Agenda packet, regular meeting — Union City City Council, July 23, 2024 (part 2 of 3)

ORDINANCE NO. XXX-24

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF UNION CITY APPROVING AN AMENDMENT TO THE
DEVELOPMENT AGREEMENT, ADA-24-001, FOR THE

STATION EAST RESIDENTIAL / MIXED USE

DEVELOPMENT
WHEREAS, the California Government Code sections 65864 et seq. (the "Development Agreement Statute"), authorizes cities to enter into agreements for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights, and the City of Union City ("City") adopted Chapter 18.104, Procedures and Requirements for Consideration of Development Agreements, to implement procedures for the processing and approval of development agreements; and WHEREAS, the Station East Owner LLC, has submitted an application for an amendment to the Development Agreement (ADA-24-001) for the Station East Residential Mixed-Use project; and
WHEREAS, the Station East Residential / Mixed Use Project site consists of 26.5 acres located between Decoto Road to the north, 7th Street to the east, Bradford Way to the south, and the Niles Subdivision UPRR Rail Line along the western perimeter; and WHEREAS, the project site has a General Plan designation of Station East Mixed Use Residential and a Zoning designation of SEMU-R (Station East Mixed Use Residential); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (SCH# 2020039032) was prepared and certified for the project on June 8, 2021, by City Council Resolution No. 5774- 21, which determined the project would not result in any significant impacts with the incorporation of mitigation measures; and
WHEREAS, the subject property comprises the Station East Mixed Use Residential Project subject to City Council approvals in June 2021 of General Plan Amendment (AG-20-001), Specific Plan Amendment (SP-20-001), Zoning Text Amendment (AT-20-002), Zoning Map Amendment (A-20-001), Development Agreement (DA-20-001), and Tentative Map (TTM-20- 001) for the Station East Mixed Use Residential Project consisting of up to 974 dwelling units and 30,800 sq. ft. retail; and
WHEREAS, the property owner, The Station East Owner, LLC, submitted applications in 2023 to amend the previously approved Development Agreement and Tentative Map, including changing the allowed number of units to up to 894 units; and WHEREAS, by Resolution No. 6113-23, duly adopted by the City Council of Union City on April 25, 2023, an Addendum to the EIR for the Station East Residential / Mixed Use Project was adopted and required CEQA Findings were adopted; and City Council/RSA Agenda 215 Tuesday, July 23, 2024
Ordinance No..XXX-24
Amendment to Station East Residential/Mixed Use Development Agreement (ADA-24-001)

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WHEREAS, by Ordinance 913-23, duly adopted by the City Council of Union City on May 9, 2023, approved an amendment to the Development Agreement (ADA-23-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, Addendum No. 2 (Addendum) to the EIR was prepared to analyze the proposed changes to the project in 2024 (ADA-24-001 and ATM-24-001) and Site Development Review application for PA 2 (SD-23-006) to determine if the project falls within the scope of the previously certified EIR; and

PLANNING COMMISSION REVIEW
WHEREAS, pursuant to Section 18.64. of the Union City Municipal Code, the Planning Commission held a duly noticed public hearing on the proposed Development Agreement Amendment (ADA-24-001) on June 27, 2024, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the staff report dated June 27, 2024, and all written and oral testimony incorporated herein by reference; and WHEREAS, on June 27, 2024, the Planning Commission adopted Resolution No. 07-24 recommending that the City Council adopt the Addendum to the Station East Residential / Mixed Use Project EIR; and
WHEREAS, on June 27, 2024, the Planning Commission adopted Resolution No. 08-24 recommending approval of the Development Agreement Amendment, incorporated herein by reference; and

CITY COUNCIL REVIEW
WHEREAS, pursuant to Section 18.76.050 of the Union City Municipal Code, the City Council held a duly noticed public hearing on the proposed Development Agreement Amendment (ADA-24-001) on July 23, 2024, at which time all interested parties had the opportunity to be heard. The City Council considered the staff report dated July 23, 2024, and incorporated herein by reference the Planning Commission recommendation and all written and oral testimony before taking action on the Development Agreement Amendment; and WHEREAS, on July 23, 2024, pursuant to CEQA, the City Council adopted Resolution No. ___-24 adopting an Addendum to the Station East Residential / Mixed Use Project EIR, which determined that any potential impacts of the revised project were within the scope of the previously certified EIR.

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

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

SECTION 2. CEQA. Pursuant to the California Environmental Quality Act (CEQA), the City Council adopted Resolution No. __-24 adopting an Addendum to the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (SCH# 2020039032) in compliance with the requirements of CEQA.

City Council/RSA Agenda 216 Tuesday, July 23, 2024
Ordinance No..XXX-24
Amendment to Station East Residential/Mixed Use Development Agreement (ADA-24-001)

Page 3 of 5 ends

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

CEQA

1. The City Council 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 City Council at its July 23, 2024 meeting relating to the Addendum.

2. That the City Council 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.

No Net Loss

4. The reduction in the number of units in Station East is consistent with the City’s adopted general plan, including the Housing Element.

5. The sites identified in the Housing Element, including the reduction in the number of units in Station East, are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA for the 2023-2031 planning period, as shown in the table below.

Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate Above
Moderate Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 203 571 634 1,408
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
Total Capacity 1,542 1,187 866 3,595
City Council/RSA Agenda 217 Tuesday, July 23, 2024
Ordinance No..XXX-24
Amendment to Station East Residential/Mixed Use Development Agreement (ADA-24-001)

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Development Agreement

6. 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, transit-oriented, walkable residential and commercial district which allows for multifamily 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.

7. 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.

8. 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.

9. 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.

10. 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.

SECTION 4. Approval. The City Council hereby approves the Development Agreement Amendment between the Station East Owner, LLC, and the City of Union City, as shown in Exhibit A, attached hereto and made hereof, and available for review in the City Clerk's office Surplus (+) 184 805 -122 867
City Council/RSA Agenda 218 Tuesday, July 23, 2024
Ordinance No..XXX-24
Amendment to Station East Residential/Mixed Use Development Agreement (ADA-24-001)

Page 5 of 5 ends

during normal business hours.

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

SECTION 6. Publication and effective date. Within fifteen (15) days from and after adoption, this Ordinance shall be published once in the Tri-City Voice, a newspaper of general circulation printed and published in Alameda County and circulated in the City of Union City, in accordance with California Government Code Section 36933. This Ordinance shall take effect and be enforced thirty (30) days after its adoption.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on this ___ day of ____ 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

CAROL DUTRA-VERNACI
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
Attachments:

1. Exhibit A - Amendment to the Development Agreement (ADA-24-001) City Council/RSA Agenda 219 Tuesday, July 23, 2024

RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:

City of Union City
34009 Alvarado-Niles Road
Union City, CA 94587
Attn: ECD Director
Exempt from Recording Fees
Pursuant to Government
Code Sections 6103 and 27383
______________________________________________________________________________ APNs: 87-21-5-2 (Space Above This Line Reserved for Recorder’s Use Only) 87-21-13-1
87-21-13-2
87-23-12
87-23-10
87-23-13-2

SECOND AMENDMENT TO

DEVELOPMENT AGREEMENT

FOR THE STATION EAST PROJECT
ATTACHMENT 2, EXHIBIT A
City Council/RSA Agenda 220 Tuesday, July 23, 2024
20012526.1

SECOND AMENDMENT TO DEVELOPMENT AGREEMENT
This SECOND AMENDMENT TO DEVELOPMENT AGREEMENT (Second
Amendment”) is entered into as of the __________(the “Effective Date”) by and between the City of Union City, a municipal corporation (“City”), The Station East Owner, LLC, a Delaware limited liability company (“Developer”), Lennar Homes of California, LLC, a California limited liability company (“Lennar”), and DRP Solaris Multistate, LLC a Delaware limited liability company (“DRP”) . City and Developer may herein be referred to individually as a “Party,” and collectively as the “Parties.”

RECITALS
A. Developer has an equitable interest in or is the fee owner of approximately 26.5 acres of real property located in Union City, California, comprised of Alameda County Assessor’s Parcel Numbers 87-21-5-2, 87-23-12, 87-21-13-1, 87-21-13-2, 87-23-10, and 87-23-13-2, which property is legally described in Exhibit A-1 and shown on the map attached hereto as Exhibit A-2. (the “Property”).

B. The City and Developer previously entered into that certain Development Agreement with an effective date of July 22, 2021 and recorded in the Official Records of Alameda County on December 14, 2021, as Document No. 2021396181 (the “Development Agreement”), and additional Memoranda of Development Agreement were recorded in the Official Records of Alameda County on portions of the Property on December 16, 2021 as Document Nos. 2021398886 and 2021398890, making those additional lands subject to the Development Agreement. Except as otherwise defined, all capitalized terms used herein shall have the meanings ascribed thereto in the Development Agreement.

C. The City and Developer previously entered into that First Amendment to the Development Agreement, dated ___________, and recorded in the Official Records of Alameda County on _________ as Document No.__________(the “First Amendment”).

D. Developer previously sold a portion of the Property to Lennar, as further described in that certain grant deed dated June 28, 2023, and recorded in the Official Records of Alameda County on June 30, 2023 as Document No. 2023075101 (“Lennar Property”).

E. Lennar and Developer previously entered into that certain Assignment and Assumption Agreement dated June 30, 2023 and recorded in the Official Records of Alameda County on June 30, 2023 as Document No. 2023075101 (the “Assumption Agreement”). Pursuant to the Assumption Agreement, Lennar agreed to assume all of Developer’s rights, title, obligations, duties and interest under the Development Agreement with respect to the Lennar Property.

F. Lennar previously sold a portion of the Lennar Property to DRP. Lennar anticipates purchasing such portion of the Lennar Property back from DRP at a future date, and Lennar did not assign its rights, title, obligations, duties and interest under the Development Agreement with respect to the Lennar Property, and has not been released from any such obligations. Without limiting the foregoing, the Development Agreement remains a covenant upon the entire Property pursuant to Section 8.3 of the Development Agreement.

City Council/RSA Agenda 221 Tuesday, July 23, 2024
20012526.1
F. The Development Agreement, as previously amended, identifies the approximate number and distribution of residential units and commercial square footage to be constructed on the Property, as well as establishing other obligations of the City and Developer regarding the development of the Project.

G. The Developer and City have agreed to modify certain terms of the Development Agreement to update the scope of the Project, and both Lennar and DRP consent to those changes.

H. The City Council held a public hearing and introduced City Council Ordinance _________ on _______________________, and adopted City Council Ordinance _________ on ___________________ approving this Second Amendment.

I. The City Council found the adoption of this Second Amendment exempt from CEQA under Public Resources Code Section 21166 as the impacts of the Project have already been analyzed, and no substantial changes result from this Second Amendment.

NOW, THEREFORE, in consideration of the mutual covenants and promises set forth herein and other valuable consideration, City, Developer, Lennar, and DRP agree as follows:

1. Recital C. Recital C, “Project”, of the Agreement is hereby amended to read as follows (with deletions in strikethrough and additions underlined):
“B. The Project. Consistent with City’s land use planning objectives, Developer has proposed a project that is depicted in the Site Plan attached hereto as Exhibit B (“Project”), which generally consists of the demolition of existing buildings and surface parking lots, and the development of up to 894 811 new residential apartment, condominium, and townhome units, up to 30,000 29,098 square feet of commercial space, along with the creation of approximately 1,445 vehicle parking spaces, a minimum of 300 bicycle parking and storage spaces, and the creation of linear paseos, community parks, children’s playgrounds, outdoor amenities, and associated public infrastructure required to serve these facilities, as described herein. The Site Plan is conceptual, and final building footprint and densities may change based on each Site Development Review proposed by Developer and approved by City.”

2. Permitted Uses. Section 2.1.1, “Permitted Uses”, of the Agreement is hereby amended in its entirety to read as follows:
“2.1.1 Permitted Uses. Without limiting anything in the Existing Approvals, the permitted uses shall include up to 30,000 square feet of commercial space and up to 811 residential apartment, condominium and townhome units, as is generally depicted in the Site Plan and described below (collectively, the “Permitted Uses”):

City Council/RSA Agenda 222 Tuesday, July 23, 2024
20012526.1
Planning
Area PA1 PA2 PA 3 b PA 4 PA 5 & 6
PA 7 &
8 PA 9 &
10 PA
11A Totala
Apts/Retail
Condos
Apts/Retail
BMR
Apt Condos TH Condo Condo TH
Building SF
Residential 224,994 97,106 80,175 95,475 130,285 189,720 102,326 66,396 1,033,010 Commercial 17,849 9,466 0 0 0 0 0 0 29,098
Residential
Amenity 8,525 1,532 1,675 0 0 0 1,836 0 16,477
Open
Space 19,714 14,083 4,464 4,875 12,408 18,408 8,178 6,004 86,849 Garage 185,867 17,913 19,605 24,675 32,572 38,880 33,208 16,352 462,813 Halls/LobbyCirculation 60,297 11,779 11,785 0 0 0 12,532 0 123,033 Service 13,063 1,066 0 0 0 0 0 0 26,103
530,309 159,394 117,704 125,025 175,265 247,008 162,416 88,752 1,777,383 Dwelling
Units
Studio 40 4 2 0 0 0 0 0 46
1 BR 111 27 100 0 0 0 12 0 250
2 BR 90 9 22 0 18 48 40 8 235
3 BR 15 21 0 50 18 48 26 8 186
4 BR 0 14 0 0 36 24 0 20 94
256 75 124 50 72 120 78 36 811
a Subtotals above may not equal total square footage because of rounding b 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

3. Offsite Improvements. Section 2.4.3, “Offsite Improvements”, of the Agreement is hereby amended to read as follows (with deletions in strikethrough and additions underlined):
“2.4.3 Offsite Improvements. All offsite improvements required for the Project listed in Exhibit F-2 (“Offsite Improvements”), with the exception of sidewalks and landscaping, shall be substantially completed, as reasonably determined by the City Engineer prior to the issuance of the first certificate of occupancy of any unit for the Project, unless the City Engineer determines, in his or her sole discretion, that delayed completion of a particular Offsite Improvement will not negatively impact the public health, safety, or welfare.”

4. Affordable Housing. Section 3.3.2, “Unit Mix and Income Requirements”, of the Agreement is hereby amended in its entirety to read as follows:

City Council/RSA Agenda 223 Tuesday, July 23, 2024
20012526.1
“3.3.2 Unit Mix and Income Requirements. Under Applicable Law, the affordable housing obligation for the Project totals 121.7 units. To meet that obligation, Developer shall be responsible for 123 affordable units in Plan Area 3. The affordable housing units to be constructed shall include the following unit mix and income requirements:

Extremely
Low
(30%

AMI) PA
3 Very
Low
(50%
AMI)
PA 3
Low
(60%
AMI)
PA 3
Low
(70%
AMI)
PA 3
Manager’s
Unit
Total
Studio 1 1 2
1 Bedroom 10 27 34 29 100
2 Bedroom 2 6 7 6 21
Total
Affordable
13 33 42 35 123
2-bedroom
Manager
Unit
1 124
The City Manager may, in the City Manager’s sole discretion, approve changes to the unit mix and income requirements for the affordable units in Plan Area One as long as there remain at least 122 affordable units, and no unit exceeds the low-income threshold.”

5. PA 1 Affordable Housing. Section 3.3.4 (ii), “Affordable Housing Compliance in the Event Plan Area 3 Does not Receive Tax Credits”, is hereby amended to read as follows (with deletions in strikethrough and additions underlined):
“(ii) Plan Area 3. If a building permit for Plan Area 3 has not been issued prior to the issuance of the first certificate of occupancy for Plan Area 1, Developer shall provide the following affordable 15% of the units in Plan Area 1 as affordable units in accordance with Chapter 18.33, i.e., 30% of Plan Area 1 affordable units shall be provided to households with 30% AMI (Very Low) and 70% of Plan Area 1 affordable units shall be provided to households with 60% AMI (Low), and Developer shall pay an in-lieu fee for any fractional unit. The number of affordable units in Plan Area 1 may be reduced to 1224 units to households with 80% AMI upon completion of the affordable units in PA 3.”

6. Assumption Agreement. The Parties agree that Lennar’s rights and obligations regarding the Development Agreement, as set forth in the Assumption Agreement, are amended by this Second Amendment, with respect to the Lennar Property.

7. Covenants Run with Land. The Development Agreement, as amended by this Second Amendment, remains a covenant upon the entire Property pursuant to Section 8.3 of the Development Agreement.

8. Counterparts. This Second Amendment may be executed by each Party on a separate signature page, and when the executed signature pages are combined, shall constitute one single instrument.

City Council/RSA Agenda 224 Tuesday, July 23, 2024
20012526.1

9. Authority. The persons signing below represent and warrant that they have the authority to bind their respective Party and that all necessary board of directors,’ shareholders,’ partners,’ city councils or other approvals have been obtained.

10. Effect. Except as expressly provided in this Second Amendment, all other terms and conditions of the Agreement, as previously amended, shall remain in full force and effect.

SIGNATURES ON FOLLOWING PAGE
City Council/RSA Agenda 225 Tuesday, July 23, 2024
20012526.1
IN WITNESS WHEREOF, City and Developer have executed this First Amendment as of the date first set forth above.

DEVELOPER:

THE STATION EAST OWNER, LLC
a Delaware limited liability company
By: __________________________________
Evan Knapp, Authorized Representative
LENNAR:

Lennar Homes of California , LLC
a California limited liability company
By: __________________________________
Title: __________________________________
DRP:

DRP Solaris Multistate, LLC
a Delaware limited liability company
By: __________________________________
Title: __________________________________
City Council/RSA Agenda 226 Tuesday, July 23, 2024
20012526.1

CITY OF UNION CITY
a municipal corporation
By: __________________________________
Joan Malloy, City Manager
ATTESTATION:

By: __________________________________
Thai Nam Pham, City Clerk
APPROVED AS TO FORM:

By: __________________________________
Kristopher Kokotaylo, City Attorney

SIGNATURES MUST BE NOTARIZED
City Council/RSA Agenda 227 Tuesday, July 23, 2024
20012526.1

ACKNOWLEDGMENT
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California )
County of _____________________ )
On ____________________, before me, ____________________________, a Notary Public, personally appeared _______________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature
City Council/RSA Agenda 228 Tuesday, July 23, 2024
20012526.1
EXHIBIT A-1 & A-2
City Council/RSA Agenda 229 Tuesday, July 23, 2024
ATTACHMENT 3
RESOLUTION NO. XXXX-24

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF UNION CITY APPROVING A TENTATIVE TRACT MAP
AMENDMENT (ATM-24-001) FOR THE STATION EAST

RESIDENTIAL / MIXED USE DEVELOPMENT
WHEREAS, the Station East Owner, LLC, has submitted an application for an amendment to the Tentative Map (ATM-24-001) within the Station East Residential Mixed-Use project; and
WHEREAS, the Station East Residential / Mixed Use Project site consists of 26.5 acres located between Decoto Road to the north, 7th Street to the east, Bradford Way to the south, and the Niles Subdivision UPRR Rail Line along the western perimeter; and WHEREAS, the project site has a General Plan designation of Station East Mixed Use Residential and a Zoning designation of SEMU-R (Station East Mixed Use Residential); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (SCH# 2020039032) was prepared and certified for the project on June 8, 2021, by City Council Resolution No. 5774- 21, which determined the project would not result in any significant impacts with the incorporation of mitigation measures; and
WHEREAS, the subject property comprises the Station East Mixed Use Residential Project subject to City Council approvals in June 2021 of General Plan Amendment (AG-20-001), Specific Plan Amendment (SP-20-001), Zoning Text Amendment (AT-20-002), Zoning Map Amendment (A-20-001), Development Agreement (DA-20-001), and Tentative Map (TTM-20- 001) for the Station East Mixed Use Residential Project consisting of up to 974 dwelling units and 30,800 sq. ft. retail; and
WHEREAS, the property owner, The Station East Owner, LLC, submitted applications in 2023 to amend the previously approved Development Agreement and Tentative Map including changing the allowed number of units to up to 894 units; and WHEREAS, by Resolution No. 6113-23, duly adopted by the City Council of Union City on April 25, 2023, an Addendum to the EIR for the Station East Residential / Mixed Use Project was adopted and required CEQA Findings were adopted; and WHEREAS, by Resolution No. 6114-23, duly adopted by the City Council of Union City on April 25, 2023, approved an amendment to Tentative Tract Map (ATM-23-001), in support of the Station East Residential / Mixed Use Project; and
WHEREAS, by Ordinance 913-23, duly adopted by the City Council of Union City on May 9, 2023, approved an amendment to the Development Agreement (ADA-23-001), in support of the Station East Residential / Mixed Use Project; and City Council/RSA Agenda 230 Tuesday, July 23, 2024
Resolution No. XXXX-24

Page 2 of 5 ends

WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, Addendum No. 2 (Addendum) to the EIR was prepared to analyze the proposed changes to the project in 2024 (ADA-24-001 and ATM-24-001) and Site Development Review application for PA 2 (SD-23-006) to determine if the project falls within the scope of the previously certified EIR; and

PLANNING COMMISSION REVIEW
WHEREAS, pursuant to Section 17.20.120 of the Union City Municipal Code, the Planning Commission held a duly noticed public hearing on the proposed Tentative Tract Map Amendment (ATM-24-001) on June 27, 2024, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the staff report dated June 27, 2024, and all written and oral testimony, incorporated herein by reference; and WHEREAS, on June 27, 2024, the Planning Commission adopted Resolution No. 07-24 recommending that the City Council adopt the Addendum to the Station East Residential / Mixed Use Project EIR; and
WHEREAS, on June 27, 2023, the Planning Commission adopted resolution No.08-24 recommending approval of the Tentative Tract Map Amendment, incorporated herein by reference; and

CITY COUNCIL REVIEW
WHEREAS, pursuant to Section 17.20.120 of the Union City Municipal Code, the City Council held a duly noticed public hearing on the proposed Tentative Tract Map Amendment (ATM-24-001) on July 23, 2024, at which time all interested parties had the opportunity to be heard. The City Council considered the staff report dated July 23, 2024, and incorporated herein by reference the Planning Commission recommendation and all written and oral testimony before taking action on the Tentative Tract Map Amendment; and WHEREAS, on July 23, 2024, pursuant to CEQA, the City Council adopted Resolution No. ___-24 adopting the Addendum to the Station East Residential / Mixed Use Project EIR, which determined that any potential impacts of the revised project were within the scope of the previously certified EIR.

WHEREAS, the Tentative Map Amendment (ATM-24-001) consisting of Sheets C-1B and C-5C is labeled Exhibit A, attached hereto and made a part hereof.

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

1. That the foregoing recitals are true and correct and made a part of this resolution; and CEQA

2. The City Council 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 City Council at its July 23, 2024 meeting relating to the Addendum, prior to making its recommendation.

City Council/RSA Agenda 231 Tuesday, July 23, 2024
Resolution No. XXXX-24

Page 3 of 5 ends

3. That the City Council 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.

4. 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.

No Net Loss

5. The reduction in the number of units in Station East is consistent with the City’s adopted general plan, including the Housing Element.

6. The sites identified in the Housing Element, including the reduction in the number of units in Station East, are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA for the 2023-2031 planning period, as shown in the table below.

Tentative Tract Map –Section 66473.5 and 66474 of the Subdivision Map Act

7. 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

8. 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 Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate Above
Moderate Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 203 571 634 1,408
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
Total Capacity 1,542 1,187 866 3,595
Surplus (+) 184 805 -122 867
City Council/RSA Agenda 232 Tuesday, July 23, 2024
Resolution No. XXXX-24

Page 4 of 5 ends

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

9. 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

10. 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

11. 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

12. 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

13. 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

14. 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

15. 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.

