion had been made and if the motion was approved, the item would go to the City Council for consideration. She noted the Planning Commission may decide to continue the item or pull the item back for further discussion but a motion had been made and she identified the voting options for Commissioner Sandhu.

The motion was carried by the following roll call vote:

AYES: (GUIO, FINNERTY, LEW, MCLELLAND)
NOES: SANDHU
ABSTAIN: NONE
ABSENT: AGBUYA
The motion passed 4-1.

6. SUPPLEMENTAL STAFF REPORTS:

A. CONTINUED REPORTS: None
B. NEW REPORTS: None

7. ECONOMIC DEVELOPMENT REPORTS: None

8. COMMISSION MATTERS:

A. Follow-Up on Planning Commission referrals to the City Council City Council/RSA Agenda 508 Tuesday, April 25, 2023
ATTACHMENT 8
Planning Commission Minutes 13 April 6, 2023
Ms. Campbell reported the City Council meeting of March 28, 2023 had been canceled due to a lack of quorum. Ms. Campbell explained that the meeting of April 11, 2023 would include a Study Session on Industrial Updates as well as General Plan and Housing Annual Progress Reports for City Council consideration.

B. Upcoming applications for the Regular Planning Commission Meeting on April 20, 2023
Ms. Campbell reported the Planning Commission meeting of April 20, 2023 would include the Draft Housing Element and a related update to the Safety Element.

9. GOOD OF THE ORDER:

Chairperson Guio provided some updates: he reminded everyone that the planning for the Sister City Festival in August had commenced; Union City Community Emergency Response Team (CERT) would hold an Open House on April 15, 2023 and invited everyone to participate and learn how to prepare for an emergency; and New Haven Unified School District (NHUSD) would hold its first Annual New Haven Day on April 22, 2023.

Ms. Campbell reported Administrative Assistant III Denisse Anzoategui would be out of town for the next few weeks to get married, and Associate Planner Brandon DeLucas would fill in as support for the Planning Commission.

10. ADJOURNMENT: 9:18 P.M.

City Council/RSA Agenda 509 Tuesday, April 25, 2023
ATTACHMENT 9
PLANNING COMMISSION RESOLUTION NO. 3-23

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF UNION CITY

RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ADDENDUM TO THE

STATION EAST RESIDENTIAL / MIXED USE PROJECT ENVIRONMENTAL IMPACT REPORT
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Environmental Impact Report (EIR) (State Clearinghouse No. 2020039032) for the Station East Residential / Mixed Use Project was prepared; and WHEREAS, by Resolution No. 5774-21, duly adopted by the City Council of Union City on June 8, 2021, the EIR for the Station East Residential / Mixed Use Project was certified, Required CEQA Findings regarding Mitigations and Alternatives were adopted, and a Mitigation Monitoring and Reporting Program was adopted; and WHEREAS, by Resolution No. 5775-21, duly adopted by the City Council of Union City on June 8, 2021, there was adopted a General Plan Amendment (AG-20-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, by Resolution No. 5776-21, duly adopted by the City Council of Union City on June 8, 2021, there was adopted a Specific Plan Amendment (SP-20-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, by Ordinance No. 884-21, duly adopted by the City Council of Union City on June 22, 2021, there was adopted a Municipal Code Amendment (AT-20-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, by Ordinance No. 885-21, duly adopted by the City Council of Union City on June 22, 2021, there was adopted a Zoning Map Amendment (A-20-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, by Ordinance No. 886-21, duly adopted by the City Council of Union City on June 22, 2021, there was adopted a Development Agreement (DA-20-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, by Resolution No. 5777-21, duly adopted by the City Council of Union City on June 8, 2021, approved a Tentative Tract Map (TTM-20-001), in support of the Station East Residential / Mixed Use Project; and
WHEREAS, the property owner, The Station East Owner, LLC, has submitted applications to amend the previously approved Development Agreement and Tentative Map; and
City Council/RSA Agenda 510 Tuesday, April 25, 2023
Planning Commission Resolution #3-23

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Union City City CouncilApril 25, 2023

Union City City Council
April 25, 2023