BE IT FURTHER RESOLVED that the City Council of the City of Union City hereby approves ATM-24-001 as set forth in Exhibit A, with the following amendment to Condition of Approval No. 1 included in Resolution No. 5777-21 to read as follows:

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 and as amended, including:

City Council/RSA Agenda 233 Tuesday, July 23, 2024
Resolution No. XXXX-24

Page 5 of 5 ends

a. An Amendment to Tentative Tract Map 8251, as shown on Exhibit B to Resolution 6114-23 adopted on April 25, 2023, including Sheets C-1A, C5A, and C-5B, approved by the City Council on April 25, 2023, shall modify the Tentative Tract Map 8251 approved on June 8, 2021.
b. An Amendment to Tentative Tract Map 8251, as shown on Exhibit B, including Sheets C-1B (superseding Sheet C-1A approved on April 25, 2023) and C-5C (superseding Sheet C-5A approved on April 25, 2023), approved by the City Council on July 23, 2024, shall modify the Tentative Tract Map 8251 approved on June 8, 2021, and amended on April 25, 2023. c. Parcel G shall include an irrevocable offer of dedication for a public access easement and easement rights to make improvements.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on this 23rd day of July 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

CAROL DUTRA-VERNACI
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
Attachments:

1. Exhibit A - Tentative Tract Map Amendment (ATM-24-001)

2. Exhibit B - Amendment to Tentative Tract Map 8251
City Council/RSA Agenda 234 Tuesday, July 23, 2024

SUBMETERS
25 KEEP

CLEAR CLEAR
KEEP
25 7TH STREET
DECOTO ROAD 7TH STREET ZWISSIG WAY FUTURE L STREET EXTENSION FUTURE M STREET WIDENING FUTURE L STREET WIDENING BRADFORD WAY PLANNING AREA 8 PLANNING AREA 1 PLANNING AREA 9 PLANNING AREA 2 PARCEL F PLANNING AREA 4 PLANNING AREA 11A PLANNING AREA 10 PLANNING AREA 7 PLANNING AREA 6 PLANNING AREA 5 NEIGHBORHOOD PARK A NEIGHBORHOOD PARK B

GRAND PASEO B GRAND
PASEO A PLANNING AREA 3 8TH STREET (PUBLIC)
9TH STREET (PUBLIC)

K STREET (PUBLIC)
8TH STREET (PUBLIC)
9TH STREET (PUBLIC)

M STREET (PUBLIC)
L STREET (PUBLIC) RETAIL PLAZA AREA OF TENTATIVE MAP AMENDMENT NEIGHBORHOOD PARK C TITLE SHEET & SITE PLAN GENERAL NOTES: AMENDMENT #2 TRACT 8251 - STATION EAST TENTATIVE MAP CITY OF UNION CITY ALAMEDA COUNTY CALIFORNIA G:\1973-010\ACAD\TM\TM AMENDMENTS\2ND AMENDMENT\C-1B TITLE SHEET & SITE PLAN.DWG 5/22/2024 9:51 AM DATE: MAY 22, 2024 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 1973-010 OF SHEETS SHEET NO. 11 VICINITY MAP SITE 12 LEGEND EXISTING PROPOSED ABBREVIATIONS: NOTES: ····· SITE SUMMARY TABLE NAME GROSS AREA NET AREA* UNIT COUNT NET DENSITY SHEET INDEX SHEET NO. SHEET TITLE

DAGGETT
AVE PARK SUMMARY TABLE NAME AREA OWNERSHIP 0 80 160 240 C-1B ATTACHMENT 3, EXHIBIT A City Council/RSA Agenda 235 Tuesday, July 23, 2024
LEGEND PARCEL SUMMARY PARCEL PARCEL AREA (SF) DESCRIPTION LOT SUMMARY LOT LOT AREA (SF) CURVE TABLE NO RADIUS DELTA LENGTH DECOTO ROAD 9TH STREET (PUBLIC) LOT 1 LOT 3 PARCEL R PARCEL S PARCEL V PARCEL Y 8TH STREET (PUBLIC) LOT 2 LOT 4 DECOTO ROAD 9TH STREET (PUBLIC) LOT 3 8TH STREET (PUBLIC) LOT SUMMARY LOT LOT AREA (SF) CURVE TABLE NO RADIUS DELTA LENGTH AMENDMENT #2 TRACT 8251 - STATION EAST TENTATIVE MAP CITY OF UNION CITY ALAMEDA COUNTY CALIFORNIA G:\1973-010\ACAD\TM\TM AMENDMENTS\2ND AMENDMENT\C-5C PRELIMINARY LOTTING PLAN.DWG 3/25/2024 1:37 PM DATE: MARCH 25, 2024 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877 JOB NO.: 1973-010 OF SHEETS SHEET NO. 11 NOTES: PROPOSED MAP - AMENDMENT #2 APPROVED MAP - AMENDMENT #1 0 60 120 180 C-5C PRELIMINARY LOTTING PLAN (PA 2) DATE: MAY 22, 202 City Council/RSA Agenda 236 Tuesday, July 23, 2024 ATTACHMENT 4

Page 1 of 26 ends

RESOLUTION NO. XXXX-24

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UNION CITY APPROVING SITE DEVELOPMENT
REVIEW (SD-23-006) FOR PLANNING AREA (“PA”) 2 IN

THE STATION EAST RESIDENTIAL / MIXED USE
DEVELOPMENT (APN: 087-0021-005-02 [PORTION[)
WHEREAS, the Station East Owner LLC, has submitted an application for Site Development Review for Planning Area (PA) 2 consisting of 75 units including 47 rental units and 9,466 square feet of retail area in a 5-story mixed use building and 28 condominium units in three 4-story buildings on 1.89 acres within the Station East Residential Mixed-Use project; and WHEREAS, the project site consists of 1.89 acres located between the extensions of 8th Street and 9th Street adjacent to Decoto Road (APN: 087-0021-005-02 (portion)); and WHEREAS, the project site has a General Plan designation of Station East Mixed Use Residential and a Zoning designation of SEMU-R (Station East Mixed Use Residential); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Station East Residential / Mixed Use Project Environmental Impact Report (EIR) (SCH# 2020039032) was prepared and certified for the project on June 8, 2021 by City Council Resolution No. 5774- 21, which determined the project would not result in any significant impacts with the incorporation of mitigation measures; and
WHEREAS, the subject property is part of the larger Station East Mixed Use Residential Project subject to City Council approvals in June 2021 of General Plan Amendment (AG-20-001), Specific Plan Amendment (SP-20-001), Zoning Text Amendment (AT-20-002), Zoning Map Amendment (A-20-001), Development Agreement (DA-20-001), and Tentative Map (TTM-20- 001) for the Station East Mixed Use Residential Project consisting of up to 974 dwelling units and 30,800 sq. ft. retail; and
WHEREAS, the property owner, The Station East Owner, LLC, submitted applications in 2023 to amend the previously approved Development Agreement and Tentative Map including changing the allowed number of units to up to 894 units; and WHEREAS, by Resolution No. 6113-23, duly adopted by the City Council of Union City on April 25, 2023, an Addendum to the EIR for the Station East Residential / Mixed Use Project was adopted and required CEQA Findings were adopted; and WHEREAS, by Resolution No. 6114-23, duly adopted by the City Council of Union City on April 25, 2023, approved an amendment to Tentative Tract Map (ATM-23-001), in support of the Station East Residential / Mixed Use Project; and
WHEREAS, by Ordinance 913-23, duly adopted by the City Council of Union City on May 9, 2023, approved an amendment to the Development Agreement (ADA-23-001), in support of the Station East Residential / Mixed Use Project; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15164, Addendum #2 (Addendum) to the EIR was prepared to analyze the proposed changes to the project in 2024 (ADA-24-001 and ATM-24-001) and Site Development Review City Council/RSA Agenda 237 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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application for PA 2 (SD-23-006) to determine if the project falls within the scope of the previously certified EIR; and

PLANNING COMMISSION REVIEW
WHEREAS, pursuant to Section 18.64.070 of the Union City Municipal Code, the Planning Commission held a duly noticed public hearing on the Site Development Review (SD23-006) for PA 2 on June 27, 2024, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the staff report dated June 27, 2024, and all written and oral testimony, incorporated herein by reference; and WHEREAS, on June 27, 2024, the Planning Commission adopted Resolution No. 07-24 recommending that the City Council adopt the Addendum to the Station East Residential / Mixed Use Project EIR; and
WHEREAS, on June 27, 2023, the Planning Commission adopted resolution No. 09-24 recommending approval of the Site Development Review for PA 2 (SD-23-006), incorporated herein by reference; and

CITY COUNCIL REVIEW
WHEREAS, pursuant to Section 18.76.50 of the Union City Municipal Code, the City Council held a duly noticed public hearing on the proposed Site Development Review for PA 2 (SD-23-006) on July 23, 2024, at which time all interested parties had the opportunity to be heard.

The City Council considered the staff report dated July 23, 2024 and incorporated herein by reference, the Planning Commission recommendation, and all written and oral testimony before taking action on SD-23-006; and
WHEREAS, on July 23, 2024, pursuant to CEQA, the City Council adopted Resolution No. ___-24 adopting the Addendum to the Station East Residential / Mixed Use Project EIR which determined that any potential impacts of the revised project were within the scope of the previously certified EIR.

WHEREAS, the project plans are labeled Exhibit A, attached hereto and made a part hereof.

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

1. That the foregoing recitals are true and correct and made a part of this resolution; and CEQA

2. 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 June 27, 2024 meeting relating to the Addendum, prior to making its recommendation.

City Council/RSA Agenda 238 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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3. 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.

No Net Loss

5. The reduction in the number of units in Station East is consistent with the City’s adopted General Plan, including the Housing Element.

Site Development Review

7. 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 Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate Above
Moderate Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 203 571 634 1,408
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
Total Capacity 1,542 1,187 866 3,595
Surplus (+) 184 805 -122 867
City Council/RSA Agenda 239 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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.

8. 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.

9. 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.

BE IT FURTHER RESOLVED that the City Council of the City of Union City hereby recommends City Council approval of SD-23-006 as set forth in Exhibit A, based on the following conditions of approval:

Planning Division
General

1. All actual site improvements shall be made and maintained with adherence to the plans, as shown in Exhibit A, except as they may be modified by other conditions of approval listed below. Site and off-site improvements shown that are part of the subdivision improvements are considered informational only and are subject to further review as part of the review of subdivision improvements.

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 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.

City Council/RSA Agenda 240 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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5. 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.

3.4 of the Development Agreement.
d. Where not covered by another agreement, maintenance of all storm water pollution prevention measures.
e. 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. f. 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. g. The applicant and/or property management shall ensure that all stoops and balconies are kept clutter-free at all times and are not used by occupants for storage or laundrydrying purposes. Bicycles and recreational equipment shall be stored in the areas dedicated for residential storage purposes.

7. 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.

City Council/RSA Agenda 241 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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Architecture, Building Materials and Finishes

8. 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 window sills, window trim, window mullions/muttons, exterior doors, eaves and overhangs, corbels, metal awnings, gutters, scoring, and exterior lights in the plans submitted for building permit issuance, subject to review and approval by the Economic and Community Development Department. Minor changes to these and similar details may be required to enhance the building frontages.

9. 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. Minor changes to the color palette may be required to better integrate the rental building with the condominium units.

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

11. 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.

12. 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

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 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.

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 City Council/RSA Agenda 242 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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. The landscape plans shall be revised to:
a. Provide the final improvements plans subject to the review and approval of the City Engineer with coordination by the Economic and Community Development Department.
b. Installation and surface treatment for the children’s play area equipment shall conform to manufacturer’s specifications.
c. Provide outdoor seating throughout the site.

Parking

17. Building permit plans shall include details for a minimum of four (4) bike racks to accommodate a minimum of seven (7) bicycles on the exterior of the buildings, interior storage room with racks for a minimum of twelve (12) bicycles, and two (2) bicycle storage lockers as shown on Exhibit A, subject to review and approval by the Economic and Community Development Department. The interior storage room shall provide facilities for charging electric bicycles. At least one bicycle rack shall be located adjacent to the play area. 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.

Fees

18. 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.

19. 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.

20. 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.

21. 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.

City Council/RSA Agenda 243 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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Miscellaneous

22. 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.

23. 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.

24. 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 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.

25. Solid waste, recycling, and organic recycling containers shall be placed for collection service at the designated 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).

26. 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 streetlights shall be of an architectural design that compliments the development, coordinates with other developments in Station East, and shall be downward facing and/or 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

27. 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.

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

29. 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.

30. 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 City Council/RSA Agenda 244 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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.

31. 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.

32. 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.

33. 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.

34. 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.

35. 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.

36. A soils report 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.

37. 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.

38. 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.

39. 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.

City Council/RSA Agenda 245 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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40. 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

41. 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.

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

43. 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.

44. 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.

45. Prior to issuance of a building permit, fire flow requirements shall be submitted by a Fire Protection Engineer and 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.

46. Plans submitted for building permit issuance shall show ladder pads for review by the Fire Marshal.

47. Fire hydrants shall be placed in a loop/grid system and located on the same side of the street as the development. Plans submitted for building permit issuance shall show existing (E) and new (N) hydrants in compliance with these requirements.

48. 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.

49. 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.

50. 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.

51. Standard road widths shall be measured from inside the curb and will comply with the current edition of the California Fire Code.

52. The Fire Alarm Control Unit (FACU) shall not be co-located within the building electrical meter closets.

53. 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.

City Council/RSA Agenda 246 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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54. 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.

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

Police Department

56. 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.

57. 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.

58. 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

59. 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

60. 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.

61. 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 Standards. Show details on required photometric plan required by Condition No. 32.

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

63. 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.

City Council/RSA Agenda 247 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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64. Plans submitted for building permit issuance shall identify curb markings and signage for one “flex zone” on the west side of 8th Street adjacent to the mixed use building lobby, subject to review and approval by the Public Works Director.

65. 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.

66. 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

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.

68. 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.

69. The applicant and/or property owner shall, at developer’s expense and in conjunction with the City's Community Access Television (CATV) franchise, provide for the complete prewiring of the proposed development for the purpose of receiving CATV service from the City's CATV franchise. In addition, the applicant and/or property owner shall install an empty two-inch conduit in all joint trenches within the development and along the street frontages for the sole purpose of 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 and/or trench cross-sections showing the conduit layout shall be submitted in hard copy and digital formats prior to grading permit issuance.

70. 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.

City Council/RSA Agenda 248 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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71. 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.

72. 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.

73. 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.

74. 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.

75. 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.

76. The applicant and/or property owner shall contact the Union Sanitary District at (510) 477- 7500 to determine sewer service and permit requirements.

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

Trees

78. 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.

Permits, Agreements, and Fees

79. 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.

80. 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.

City Council/RSA Agenda 249 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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81. 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.

82. 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.

83. 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.

84. 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.

85. 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.

86. 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

87. 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.

88. 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.

89. The applicant and/or property owner shall enter into a storm water treatment measures maintenance agreement with the City of Union City assuring both the responsibility for the post-construction operation and maintenance (O&M) of any non-Low Impact Development (LID) treatment measures installed on the lot as well as the access by public agency personnel strictly for the purpose of O&M verification. The applicant may propose to include the maintenance of the non-LID filtration system in the O&M for the entire development if the timing of the proposed mechanical unit installation on 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 City Council/RSA Agenda 250 Tuesday, July 23, 2024
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Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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.

90. 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.

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).

92. 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).

93. 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)

94. 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.

City Council/RSA Agenda 251 Tuesday, July 23, 2024
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Approving Site Development Review for PA 2 in Station East (SD-23-006)

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d. The applicant and/or property owner shall minimize the removal of natural vegetation or ground cover from the site in order to minimize the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall commence unless approved erosion control measures are in place.
e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:

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

2. Site dewatering activities;

3. Street washing activities; and

4. Saw cutting asphalt or concrete.

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.
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 City Council/RSA Agenda 252 Tuesday, July 23, 2024
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Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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. Note that the following Mitigation Measures have already been completed as part of demolition and rough grading activities and are not included: Mitigation Measures BIO-1a Burrowing Owl Protection, BIO-1-b Bat Protection, BIO-1-c Nesting Bird Protection, and HAZ-2c Hazardous Building Materials Survey Prior to Demolition Activities.

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. Prior to permit issuance, the project applicant shall submit evidence to the City regarding the use of low-VOC coatings to the City.

City Council/RSA Agenda 253 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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.
 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 visibleemissions evaluator.  Idling times will be minimized, either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure).
 Publicly visible signs will be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD's phone number will also be visible to ensure compliance with applicable regulations.
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 receipt of any certificate of City Council/RSA Agenda 254 Tuesday, July 23, 2024
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Approving Site Development Review for PA 2 in Station East (SD-23-006)

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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.

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.
106. 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).
107. 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, City Council/RSA Agenda 255 Tuesday, July 23, 2024
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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. 108. 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.
109. Mitigation Measure GHG-1a: Require Implementation of BAAQMD-recommended Construction BMPs. The project sponsor shall require their contractors, as a condition of contracts (e.g., standard specifications), to reduce construction-related GHG emissions by implementing BAAQMD's recommended BMPs, including (but not limited to) the following measures (based on BAAQMD's CEQA Guidelines ). The project applicant shall submit evidence of compliance to the City prior to permit issuance.  Ensure alternative fueled (e.g. biodiesel, electric) construction vehicles/equipment make up at least 15 percent of the fleet
 Use local building materials of at least 10 percent (sourced from within 100 miles of the Planning Area)
 Recycle and reuse at least 65 percent of construction waste or demolition materials 110. 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.

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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 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.
111. 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 City Council/RSA Agenda 257 Tuesday, July 23, 2024
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Page 22 of 26 ends

operation of the well facilities, or DTSC and/or RWQCB shall have approved any required modifications to the well facilities.

Prior to project grading, the project sponsor shall enter into a voluntary oversight agreement (or California Land Reuse and Revitalization Act [CLRRA] agreement) with DTSC and submit for DTSC’s approval a remedial plan for the evaluation and removal of known hazardous substances present in soil. The remedial plan shall specify risk-based screening levels appropriate for future residential use (in the residential areas) and for commercial use (in the commercial areas). The project sponsor shall implement the approved remedial plan under DTSC’s oversight. Confirmation sampling shall document that all soil exceeding the screening levels has been successfully removed. Prior to commencement of project grading, DTSC shall have issued written concurrence that known soil contamination has been satisfactorily addressed. The project sponsor shall provide a copy of DTSC’s written concurrence to the City. 112. 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 noisesensitive receptors closest to the project construction areas.

City Council/RSA Agenda 258 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

Page 23 of 26 ends

 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.
113. Mitigation Measure NOI-1b: Operational Equipment Noise Control Plan. An Operational Equipment Noise Control Plan shall be prepared prior to issuance of the first City-issued building permit for the proposed development for approval by the Building Division. The plan shall include a noise analysis for the project that evaluates HVAC and other stationary mechanical equipment with the potential to generate noise levels in excess of ambient noise levels by 10 dB on new residential properties and by 12 dB on new commercial properties.

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

Alameda County Water District (ACWD) Conditions
114. Existing Hazardous Material Contamination: The ability to install a public water system within the Project area would be conditioned upon confirmation that the soil, groundwater, and/or soil gas vapors do not pose a risk to the health and safety of workers either during installation of the public water system or during its long-term routine operation and maintenance. The 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.
115. The Project shall be designed to implement water efficient plumbing fixtures and irrigation systems, including but not limited to, those listed in the Water Efficiency Measures for New Development, located on the District’s website
(http://acwd.org/DocumentCenter/View/421).
116. 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 and 9th Street so that there are not delays in providing water service for this proposed project.
117. 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. 118. The most likely service configurations would appear to involve a domestic redundant master meters for the residential units, separate service and meter(s) for fire service, City Council/RSA Agenda 259 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

Page 24 of 26 ends

separate meter(s) serving the landscape irrigation demands, and separate meter(s) for the non-residential components, including the retail spaces, amenity, and other non-residential spaces (leasing office, gym, clubhouse, etc.).
119. 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. Backflows located within buildings shall not be acceptable. Backflow devices shall be accessible to District forces. 120. Residential domestic water service to each building containing at least 50 residential units shall be served from two (2) or more redundant master metered service connections. Each redundant service connection shall be served from separate water mains per Section 4.2.4- e of the District's Development Specifications for Public Water System Extensions, located on the District's website (www.acwd.org).
121. 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.
122. 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 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.
123. 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.

City Council/RSA Agenda 260 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

Page 25 of 26 ends

124. 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.
125. 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. 126. 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.
127. 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. 128. Existing Hazardous Material Contamination: The ability to install a public water system within the Project area would be conditioned upon confirmation that the soil, groundwater, and/or soil gas vapors do not pose a risk to the health and safety of workers either during installation of the public water system or during its long-term routine operation and maintenance. The 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.

Union Sanitary District (USD) Conditions
129. Trash Chutes/Rooms/Enclosures – When required to have sanitary sewer drains, wastewater from a trash enclosure shall pass through a minimum 320 gal. interceptor, per USD Detail 23. No drain to sanitary sewer shall be installed if Health Dept. or City does not require it.
130. Parking Structure Drains & Elevator/Escalator/Equipment Sumps – Not allowed to discharge to sanitary sewer, even if equipped with a sand/oil/water separator or similar device.
131. Sewer Capacity Fee: The capacity fees (connection) will be calculated from the applicable rates in USD’s Capacity Fee Ordinance (see
https://www.unionsanitary.ca.gov/images/USD_35.23_Capacity_Fee_Ordinance.pdf) and City Council/RSA Agenda 261 Tuesday, July 23, 2024
Resolution No. XXXX-24
Approving Site Development Review for PA 2 in Station East (SD-23-006)

Page 26 of 26 ends

will include but may not be limited to the following categories (rates increase August 1 every year; rate used is determined by issue date of city building permit):
 Mixed Use Commercial property – $13.48/SF
 9,693SF x $13.48/SF = $130,661.64
 Multi-Family Dwelling Unit (e.g. apartments, condos, etc.) - $9,321 per unit  75 MDU x $9,321/unit = $699,075
132. Sewer Capacity Credit: A sewer capacity (connection) fee credit for the previous buildings with sanitary sewer service that occupied the site will be applied to the sewer capacity fee for the new development, provided evidence of payment of a capacity fee by a previous owner or tenant can be located by USD, or verified by USD if provided by developer. 133. Permit & Inspection: USD permits and inspects all sanitary sewer work outside of a building footprint. Three (3) sets of improvement plans and a Request for Plan Check form will need to be submitted to USD for review and approval. Additional documents may be required.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on this 23rd day of July 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

CAROL DUTRA-VERNACI
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
Attachments:

1. Exhibit A - Project Plans for Site Development Review (SD-23-006) City Council/RSA Agenda 262 Tuesday, July 23, 2024

COVER SHEET
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
MAY 23, 2024
STATION EAST PA 2

UNION CITY, CALIFORNIA

ADDRESS DECOTO ROAD
UNION CITY, CA 94587
ACCESSOR PARCEL NUMBER 087-0021-005-02

OWNER THE STATION EAST OWNER, LLC
ATTACHMENT 4, EXHIBIT A, PART 1
City Council/RSA Agenda 263 Tuesday, July 23, 2024
NTS A0.20 VICINITY MAP & SHEET INDEX SHEET INDEX: COVER SHEET ARCHITECTURAL A0.10 LOCATION MAP A0.20 VICINITY MAP & SHEET INDEX SP1 CONCEPTUAL SITE PLAN SP2 SITE CALCULATIONS SP3 PARKING CALCULATIONS A1.00 MIXED-USE BUILDING - COVER SHEET A1.11 MIXED-USE BUILDING - FLOOR PLAN - LEVEL 1 A1.12 MIXED-USE BUILDING - FLOOR PLAN - LEVEL 2 A1.13 MIXED-USE BUILDING - FLOOR PLAN - LEVELS 3-5 A1.14 MIXED-USE BUILDING - ROOF PLAN A1.15 UNIT PLANS A1.16 UNIT PLANS A1.21 MIXED-USE BUILDING - ELEVATIONS A1.22 MIXED-USE BUILDING - ELEVATIONS A1.31 MIXED-USE BUILDING - SOUTH PERSPECTIVE A1.32 MIXED-USE BUILDING - NORTH PERSPECTIVE A1.33 MIXED-USE BUILDING - EAST PERSPECTIVE A1.41 MIXED-USE BUILDING - COLORS AND MATERIALS A2.00 SITE PLAN A2.01 CODE ANALYSIS - 8 & 12 Plex A2.02 RESIDENTIAL PROJECT DATA SHEET A2.10 BUILDING ELEVATIONS _8- PLEX A2.11 BUILDING ELEVATIONS _8- PLEX A2.12 BUILDING ELEVATIONS _8- PLEX A2.13 BUILDING ELEVATIONS _12- PLEX A2.14 BUILDING ELEVATIONS _12- PLEX A2.15 BUILDING ELEVATIONS _12- PLEX A2.20 BUILDING PLANS _8- PLEX A2.21 BUILDING PLANS _8- PLEX A2.22 BUILDING PLANS _8- PLEX A2.23 BUILDING PLANS _12- PLEX A2.24 BUILDING PLANS _12- PLEX A2.25 BUILDING PLANS _12- PLEX A2.30 BUILDING SECTION - 8 PLEX & 12 PLEX A2.31 BUILDING SECTION - 8 PLEX & 12 PLEX A2.32 BUILDING SECTION - 8 PLEX & 12 PLEX A2.40 UNIT PLANS _8 PLEX & 12 PLEX-PLAN 1 & PLAN 3 A2.41 UNIT PLANS _8 PLEX & 12 PLEX-PLAN 1 & PLAN 3 A2.50 ARCHITECTURAL DETAILS - 8 PLEX & 12 PLEX A2.60 COLOR AND MATERIAL SCHEME- 8 PLEX & 12 PLEX CIVIL C 1 EXISTING CONDITIONS C 2 SITE PLAN C 3 PRELIMINARY UTILITY & GRADING PLAN C 4 STORMWATER CONTROL PLAN C 5 FIRE ACCESS & TRASH MANAGEMENT PLAN LANDSCAPE L0.00 OVERALL SITE PLAN L0.01 PERSPECTIVE NORTH L0.02 PERSPECTIVE SOUTH L0.03 SECTIONS AT DECOTO RD L0.04 FENCE & WALL PLAN L0.05 SITE FURNISHINGS L1.11 CONSTRUCTION PLAN L1.12 CONSTRUCTION PLAN L1.13 CONSTRUCTION PLAN L1.14 CONSTRUCTION PLAN L2.01 IRRIGATION SCHEDULE L2.11 IRRIGATION PLAN L2.12 IRRIGATION PLAN L2.13 IRRIGATION PLAN L2.14 IRRIGATION PLAN L3.11 PLANTING PLAN L3.12 PLANTING PLAN L3.13 PLANTING PLAN L3.14 PLANTING PLAN Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 PA 2 TRASH MANAGEMENT TMP1 TRASH MANAGEMENT PLAN TMP2 TRASH MANAGEMENT PLAN TMP3 TRASH MANAGEMENT PLAN TMP4 TRASH MANAGEMENT PLAN City Council/RSA Agenda 264 Tuesday, July 23, 2024 NTS A0.10 LOCATION MAP 238 238 238 UNION CITY BART Decoto Rd Alvarado Niles Rd 7th St. Decoto Rd UPRR tracks PROJECT SITE Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 9th St. 8th St.

City Council/RSA Agenda 265 Tuesday, July 23, 2024
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
MAY 22, 2024
CONCEPTUAL SITE PLAN | SP1
0 20 40
1"=20'-0"SCALE NORTH
City Council/RSA Agenda 266 Tuesday, July 23, 2024
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
MAY 22, 2024

PROJECT NARRATIVE
THE PROPOSED PROJECT CONSISTS OF A 5-STORY MIXED USE BUILDING AND THREE 4-STORY RESIDENTIAL BUILDINGS. THE MIXED USED BUILDING IS COMPRISED OF 7 TENANT SPACES FOR RETAIL AND RESTAURANTS AT GROUND LEVEL FACING DECOTO ROAD, AND 4-STORIES OF AFFORDABLE FOR-LEASE RESIDENTIAL APARTMENTS ABOVE. THERE ARE 47 APARTMENT UNITS, RANGING FROM STUDIOS TO 3 BEDROOM UNITS, WITH PRIVATE SINGLE CAR GARAGES AT GROUND LEVEL. THE 4-STORY RESIDENTIAL BUILDINGS ARE COMPRISED OF 3 BEDROOM FOR-SALE ATTACHED CONDOMINIUMS, WITH 2-CAR PRIVATE GARAGES FOR EACH UNIT. SITE AMENITES INCLUDE A PLAZA ALL ALONG THE

DECOTO RETAIL FRONTAGE, WITH AMPLE SEATING AND SHADE ELEMENTS, AS

WELL AS A PARK AND THE CENTER OF THE SITE WITH A PLAYGROUND FOR THE RESIDENTS. SIDEWALKS AND PASEO CONNECTIONS ARE PROVIDED

THROUGHOUT FOR CONNECTION TO ADJACENT PUBLIC USES AND TRANSIT OPPORTUNITIES.

SITE CALCULATIONS | SP2
City Council/RSA Agenda 267 Tuesday, July 23, 2024
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
APRIL 2, 2024
NOTES:
· 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.
· ADDTIONAL PARKING TO BE PROVIDED IN PA1 PARKING STRUCTURE. · SURFACE PARKING TO BE RESTRICTED TO RESIDENTIAL USE WITH SIGNAGE.

PARKING CALCULATIONS | SP3
City Council/RSA Agenda 268 Tuesday, July 23, 2024
MIXED-USE BUILDING - COVER SHEET | A1.00
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 269 Tuesday, July 23, 2024
G

RETAIL OR

RESTAURANT TENANT
1,416 SF
F

RETAIL TENANT
1,220 SF
E

RETAIL TENANT
1,210 SF
D

RETAIL TENANT
1,220 SF
C

RETAIL TENANT
1,210 SF
B

RETAIL TENANT
1,210 SF
A

RETAIL OR

RESTAURANT TENANT
1,980 SF
RES.

LOBBY

RESIDENTIAL
TRASH
ELEC.
217'-0" 121'-7"

ACCESS CORRIDOR
ELEV

BLDG SUMMARY
OCCUPANCY - LEVEL 1 A-2 / M (RETAIL), U (GARAGES) OCCUPANCY - LEVELS 2-5 R-2 (APARTMENTS) CONTRUCTION TYPE I-A SPRINKLERED (RETAIL/GARAGE PODIUM) V-A SPRINKLERED (APARTMENTS ON PODIUM) FLOORS 5

FLOOR AREA (GROSS) - GROUND LEVEL
(EXCL. GARAGE) 12,758 SQ. FT. FLOOR AREA (GROSS) - GARAGE 4,380 SQ. FT. FLOOR AREA (GROSS) - LEVEL 2 7,076 SQ. FT. FLOOR AREA (GROSS) - EACH LEVEL (3-5) 16,532 SQ. FT. TOTAL BUILDING FLOOR AREA (GROSS) (EXCL. GARAGE) 69,429 SQ. FT.
13'-0" 9'-0" 26'-11" 23'-2" 23'-2" 23'-2" 23'-2" 23'-2" 40'-10" 53'-10" 33'-10" 33'-11" 9'-2"
179'-7" 32'-10" 21'-0"
11'-1"
BIKE
ROOM
(12 BIKES) 21'-4"
20'-10"
RETAIL
TRASH
3CY LOOSE WASTE FL CONTAINER3CY LOOSE RECYCLE FL CONTAINER 2CY LOOSE WASTE FL CONTAINER
2CY LOOSE RECYCLE FL CONTAINER
2CY

LOOSE WASTE FL CONTAINER
2CY

LOOSE RECYCLE

FLCONTAINER
3CY LOOSE RECYCLE FL CONTAINER

SLIDER GATE
6'-2"
GROUND FLOOR COMMERCIAL NOTES (SECTION 18.37.140.E):

THE DESIGN OF GROUND FLOOR COMMERCIAL USES SHALL COMPLY WITH THE FOLLOWING:

1. MINIMUM DEPTH OF COMMERCIAL SPACE IS 35 FEET AND MINIMUM HEIGHT IS 20 FEET FLOOR TO FLOOR; AND

2. A MINIMUM OF 25% OF THE GROUND FLOOR COMMERCIAL AREA SHALL BE DESIGNED TO ACCOMMODATE A RESTAURANT USE; AND

3. BETWEEN TWO AND ONE-HALF (2½) FEET AND SEVEN FEET ABOVE GRADE, GROUND FLOOR TRANSPARENCY (I.E., AMOUNT OF GLAZING) SHALL BE 40% FOR GROCERY STORES AND 50% FOR ALL OTHER COMMERCIAL USES; AND

4. GROUND FLOOR FAÇADES SHALL BE DESIGNED TO GIVE IDENTITY TO EACH RETAIL AND

SERVICE ESTABLISHMENT, THROUGH RECESSES, ENHANCED MATERIALS, SIGNAGE AND ARCHITECTURAL FEATURES THAT ARE INTEGRAL COMPONENTS OF THE BUILDING; AND

5. THE MAXIMUM DISTANCE OF BLANK WALL (A FAÇADE WITHOUT DOORS, WINDOWS,

LANDSCAPING TREATMENTS, OR OTHER PEDESTRIAN INTEREST) ON THE GROUND LEVEL OF ANY BUILDING FACING A STREET, OPEN SPACE, OR PASEO SHALL NOT EXCEED 20 FEET IN LENGTH; AND

6. THE DESIGN OF GROUND FLOOR COMMERCIAL USES SHALL PROMOTE INDOOR/OUTDOOR CONNECTIONS BY PROVIDING SOME OR ALL OF THE FOLLOWING:
a. SLIDING OR REMOVABLE WINDOWS/DOORS;
b. LOW PLANTERS WITH WIDE SEAT WALLS;
c. RECESSED ENTRANCES AND PORTICOS THAT INCREASE THE INDOOR/OUTDOOR QUALITY OR ALLOW FOR INCREASED OUTDOOR SEATING OR DISPLAY;
d. AWNINGS AND CANOPIES THAT MAY ENCROACH INTO THE PUBLIC RIGHT-OF-WAY

SUBJECT TO APPROVAL OF AN ENCROACHMENT PERMIT BY THE PUBLIC WORKS DEPARTMENT; AND
e. VISUALLY TRANSPARENT STOREFRONTS WITH CLEAR GLASS WINDOWS AND DOORS THAT ARE NOT BLOCKED BY STORAGE, RACKS OR SHELVING PLACED AGAINST GLASS. (ORD. 884-21 § 4, 2021; ORD. 903-22 § 4, 2022)

CANOPY ABOVE CANOPY ABOVE
CANOPY ABOVE 3'-3" 2'-6" 2'-6" 1'-5" 2'-6" 9'-1" 3'-0"8'-9" 6'-6"
3'-0"
11'-5" 27'-10" 22'-7" 31'-3"
EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY VAN EV READY 12T/2P 12T/2P 6P 12T/2P 12T/2P MAIL / PARCEL 6P 8'-0" 18'-0"

ADDITIONAL NOTES
OF THE TOTAL 9,466 SF OF COMMERCIAL SPACE SHOWN ON PLANS, A MINIMUM OF 25% (2,366 SF)

SHALL BE RESTAURANT / FOOD USE
MIXED-USE BUILDING - FLOOR PLAN - LEVEL 1 | A1.11
0 1/8"=1'-0"SCALE
8 16
NORTH
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MAY 22, 2024

LONG-TERM BICYCLE RACKS AT BIKE ROOM
· CYCLE SAFE WALLRACK WITH TIRE GUARD PLATE
City Council/RSA Agenda 270 Tuesday, July 23, 2024

RETAIL VOLUME TRASH RM
RES. LOBBY

ACCESS CORRIDOR
ELEV
3A
1,087 SF FITNESS
640 SF

CLUBROOM
892 SF
STUDIO
420 SF
DECK
STUDIO
420 SF
DECK
STUDIO
420 SF
DECK
STUDIO
420 SF
DECK
DECK
DECK
STUDIO
420 SF
DECK
MIXED-USE BUILDING - FLOOR PLAN - LEVEL 2 | A1.12
0 1/8"=1'-0"SCALE
8 16
NORTH
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
APRIL 03, 2024
City Council/RSA Agenda 271 Tuesday, July 23, 2024

TRASH RM

ACCESS CORRIDOR
ELEV
3C
1,390 SF
2B
940 SF
DECK

DECK DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF
DECK
1A
780 SF

DECK DECK
DECK
2C
1,126 SF
3B
1,385 SF
2A
900 SF
RES. AMENITY SPACE

ELEC IDF
ROOF HATCH @
5TH FLR 4'-0"
14'-2" 12'-6" 21'-10" 23'-8" 21'-10" 25'-7" 14'-4" 14'-2" 12'-0" 14'-8" 13'-2" 12'-0" 38'-4" 21'-6" 7'-0" 33'-11" 11'-4" 1'-3"
1'-6"
1'-6" 2'-0" 13'-8" 13'-6" 14'-0"
2'-6"
12'-10" 10'-4" 37'-10" 12'-6" 21'-10" 23'-8" 11'-6" 12'-6" 21'-10" 16'-3" 2'-8" 4'-0" 4'-0" 3'-4" 1'-10" 2'-8" 2'-6" 4'-0" 14'-0" 12'-0" 21'-9" 22'-7"
2'-0"
9'-0" 7'-1" 20'-9"
11'-6" 12'-6"

RESTAURANT

MECH CHASE

RESTAURANT

MECH CHASE

MECH CHASE
(TYP.)
1A
780 SF
1A
780 SF
1A
780 SF
1A
780 SF
1A
780 SF
1A
780 SF

DECK DECK
DECK
MIXED-USE BUILDING - FLOOR PLAN - LEVELS 3-5 | A1.13
0 1/8"=1'-0"SCALE
8 16
NORTH
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
APRIL 03, 2024
City Council/RSA Agenda 272 Tuesday, July 23, 2024

LOW SLOPE
ROOF
3 8
:12 MIN
SOLAR READY ZONE - 2,600 SF
A/C
UNIT
(TYP.)

LOW SLOPE
ROOF
3 8
:12 MIN

LOW SLOPE
ROOF
3 8
:12 MIN
ROOF
ACCESS
HATCH
VENT
SOLAR READY ZONE - 600 SF
SOLAR READY ZONE - 2,600 SF

SOLAR READY ZONE

COMMERCIAL

MECH UNIT
(TYP.)
CHUTE
CAPS

SCREEN FENCE
MIXED-USE BUILDING - ROOF PLAN | A1.14
0 1/8"=1'-0"SCALE
8 16
NORTH
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 273 Tuesday, July 23, 2024
W/D
W.I.C.

BATH
STUDIO
STUDIO - 420 SF

BALCONY
REF
W/D
COAT
W.I.C.

BATH

LIVING ROOM

BEDROOM

KITCHEN

BALCONY
P
LIN
UNIT 1A - 780 SF
BEDROOM 1
9'-0" CLG.

BALCONY
BATH 1
8'-0" CLG. REF
P
CLOSET
BEDROOM 2
8'-6" CLG.

W/D
UNIT 2A - 900 SF
DINING

LIVING ROOM

KITCHEN
BEDRM 2
BEDRM 1 LIVING ROOM
BATH 2
W.I.C.

W.I.C.

W/D
BATH 1 REFP

BALCONY
COAT
UNIT 2B - 940 SF

KITCHEN / DINING

LIVING ROOM
DINING
BATH 2
BEDRM 1
W.I.C.

W.I.C.

BALCONY
REF. P.

BATH 1
BEDRM 2
W/D
LINEN

KITCHEN
COAT
UNIT 2C - 1,126 SF
BATH 2
REF

KITCHEN
9'-0" CLG.

P
W/D
BEDRM 3 BEDRM 2
BEDRM 1
BATH 1

LIVING ROOM
DINING
COAT

BALCONY
UNIT 3A - 1,087 SF
MIXED-USE BUILDING - UNIT PLANS | A1.15
3/16"=1'-0"SCALE
0 8 16
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 274 Tuesday, July 23, 2024

LIVING ROOM
9'-0" CLG.

BATH 2
8'-0" CLG.

BEDROOM 1
8'-6" CLG.

BEDROOM 2
8'-6" CLG.

BEDROOM 3
8'-6" CLG.

DINING
9'-0" CLG.

ENTRY
8'-6" CLG.

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

BATH 1
9'-0" CLG. REF
PANTRY

KITCHEN
9'-0" CLG.

BALCONY CLOSET W/D
UNIT 3B - 1,385 SF
REF

KITCHEN
9'-0" CLG.

P
BEDRM 3 BEDRM 2
BEDRM 1
LIVING ROOM Sho Pan
Seat
BATH 2
BATH 1
COAT
W.I.C.

DINING W.I.C.

BALCONY
W/D
UNIT 3C - 1,390 SF
MIXED-USE BUILDING - UNIT PLANS | A1.16
3/16"=1'-0"SCALE
0 8 16
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 275 Tuesday, July 23, 2024
8'-7"
F.F.

T.O.P.

T.O.SHT'G. 58'-0"
T.O.PARAPET 9'-1"
T.O.P.

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

MIXED-USE BUILDING - ELEVATIONS | A1.21
0 1/8"=1'-0"SCALE
8 16
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
STUCCO COLOR 1 FIBER CEMENT SIDING 1
STUCCO COLOR 2
ACCENT COLOR 1

STONE TILE
STUCCO COLOR 3
AWNING COLOR 1
FIBER CEMENT SIDING 2
CORRUGATED METAL SIDING 1

CORRUGATED METAL SIDING, ART WALL
AWNING COLOR 2

SOUTH ELEVATION

WEST ELEVATION
NOTE:

SEE SHEET A1.41 FOR COLOR AND MATERIAL SPECS

CONCRETE TILE BASE,

COLOR BLACK

CONCRETE TILE BASE,

COLOR DARK WARM GRAY
City Council/RSA Agenda 276 Tuesday, July 23, 2024
F.F. 58'-0"
T.O.PARAPET 19'-7"
T.O.P.

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

T.O.SHT'G. 9'-1"
T.O.P. 61'-11"
T.O.ELEVATOR

PENTHOUSE
MIXED-USE BUILDING - ELEVATIONS | A1.22
0 1/8"=1'-0"SCALE
8 16
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
STUCCO COLOR 1 FIBER CEMENT SIDING 1
STUCCO COLOR 3
STUCCO COLOR 2

RIBBED METAL SIDING, ART WALL

RIBBED METAL SIDING,

ART WALL
ACCENT COLOR 2 NORTH ELEVATION

EAST ELEVATION
NOTE:

SEE SHEET A1.41 FOR COLOR AND MATERIAL SPECS
City Council/RSA Agenda 277 Tuesday, July 23, 2024
MIXED-USE BUILDING - SOUTH PERSPECTIVE | A1.31
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 278 Tuesday, July 23, 2024
MIXED-USE BUILDING - NORTH PERSPECTIVE | A1.32
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 279 Tuesday, July 23, 2024
MIXED-USE BUILDING - EAST PERSPECTIVE | A1.33
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024
City Council/RSA Agenda 280 Tuesday, July 23, 2024
MIXED-USE BUILDING - COLORS AND MATERIALS | A1.41
STATION EAST PA 2
UNION CITY, CA # 23-059

DESIGN REVIEW
MARCH 18, 2024

ART WALL MURAL EXAMPLES
City Council/RSA Agenda 281 Tuesday, July 23, 2024
BUILDING #2 12 PLEX BUILDING #3 8 PLEX BUILDING #4 8 PLEX BUILDING #1 MIXED-USE BUILDING Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 8TH STREET 9TH STREET 0 12 1/2 25 50 A2.00 SITE PLAN 8 PLEX & 12 PLEX Designation of 3 complying units to be based on grading design - see Civil Engineering plan Sheet ACCESSIBLE UNITS shall comply with accessible and adaptable requirements of CBC 1102A.3. [10% of total multi-story dwelling units] 3 Multi-story dwelling units NOTES: 1. Refer to Civil sheets for all property lines, easements, site dimensions, accessible unit locations, etc. 2. Refer to Landscape Sheets for landscape design, dimensions and detailed information. Station East PA 2 8 Plex & 12 Plex 4 story condominiums Project Summary General Site Information Assessor Parcel # : 87-21-5-2 Address: 700 Decoto Road, Union City, CA 94587 Site Area( acres) : 1.89 AC Fema Flood Zone: Zone X, Flood Insurance Rate Map: 06001C0432G General Plan Land Use Designation : Station East Mixed Use Zoning Designation: Station East Mixed Use Residential (SEMU-R) Scope of Work for 8 Plex & 12 Plex 4 Story Condominiums The building types in this package are comprised of 28 attached R-2/U condominium dwelling units. The dwelling units are divided among 3 four-story buildings. The dwelling units are to be TYPE VA, rated construction. The 3 buildings are categorized into two building types: (1) 12-plex and (2) 8-plex. All utilities will be located on the sides of buildings and will run in the raceway at the unit garages. DECOTO ROAD MIXED-USE BUILDING SEE SHEET SP1, SP2, A1.00 - A1.41 FOR PLANS AND ELEVATIONS SEE SHEET A2.00 - A2.60 FOR PLANS AND ELEVATIONS City Council/RSA Agenda 282 Tuesday, July 23, 2024 EV EV EV EV Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.01 CODE ANALYSIS EXITING (CBC SECTION 1006.2.1 EXCEPTION 1, CBC TABLE 1006.2.1 & 1006.3.2(1)) 125 FEET MAXIMUM EXIT TRAVEL DISTANCE FOR A SINGLE EXIT IN 4-STORY R-2 DWELLING UNIT. EMERGENCY ESCAPE AND RESCUE OPENINGS (EGRESS WINDOWS) ARE REQUIRED IN ALL SLEEPING ROOMS BELOW THE FOURTH STORY. SEE EXITING DIAGRAMS. ROOF ACCESS (CBC SECTION 1011.12) STAIRWAY TO THE ROOF NOT REQUIRED ON 4-STORY BUILDINGS WITH ROOF SLOPES > 4:12 ALLOWABLE OPENINGS (CBC TABLE 705.8) UNPROTECTED SPRINKLERED - PER C.B.C. TABLE 705.8 SEE SITE PLAN FOR FIRE SEPARATION DISTANCE RATED EXTERIOR WALLS (CBC TABLE 601) TYPE VA, 4-STORY: 1-HOUR RATED CONSTRUCTION REQUIRED FOR THE FOLLOWING: PRIMARY STRUCTURAL FRAME, EXTERIOR AND INTERIOR BEARING WALLS, FLOOR CONSTRUCTION AND ASSOCIATED SECONDARY MEMBERS, AND ROOF CONSTRUCTION. A HEAVY TIMBER (6X6 MIN) MEMBER SHALL BE ALLOWED FOR SUBSTITUTION FOR A 1-HOUR FIRE-RESISTANCE RATING. ALLOWABLE AREA (CBC TABLE 506.2) TYPE V-A: 60 FEET MAXIMUM (WITH REQUIRED NFPA 13 FOR 4 STORIES & WITH AREA INCREASE) 65' FEET PER PROJECT DEVELOPMENT STANDARDS ACTUAL HEIGHT < 50 FEET - SEE ELEVATIONS R-2, TYPE V-A: 4 STORIES (3 STORIES BASE ALLOWABLE + 1 STORY SPRINKLER INCREASE FOR NFPA 13)U, TYPE V-A: 2 STORIES (1 STORIES BASE ALLOWABLE + 1 STORY SPRINKLER INCREASE) ALLOWABLE HEIGHT (CBC TABLE 504.3 & SEC. 504) ALLOWABLE STORIES: (CBC TABLE 504.4 & SEC. 504) SEE "ALLOWABLE AREA" TABLES ON THIS SHEET. FIRE SUPRESSION SYSTEMS CBC 903.3.1.1 & 905.3.1(EXEMPTIONS)) FIRE SPRINKLER: NFPA 13 FIRE ALARM MONITORING (CBC SECTION 907.2.11.2 & 907.6.5 EXCEPTION 1) SINGLE AND MULTIPLE-STATION ALARMS SMOKE ALARMS ARE REQUIRED PER 907.2.11. MONITORING BY A SUPERVISING STATION IS NOT REQUIRED PER 907.6.5 EXCEPTION 1 THIS PROJECT SHALL COMPLY WITH ALL OTHER REGULATIONS AND ORDINANCES ADOPTED BY JURISDICTION HAVING AUTHORITY. APPLICABLE CODES: 2022 CALIFORNIA BUILDING CODE (CBC) PART 2, VOLUMES 1 AND 2, TITLE 24 CITY OF UNION CITY MUNICIPAL CODE PARTIAL LIST OF APPLICABLE NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) STANDARDS APPLICIABLE TO ALL BUILDING TYPES: NFPA 13, AUTOMATIC SPRINKLER SYSTEMS NFPA 24, PRIVATE FIRE SERVICE MAINS NFPA 72, NATIONAL FIRE ALARM CODE REFER TO CBC CHAPTER 35 FOR ADDITIONAL STANDARDS NOT PROVIDED ON THIS LIST. 2022 CALIFORNIA ELECTRICAL CODE (CEC) PART 3, TITLE 24 2022 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 2022 CALIFORNIA PLUMBING CODE (CPC) PART 5, TITLE 24 2022 CALIFORNIA ENERGY CODE PART 6, TITLE 24 2022 CALIFORNIA FIRE CODE (CFC) PART 9, TITLE 24 2022 CALIFORNIA GREEN BUILDING CODE (CAL GREEN) PART 11 R-2: BUILDINGS CONTAINING MORE THAN TWO DWELLING UNITS (CONDOMINIUMS) U: PRIVATE GARAGES USE & OCCUPANCY (CBC SECTION 310.4 & 312.1) CONSTRUCTION TYPE TYPE VA, 4-STORY (CBC SECTION 602.5 & TABLE 504.4) SEPARATIONS: (CBC SECTION 420) CODE SUMMARY DWELLING UNIT SEPARATION PER CBC 420.2 & 420.3: WALLS SEPARATING DWELLING UNITS IN THE SAME BUILDING AND SEPARATING DWELLING UNITS FROM OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME BUILDING SHALL BE CONSTRUCTED AS 1-HOUR FIRE PARTITIONS IN ACCORDANCE WITH CBC 708. DWELLING UNITS OF DIFFERENT TENANCY SHALL BE SEPARATED BY A 1-HOUR RATED HORIZONTAL ASSEMBLY PER TABLE 601 AND CBC 711 GARAGE SEPARATION: PRIVATE GARAGES (U) SHALL BE SEPARATED FROM THE DWELLING UNIT (R2) BY NOT LESS THAN 5/8" TYPE "X" GYP. BOARD PER 406.3.2.1. PRIVATE GARAGES (U) SHALL BE SEPARATED FROM ITS DWELLING UNIT (R2) BY NOT LESS THAN A 1-HR RATED ASSEMBLY PER TABLE 601 FOR TYPE VA CONSTRUCTION SUPERCEDING 406.3.2.1 WHERE BEARING WALLS OCCUR. PRIVATE GARAGES (U) SHALL BE SEPARATED FROM OTHER PRIVATE GARAGES (U) AND DWELLING UNITS (R2) OF A DIFFERENT TENANCY BY A 1-HOUR FIRE BARRIER PER 406.3.1 CONSTRUCTED IN ACCORDANCE WITH CBC 707. RATED FLOOR/CEILING ASSEMBLY PER CBC TABLE 601: ALL HORIZONTAL ASSEMBLIES IN TYPE VA CONSTRUCTION SHALL BE 1-HOUR RATED STC/IIC 50 MIN. REQUIRED BETWEEN HABITABLE ROOMS OF DIFFERENT TENANCIES PER CBC 1206.2 & 1206.3. DOOR BETWEEN PRIVATE GARAGE (U) AND ITS OWN DWELLING UNIT (R2) SHALL BE 20MIN RATED - SELF-CLOSING, SELF-LATCHING, SOLID WOOD DOOR OR SOLID OR HONEYCOMB CORE STEEL DOOR, MINIMUM 1-3/8 INCHES (34.9 MM) THICK.

CODE ANALYSIS - 8 Plex & 12 Plex 4 Story Condominiums PLAN 1 FIRST FLOOR PATH OF TRAVEL = 6.4' PLAN 1 TOTAL PATH OF TRAVEL = 87.5' PLAN 1 SECOND FLOOR PATH OF TRAVEL = 81.1' PLAN 3 FIRST FLOOR PATH OF TRAVEL = 0 PLAN 3 SECOND FLOOR PATH OF TRAVEL = 19.7' PLAN 3 TOTAL PATH OF TRAVEL = 109.0' PLAN 3 THIRD FLOOR PATH OF TRAVEL = 23.5' PLAN 3 FOURTH FLOOR PATH OF TRAVEL = 65.8' Aa = {At + (NS x If) } Aa = ALLOWABLE BUILDING AREA(SQUARE FEET) At = TABULAR BUILDING AREA FACTOR (NS, S13R OR SM VALUE, AS APPLICABLE)IN ACCORDANCE WITH TABLE 506.2 NS = TABULAR ALLOWABLE AREA FACTOR IN ACCORDANCE WITH TABLE 506.2 FOR A NON SPRINKLERED BUILDING(REGARDLESS OF WHETHER THE BUILDING IS SPRINKLERED) If = AREA FACTOR INCREASE DUE TO FRONTAGE PER 506.3 (EQUATION 5-5) If = {F/P - 0.25 } W /30 P= PERIMETER OF ENTIRE BUILDING W= WIDTH OF PUBLIC WAY OR OPEN SPACE ( WHERE W VARIES, USE WEIGHTED AVERAGE, EQUATION 5-4) WEIGHTED WIDTH AVERAGE ( EQUATION 5-4) W= (L1 X w1 + L2 x w2 + l3 x w3...)/F W= CALCULATED WIDTH OF PUBLIC WAY OR OPEN SPACE Ln= LENGTH OF A PORTION OF THE EXTERIOR PERIMETER WALL wn= WIDTH( GREATER THAN 20') OF A PUBLIC WAY OR OPEN SPACE ASSOCIATED WITH THAT PORTION OF THE EXTERIOR PERIMETER WALL F= BUILDING PERIMETER THAT FRONTS ON A PUBLIC WAY OR OPEN SPACE HAVING A WIDTH OF 20 FEET MIXED - OCCUPANCY, MULTISTORY RATIO CALCULATION ALLOWABLE AREA PER STORY CALCULATION FOR MIXED-OCCUPANCY MULTISTORY BUIDLINGS (CBC SEC. 506.2.4): ALLOWABLE AREA R2 CONDOMINIUMS MIXED - OCCUPANCY, MULTISTORY BUILDINGS. R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) U ACTUAL U ALLOWABLE (Eq. 5-3) <1 R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) 2ND STORY: 3RD STORY: <1<1<2 TOTAL SUM OF RATIOS: R-2 ACTUAL R-2 ALLOWABLE (Eq. 5-3) 4TH STORY: <1 1ST STORY: + MIXED - OCCUPANCY, MULTISTORY RATIO CALCULATION (TYPE V-A CONSTRUCTION): R-2 MIXED- OCCUPANCY ALLOWABLE AREA (Eq 5-3) Aa = {At + (NS x If) } Aa = {36,000 + (12,000 x 0)} Aa = 36,000 U MIXED- OCCUPANCY ALLOWABLE AREA (Eq 5-3) Aa = {At + (NS x If) } Aa = {27,000 + (9,000 x 0)} Aa = 27,000 2,260 36,000 1ST STORY: + 4,089 27,000 = 0.06 + 0.15= 0.21 <1 5,932 36,000 2ND STORY: = 0.16 <1 6,236 36,000 3RD STORY: = 0.17 <1 TOTAL SUM OF RATIOS = 0.65 <2 3,896 36,000 4TH STORY: = 0.11 <1 8 PLEX 3,390 36,000 1ST STORY: + 6,072 27,000 = 0.1 + 0.22= 0.32 <1 8,898 36,000 2ND STORY: = 0.25 <1 9,354 36,000 3RD STORY: = 0.26 <1 TOTAL SUM OF RATIOS = 0.99 <2 5,844 36,000 4TH STORY: = 0.16 <1 12 PLEX FRONTAGE INCREASE NOT REQUIRED FRONTAGE INCREASE NOT REQUIRED City Council/RSA Agenda 283 Tuesday, July 23, 2024 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.02 RESIDENTIAL PROJECT DATA SHEET Station East Mixed Use Residential Station East Mixed Use 3,500 SQ.FT. 100 6 ft. NOT REQUIRED NOT RESTRICTED 6 ft. 6 ft. 6 ft. 6 ft. 3 ft. 4 27 ft - 50 ft 4 story (4 story condo) +/- 48 feet (4 story condo) 21,010 sq.ft.(not including garage) 133,905 sq.ft.(not including garage) 18,282 sq.ft. 9,435 sq.ft. (smallest lot) 7550 du/ac 6 ft 6 ft 6 ft 6 ft 24231 24ft - 26ft 48% 6 ft -7 ft 11.5 ft -13.5 ft 21,920 sq.ft. 0 sq.ft.

City Council/RSA Agenda 284 Tuesday, July 23, 2024
+/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.10 8 PLEX ELEVATIONS 0 4 8 16 1.FRONT ELEVATION 2.FRONT LEFT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. Roof Access Ladder 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 10 1 1 5 6 2 3 4 1 2 KEY MAP N.T.S. Egress window for emergency escape 13 14 13 13 11 14 ATTACHMENT 4, EXHIBIT A, PART 2 City Council/RSA Agenda 285 Tuesday, July 23, 2024
+/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.11 8 PLEX ELEVATIONS 0 4 8 16 1.INTERIOR FACING SIDE ELEVATION 3.FRONT RIGHT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. Roof Access Ladder 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 2.STREET FACING SIDE ELEVATION 4 1 1 2 6 5 5 6 1 2 1 4 Egress window for emergency escape 3 13 14 2 11 1 14 13 KEY MAP N.T.S. City Council/RSA Agenda 286 Tuesday, July 23, 2024 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.12 8 PLEX ELEVATIONS 0 4 8 16 1.REAR ELEVATION 2.REAR RIGHT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. Roof Access Ladder 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 7 4 1 1 Egress window for emergency escape 11 11 13 13 13 KEY MAP N.T.S. 1 City Council/RSA Agenda 287 Tuesday, July 23, 2024 Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.13 12 PLEX ELEVATIONS 0 4 8 16 1.FRONT ELEVATION 2.FRONT LEFT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. Roof Access Ladder 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 10 1 4 1 5 6 2 3 1 2 Egress window for emergency escape 14 11 13 13 14 13 KEY MAP N.T.S. City Council/RSA Agenda 288 Tuesday, July 23, 2024 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.14 12 PLEX ELEVATIONS 0 4 8 16 2.INTERIOR FACING LEFT ELEVATION 3.FRONT RIGHT PERSPECTIVE 1.INTERIOR FACING RIGHT ELEVATION Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. Roof Access Ladder 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 1 4 1 2 6 5 5 6 1 2 4 1 Egress window for emergency escape 13 14 14 13 KEY MAP N.T.S. City Council/RSA Agenda 289 Tuesday, July 23, 2024 +/-48'-0" Level 1
varies
9'-3/4" T.O.Plate T.O.Roof9'-3/4" 9'-3/4" Level 2 Level 3 Level 39'-3/4" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.15 12 PLEX ELEVATIONS 0 4 8 16 2.REAR RIGHT PERSPECTIVE Material Legend: 1. Stucco - Fine Sand Finish 2. Fiber Cement Lap Siding 3. Stone Veneer 4. Vinyl Window 5. Metal Screen 6. Metal Railing 7. Metal Garage Door 8. Unit Address 9. Light Fixture 10. Entry Door 11. Fiber Cement Panels 12. Roof Access Ladder 13. High Density Foam Trim 14. Fiber Cement Trim Notes: Refer to Landscape Sheets for Landscape design,dimensions, and detailed information 8 9 1 7 4 1 1.REAR ELEVATION Egress window for emergency escape 11 13 13 13 KEY MAP N.T.S. 13 1 City Council/RSA Agenda 290 Tuesday, July 23, 2024 19'-0" 127'-6" EV EV EV EV EV EV EV EV
3'-0"
54'-10"
1'-0" 1'-0"
19'-0" 18'-4"
54'-10"
14'-6" 3'-0"
13'-2" 19'-9" 4'-6" 17'-11" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 2'-0" 17'-11" 8'-8" 124'-9"
51'-10" AC AC AC AC3'-0"
54'-10"
1'-0" 2'-0" 1'-0" 1'-0"
19'-0" 18'-4"
54'-10"
14'-6" 3'-0" 5'-0" 14'-2" 24'-2" 14'-2" 9'-10" 14'-2" 24'-2" 14'-2" 5'-0" 3'-0"
3'-0" 17'-11" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 2'-0" 17'-11" 8'-8" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 LEVEL 1 P 1 P 3 LEVEL 2 P 1 P 3 P 1 P 1 P 3 P 1 P 3 P 1 P 3 P 1 P 3 P 1 P 3 A2.20 BUILDING PLANS 0 4 8 16 8 PLEX- 4 STORY CONDOMINIUMS P 3 KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E E E E City Council/RSA Agenda 291 Tuesday, July 23, 2024 AC AC AC AC 124'-9"
51'-10" 3'-0"
54'-10"
6'-8" 2'-0" 1'-0" 1'-0"
19'-0" 18'-4"
54'-10"
14'-6" 3'-0" 5'-0" 14'-2" 24'-2" 14'-2" 9'-10" 14'-2" 24'-2" 14'-2" 5'-0" 3'-0"
3'-0" 2'-0" 26'-8" 2'-0"
6'-8" 17'-11" 31'-8" 2'-0" 26'-8" 2'-0" 17'-11"
8'-8" 124'-10"
54'-10"
28'-3" 8'-8" 6'-0" 3'-0"
2'-0"
2'-0" 5'-0"
6'-0" 14'-2" 6'-0"
6'-0" 14'-2" 1'-0"
2'-0" 9'-8" 19'-0" 5'-7" 6'-8" 8'-11" 3'-0"
54'-10" 24'-2" 14'-2" 9'-10" 14'-2" 24'-2" 16'-5" 29'-8" 32'-8" 29'-8" 16'-5" 8'-11" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 LEVEL 3 P 3 LEVEL 4 P 3 P 3 P 3 P 3 P 3 P 3 P 3 A2.21 BUILDING PLANS 0 4 8 16 8 PLEX- 4 STORY CONDOMINIUMS KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E E E E E E E E City Council/RSA Agenda 292 Tuesday, July 23, 2024 617 sq.ft. AC AC AC AC AC AC AC AC 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12 617 sq.ft. AC AC AC AC AC AC AC AC 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 ROOF_ BLDGS #4 & 6 A2.22 BUILDING PLANS 0 4 8 16 8 PLEX- 4 STORY CONDOMINIUMS KEY MAP N.T.S. SOLAR READY ROOF REQUIREMENTS: For low rise multifamily buildings, the solar zone shall be located on the roof or overhang of the building or on the roof or overhang of another structure located within 250' of the building and have a total area of no less than 15% of the total roof area of the building (2019 Energy Code Section 110.10B) Orientation: All sections of the solar zone located on steep-sloped roofs shall be oriented between 90 degrees and 300 degrees of true north. N 300 Total Roof Area: 3,952 sq.ft. Solar Ready Zone: 617 sq.ft. % of Total: 16 % Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 3rd Floor ROOF_ BLDGS #2,3 & 5 Total Roof Area: 3,952 sq.ft. Solar Ready Zone: 617 sq.ft. % of Total: 16 % Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 3rd Floor ROOF ACCESS LADDER (TYP.) ROOF ACCESS LADDER (TYP.) City Council/RSA Agenda 293 Tuesday, July 23, 2024 187'-1" EV EV EV EV EV EV EV EV EV EV EV EV
54'-10"
19'-0" 32'-10" 3'-0" 2'-0"
19'-0" 13'-2"
54'-10"
19'-9" 3'-0" 4'-6"
1'-0" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 17'-11"
1'-0"
1'-0" 2'-0" 31'-8" 26'-8" 2'-0"
8'-8" 187'-1"
54'-10" AC AC AC AC AC AC
1'-0" 17'-11" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 2'-0" 17'-11" 19'-0" 2'-0"32'-10" 3'-0"
54'-10" 5'-0" 14'-2" 24'-2" 14'-2" 9'-10" 14'-2" 24'-2" 14'-2" 9'-10" 3'-0"
3'-0"
3'-0"
3'-0"
3'-0" 14'-2" 24'-2" 14'-2" 5'-0"
8'-8" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 LEVEL 1 LEVEL 2 P 1 P 3 P 1 P 3 P 1 P 3 P 1 P 3 P 1 P 3 P 1 P 3 A2.23 BUILDING PLANS 0 4 8 16 12 PLEX- 4 STORY CONDOMINIUMS KEY MAP N.T.S. E Egress window for emergency escape E E E E E E E E E P 1 E P 3 P 1 P 3 P 3 P 1 P 1 P 1 P 1 P 3 P 3 P 3 E E E E E E E E City Council/RSA Agenda 294 Tuesday, July 23, 2024 AC AC AC AC AC AC 187'-1"
54'-10"
6'-8" 17'-11" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 2'-0" 31'-8" 2'-0" 26'-8" 2'-0" 17'-11" 19'-0" 2'-0"32'-10" 3'-0"
54'-10" 5'-0" 14'-2" 24'-2" 14'-2" 9'-10" 14'-2" 24'-2" 14'-2" 9'-10" 3'-0"
3'-0"
3'-0"
3'-0"
3'-0" 14'-2" 24'-2" 14'-2" 5'-0"
6'-8"
6'-8"
8'-8" 187'-2"
54'-10"
28'-3" 8'-8" 6'-0" 8'-11" 3'-0"
2'-0"
2'-0" 5'-0"
6'-0" 14'-2"
6'-0" 24'-2" 14'-2" 9'-10" 14'-2" 24'-2" 14'-2" 16'-5" 29'-8" 32'-8" 29'-8" 32'-8" 9'-10" 14'-2" 24'-2" 14'-2" 5'-0" 6'-0"
2'-0"
2'-0"
2'-0" 28'-3" 6'-0" 6'-8" 8'-11" 3'-0"
54'-10" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 LEVEL 3 P 3 LEVEL 4 P 3 P 3 P 3 P 3 P 3 P 3 P 3 P 3 P 3 A2.24 BUILDING PLANS 0 4 8 16 12 PLEX- 4 STORY CONDOMINIUMS KEY MAP N.T.S. Egress window for emergency escape E E E E E E E E E E P 3 E E E E E E E P 3 E E E E E E E E City Council/RSA Agenda 295 Tuesday, July 23, 2024 944 sq.ft. AC AC AC AC AC AC AC AC AC AC 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12 4 1/8 : 12 4 1/8 : 12 4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12
4 1/8 : 12 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 ROOF - BLDG #1 A2.25 BUILDING PLANS 0 4 8 16 12 PLEX- 4 STORY CONDOMINIUMS KEY MAP N.T.S. SOLAR READY ROOF REQUIREMENTS: For low rise multifamily buildings, the solar zone shall be located on the roof or overhang of the building or on the roof or overhang of another structure located within 250' of the building and have a total area of no less than 15% of the total roof area of the building (2019 Energy Code Section 110.10B) Orientation: All sections of the solar zone located on steep-sloped roofs shall be oriented between 90 degrees and 300 degrees of true north. N 300 Total Roof Area: 5,964 sq.ft. Solar Ready Zone: 944 sq.ft. % of Total: 16 % Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 2nd Floor Lower Roof Below over 3rd Floor Lower Roof Below over 2nd Floor ROOF ACCESS LADDER (TYP.) City Council/RSA Agenda 296 Tuesday, July 23, 2024 EV EV EV EV EV EV EV EV Plan 2 - Private Garage T.O. PLT. T.O. FLR. SHTNG. T.O. FLR. SHTNG. 9'-3/4" ± 1'-3" 9'-3/4" ± 1'-3" T.O. PLT.9'-3/4" ± 1'-3" 9'-3/4" T.O. SLAB (FF) T.O. FLR. SHTNG. T.O. PLT. T.O. PLT. ± 48'-0" Plan 1 - Living Space Fire Rated Assembly, between dwelling units. Plan 2 - Living Space Plan 2 - Living Space 4 1/8 12 Private Balcony varies 4 1/8 12
7'-0" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 SECTION 1 A2.30 BUILDING SECTION 0 2 4 8 KEY PLAN - 8 PLEX 10 30 20 City Council/RSA Agenda 297 Tuesday, July 23, 2024 EV EV EV EV EV EV EV EV T.O. PLT. T.O. FLR. SHTNG. T.O. FLR. SHTNG. 9'-3/4" ± 1'-3" 9'-3/4" ± 1'-3" T.O. PLT.9'-3/4" ± 1'-3" 9'-3/4" T.O. FLR. SHTNG. T.O. PLT. T.O. PLT. ± 48'-0"
varies Plan 1 - Living Space Plan 2 - Private Garage Plan 1 - Living Space Plan 2 - Living Space Plan 2 - Living Space Fire Rated Assembly, between dwelling units. 4 1/8 12 4 1/8 12 7'-0" Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 SECTION 2 A2.31 BUILDING SECTION 0 2 4 8 KEY PLAN - 8 PLEX 10 20 30 City Council/RSA Agenda 298 Tuesday, July 23, 2024 EV EV EV EV EV EV EV EV T.O. PLT. T.O. FLR. SHTNG. T.O. FLR. SHTNG. 9'-3/4" ± 1'-3" 9'-3/4" ± 1'-3" T.O. PLT.9'-3/4" ± 1'-3" 9'-3/4" T.O. FLR. SHTNG. T.O. PLT. T.O. PLT. ± 48'-0"
varies Plan 1 - Private Garage Plan 1 - Living Space Plan 2 - Living Space Plan 2 - Living Space Fire Rated Assembly, between dwelling units. 7'-2" 40'-1" 4 1/8 12 4 1/8 12
7'-0" 4 1/8 12 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 SECTION 3 A2.32 BUILDING SECTION 0 2 4 8 KEY PLAN - 8 PLEX 10 20 30 City Council/RSA Agenda 299 Tuesday, July 23, 2024 31'-0"
51'-10" up up up W.H. recycle recycle trash trash compost compost 2-Car Garage 20'-0" x 20'-0" Bedroom 3 11'-6" x 10'-10" Entry Bath 3 Tandem Garage 10'-0" x 40'-0" entry dr. above Patio 7'-11" x 8'-8" 69 s.f. stair treads above P1 P3 Flush Threshold @ acessible 3' door 3'-0" dr. 3'-0" dr. Flush Threshold @ acessible 3' door Flush Threshold @ acessible 3' door 3'-0" dr. W.H.
3'-0" dr. EV EV coats Patio 7'-11" x 8'-8" 69 s.f. 20'-1" 27'-7" 7'-6"
20'-1" 10'-1" 12'-11"
8'-4"
41'-1" 4'-0"
51'-10" 31'-0" dn coats Primary Bath Primary Bedroom 13'-0" x 16'-6" Bedroom 2 10'-0" x 12'-2" Bath 2 Kitchen media wall P WIC 14'-0" l.f. opt. dr. Laund. 42" x 42" Open to Below Entry Dining 13'-0" x 10'-0" Great Room 17'-6" x 13'-0" Deck 7'-9" x 7'-11" 61 s.f. dn dn up P1 P3 AC Elec. Meters Fire Command Center recycle trash compost LEVEL 2 LEVEL 1Plan 1 (accessible) 3 Bedrooms 3 Baths 1,544 N.S.F. 463 S.F. Garage Plan 3 4 Bedrooms 3 Baths 2,460 N.S.F. 466 S.F. Garage Accessible 1st Floor where occurs per CBC 1102 A.3 LEVEL 1 @END UNITS LEVEL 2 @END UNITS A2.40 UNIT PLANS 0 2 4 8 8 & 12 PLEX- 4 STORY CONDOMINIUMS_PLAN 1 & PLAN 3 LEVEL 1 @STREET FACING LEVEL 2 @STREET FACING Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 Trash bins size(typ.) EV EV READY @ EACH PRIVATE GARAGE City Council/RSA Agenda 300 Tuesday, July 23, 2024 31'-0" dn up Home Mgmt. Kitchen pantryGreat Room 22'-4" x 19'-7" media wall Deck 15'-2" x 7'-11" 120 s.f. Bath 3 WIC 10'-7" l.f. 51'-10" P3 Bedroom 3 13'-3" x 10'-10" Bedroom 4 11'-10" x 12'-2" AC 31'-0" 28'-2 1/2" opt. dr. Primary Bedroom 14'-0" x 17'-11" Primary Bath Bedroom 2 12'-6" x 11'-8" Bath 2 WIC 11'-8" l.f. Laund. linen dn P3 WIC 11'-5" l.f. AC LEVEL 4 LEVEL 3 LEVEL 3 @END UNITS LEVEL 4 @END UNITS Plan 3 4 Bedrooms 3 Baths 2,460 N.S.F. 466 S.F. Garage A2.41 UNIT PLANS 0 2 4 8 8 & 12 PLEX- 4 STORY CONDOMINIUMS_PLAN 1 & PLAN 3 LEVEL 3 @STREET FACING LEVEL 4 @STREET FACINGArchitecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 City Council/RSA Agenda 301 Tuesday, July 23, 2024 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.50 ARCHITECTURAL DETAILS Plan 1 & 2- Front Right Corner Lighting Fixture &Unit Address Elec. Garage Door Meter Cabinet Stucco Plan 1 & 2- Rear Right Corner Fire Command Center High Density Foam Trim Stone Veneer Metal Railing Fiber Cement Lap Siding Elec. Meter Cabinet Fire Command Center Metal Screen Stucco Fiber Cement Lap Siding Vinyl Window High Density Foam Trim Fiber Cement Trim Fiber Cement Trim Fiber Cement Panels New building lightings shall comply with Dark Sky Association best
practices, including being shielded and down directed. ATTACHMENT 4, EXHIBIT A, PART 3 City Council/RSA Agenda 302 Tuesday, July 23, 2024
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 22, 2024 A2.60 COLOR AND MATERIAL SCHEME City Council/RSA Agenda 303 Tuesday, July 23, 2024

OHW OHW OHW OHW OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
27 26
28 29
30 31
32 33
34 35
36 DECOTO ROAD
7TH STREET
G:\1973-010\PA 1 & 2\ACAD\DESIGN REVIEW\PA 2\C1 EXISTING CONDITIONS.DWG 0 40 80 120
Architecture + Planning
888.456.5849
ktgy.com
STATION EAST - PA 2
UNION CITY, CA # 2021-1258

DESIGN REVIEW
MAY 21, 2024
LEGEND
49 48
NOTES:

SHEET LIST TABLE
SHEET NO. SHEET TITLE

EXISTING DESCRIPTION

EXISTING SITE
CONDITIONS C1
City Council/RSA Agenda 304 Tuesday, July 23, 2024
8TH STREET
9TH STREET

PARCEL Z
STREET 16
PARCEL
AA

PARCEL W
DECOTO ROAD STREET 21

PLANNING L STREET
8TH STREET
BLDG 2 BLDG 3A
BLDG 1A
RETAIL
BLDG STREET 17
STREET 16
STREET 18
24' PRIVATE STREET
26' PRIVATE STREET

EXISTING DECOTO ROAD
(PUBLIC)
TYPICAL 8TH STREET
(PUBLIC)
9TH STREET AT DECOTO ENTRANCE
(PUBLIC)
G:\1973-010\PA 1 & 2\ACAD\DESIGN REVIEW\PA 2\C2 SITE PLAN.DWG 0 30 60 90
Architecture + Planning
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STATION EAST - PA 2
UNION CITY, CA # 2021-1258

DESIGN REVIEW
MAY 21, 2024
LEGEND

PROPOSED DESCRIPTION
NOTES:

SITE PLAN C2
City Council/RSA Agenda 305 Tuesday, July 23, 2024
C C
E
E
A
A
B
B
D D
F F

DECOTO ROAD
9TH STREET
BLDG 1A
BLDG 2 BLDG 3A

PLANNING
AREA 1
8TH STREET
STREET 16 STREET 21 RETAIL BLDG
G
G

SECTION A

SECTION C SECTION D

SECTION B

SECTION E SECTION F

SECTION G
STREET 16 STREET 21
G:\1973-010\PA 1 & 2\ACAD\DESIGN REVIEW\PA 2\C3 UTILITY & GRADING PLAN.DWG 0 20 40 60
LEGEND
Architecture + Planning
888.456.5849
ktgy.com
STATION EAST - PA 2
UNION CITY, CA # 2021-1258

DESIGN REVIEW
MAY 21, 2024

EXISTING PROPOSED DESCRIPTION

UTILITY &
GRADING PLAN C3
City Council/RSA Agenda 306 Tuesday, July 23, 2024
RETAIL
BLDG

PLANNING
AREA 1

DECOTO ROAD
9TH STREET
8TH STREET
STREET 16 STREET 21
BLDG 1A
BLDG 2 BLDG 3A
G:\1973-010\PA 1 & 2\ACAD\DESIGN REVIEW\PA 2\C4 STORMWATER CONTROL PLAN.DWG 0 20 40 60
Architecture + Planning
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STATION EAST - PA 2
UNION CITY, CA # 2021-1258

DESIGN REVIEW
MAY 21, 2024
LEGEND

STORMWATER TREATMENT FLOW CALCULATION

STORMWATER TREATMENT DEVICE DETAIL
NOTES:

STORMWATER
CONTROL PLAN C4
City Council/RSA Agenda 307 Tuesday, July 23, 2024

PLANNING
AREA 1 ALAMEDA FIRE ALAMEDA FIRE
STREET 16 STREET 21 DECOTO ROAD
9TH STREET
8TH STREET
W
W
W
R
R R
R
C
C
C
C
C
C
RETAIL
BLDG
BLDG 1A
BLDG 2 BLDG 3A
G:\1973-010\PA 1 & 2\ACAD\DESIGN REVIEW\PA 2\C5 FIRE ACCESS & TRASH STAGING PLAN.DWG 0 20 40 60
Architecture + Planning
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STATION EAST - PA 2
UNION CITY, CA # 2021-1258

DESIGN REVIEW
MAY 21, 2024
LEGEND
NOTES:

BUILDING HEIGHT SUMMARY
BUILDING # OF STORIES

BUILDING
HEIGHT
1 FIRE ACCESS ROAD WIDTH

FIRE ACCESS & TRASH
STAGING PLAN C5
W
R NOTES:

City Council/RSA Agenda 308 Tuesday, July 23, 2024
TRASH MANAGEMENT PLAN | TMP1
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
APRIL 2, 2024
64 GAL.

COMPOST
64 GAL.

COMPOST
64 GAL.COMPOST
27'-8"
8'

SIDE LOAD

PICK UP

VEHICLE

STAGING
AREA
NTS

STAGING AREA

COMPOST CARTS
TR0.1B

DRAWING TITLE
Station East PA 2
Union City
PROJECT NO.PROJECT
CM
DRAWN

APPROVED
DATE
SCALE
DRAWING NO.

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KTGY

AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608P: 415.292.5400F: 415.292.5410 [email protected] Communities

CARTS WILL BE

MOVED TO STAGING
AREA FOR SERVICE.
12"H x 6"W
CURB (TYP.)
3CY LOOSE

WASTE FL

CONTAINER
3CY LOOSE

RECYCLE FL

CONTAINER
F.D
2CY LOOSE

WASTE FL

CONTAINER
2CY LOOSE

RECYCLE FL

CONTAINER
2CY
LOOSE

WASTE FL

CONTAINER
2CY
LOOSE

RECYCLEFL

CONTAINER
64 GAL.COMPOST
64 GAL.

COMPOST
64 GAL.

COMPOST
55 GAL
BRUTE
55 GAL
BRUTE

CHAIN LINK

FENCE FOR

RESIDENTIAL
& RETAIL
TRASH
64 GAL.

COMPOST
64 GAL.

COMPOST
3CY LOOSE

RECYCLE FL

CONTAINER
64 GAL.COMPOST
64 GAL.

COMPOST 23G RUBBERMAID SLIM-JIM OR
EQUIVALENT FOR COMPOST.

TO BE EMPTIED DAILY INTOTRASH COLLECTION ROOM
COMPOST CONTAINER.

W
R
3/16" = 1'-0"

TRASH TERMINATION ROOM
2 CHUTES OPTION
TR1.0

DRAWING TITLE
Station East PA 2
Union City
PROJECT NO.PROJECT
CM
DRAWN

APPROVED
DATE
SCALE
DRAWING NO.

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KTGY

AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608P: 415.292.5400F: 415.292.5410 [email protected] Communities
LOOSE WASTE (2CY)

LOOSE MIXED RECYCLE
(2CY)

PROJECTED RESIDENTIAL TRASH COLLECTION SCHEDULE / WK

SERVICE M T WT F S SU
2 COMPOST (64G)

TRASH TERMINATION ROOM
LEVEL 1

UPPER CHUTE VESTIBULE
LEVEL 2-5
TOTAL 40 3 4 000
LOOSE WASTE (3CY)

LOOSE MIXED RECYCLE
(3CY)

PROJECTED RETAIL TRASH COLLECTION SCHEDULE / WK

SERVICE M T WT F S SU
1 COMPOST (64G)
TOTAL 30 3 3 40 0
2 2
2 2
1 2
3 34
12"H x 6"W
CURB (TYP.)
3CY LOOSE

WASTE FL

CONTAINER
3CY LOOSE

RECYCLE FLCONTAINER
F.D
2CY LOOSEWASTE FLCONTAINER
2CY LOOSERECYCLE FLCONTAINER
2CY

LOOSEWASTE FLCONTAINER
2CYLOOSERECYCLEFLCONTAINER
64 GAL.COMPOST
64 GAL.COMPOST
64 GAL.COMPOST
55 GAL
BRUTE
55GAL
BRUTE

CHAIN LINK

FENCE FOR

RESIDENTIAL
& RETAIL
TRASH
64 GAL.COMPOST64 GAL.COMPOST
3CY LOOSERECYCLE FLCONTAINER
64 GAL.COMPOST
64 GAL.COMPOST
WASTE

RECYCLE

RECYCLE
WASTE
WASTE
ATTEMP FRONT LOAD PICK UP VEHICLE HEIL34
NTS

SITE PLAN
TR0.0

DRAWING TITLE
Station East PA 2
Union City
PROJECT NO.PROJECT
CM
DRAWN

APPROVED
DATE
SCALE
DRAWING NO.

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KTGY

AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608P: 415.292.5400F: 415.292.5410 [email protected] Communities

TRASH ROOM
SEE PAGE TR1.0
STAGING AREA:

HAULER WILL PULLBINS TO FRONT OF
TRUCK ON SERVICE DAYS.

WASTE

RECYCLE

RECYCLE
WASTE
WASTE ATTEMP FRONT LOAD PICK UP VEHICLE HEIL34
NTS

STAGING AREA
BINS
TR0.1

DRAWING TITLE
Station East PA 2
Union City
PROJECT NO.PROJECT
CM
DRAWN

APPROVED
DATE
SCALE
DRAWING NO.

CONSULTANT

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY
KTGY

AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608P: 415.292.5400F: 415.292.5410 [email protected] Communities
STAGING AREA:

HAULER WILL PULL

BINS TO FRONT OF
TRUCK ON SERVICE DAYS.

City Council/RSA Agenda 309 Tuesday, July 23, 2024
TRASH MANAGEMENT PLAN | TMP2
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
APRIL 2, 2024
1900 Powell Street, Suite 220
Emeryville, CA 94608
(800) 488-7274 Toll Free USA
(415) 292-5400
(415) 292-5410 Fax
www.trashmanage.com
Problem: Design a waste and recycling system for this mixed use project comprised of 47 residential units and 9,693 SF of commercial space which will may include food and beverage use that that minimizes upfront and ongoing costs, staffing requirements and environmental impacts, while providing convenient trash disposal for residents and commercial tenants. Please note the word “trash” when used in this plan covers both waste, recyclable materials and organic materials.Waste and Recycling Removal: The City of Union City has contracts with Republic Services and TriCED Community Recycling for garbage, recycling and organics (food scraps, food-soiled paper and plant debris) collection service. Single stream recycling cart service is provided by Tri-CED. Bin, compactor or drop box service is provided by Republic Services. Given the size of this project Republic Services will provide recycling services. Single Stream (mixed recycling) Recycling rates are charged per dwelling unit.Situation: The State of California Mandatory Commercial Recycling Act (AB341) continued by AB1826 and SB1383 goes into effect in 2022. SB 1383 and the Alameda County Organics Reduction and Recycling Ordinance requires all businesses to keep compostable and recyclables out of landfills. Each type of refuse must be placed a separate container designated for collection of that type of refuse by the city’s franchised waste and recycling vendor. Requirements to collect food scraps and compostable materials separately from garbage is required for multi-family properties in Alameda County. All plant debris must be separated from garbage and recyclable materials. Multi-family property owners or managers can arrange for the removal of plant debris by their landscaper. The landscaper must haul to an approved facility and must deposit plant debris in the facility’s designated “clean green” area.

DRAFT- Intergral Communities-DRAFT
Station East PA 2
Union City, CA
Trash Management Plan
© American Trash Management, Inc. 2024 Page of 1 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
Emeryville, CA 94608
(800) 488-7274 Toll Free USA
(415) 292-5400
(415) 292-5410 Fax
www.trashmanage.com
Site Plan:© American Trash Management, Inc. 2024 Page of 2 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
Emeryville, CA 94608
(800) 488-7274 Toll Free USA
(415) 292-5400
(415) 292-5410 Fax
www.trashmanage.com
Project Specific Design Issues and Recommendations:

First, to meet the State requirements of AB 341, AB 1826, and SB 1383, trash must be collected in three streams (waste, mixed recycling, and compost). Second, for the residential portion of the project, we recommend installing one chute core, as designed. A single chute core can handle up to 500 units the current unit count is well below the maximum unit count. Third, the residential waste and recycling chutes should be 30” in diameter with automatic opening 15”x18” hopper type intake doors. NFPA 82 minimum required 24” chutes have a higher probability of chute jams due to large objects (super-size pizza boxes, Costco boxes, ironing boards, etc.) being thrown down to the chute.Fourth, due to the site’s projected trash volumes, we recommend all waste and recycling be collected in loose containers. The projected residential waste and recycling volumes can be handled in 2CY loose bins and the retails in 3CY loose bins. Fifth, there are a few handling options to compost. Residential compost can be handled via a 24” 304 stainless steel chute or in a 23G container on the upper floors. We have recommended a 23G container in the upper floors for compost collection in our drawings. Sixth, on the upper floors the chutes share walls with residential units. We recommend installing double walls, sound-dampening coating, or sound isolation padding to reduce sounds, vibration and odorsSeventh, due to the number of units, the project is estimated to generate 165 cardboard boxes per week. We recommend providing a designated area (in the mailroom, if space allows) for residents to leave their flattened cardboard that is too large to fit down the chute. This will reduce the potential for chute jams. Building staff will then move this cardboard to the recycling bin using a material handling cart.Eighth, a trash disposal system for retail trash must be provided. The retail tenants may either: 1) handle all trash within their leasable space, or 2) share the residential trash room. The projected retail and residential trash volumes allow for sharing one trash room. If electing for a shared trash room, we recommend the residential and commercial portions be separated with a chain link fence and have separate trash bins for each.Ninth, add one CFM/SF mechanical ventilation per CBC, floor drain, hose bib, and odor control to the trash collection rooms. Specify automatic opening chute intake doors to meet accessibility requirements. Additionally, NFPA 82 requires gravity chutes vent through the roof at least 36” and at full diameter..Tenth, Union Sanitary District requires grease traps in any sanitary drain in the trash collection room(s). They must be incorporated in the building’s trash room design.Eleventh, a safe and effective location for trash bin staging must be designated. Front-load service requires 25’ clear height. . © American Trash Management, Inc. 2024 Page of 3 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Projected Residential Waste, Recycling, and Compost Levels-: The following metrics were used to project residential waste, recycling and compost levels.

Residential Waste: 0.16 Cubic Yard (32 gallon) per week/unit. NOTE: This is the equivalent of almost 3 large kitchen garbage cans per unit per week (2.4 - 13 gallon bags).Residential Recycling: 0.16 Cubic Yard (32 gallon) per week/unit. NOTE: This is the equivalent of almost 3 large kitchen garbage cans per unit per week (2.4 - 13 gallon bags).Residential Compost: 0.02 Cubic Yard (4 gallon) per week/unit. NOTE: This is the equivalent of one small compost pail per unit per week.

Residential Trash Volumes: Below is a summary of projected LOOSE waste, recycling and compost volumes.Commercial Trash Volumes: Food and beverage tenants generate much higher trash volumes than standard retail tenants. We have assumed two cafes and five standard retail spaces for this report.*This report assumes the retail tenants will share communal loose bins.

Use Units/
SF
Waste
Loose
Volume
CY/WK
Recycle
Loose
Volume CY/
WK
Compost
Loose
Volume CY/
WK
Loose
2CY Waste
Bins/Wk
Loose
2CY
Recycle
Bins/Wk
Loose
64G
Compost
Carts/Wk
Resi. 47 7.5 7.5 0.9 4 4 3
Use Units/
SF
Waste
Loose
Volume
CY/WK
Recycle
Loose
Volume CY/
WK
Compost
Loose
Volume CY/
WK
Loose
3CY Waste
Bins/Wk
Loose
3CY
Recycle
Bins/Wk
Loose
64G
Compost
Carts/Wk
Cafe 3,593 4.2 7.2 1.9Retail 6,100 1.5 3.1 0.2Total N/A 5.8 10.2 2.1 2 4 7 © American Trash Management, Inc. 2024 Page of 4 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Proposed Residential Handling System: To comply with City ordinances, the project’s residential trash will be collected in 3 different streams: Waste, Mixed Recyclables (paper, cardboard & containers) and Compost (food & organic materials).Residents will place the waste or recycling stream in the appropriate chutes in the upper floor vestibules and discharge into loose 2CY bins in the trash termination room. .Compost will be collected in separate 23G containers on the upper floors, staff will be responsible for moving to the trash termination room daily for service by the hauler. Increasing the chute size for waste and recycling to 30” above the 24” minimum required by CBC will slightly increase the chute system cost but it will reduce the possibility of chute jams due to large objects (e.g., super size pizza, Amazon and Costco boxes) being thrown down the chute. This will reduce ongoing maintenance cost while increasing tenant convenience.The waste and recycling chutes should be 16 gauge galvaneal or aluminized steel and be isolated from the building structure using Mason BRA-Read mounts or equivalent. The chute should be coated with a sound dampening compound (Soundcoat GP-1 or equivalent) equal to the thickness of the metal.NOTE: We recommend limiting the chute intake doors to 15”x18” to minimize residents putting large, bulky items down the chutes. Based on input from property managers, tenants have been known to dispose of ironing boards, ficus trees, chairs and crutches down chutes. The recommended 15”x18” intake door will easily handle large kitchen trash bags, while discouraging potentially problematic bulky items. Cardboard. Due to the number of units, the residential segment of this project is estimated to generate 165 cardboard boxes per week. While diverting cardboard will not result in any direct disposal savings at this time, it can help reduce the number of large boxes creating chute jams. We recommend providing a space adjacent to the trash rooms for residents to place their large, flattened cardboard boxes. These boxes will be moved by building staff daily into a spare recycling bin.Odor Control. To mitigate malodors in the trash room(s), a four-pronged approach is recommended including cleaning, proper ventilation, and installing a deodorizer system.1. Mechanical Exhaust of Trash Collection Room. The mechanical ventilation required rate is 1 CFM/ SF, however, ATM recommends increasing this rate as needed, especially in areas with warmer climate. Exhaust should vent through the roof. ATM does not recommend a chilled/refrigerated trash room. A cooled space will not delay decomposition, and will have minimal impacts on odorous trash.

2. Cleaning the Trash Room. Trash rooms should be swept clean of debris on a weekly basis. Trash room wash-downs should be scheduled quarterly. These should include cleaning any trash equipment such as compactors, as well as floors and the walls. If possible, bins or compactor receiver containers should be cleaned at the same time, assuming the containers are empty. (Bins should be cleaned by onsite staff. If hauler-provided dumpsters become especially dirty, the should be replaced by the hauler.)

3. Cleaning the Chute. Almost all chutes are equipped with deodorizing and sanitizing (D&S) units, located on the top floor behind an access door. These should be operated on a WEEKLY basis, for ~5 minutes. Chutes that are designed for a high level of food wastes often also have a “Chute Janitor” built-in wash down system. These should be operated less often, such as 1x per month. © American Trash Management, Inc. 2024 Page of 5 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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When turned on, they should be allowed to run through their normal Rinse-Wash-Rinse cycle. Even with the presence of the D&S and Chute Janitor systems, all chutes should be pressured washed at least once a year to clean materials that adhere to the sides of the chutes. In areas with warmer climate we recommend quarterly wash downs. The chute wash down service should include cleaning the trash discharge room, specifically the floors, walls and the waste and recycling compactor.

4. Odor Control Systems. Odor control systems can be helpful in controlling odors, but most have limited effectiveness or create other problems. Popular low-cost systems that spray a masking agent into the air, only serve to hide odors in the trash room and not eliminate them. Ozone generators are more effective, but the odor-destroying product they create — ozone — can have deleterious effect on human health and can also destroy compactor hoses and seals. One odor control system that avoids these problems is the Piian Mini Vaporizer. It creates a very fine 50-micron mist that bonds with — and ultimately destroys — odor causing molecules. And unlike ozone, the entirely natural blend of plant extracts, essential oils and emulsifiers which is safe and does not damage equipment. © American Trash Management, Inc. 2024 Page of 6 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Residential Trash System Equipment: Below is a summary of the recommended trash system equipment for the residential segment.*Plus odor control and bin moving equipment.**Brute containers will be placed under chutes on service days. Recommended Layout:

Cores Chute
Qty
Chute
Diameter
Chute Material Bin
Type
# of Bins Bin Size Cubic
Yards
1 2 30” 16 gauge
galvaneal or aluminized steel
front load
2 waste2 recycling3 compost
2CY waste2CY recycling64G compost
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Trash Chute Intake Doors ATM standard is to specify pneumatic (automatic) opening in order to meet all accessibility requirements per 2018 IBC 1010.1.3, which states that: “Controls and operating mechanisms shall be operable with one hand and shall not require tight grasping, pinching or twisting of the wrist. The force required to activate controls and operating mechanisms shall be no greater than 5 pounds.”Chute Intake Doors and the Americans' with Disabilities Act of 1990 (ADA) This is a summary of the current state as we understand it. This is not intended to be legal advice and should not be relied upon with out seeking advice of an ADA expert and your legal counsel.Per most building codes and FHA requirements, “common use” building areas and building elements, such as a trash rooms and trash chutes are required to be accessible. Specifically, the trash chute door is required to comply with accessibility requirements:
• Clear floor space for a wheel chair at the chute door • Chute door hardware within reach range • Chute door hardware complying with operability requirements.

The operability requirements mandate that the chute door hardware must not involve any of the following:
• Two handed operation (such as depressing a button while turning a door handle) • Tight grasping or pinching • Twisting of the wrist • Force to activate the hardware that exceeds 5.0 pounds.

The majority of manual chute intake chute door installations do not comply with the accessibility requirements. Lower quality chute doors require grasping, twisting of the wrist and more than 5 pounds of force to open the chute door. Regardless of what has been installed for the chute door, the chute door is still required by both Code and FHA requirements to comply with accessibility requirements. In the cases where non-compliant chutes have been installed, the building Owner has made management decision to handle the accessibility requirement using other means.Residential and other buildings are subject to the progressively revised provisions of Federal and Local ADA laws and regulations. To meet the current ADA Standards as they apply to Gravity Trash Chute Intake Doors, the person using the door must not have to grasp, twist, or pinch the control mechanism in order to operate the intake door. ADA Standards also limits the maximum operating force required to open an interior door (without specificity to size) to 5 pounds of force. The maximum allowable mounting height of the operating mechanisms (i.e. door handle, etc) of an ADA compliant device is 44" (for side reach revised as of 2016 from 48") or 44" (for front reach when hopper door is open). The maximum allowable projection of an ADA compliant device is 4" off the projection surface of the wall.The Wilkinson Signature Series and IDC-2000 Recycling Manually operated doors requires the person operating the door to push a membrane selector switch (waste, recycling or compost) and grasp the uManual Chute Intake Door Air Assist Chute Intake Door© American Trash Management, Inc. 2024 Page of 8 19 Friday, February 2, 2024 SEE SITE PLAN, SHEET TMP1
City Council/RSA Agenda 310 Tuesday, July 23, 2024
TRASH MANAGEMENT PLAN | TMP3
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
APRIL 2, 2024
1900 Powell Street, Suite 220
Emeryville, CA 94608
(800) 488-7274 Toll Free USA
(415) 292-5400
(415) 292-5410 Fax
www.trashmanage.com
shaped handle, push down on the thumb latch with a finger and pull open the door. This type of intake doors meets the mounting height, the projection, the twist and the pinch requirements but it does not meet the pulling force or the grasp requirement.Lower quality manual chute intake doors from other manufacturers all use a T-handle or L-handle operating mechanism. These doors fail on 3 counts. They do not meet the pulling force, the grasp and twist requirements. These door are especially hard to operate for persons with arthritis due to the required simultaneously grasping, twisting and pulling motion.The Wilkinson Signature Series and IDC 2000 Pneumatic Assist door meet all the above requirements since it is operated by pushing a palm button which opens the door automatically. The door closes after a set time and latches so it meets all the current fire code requirements. The air assist mechanism is designed to preclude the need to grasp, twist, or pinch the control mechanism in order to operate the intake door. The push button meet the height, projection and force requirements too. It is conceivable, however that certain disabled persons will still not be able to operate this type of door. ADA law requires one to accommodate all persons with disabilities.The supra-majority of all new construction within the US still uses manually operated chute intake doors due to the extra upfront (~ $900 per floor) and higher maintenance costs of the Pneumatic Assist Chute Intake type of doors. Many building owners have chosen to only install the pneumatic assist doors in facilities with a high senior or disabled population and in order to meet the above ADA requirements make it their policy to provide a staff person to assist any individual with disabilities who need assistance in operating the manual operated door.Trash chute systems have been designed to meet the fire and life safety found within Building Codes, All trash chute intake doors are required to be behind a rated fire-barrier and any door in these walls is required to be a fire-rated door.This fire-rated-door is required to be self-closing (or automatic-closing upon the detection of smoke), so it has a closer mechanism and positive latch. Because this door is designated as a “fire-door”, per most codes and accessibility standards (including ANSI A117.1 used for FHA compliance), the door opening force for this door is exempt from typical accessibility requirements (maximum 5 pounds) and allowed to have a minimum opening force allowed by the authority having jurisdiction (typically a maximum of 15 pounds). The opening force for the required fire-rated doors in front of trash chute intake doors routinely exceeds 5 pounds and is more typically in the 14-18 pound range.Requiring the chute intake door to meet accessibility requirements while allowing the fire-rated door in front of the trash chute intake door to not meet the pull force and grasp requirements is illogical. If an individual with accessibility needs cannot open the fire door in front of the trash chute intake then they will not be able to access the non compliant chute. Owners should always have a policy in place to provide assistance to any person who can not access the trash chute (with or without automatic opening doors).© American Trash Management, Inc. 2024 Page of 9 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Communal Trash Termination Room Layout: © American Trash Management, Inc. 2024 Page of 10 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Commercial Trash Handling SystemTo comply with City ordinances, the project’s commercial trash will be collected in 3 different streams: Waste, Mixed Recyclables (paper, cardboard & containers) and Compost (food & organic materials).To achieve maximum efficiency and minimize space utilization, we recommend all seven retail spaces share the trash room with the residential segment, as currently designed. As long as the majority of spaces are not food and beverage, there is enough space to handle the projected trash volumes. If more than two retail spaces are leased to food and beverage tenants, the trash room may need to grow to accommodate the much higher projected trash volumes.All retail tenants will bring all three streams from their spaces to the residential trash room using material or Toter style handling carts. Once there, they will place waste and recycling into the dedicated loose bins. Compost will be placed loosely into 64 gallon carts for hauler service.Communal Commercial Trash System Equipment: Below is a summary of the recommended trash system equipment for the residential segment.

Bin Type # of Bins Bin Size Cubic Yards
Front Load 1 waste
2 recycling4 compost
3CY waste3CY recycling64G compost
© American Trash Management, Inc. 2024 Page of 11 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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SAMPLE COMMERCIAL TENANT TRASH RULES Due to the nature of shared trash spaces we recommend implementing the following rules: 1. Moving Trash: Require commercial tenants who have any wet trash to move all solid waste and recycling with wheeled carts. These carts can have plastic liners which will make it easy for tenants to put their waste and recycling into the communal trash bins. No items can be moved in bags if there are only wet items in the bag. This is to avoid leaks. Virtually all tenants fall into this category.

2. Cleanup: Tenants will be responsible for keeping these carts clean and common areas clean. They cannot clean the carts in the common areas. Any sewer blockage will be the responsibility of the tenant. All spills if they do happen must be immediately cleaned up or the property management will fine the tenant and arrange for the clean up at the tenants expense. No vent hood filters or floor mats can be cleaned on site.

3. Cooking Oil & Fat Disposal: Tenant producing used cooking oil must store, arrange and pay for a service who will collect this used oil. No oil can be moved in open containers on the property. All spills must be immediately cleaned up or the property management will fine the tenant and arrange for the clean up at the tenants expense. Used cooking oil must be removed frequently as dictated by management (used cooking oil stinks).

4. Bulky Items: Disposal of any large bulky items that do not easily fit within the tenants trash containers must be removed from the property by the tenant at the tenants expense. Anything that is not typically disposed of on a regular basis must be handled directly by the tenant.

5. Hazardous Materials: Tenants are responsible for arranging and paying for the disposal of all Hazardous Material as defined by law.
© American Trash Management, Inc. 2024 Page of 12 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Recommended Trash Equipment Please note the hauler bin dimensions are similar to the following.

Front Load Bins
Dimensions may vary slightly. Measurements shown are exterior dimensions.Not all bins are available with wheels.

RecologySanMateoCounty.com | 650.595.3900
8-yard
1-yard 2-yard
3-yard 4-yard
6-yard
39”
29” 82”
53”
40” 82”
82”
68”
56” 82”
72”
82” 70”
47”
62”
91”
82”
73”
© American Trash Management, Inc. 2024 Page of 13 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Compost Collection Carts© American Trash Management, Inc. 2024 Page of 14 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Sample Service Schedules (actual schedule to be determined by hauler and building management)Residential Service LOOSE Schedule (Recommended)Communal Commercial LOOSE Trash Bin Service Schedule (Recommended)SYSTEM SPECIFICATIONS: Provided separately.1. Section 14 91 82 - Waste and Recycling Chutes & Intake Doors2. Section 44 31 00 - Odor Control3. Section 41 63 23 - Electric Pallet Jack Bin Type Monday Tuesday Wednesday Thursday Friday Saturday Sunday 2CY LooseWaste Bin
2 2
2CY LooseRecycle Bin
2 2
64G ToterCompost Carts
3 Total 4 0 4 0 0 0 0
Bin Type Monday Tuesday Wednesday Thursday Friday Saturday Sunday 3CY LooseWaste Bin
1 1
3CY LooseRecycle Bin
2 2
64G ToterCompost Carts
4 3
Total 3 0 3 0 0 0 0
© American Trash Management, Inc. 2024 Page of 15 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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Bin Staging: A safe and efficient location for bin staging must be identified we recommend staging in a loading zone or in an area that the hauler can access easily. Front load service front load bins requires 25’. Clear height (no lights, trees, sprinklers or other items within the service area) so it is unlikely service can take place within the building. We recommend all containers be moved by staff using an Electric Pallet Jack to the staging location. Noise Levels *Noise levels from compactor operation were measured by JV Manufacturing, makers of Cram-a- lot compactors.

Location Decibel Levels
Banging on Bins when Emptying 100Behind Garbage Truck (while compacting) 89 8'-0" 17'-10" 11'-3"
4'-9"
21'-0"
37'-2"
32'-3"
11'-6" 8'-0"

AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 890
EMERYVILLE, CALIFORNIA 94608P: 415.292.5400F: 415.292.5410 [email protected]
DRAWING TITLEPROJECT NO.PROJECT
MC
DRAWN

APPROVED
DATE
SCALE
DRAWING NO.

SB
07/12/18
NTS

CONSULTANT
FEL.01

ARCHITECT

OWNER / DEVELOPER
NO. DATE ISSUE / REVISION ISSUED BY

PROTOTYPE

FRONT LOAD

COLLECTION VEHICLE
© American Trash Management, Inc. 2024 Page of 16 19 Friday, February 2, 2024 City Council/RSA Agenda 311 Tuesday, July 23, 2024
TRASH MANAGEMENT PLAN | TMP4
STATION EAST PA 2

UNION CITY, CA

DESIGN REVIEW
APRIL 2, 2024
1900 Powell Street, Suite 220
Emeryville, CA 94608
(800) 488-7274 Toll Free USA
(415) 292-5400
(415) 292-5410 Fax
www.trashmanage.com
Waste, Recycling and Compost Analysis (Rates reflect the rate increase effective July 1, 2023) Below is a comparative analysis of the disposal and labor costs of handling waste and recycling in loose versus compacted bins. Please note that the projections below are estimates derived from actual audits of comparable multifamily complexes in the San Francisco Bay area. They are not guaranteed. They are to be used for planning purposes only and may be higher or lower than projected.

TOTAL RESIDENTIAL WASTE AND RECYCLING ANALYSIS ND RECYCLING ANALYSIS ASSUMPTIONS: UNITS: 47 GALLONS
Volume Waste: 0.16 cubic yard/week/unit 32
Volume Recycling: 0.16 cubic yard/week/unit 32
Volume Compost: 0.02 cubic yard/week/unit 4
Compaction Ratio 4 to 1
Staff Labor Rate $21.00 per hour - 1 person
Time move bins 0.25 hr to move to unloading area & back nloading area & back Rake-Rotate bins 0.15 hr to go to each bin rake or rotate bin rake or rotate # of Trash Rooms 2
Compacted Service 2 cubic yard front load bins
Loose Waste Service 2 cubic yard front load bins
Loose Recycling Service 2 cubic yard front load bins
Loose Compost Service 0.32 cubic yard carts (64 G Toter carts) COST BENEFIT CALCULATIONSPROJECTED PROJECTED PROJECTEDSERVICE-Waste Loose Compacted CompactedSERVICE-Recycling Loose Loose CompactedLoose Waste Volume - CY 7.5Compacted Waste Volume - CY 1.9 1.9Loose Recycling Volume - CY 7.5 7.5Compacted Recycling Volume - CY 1.9Loose Compost Volume - CY 0.9 0.9 0.9Waste Bins/week 41 1Recycling Bins/week 44 1Compost carts/week 33 3Containers/week/trash room 11 8 5SYSTEM CAPITAL COST $0.00 $41,801.90 $83,603.80WASTE COST/MONTH $1,828.92 $785.12 $785.12RECYCLING COST/MONTH $1,089.28 $1,089.28 $588.84COMPOST COST/MONTH $253.31 $253.31 $253.31TRAVEL PREMIUM 0% $0.00 $0.00 $0.00COST/MONTH $3,171.51 $2,127.71 $1,627.26COMPACTION SAVINGS/MONTH $0.00 $1,043.80 $1,544.25STAFF LABOR COST/MONTH $400.09 $290.98 $181.86STAFF SAVINGS/MONTH $0.00 $109.12 $218.23NET MONTHLY COSTS $3,571.60 $2,418.68 $1,809.12Monthly Cost per Unit $75.99 $51.46 $38.49PAYBACK-MONTHS n/a 36 47

RESIDENTIAL CARDBOARD ANALYSIS NALYSIS
ASSUMPTIONS: UNITS: 47
BOXES/WK 165
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TOTAL COMMERCIAL WASTE AND RECYCLING SYSTEM ANALYSIS
Square Feet 9,693
Cafes SF 3,593
Retail SF 6,100
Cafe % 37%
Retail % 63%
Cafe trash* 0.42 lbs/sf/wk
Retail trash§ 0.07 lbs/sf/wk
% recycle - cafe 40%
% compost - cafe 25%
%recycle - retail 60%
% compost - retail 10%
Cafe wastes: 125 lb. per loose cubic yards bic yards
Retail wastes: 84 lb. per loose cubic yards bic yards
compost: 200 lb. per loose cubic yards bic yards
recyclables: 84 lb. per loose cubic yards bic yards
Compaction Ratio 4 to 1
Staff Labor Rate $21.00 per hour - 1 person
# of Trash Rooms 1
Compacted Service 2 cubic yard front load bins load bins Loose Bin Service 3 cubic yard front load bins load bins Loose Compost Service 0.32 cubic yard carts (64 G Toter carts) ASSUMPTIONS:COST BENEFIT CALCULATIONS: PROJECTED PROJECTED PROJECTED PROJECTEDWeekly Retail A (Cafe) Retail B Retail C Retail DSquare Feet 2,177 1,220 1,220 1,220SERVICE-Waste Loose Loose Loose LooseSERVICE-Recycling Loose Loose Loose LooseSERVICE-Compost Loose Loose Loose LooseLoose Waste Volume - CY 2.6 0.3 0.3 0.3Compacted Waste Volume - CY 0.6 0.1 0.1 0.1Loose Recycling Volume - CY 4.4 0.6 0.6 0.6Compacted Recycling Volume - CY 1.1 0.2 0.2 0.2Loose Compost Volume - CY 1.1 0.04 0.04 0.04 Waste Bins/week 1 1 1 1Recycling Bins/week 2 1 1 1Compost Bins/week 4 1 1 1Total Containers/week 73 3 3 Retail G (Cafe) Retail E Retail F Total Total
Square Feet 1,416 1,220 1,220 9,693 9,693
SERVICE-Waste Loose Loose Loose Loose CompactedSERVICE-Recycling Loose Loose Loose Loose CompactedSERVICE-Compost Loose Loose Loose Loose LooseLoose Waste Volume - CY 1.7 0.3 0.3 5.8 Compacted Waste Volume - CY 0.4 0.1 0.1 1.4
Loose Recycling Volume - CY 2.8 0.6 0.6 10.2
Compacted Recycling Volume - CY 0.7 0.2 0.2 2.6
Loose Compost Volume - CY 0.7 0.04 0.04 2.1 2.1
Waste Bins/week 1 1 1 2 1Recycling Bins/week 1 1 1 4 2Compost Bins/week 3 1 1 7 7Total Containers/week 5 3 3 13 10 © American Trash Management, Inc. 2024 Page of 18 19 Friday, February 2, 2024 1900 Powell Street, Suite 220
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www.trashmanage.com
The system capital costs above are estimates utilized for planning purposes only. Pricing includes tax, shipping, and install costs. Due to frequently changing values, do not use these estimates for any other purpose.

WASTE AND RECYCLING RATES (PARTIAL) - reflect increase effective July 1, 2023 City: City of Union CityFranchise: Republic Services/Tri-CED vices/Tri-CEDRecycling Per Dwelling: $16.68Single-Family Rates Waste Recycling Compost64G toter $84.06 $16.68 $84.0696G toter $126.04 $16.68 $126.04Muti-Family/Commerical Loose Waste Rates: Waste Rates:Frequency-x/wk & Volume CY 23 4 1 $327.01 $457.23 $592.642 $593.22 $851.68 $1,112.023 $859.55 $1,246.10 $1,631.334 $1,125.79 $1,640.45 $2,150.795 $1,392.01 $2,034.70 $2,670.146 $1,660.75 $2,429.24 $3,189.50 Commercial Loose Recyclables Rates:Frequency-x/wk & Volume CY 23 4 1 $196.23 $272.32 $355.582 $355.94 $511.00 $667.213 $515.74 $747.65 $978.814 $675.48 $984.26 $1,290.485 $835.21 $1,220.81 $1,602.086 $996.45 $1,457.55 $1,913.69 Multi-Family/Commercial Loose Organics Rates: Organics Rates:Frequency-x/wk & Volume CY 64 Gallon 1 2 1 $50.67 $104.68 $196.232 $101.32 $209.39 $355.943 $151.99 $289.14 $515.744 $202.66 $368.91 $675.485 $253.31 $513.79 $835.216 $303.99 $529.89 $996.45 Multi-Family/Commercial Compacted Waste Rates: acted Waste Rates:Compacted rate per yard $60.44 Per-Occurrance Per-Cubic Yard Rate
Multi-Family/Commercial Compacted Recycle Rates: acted Recycle Rates:Compacted rate per yard $15.11 Per-Occurrance Per-Cubic Yard Rate
Chute Fed Compactor Cost $41,801.90 A500, 2-2CY Towable bins-Thru-wall Intakes, tax, ship Install wable bins-Thru-wall Intakes, tax, ship Install Chute Fed Compactor Cost $48,106.10 A500, 3-2CY Towable bins-Thru-wall Intakes, tax, ship Install wable bins-Thru-wall Intakes, tax, ship Install © American Trash Management, Inc. 2024 Page of 19 19 Friday, February 2, 2024 City Council/RSA Agenda 312 Tuesday, July 23, 2024
City Council/RSA Agenda 313 Tuesday, July 23, 2024
BUIL

RETAIL TENANT A
2,177 SF

RETAIL TENANT B
1,220 SF

RETAIL TENANT C
1,220 SF

RETAIL TENANT D
1,220 SF

RETAIL TENANT G
1,416 SF
ELEC.

RES. LOBBY
3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E
1,220 SF

RETAIL TENANT F
1,220 SF L0.01 Architecture + Planning PERSPECTIVE NORTH 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 KEY MAP 8TH STREET
9TH STREET

DECOTO ROAD
City Council/RSA Agenda 314 Tuesday, July 23, 2024
BUIL

RETAIL TENANT A
2,177 SF

RETAIL TENANT B
1,220 SF

RETAIL TENANT C
1,220 SF

RETAIL TENANT D
1,220 SF

RETAIL TENANT G
1,416 SF
ELEC.

RES. LOBBY
3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E
1,220 SF

RETAIL TENANT F
1,220 SF L0.02 Architecture + Planning PERSPECTIVE SOUTH 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 KEY MAP 8TH STREET
9TH STREET

DECOTO ROAD
City Council/RSA Agenda 315 Tuesday, July 23, 2024
BUIL

RETAIL TENANT A
2,177 SF

RETAIL TENANT B
1,220 SF

RETAIL TENANT C
1,220 SF

RETAIL TENANT D
1,220 SF

RETAIL TENANT G
1,416 SF
ELEC.

RES. LOBBY
3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E
1,220 SF

RETAIL TENANT F
1,220 SF L0.03 Architecture + Planning SECTIONS AT DECOTO RD 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 KEY MAP 1 2
8TH STREET
9TH STREET

DECOTO ROAD
City Council/RSA Agenda 316 Tuesday, July 23, 2024
SYMBOL DESCRIPTION SEAT WALL PLAYGROUND ENCLOSURE PLANTER WALL PERFORATED METAL SCREEN FENCE & WALL SCHEDULE 90"X45" CLEARANCE RETAIL TENANT A2,177 SF
RETAIL TENANT B1,220 SF
RETAIL TENANT C1,220 SF
RETAIL TENANT D1,220 SF
RETAIL TENANT G1,416 SF ELEC.

RES. LOBBY 3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E1,220 SF
RETAIL TENANT F1,220 SF

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER

SEPARATE COVER

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER
SEPARATE COVER 0 20 40 1"=20'-0"SCALE NORTH Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 L0.04 FENCE & WALL PLAN PLAYGROUND ENCLOSURE SEAT WALL PLANTER WALL PERFORATED METAL SCREEN City Council/RSA Agenda 317 Tuesday, July 23, 2024 L0.05 Architecture + Planning SITE FURNSHINGS 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 BIKE RACKS DECORATIVE POT CANTILEVERED BENCH CANTILEVERED OVERHEAD STRUCTURE BIKE REPAIR STATION TRASH RECEPTACLE BIKE LOCKER - DOUBLE PEDESTAL BOTTLE FILLER MERIDIAN ENCHANTED EXPEDITION CLIMBER BY PLAY & PARK STRUCTURES RUBBER HALF SPHERES BY PLAY & PARK STRUCTURE City Council/RSA Agenda 318 Tuesday, July 23, 2024

RETAIL TENANT A
2,177 SF

RETAIL TENANT B
1,220 SF

RETAIL TENANT C
1,220 SF

RETAIL TENANT D
1,220 SF
RES. LOBBY
3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E
1,220 SF

RETAIL TENANT F
1,220 SF 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-02 P-02 P.A. 1 4
7 12
9 910 14 17 10 16 16
1 23 SYMBOL DESCRIPTION UTILITIES - SEE PLANS BY CIVIL CURB RAMP - SEE PLANS BY CIVIL ENGINEER TRAFFIC CALMING - SEE PLANS BY CIVIL ENGINEER ACCESSIBLE PARKING STALLS - SEE PLANS BY CIVIL BUS STOP - SEE PLANS BY CIVIL ENGINEER BIKE RACKS DECORATIVE POT CANTILEVERED BENCH CANTILEVERED OVERHEAD STRUCTURE 32" DECORATIVE METAL SCREEN BIKE REPAIR STATION TRASH RECEPTACLE 42" PLAYGROUND ENCLOSURE SCULPTURAL SEAT AND PLANTER WALL STEEL EDGING MOVEABLE FURNITURE PER RETAIL TENANTS MONUMENT SIGN BIKE LOCKER - DOUBLE PEDESTAL BOTTLE FILLER PLAYGROUND GATE MERIDIAN ENCHANTED EXPEDITION CLIMBER BY PLAY & PARK STRUCTURES RUBBER HALF SPHERES BY PLAY & PARK STRUCTURES LIGHTING BOLLARD PAVING SYMBOL DESCRIPTION CONCRETE ENHANCED PAVING CRUSHED GRAVEL SYNTHETIC TURF STAMPED ASPHALT STAMPED ASPHALT BORDER 1234567891011121314151617181920212223P-01 P-02 P-03 P-04 P-05 P-06 REFERENCE NOTES SCHEDULE LIGHTING NOTE: ALL LIGHTING FIXTURES OTHER THAN STREETLIGHTS 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.

MATCH LINE - SEE SHEET L1.12
MATCH LINE - SEE SHEET L1.14
MATCH LINE - SEE SHEET L1.13 L1.11 CONSTRUCTION PLAN
L STREET 8TH STREET 9TH STREET

K STREET M STREET

RETAIL TENANT E1,220 SF
RETAIL TENANT F1,220 SF 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.A. P.A. P.A. P.A. P.A. P-02 P-01 P-01 P-01 P.A. P.A. P.A. P.A. P.A. P-02 P.A. P-04 4 910 14 18116 121920 16 16 5 12 23 23 SYMBOL DESCRIPTION UTILITIES - SEE PLANS BY CIVIL CURB RAMP - SEE PLANS BY CIVIL ENGINEER TRAFFIC CALMING - SEE PLANS BY CIVIL ENGINEER ACCESSIBLE PARKING STALLS - SEE PLANS BY CIVIL BUS STOP - SEE PLANS BY CIVIL ENGINEER BIKE RACKS DECORATIVE POT CANTILEVERED BENCH CANTILEVERED OVERHEAD STRUCTURE 32" DECORATIVE METAL SCREEN BIKE REPAIR STATION TRASH RECEPTACLE 42" PLAYGROUND ENCLOSURE SCULPTURAL SEAT AND PLANTER WALL STEEL EDGING MOVEABLE FURNITURE PER RETAIL TENANTS MONUMENT SIGN BIKE LOCKER - DOUBLE PEDESTAL BOTTLE FILLER PLAYGROUND GATE MERIDIAN ENCHANTED EXPEDITION CLIMBER BY PLAY & PARK STRUCTURES RUBBER HALF SPHERES BY PLAY & PARK STRUCTURES LIGHTING BOLLARD PAVING SYMBOL DESCRIPTION CONCRETE ENHANCED PAVING CRUSHED GRAVEL SYNTHETIC TURF STAMPED ASPHALT STAMPED ASPHALT BORDER 1234567891011121314151617181920212223P-01 P-02 P-03 P-04 P-05 P-06 REFERENCE NOTES SCHEDULE LIGHTING NOTE: ALL LIGHTING FIXTURES OTHER THAN STREETLIGHTS 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. MATCH LINE - SEE SHEET L1.11 MATCH LINE - SEE SHEET L1.14 L1.12 CONSTRUCTION PLAN L STREET 8TH STREET 9TH STREET

K STREET M STREET

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER
SEPARATE COVER 15 3 2 1 23 SYMBOL DESCRIPTION UTILITIES - SEE PLANS BY CIVIL CURB RAMP - SEE PLANS BY CIVIL ENGINEER TRAFFIC CALMING - SEE PLANS BY CIVIL ENGINEER ACCESSIBLE PARKING STALLS - SEE PLANS BY CIVIL BUS STOP - SEE PLANS BY CIVIL ENGINEER BIKE RACKS DECORATIVE POT CANTILEVERED BENCH CANTILEVERED OVERHEAD STRUCTURE 32" DECORATIVE METAL SCREEN BIKE REPAIR STATION TRASH RECEPTACLE 42" PLAYGROUND ENCLOSURE SCULPTURAL SEAT AND PLANTER WALL STEEL EDGING 123456789101112131415 REFERENCE NOTES SCHEDULE MOVEABLE FURNITURE PER RETAIL TENANTS MONUMENT SIGN BIKE LOCKER - DOUBLE PEDESTAL BOTTLE FILLER PLAYGROUND GATE MERIDIAN ENCHANTED EXPEDITION CLIMBER BY PLAY & PARK STRUCTURES RUBBER HALF SPHERES BY PLAY & PARK STRUCTURES LIGHTING BOLLARD PAVING SYMBOL DESCRIPTION CONCRETE ENHANCED PAVING CRUSHED GRAVEL SYNTHETIC TURF STAMPED ASPHALT STAMPED ASPHALT BORDER 1617181920212223P-01 P-02 P-03 P-04 P-05 P-06 SYMBOL DESCRIPTION LIGHTING NOTE: ALL LIGHTING FIXTURES OTHER THAN STREETLIGHTS 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. MATCH LINE - SEE SHEET L1.11 MATCH LINE - SEE SHEET L1.14 L1.13 CONSTRUCTION PLAN L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 14, 2024 City Council/RSA Agenda 321 Tuesday, July 23, 2024
90"X45" CLEARANCE
RETAIL TENANT G1,416 SF ELEC.
1,220 SF 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.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.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-01 P-01 P-01 P-01 P-03 P-03 P.A. P.A. P.A. P.A. P.A. P.A. P-02 P.A. P-04 P-05

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER
SEPARATE COVER P-01 P-01 P-01 13 151 4 18116 8 121920 2122 3 2 P-06 23 23 15 SYMBOL DESCRIPTION UTILITIES - SEE PLANS BY CIVIL CURB RAMP - SEE PLANS BY CIVIL ENGINEER TRAFFIC CALMING - SEE PLANS BY CIVIL ENGINEER ACCESSIBLE PARKING STALLS - SEE PLANS BY CIVIL BUS STOP - SEE PLANS BY CIVIL ENGINEER BIKE RACKS DECORATIVE POT CANTILEVERED BENCH CANTILEVERED OVERHEAD STRUCTURE 32" DECORATIVE METAL SCREEN BIKE REPAIR STATION TRASH RECEPTACLE 42" PLAYGROUND ENCLOSURE SCULPTURAL SEAT AND PLANTER WALL STEEL EDGING MOVEABLE FURNITURE PER RETAIL TENANTS MONUMENT SIGN BIKE LOCKER - DOUBLE PEDESTAL BOTTLE FILLER PLAYGROUND GATE MERIDIAN ENCHANTED EXPEDITION CLIMBER BY PLAY & PARK STRUCTURES RUBBER HALF SPHERES BY PLAY & PARK STRUCTURES LIGHTING BOLLARD PAVING SYMBOL DESCRIPTION CONCRETE ENHANCED PAVING CRUSHED GRAVEL SYNTHETIC TURF STAMPED ASPHALT 1234567891011121314151617181920212223P-01 P-02 P-03 P-04 P-05 REFERENCE NOTES SCHEDULELIGHTING NOTE: ALL LIGHTING FIXTURES OTHER THAN STREETLIGHTS 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. 0 10 20 1"=10'-0"SCALE NORTH MATCH LINE - SEE SHEET L1.12 MATCH LINE - SEE SHEET L1.13
MATCH LINE - SEE SHEET L1.11
MATCH LINE - SEE SHEET L1.11
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 L1.14 CONSTRUCTION PLAN Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 14, 2024 City Council/RSA Agenda 322 Tuesday, July 23, 2024
SYMBOL MANUFACTURER/MODEL/DESCRIPTION ARC PSI GPM RADIUS BUBBLER ASSEMBLY FOR TREES INSTALL TWO (2) 18" RAINBIRD RWS-M-B-C-1402 WITH 0.50 GPM BUBBLER PER TREE. 30 1 4' 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, REDBRASS AND STAINLESS STEEL, WITH 3/4" NPT INLET, 2-PIECE BODY. MATCO-NORCA 759 BRASS SHUT OFF BALL VALVE, 1/2" TO 4". TWO PIECE BODY,BLOW-OUT PROOF STEM, CHROME PLATED SOLID BRASS BALL, THREADED, WITH PTFE SEATS. SAME SIZE AS MAINLINE PIPE. 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 1-1/2" REDUCED PRESSURE BACKFLOW PREVENTER HUNTER PED-SS-A2C-75D-SS 75-STATION DECODER CONTROLLER IN AN OUTDOOR STAINLESS STEEL PEDESTAL. HUNTER WSS WIRELESS SOLAR, RAIN FREEZE SENSOR WITH OUTDOOR

INTERFACE, CONNECTS TO HUNTER PCC, PRO-C, AND I-CORE
CONTROLLERS, INSTALL AS NOTED. INCLUDES 10 YEAR LITHIUM BATTERY AND RUBBER MODULE COVER, AND GUTTER MOUNT BRACKET. 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-30SS LOW PROFILE, TUBE AND WIRE CONSTRUCTION SMOOTH TOUCH SURFACE, STAINLESS STEEL BACKFLOW ENCLOSURE.

31.5"L, 28"H, 17.75"W. WATER METER 1" IRRIGATION LATERAL LINE: PVC SCHEDULE 40 IRRIGATION MAINLINE: PVC SCHEDULE 40 IRRIGATION MAINLINE: TYPE K COPPER PIPE PIPE SLEEVE: PVC SCHEDULE 40 FEI MVBFASSFSENWM #" # VALVE NUMBER VALVE SIZE VALVE FLOW VALVE CALLOUT # IRRIGATION SCHEDULE Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 L2.01 IRRIGATION SCHEDULE City Council/RSA Agenda 323 Tuesday, July 23, 2024

RETAIL TENANT A
2,177 SF

RETAIL TENANT B
1,220 SF

RETAIL TENANT C
1,220 SF

RETAIL TENANT D
1,220 SF
RES. LOBBY
3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E
1,220 SF

RETAIL TENANT F
1,220 SF L2.11 IRRIGATION PLAN Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 MATCH LINE - SEE SHEET L2.12
MATCH LINE - SEE SHEET L2.14
MATCH LINE - SEE SHEET L2.13
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 City Council/RSA Agenda 324 Tuesday, July 23, 2024 90"X45" CLEARANCE
RETAIL TENANT B1,220 SF
RETAIL TENANT C1,220 SF
RETAIL TENANT D1,220 SF
RETAIL TENANT G1,416 SF ELEC.

RETAIL TENANT E1,220 SF
RETAIL TENANT F1,220 SF
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 MATCH LINE - SEE SHEET L2.11
MATCH LINE - SEE SHEET L2.14 L2.12 IRRIGATION PLAN
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 City Council/RSA Agenda 325 Tuesday, July 23, 2024

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER

SEPARATE COVER
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 MATCH LINE - SEE SHEET L2.11
MATCH LINE - SEE SHEET L2.14 L2.13 IRRIGATION PLAN
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 City Council/RSA Agenda 326 Tuesday, July 23, 2024 90"X45" CLEARANCE
RETAIL TENANT G1,416 SF ELEC.
1,220 SF FS MV BF WM EN

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER

SEPARATE COVER
Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 MATCH LINE - SEE SHEET L2.12
MATCH LINE - SEE SHEET L2.13
MATCH LINE - SEE SHEET L2.11
MATCH LINE - SEE SHEET L2.11 L2.14 IRRIGATION PLAN
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 City Council/RSA Agenda 327 Tuesday, July 23, 2024

RETAIL TENANT A
2,177 SF

RETAIL TENANT B
1,220 SF

RETAIL TENANT C
1,220 SF

RETAIL TENANT D
1,220 SF
RES. LOBBY
3B

ROLL-UP DOOR
TRASH/MECH.

RETAIL TENANT E
1,220 SF

RETAIL TENANT F
1,220 SF SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS QTY TREES ACACIA STENOPHYLLA SHOESTRING ACACIA 24" BOX L 13 KOELREUTERIA PANICULATA GOLDEN RAIN TREE 36" BOX M 13 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' NATCHEZ CRAPE MYRTLE 24" BOX L 7 PLATANUS X ACERIFOLIA 'BLOODGOOD' BLOODGOOD PLANE TREE MULTI-TRUNK 36" BOX M 4 TREE SCHEDULE ORNAMENTAL SHRUBS/GROUNDCOVER ABELIA X GRANDIFLORA 'KALEIDOSCOPE' / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE ACHILLEA MILLEFOLIUM 'CAMEO' / CAMEO COMMON YARROW AGAVE ATTENUATA / FOXTAIL AGAVE ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / HOWARD MCMINN VINE HILL 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 BLUEBLOSSOM 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' / BREEZE™ MAT RUSH LUPINUS ALBIFRONS / BUSH LUPINE MIMULUS AURANTIACUS / STICKY MONKEYFLOWER MUHLENBERGIA RIGENS / DEER GRASS NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT PHORMIUM TENAX 'JACK SPRATT' / JACK SPRATT NEW ZEALAND FLAX ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY SALVIA CLEVELANDII 'WINNIFRED GILMAN' / WINNIFRED GILMAN CLEVELAND SAGE SALVIA GREGGII / AUTUMN SAGE SALVIA LEUCANTHA 'SANTA BARBARA' / 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 0 10 20 1"=10'-0"SCALE NORTH MATCH LINE - SEE SHEET L3.12
MATCH LINE - SEE SHEET L3.14
MATCH LINE - SEE SHEET L3.13 L3.11 PLANTING PLAN
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 City Council/RSA Agenda 328 Tuesday, July 23, 2024
90"X45" CLEARANCE
RETAIL TENANT B1,220 SF
RETAIL TENANT C1,220 SF
RETAIL TENANT D1,220 SF
RETAIL TENANT G1,416 SF ELEC.

RETAIL TENANT E1,220 SF
RETAIL TENANT F1,220 SF SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS QTY TREES ACACIA STENOPHYLLA SHOESTRING ACACIA 24" BOX L 13 KOELREUTERIA PANICULATA GOLDEN RAIN TREE 36" BOX M 13 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' NATCHEZ CRAPE MYRTLE 24" BOX L 7 PLATANUS X ACERIFOLIA 'BLOODGOOD' BLOODGOOD PLANE TREE MULTI-TRUNK 36" BOX M 4 TREE SCHEDULE ORNAMENTAL SHRUBS/GROUNDCOVER ABELIA X GRANDIFLORA 'KALEIDOSCOPE' / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE ACHILLEA MILLEFOLIUM 'CAMEO' / CAMEO COMMON YARROW AGAVE ATTENUATA / FOXTAIL AGAVE ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / HOWARD MCMINN VINE HILL 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 BLUEBLOSSOM 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' / BREEZE™ MAT RUSH LUPINUS ALBIFRONS / BUSH LUPINE MIMULUS AURANTIACUS / STICKY MONKEYFLOWER MUHLENBERGIA RIGENS / DEER GRASS NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT PHORMIUM TENAX 'JACK SPRATT' / JACK SPRATT NEW ZEALAND FLAX ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY SALVIA CLEVELANDII 'WINNIFRED GILMAN' / WINNIFRED GILMAN CLEVELAND SAGE SALVIA GREGGII / AUTUMN SAGE SALVIA LEUCANTHA 'SANTA BARBARA' / 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 0 10 20 1"=10'-0"SCALE NORTH MATCH LINE - SEE SHEET L3.11 MATCH LINE - SEE SHEET L3.14 L3.12 PLANTING PLAN L STREET 8TH STREET 9TH STREET

K STREET M STREET

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER
SEPARATE COVER SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS QTY TREES ACACIA STENOPHYLLA SHOESTRING ACACIA 24" BOX L 13 KOELREUTERIA PANICULATA GOLDEN RAIN TREE 36" BOX M 13 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' NATCHEZ CRAPE MYRTLE 24" BOX L 7 PLATANUS X ACERIFOLIA 'BLOODGOOD' BLOODGOOD PLANE TREE MULTI-TRUNK 36" BOX M 4 TREE SCHEDULE ORNAMENTAL SHRUBS/GROUNDCOVER ABELIA X GRANDIFLORA 'KALEIDOSCOPE' / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE ACHILLEA MILLEFOLIUM 'CAMEO' / CAMEO COMMON YARROW AGAVE ATTENUATA / FOXTAIL AGAVE ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / HOWARD MCMINN VINE HILL 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 BLUEBLOSSOM 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' / BREEZE™ MAT RUSH LUPINUS ALBIFRONS / BUSH LUPINE MIMULUS AURANTIACUS / STICKY MONKEYFLOWER MUHLENBERGIA RIGENS / DEER GRASS NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT PHORMIUM TENAX 'JACK SPRATT' / JACK SPRATT NEW ZEALAND FLAX ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY SALVIA CLEVELANDII 'WINNIFRED GILMAN' / WINNIFRED GILMAN CLEVELAND SAGE SALVIA GREGGII / AUTUMN SAGE SALVIA LEUCANTHA 'SANTA BARBARA' / 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 0 10 20 1"=10'-0"SCALE NORTH MATCH LINE - SEE SHEET L3.11 MATCH LINE - SEE SHEET L3.14 L3.13 PLANTING PLAN L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 City Council/RSA Agenda 330 Tuesday, July 23, 2024
90"X45" CLEARANCE
RETAIL TENANT G1,416 SF ELEC.
1,220 SF

LIMIT OF WORK
PA4 IMPROVEMENTS UNDER
SEPARATE COVER SYMBOL BOTANICAL / COMMON NAME SIZE WUCOLS QTY TREES ACACIA STENOPHYLLA SHOESTRING ACACIA 24" BOX L 13 KOELREUTERIA PANICULATA GOLDEN RAIN TREE 36" BOX M 13 LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' NATCHEZ CRAPE MYRTLE 24" BOX L 7 PLATANUS X ACERIFOLIA 'BLOODGOOD' BLOODGOOD PLANE TREE MULTI-TRUNK 36" BOX M 4 TREE SCHEDULE ORNAMENTAL SHRUBS/GROUNDCOVER 15,315 SF ABELIA X GRANDIFLORA 'KALEIDOSCOPE' / KALEIDOSCOPE GLOSSY ABELIA ACACIA COGNATA 'ACCOG01' / COUSIN ITT LITTLE RIVER WATTLE ACHILLEA MILLEFOLIUM 'CAMEO' / CAMEO COMMON YARROW AGAVE ATTENUATA / FOXTAIL AGAVE ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / HOWARD MCMINN VINE HILL 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 BLUEBLOSSOM 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' / BREEZE™ MAT RUSH LUPINUS ALBIFRONS / BUSH LUPINE MIMULUS AURANTIACUS / STICKY MONKEYFLOWER MUHLENBERGIA RIGENS / DEER GRASS NEPETA X FAASSENII 'CAT'S MEOW' / CAT'S MEOW CATMINT PHORMIUM TENAX 'JACK SPRATT' / JACK SPRATT NEW ZEALAND FLAX ROSMARINUS OFFICINALIS 'TUSCAN BLUE' / TUSCAN BLUE ROSEMARY SALVIA CLEVELANDII 'WINNIFRED GILMAN' / WINNIFRED GILMAN CLEVELAND SAGE SALVIA GREGGII / AUTUMN SAGE SALVIA LEUCANTHA 'SANTA BARBARA' / 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 0 10 20 1"=10'-0"SCALE NORTH MATCH LINE - SEE SHEET L3.12 MATCH LINE - SEE SHEET L3.13
MATCH LINE - SEE SHEET L3.11
MATCH LINE - SEE SHEET L3.11
L STREET 8TH STREET 9TH STREET

K STREET M STREET

BRADFORD WAY
7TH STREET
DECOTO ROAD LX.12 LX.11 LX.13 LX.14 L3.14 PLANTING PLAN Architecture + Planning 888.456.5849 ktgy.com STATION EAST PA 2 UNION CITY, CA # 2023-0381 DESIGN REVIEW MAY 23, 2024 City Council/RSA Agenda 331 Tuesday, July 23, 2024
Agenda Item
DATE: JUNE 27, 2024
TO: PLANNING COMMISSION
FROM: CARMELA CAMPBELL, ECONOMIC & COMMUNITY

DEVELOPMENT DIRECTOR
SUBJECT: SITE DEVELOPMENT REVIEW SD-23-006
TENTATIVE TRACT MAP AMENDMENT ATM-24-001
DEVELOPMENT AGREEMENT AMENDMENT ADA-24-001
APPLICANT: THE STATION EAST OWNER LLC
LEGAL OWNER: THE STATION EAST OWNER LLC
REQUEST: Site Development Review (SD-23-006) for the development of 75 units including 47 rental units and 9,466 square feet of retail area in a 5-story mixed use building and 28 condominium units in three 4- story buildings on 1.89 acres known as Planning Area 2 (PA 2) within the Station East Mixed Use Residential Development.

Tentative Tract Map Amendment (ATM-24-001) to the Station East Tentative Tract Map 8251 (TTM-20-001) approved by Resolution No. 5777-21 on June 8, 2021 and amended by Resolution No. 6114-23 on April 25, 2023 (ATM-23-001) to adjust the layout, number of lots, and number and type of residential units proposed for PA 2.

Development Agreement Amendment (ADA-24-001) to the Station East Development Agreement (approved by Ordinance No. 886-21 on June 22, 2021 and amended by Ordinance No. 913-23 on May 9, 2023) to reduce the number of residential units from 894 to 811 ATTACHMENT 5
City Council/RSA Agenda 332 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 2
within the Station East development and make other adjustments in unit mix, affordable housing and timing of off-site improvements.

LOCATION: Between the extensions of 8th Street and 9th Street, bordering Decoto Road and east of the PG&E Substation including a portion of the former Air Liquide site within the Station East Mixed Use Residential (SEMU-R) Zoning District (APN 087-0021-005-02, portion).

SIZE OF PARCEL: 82,328 square feet (1.89 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
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Decoto Road
South
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Existing: Vacant;
Proposed:

Residential (PA 4)
East
Station East Mixed Use
Residential
Station East
Mixed Use
Residential
(SEMU-R)
Existing: Vacant;
Proposed: Mixed use
residential (PA 1)
West Civic Facility Civic Facility
(CF)
PG&E Substation
City Council/RSA Agenda 333 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 3
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 Addendum #2 (Attachment 1). The Station East Residential Mixed Use Project as approved in 2021 included up to 974 units. The approvals were subsequently amended in May 2023 to allow up to 894 units, following adoption of an Addendum to the EIR. The proposed amendment would allow up to 811 units. A Mitigation and Monitoring Program (MMRP) was adopted in 2021 as part of Resolution No. 5774-21 that also certified the EIR. The relevant mitigation measures are included in the recommended conditions of approval for the subject project on PA 2.

LOCATION MAP:

Figure 1- Location Map of PA 2
City Council/RSA Agenda 334 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 4
I. BACKGROUND & PROPOSAL
The project site, PA 2 (shown in red in Figure 1), is part of a master planned community referred to as the Station East Mixed Use Residential Project (“Station East Project”) approved by the City Council in June 2021. The Station East Project as approved in 2021 included 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).

The original approvals were amended in May 2023 to allow up to 874 units. As part of this SDR application, the applicant is proposing an update to the unit mix and type on PA 2. The 2021 approval for the Station East Project included 136 condominium units on PA 2 in two five-story mixed use buildings including a partially subterranean parking garage. The 2023 amendment to the Station East Project included 159 rental units on PA 2 in a mixed use building. The currently proposed project on PA 2 includes 75 units comprised of 28 condominium units in three 4-story buildings and 47 rental units and 9,466 square feet of retail in a 5-story mixed use building. See Exhibit A for the project plans.

The following summarizes the prior approvals associated with the 2021 entitlement process, the amendment approved in 2023, 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 City Council/RSA Agenda 335 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 5
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. The Station District Specific Plan adopted on October 25, 2022 (by Resolution No. 6077-22) includes the previously approved amendment as Appendix B.

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) and amended again by Ordinance 917-23 as part of the City’s adoption of objective design standards. The SEMU-R regulations are contained in Chapter 18.37 of Title 18, Zoning. It is noted, however, that the Development Agreement includes the SEMU-R regulations adopted by Ordinance No. 886-21 as part of the “Existing Approvals” that govern the project.

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. The Development Agreement was amended by Ordinance No. 913-23 in 2023 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 City Council/RSA Agenda 336 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 6
5) make updates to exhibits for consistency with the Tentative Map Amendment (ATM23-001).

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.

An amendment to the Tentative Map (ATM-23-001) was approved by Resolution No. 6114-23 on April 25, 2023 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.

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.

Prior Approvals
The Tentative Map and Development Agreement include the conceptual development proposals that preceded the site development review applications. The previously proposed development on PA 2 as shown on the approved Tentative Map and referenced in the original Development Agreement included 136 condominium units in two fivestory buildings with partially subterranean parking. A ground level landscaped area separated the two buildings and connected with a similar landscaped area in PA 4 to the south. The amendments to the Development Agreement and Tentative Map in 2023 included a mixed use building with 159 units on PA 2.

City Council/RSA Agenda 337 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 7
Project Proposal
The proposed project as shown in Figure 2 includes development of 28 townhouse style condominiums in three four-story buildings and a five-story mixed use building containing 9,466 square feet of retail area and 47 rental residential units for a total of 75 units. The development of 75 units on 1.89 net acres results in a density of 39.68 units per acre. This results in an average density for the Station East Mixed Use Residential Project of 51.30 units per acre.

Figure 2- Site Plan
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 proposed development on PA 2 includes four buildings: a five-story mixed use building containing 9,466 square feet of retail area and 47 rental units fronting on Decoto Road and three four-story residential buildings. The four-story residential buildings are the same design as the buildings approved in PA 4. One residential building fronts on 8th City Council/RSA Agenda 338 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 8
Street and two have frontage on an internal private street with their side elevations facing 9th Street. The buildings are four stories with each unit having a two-car garage that is either a side-by-side or a tandem configuration. Building heights are 61’11” for the mixed use building and 48’ for the condominium buildings. The project would have a total gross floor area of 133,905 square feet, plus 18,282 square feet for the garages. The 28 for-sale units include 14 three-bedroom units and 14 four-bedroom units, ranging in size from 1,544 to 2,460 square feet. The 47 rental units include a mix a studio, 1-, 2-, and 3-bedroom units as shown in Table 2.

Tentative Map Amendment Proposal
The proposed amendment to the Tentative Map (ATM-24-001) would reconfigure PA 2 to contain four lots (for the four buildings) and common areas instead of the currently approved one lot, as shown in Figures 3 and 4. The tentative map amendment also includes an updated Site Summary Table with the revised unit count in PA 2 and one additional unit in PA 3 for a change in the total units in Station East from 874 to 811. (The one additional unit in PA 3 is within the flexibility allowed by Section 4.2 of the Development Agreement and is included in the Site Summary Table for consistency with the latest plans.)
Table 2: Unit Mix
Unit Type Number of Bedrooms Number of Units
Rental
Studio 4
1 27
2 9
3 7
Subtotal Rental 47
For Sale
3 14
4 14
Subtotal For Sale 28
Total 75
City Council/RSA Agenda 339 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 9
Figure 3- Existing Tentative Map for PA 2
City Council/RSA Agenda 340 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 10
Figure 4- Proposed Tentative Map Amendment for PA 2
Development Agreement Amendment Proposal
The proposed amendment to the Development Agreement updates the table of permitted uses to reflect the changes in PA 2 related to unit ownership type, building square footage, unit mix, and unit count. The total number of units would change from up to 874 to up to 811 units.

Although an amendment would not be required due to an ownership change, Lennar Homes of California and DRP Solaris Multistate are listed as parties to the Development Agreement pursuant to a sale of a portion of the property to them. Integral sold a portion of the property to Lennar and Lennar sold a portion of the property to DRP Solaris Multistate. Lennar anticipates purchasing the Lennar property back from DRP at a future City Council/RSA Agenda 341 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 11
date. The amendment to the Development Agreement states that the Development Agreement remains a covenant upon the entire Property pursuant to Section 8.3 of the Development Agreement.

An amendment is proposed to Section 2.4.3 related to offsite improvements to provide some flexibility to the City Engineer determine the timing for completion of some off-site improvements instead of requiring all off-site improvements to be substantially completed prior to the first certificate of occupancy.

An amendment to Section 3.3.2 adjusts the affordable housing requirement to 123 affordable units to correspond with the 811 units proposed.

An amendment to Section 3.3.4.ii clarifies the requirement for affordable units on PA 1 if the development of PA 3 is delayed. With the reduction to 811 units in Station East, the 15% affordable housing requirement can be met on PA 3, which is proposed for 123 affordable units. For context, both sub-sections i and ii of Section 3.3.4 are shown below with the proposed amendment in redline. Pursuant to sub-section i, if PA 3 is not issued a building permit first, sub-section i requires the applicant to deposit into escrow of a fee of $27 per square foot for each market rate condominium at the time of building permit issuance that would be retained by the City if the affordable units on PA 3 are not built.

4. Affordable Housing Compliance in the Event Plan Area 3 Does Not Receive Tax Credits:
i. Plan Area 1. If a building permit for Plan Area 3
has not been issued prior to the issuance of the first building permit for market-rate, forsale housing (each a “MR Condominium”), Developer shall deposit into escrow an amount equal to $27.00 per square foot for each MR Condominium building permit at the time of building permit issuance. Deposits will be placed in an interest-bearing escrow account to be released to Developer with all accrued interest upon receipt by City of a completion guarantee from the Affordable Housing Developer, posting of improvement bonds as required, and issuance of a building permit, and commencement of vertical construction (i.e., pouring cement foundation) of the affordable units in Plan Area 3. In the event either (i) tax credits for Plan Area 3 have not been awarded by December 31, 2025; (ii) after 5 rounds/applications for 4% tax credits and no tax credits having been awarded, whichever period is completed first; or (iii) such later date approved by the City Manager in their sole and absolute discretion, then (a) escrow shall release all Deposits and accrued interest to City, (b) development of Plan Area 3 will be required to comply with City’s affordable housing requirements pursuant to Union City Municipal Code Chapter 18.33 without regard to the provisions of this Agreement, and (c) Developer shall pay to City $27.00 per square foot for each MR Condominium building permit at the time of building permit issuance.

City Council/RSA Agenda 342 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 12
ii. Plan Area 3. If a building permit for Plan Area 3
has not been issued prior to the issuance of the first certificate of occupancy for Plan Area 1, Developer shall provide the following affordable 15% of the units in Plan Area 1 as affordable units in accordance with Chapter 18.33, i.e., 30% of Plan Area 1 affordable units shall be provided to households with 30% AMI (Very Low) and 70% of Plan Area 1 affordable units shall be provided to households with 60% AMI (Low), and Developer shall pay an in-lieu fee for any fractional unit. The number of affordable units in Plan Area 1 may be reduced to 12 units to households with 80% AMI upon completion of the affordable units in PA 3.

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
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. 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 811 units/15.81 net acres =

51.30 units/acre.

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 2 is

39.68 units/acre;
Density for Station
East Project with the
PA 2 change is 51.30
units/acre1
Yes
City Council/RSA Agenda 343 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 13
Housing Element
Station East is included in the City’s current Housing Element (adopted in May 2023) in the list of approved residential developments with a total of 894 units in various income categories. California’s “No Net Loss” law contained in Government Code Section 65863 requires that a jurisdiction must maintain adequate housing sites to accommodate its remaining unmet Regional Housing Need Allocation (RHNA) by each income category at all times throughout the entire planning period. A jurisdiction may not take any action to reduce a parcel’s residential density unless it makes findings that: 1) the remaining sites identified in its Housing Element sites inventory can accommodate the jurisdiction’s remaining unmet RHNA, or 2) it identifies additional sites so that there is no net loss of residential unit capacity. The purpose of including a buffer of “surplus” units in the sites inventory in the Housing Element is to provide some flexibility in case the unit count for a specific project is reduced. The tables below include the Sites Inventory Summary Table (Table 3-9) from the Housing Element in Table 4, the details of the Approved Projects in Table 5, and the Adjusted Sites Inventory Summary Table Including 811 Units in Station East in Table 6.

Table 3-2 in the Housing Element includes a note explaining the income category assumptions for Station East: “Includes 122 deed-restricted lower- and 24-deed restricted moderate-income units; 392 market rate rental units assumed at 50/50 moderate- and Table 4: Sites Inventory Summary Table from Housing Element (2023-2031) Lower Moderate
Above
Moderate
Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 202 440 849 1,491
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
Total Capacity 1,541 1,056 1,081 3,678
Surplus (+) 183 674 93 950
City Council/RSA Agenda 344 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 14
above-moderate-income; and 345 market -rate condos/townhomes assumed above moderate-income.”
The assignment of the 811 units to income categories uses the same assumptions of affordability for rental and ownership units but adjusts the number of rental and ownership units as follows: Includes 123 deed restricted lower-income units; 304 market rate rental units assumed at 50/50 moderate- and above-moderate; and 384 market-rate condos/townhomes assumed above moderate-income.

The Adjusted Sites Inventory Summary Table is included in Table 6.

Table 5: Approved Projects Detail for Sites Inventory (2023-2031): Existing and Proposed Lower Moderate
Above
Moderate
Total
Per Existing Sites Inventory:

Station East 122 213 559 894
Remainder of Approved Projects 80 227 290 597
Total Approved Projects 202 440 849 1,491
Proposed Adjustment:

Station East 123 344 344 811
Remainder of Approved Projects 80 227 290 597
Total Approved Projects 203 571 634 1,408
Table 6: Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate
Above
Moderate
Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 203 571 634 1,408
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
City Council/RSA Agenda 345 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 15
The Adjusted Sites Inventory Summary Table shows an overall surplus of 867 total units, including 184 unit surplus for lower-income, 805 unit surplus for moderate income, but a shortfall of 122 units for above-moderate income. The 805 unit surplus in the moderateincome category is more than sufficient to cover the 122 unit shortfall in the abovemoderate income category. Therefore, Table 6 shows that the sites in the sites inventory have adequate capacity to accommodate the RHNA for the 2023-2031 planning period.

The ”No Net Loss” findings are included in the recommended Project Findings. Staff recommends that the Planning Commission recommend that the City Council make the “No Net Loss” findings that:
• The reduction in the number of units in Station East is consistent with the City’s adopted general plan, including the Housing Element.
• The sites identified in the Housing Element, including the reduction in the number of units in Station East, are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA for the 2023-2031 planning period, as shown in Table 6.

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.

Table 6: Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate
Above
Moderate
Total
Total Capacity 1,542 1,187 866 3,595
Surplus (+) 184 805 -122 867
City Council/RSA Agenda 346 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 16
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 7 below, with the design standards related to architecture addressed in the Architecture section. The Development Agreement references the SEMU-R regulations adopted by Ordinance 884-21 as part of the “Existing Approvals” that are applicable to the project. Table 7 therefore references the SEMU-R regulations as contained in Ordinance 884-21 and not the current amended SEMU-R regulations.

Table 7: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R per Ordinance 884-21)
Development
Standard
Code
Section Required Project Provides Complies?
Uses 18.37.020
Permitted:

Residential,
commercial, mixed
use
Mixed use Yes
Performance
standards

18.37.040
A. Retail, services
conducted within
building except for
sidewalk cafes and
outdoor displays.

B & C. Solid waste
and recycling
facilities per City
requirements
D. If more than 250
units, provide coworking space
A. PA 2 includes a
ground floor
commercial along
Decoto Road
B. Solid waste,
recycling, and
organics recycling
containers will be
accommodated
inside buildings for
both mixed use and
condos.

Not applicable.

Yes
Minimum
site area

18.37.050 3500 sq. ft.

Smallest lot: 9,057
sq. ft.

Yes
Site area per
dwelling unit

18.37.060
Minimum 25
units/acre;
PA 2: 39.68
units/acre;
Yes
City Council/RSA Agenda 347 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 17
Table 7: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R per Ordinance 884-21)
Development
Standard
Code
Section Required Project Provides Complies?
maximum 100
units/acre; average
not less than 50
units/acre for the
District
Station East: 51.30
units/acre
Floor area
ratio

18.37.070 FAR range is 0.40 to

3.0 FAR is 1.63 Yes
Minimum lot
dimension

18.37.080 35 feet x 100 feet 60 feet by 132 feet Yes
Lot coverage 18.37.090 None 48% Yes
Setbacks 18.37.100
6’ from property line
3’ from property
lines at private
alleyways that
provide access to
private garages
Along Decoto Road
– 20’ but can be
reduced to 10’ for up
to 10% upon site
development review
approval
Building walls,
columns, and utility
closets are 6’ or
more from property
line and at least 4’
from alleyways.

Condition No. 12
requires no portion
of ground floor area,
including columns
or attached utility
closets, within 6’
setback.

Decoto Road
setback is 20’
Yes
Height limit 18.37.110
100’
Rooftop amenities
may be permitted
not to exceed 20’
Mixed use building:
58’ to top of parapet;
61’11” to top of art
wall;
Condo buildings:
48’ to top of parapet
Yes
City Council/RSA Agenda 348 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 18
Table 7: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R per Ordinance 884-21)
Development
Standard
Code
Section Required Project Provides Complies?
Design
Criteria

18.37.120
See Architecture
Section in Table 8
below
Residential
Open Space

18.37.130
Provide open space
features such as
courtyards, pool and
spa areas, recreation
facilities, and picnic
and play areas
Children’ play area
provided between
buildings; (see
discussion in
Landscape section
below);
The mixed use
building includes
amenity spaces: 892
SF Clubroom, 640
SF Fitness Center,
lobby and upper
floor amenity
spaces.

The Station East
Project provides 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; and a
meditation garden /
interpretative area
Yes
City Council/RSA Agenda 349 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 19
Table 7: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R per Ordinance 884-21)
Development
Standard
Code
Section Required Project Provides Complies?
located between PA
9 and 10
Signs 18.37.140
Signs to be
consistent with
Chapter 18.30 and
subject to Master
Sign Program; a
Master Sign
Program is required
prior to Final Map
Condition No. 24
requires signage to
comply with (to be
approved) Master
Sign Program
Yes, as conditioned
Off-street
parking

18.37.150
Studio: 1-1.5
spaces/unit
1 bedroom: 1-2
spaces/unit
2 bedrooms: 1.5-2
spaces/unit
3+ bedrooms: 2-2.5
spaces per unit.

For nonresidential
uses: minimum 1.0
space per 250 square
feet, maximum 1.0
spaces per 200
square feet. No more
than 10% tandem.

Parking
requirements may be
waived within ½
mile of major transit
stop
The PA 2 site is
within ½ mile of a
major transit stop;
The mixed use
building has 36
spaces of 96
required. For sale
units have 2 spaces
per unit; 14 of the 28
condominium units
have tandem
garages. Tandem
parking for all of
Station East would
be 13%.

Yes, standards are
waived within ½
mile of a major
transit stop.

Bicycle
parking

18.37.160
20% of required
automobile parking;
20% of bicycle
For mixed use
building, 20% of
required 96 spaces =
Yes
City Council/RSA Agenda 350 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 20
Table 7: Zoning Ordinance Standards for Station East Mixed Use Residential (SEMU-R per Ordinance 884-21)
Development
Standard
Code
Section Required Project Provides Complies?
parking shall be
enclosed and secure.

For multi-family
units with
individual garages,
bicycle parking is
not required.
19 bicycle spaces.

Project is providing
14 enclosed longterm spaces plus 7
spaces in exterior
racks = 21 spaces

18.37.170
Off-street
loading
For commercial uses,
loading berth
requirement shall be
evaluated with each
Site Development
Review.

A loading space is
provided in the rear
parking area with
access to a service
hall serving the
retail; A flex space is
provided on 8th
Street adjacent to
the apartment
lobby.

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 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 vehicular access to both the mixed use building and the three residential buildings is a driveway from 8th Street that then splits to provide access to the garages and parking area at the rear of the mixed use building and in the opposite direction, provides a private roadway behind the building fronting on 8th Street, connecting with a roadway in PA 4. An additional private roadway connects this street to 9th Street. The roadways in context with the roadways in PA 4 are shown on Sheet C2.

City Council/RSA Agenda 351 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 21
Parking. Section 18.37.180 of the SEMU-R zoning regulations establishes standards for minimum and maximum off-street parking. 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 2 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.

The mixed use building provides 36 parking spaces, including 16 garage spaces for the rental units and 20 surface parking spaces. Sheet SP 3 includes a note that additional parking will be provided in the PA 1 parking structure. Section 3.5 of the Development Agreement requires the Developer to provide at least 40 publicly accessible parking spaces in the PA 1 garage.

The for sale units each have a private two-car garage. The 14 Plan 1 units have a tandem two-car garage and the 14 Plan 3 units have a side-by-side two-car garage. Section

18.37.150 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 2 exceeds 10% of the parking stalls in PA 2 but because PA 2 is located within one-half mile of the majortransit stop at Decoto Road/7th Street, it therefore qualifies for the waiver of parking requirements pursuant to Section 18.37.150 and Government Code Section 65863.2. The proposed tandem parking in all of the Station East Mixed Use Residential project would be 13% of all off-street parking.

Flex Zone. Flex Zones in the public rights-of-way are encouraged in the Specific Plan in City Council/RSA Agenda 352 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 22
order to provide a loading area for paratransit vans, rideshare, deliveries and passenger loading. Condition No. 64 is recommended to require one Flex Zone on 8th Street adjacent to the mixed use building adjacent to the building lobby.

Bicycle Parking. Pursuant to Section 18.37.160, bicycle parking shall be provided in an amount equal to 20% of the required automobile parking. For multi-family units with individual private garages, bicycle parking is not required. For the mixed use building, the parking requirement is 96 spaces, although this is waived due to the proximity to a major transit stop (see Sheet SP 3 for parking requirement calculations). The bicycle parking requirement at 20% of 96 spaces would be 19 bicycle parking spaces. If the 16 units in the mixed use building that will have individual private garages are excluded, the bicycle parking requirement at 20% of 80 spaces would be 16 bicycle parking spaces.

For the condominium units, bicycle parking is provided in the individual garages and no additional bicycle parking is required.

In PA 2, the long-term bicycle parking is provided in a bike room with space for 12 bicycles plus two exterior lockers. For short-term bicycle parking, 3 bicycle racks with parking for 6 bicycles and a bike repair station are proposed at the western end of the mixed use building adjacent to 9th Street (see Sheet L1.12). Condition No. 17 requires that parking be provided for a minimum of seven bicycles and that least one bike rack shall be located adjacent to the play area. Condition No. 17 also requires that the bike storage room include facilities for charging electric bikes.

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. The PA 2 site includes a relocated bus stop east of 9th Street on Decoto Road. This will be installed as part of the subdivision improvements. Staff does not recommend implementation of any additional TDM measures for PA 2 beyond participation in the Station East TDM Plan (included in Condition No. 6, and installation of the Flex Zone and bicycle racks referenced above.

City Council/RSA Agenda 353 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 23
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 and the children’s play area. Condition No. 31 requires accessible pathways throughout the development, including where they cross the private streets. Sheet C2 shows how the pedestrian circulation connects with PA 4 to provide continuity and access through PA 4 to the Dog Park/Children’s Play Area that will be located on Parcel A. Pedestrian access from the parking area to the retail storefronts is provided by pedestrian walkways connecting to the sidewalks on 8th Street or 9th Street to access the public retail entrances facing Decoto Road.

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.

Mixed Use Building. The mixed use building has three residential floors above the retail storefronts facing Decoto Road and four residential floors above garages at the rear. On the front elevation and the front corners facing 8th and 9th Streets, the retail store fronts are framed with contrasting colored bands in either stucco or light tan colored stone tile to accent the storefronts. A concrete tile accent is provided at the base of the storefronts and columns. The storefronts are also offset slightly from each other to provide a variation in the setback. The end spaces have black metal canopies above the storefronts that wrap around the sides of the building. On the residential floors above, the building wall is recessed with projecting balconies, wing walls, and canopy elements to provide articulation to the building. These are best seen in the perspectives on the Cover Sheet and Sheets A1.31 and A1.32 (see Figures 5 and 6 below). The main wall is stucco in a light grey color with the projections utilizing a mix of fiber cement siding and stucco in white, dark blue, and light grey. Balcony railings are glass in a dark frame. Two vertical bands in a bright mustard color provide accents through the three residential floors.

City Council/RSA Agenda 354 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 24
Figure 5- Decoto Road Perspective Looking East
Figure 6- Decoto Road Perspective Looking West
The rear elevation treatment is similar for the four residential floors above the garages with projecting balcony and canopy elements and two vertical color accent bands. The ground floor contains individual garage doors to the 16 garages and trash room.

The side elevations facing 8th Street and 9th Street include art walls composed of horizontally ribbed metal siding facing 8th Street (see Figure 7, also Sheet A1.22 and City Council/RSA Agenda 355 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 25
vertically corrugated metal siding facing 9th Street (see Figure 8 below, also Sheet A1.21; examples are provided on Sheet A1.41). The art walls are 61’11” tall, extending approximately 4’ above the top of the 58’ parapet. The art wall facing 8th Street is 33’11” wide and the art wall facing 9th Street is 22’7” wide and wraps 8’ around the side facing Decoto Road. The painted design on the art walls is abstract using colors complementary to the building palette.

The balconies at the southwest corner of the building facing 9th Street extend at an angle, anchored by an approximately 6’ wide vertical element faced in fiber cement siding that extends from the roof to the ground.

Figure 7- Elevation Facing 8th Street
City Council/RSA Agenda 356 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 26
Figure 8- Side Elevation Facing 9th Street
Condominium Buildings. The three (3) 4-story buildings include one building of twelve units and two buildings of 8 units. The design of the buildings is the same design approved for PA 4. The buildings contain equal numbers of “Plan 1” and “Plan 3” 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 3 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 garages have two stalls in a tandem configuration. Plan 3 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 3 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 3, 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 3 stairs and stoop.

City Council/RSA Agenda 357 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 27
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 taupe 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 grey stucco facades at the third and fourth levels.

The end elevations facing 9th 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 8 includes the architectural development standards from the Specific Plan Amendment and Chapter 18.37, SEMU-R. The Development Agreement limits what new City laws may be applied. Table 8 uses the provisions of Chapter 18.37 as were adopted by Ordinance 884-21 and referenced as part of the “Existing Approvals” in the Development Agreement.

Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
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
One of the buildings is
oriented to 8th Street,
two are oriented to a
private street, and the
mixed use building is
Yes
City Council/RSA Agenda 358 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 28
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
presence and support
pedestrian
interconnectedness.
oriented to Decoto
Road.

Building
Siting
P-UD-35: Buildings shall
be oriented such that
frontage and entrances
are visible and accessible
from the public right-ofway, on-site common
areas, pedestrian
pathways, parks, and/or
plazas.

The mixed use
building entrances face
Decoto Road and are
within 10 feet of a
publicly accessible
sidewalk.

Plan 1 entrances face
the street and Plan 3
entrances face an entry
patio and are within 10
feet of and visible from
a publicly accessible
sidewalk.

Yes
Building
Design
Vocabulary
Building Design.

Buildings shall be
designed with a
contemporary or
“Modern” vocabulary,
to project a forwardlooking image of the
Station District. (p. 3-20
of Specific Plan
Amendment, May 2021)
A. Building Design.

Buildings shall be
designed with a
contemporary or
“Modern”
vocabulary
The building design
uses a “Modern”
vocabulary as
discussed above.

Yes
Building
Heights
P-UD-36: Require
building heights to vary
and not permit
Mixed use building
provides varied
heights with main wall
at approximately 56’,
Yes
City Council/RSA Agenda 359 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 29
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
monolithic, bulky
developments.
top of parapet at 58’,
and top of art wall at
61’11”.

Condominium
buildings vary height
of the projecting
building sections up to
18’.

Façade
Articulation
P-UD-37: Façade
Articulation. All streetfacing 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.

B. * Mixed use building:
projecting modules are
two and three stories in
height; Decks are
recessed 4’; deck
projections are 2’6” and
4’ and combine with
recesses. In addition,
projecting elements are
framed with horizontal
elements and wing
walls for additional
definition.

Condominium
buildings: front facades
include projecting
modules two, three,
and four stories in
height; two- and threestory modules project
approximately eight
feet; modules
Yes
City Council/RSA Agenda 360 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 30
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
extending forward
from third and fourth
levels project about 2.5
feet. Rear facades have
similar projections.

Street-facing side
facades have
entry/balcony recess of
approximately 16 feet
and other smaller
projections in the
façade.

Lower and
Upper Story
Separation
P-UD-38: 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 floor or second
floor.

E. * Mixed Use Building
and Condominium
Buildings: Lower and
upper stories are
separated by changes
in material, color, and
setback.

Yes
Vertical
Projections
P-UD-39: Vertical
Projections. All streetfacing façades must
include vertical
projections or recesses
such as pilasters,
porches, decks, bay
windows, entry recesses,
and other details that
F.* Mixed Use Building:

Vertical projections
and recesses are
included with decks
that are both recessed
and projecting in
building modules that
extend two or three
stories.

Yes
City Council/RSA Agenda 361 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 31
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
provide architectural
articulation and design
interest.

Condominium
Buildings: Vertical
projections are
included, such as
stoops, balconies, and
columns.

Window
Design
P-UD-40: Window
Design. Window
designs shall
differentiate the various
components of the
building (e.g., ground
floor retail spaces, stair
towers, corners, or
residential units).

G.* Mixed Use Building:

The residential
windows on the upper
floors are different
from the retail
storefronts on the
ground floor.

Condominium
Buildings: The
proposed building type
includes all residential
facades without
ground floor retail
spaces, stair towers, or
other features to
differentiate.

Yes
Awnings and
Overhangs
H. Awnings and
overhangs should
be employed along
active building
frontage over the
sidewalk to
enhance the
pedestrian realm.

Mixed Use Building:

Black metal horizontal
canopies are used for
the end retail spaces;
metal awnings are
used on three of the
five other retail spaces.

Yes
City Council/RSA Agenda 362 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 32
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
Awnings should be
made of durable,
high-quality
materials and
should not interfere
with tree canopy or
signage.

Façade
Pattern
P-UD-41: Façade
Pattern. 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.

I. * Façade elements,
including projections
and window patterns,
are aligned and used to
provide building scale
and pattern.

Yes
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
K. * Mixed Use Building:
mechanical equipment
is located on the roof
and screened.

Condominium
Buildings: Condition
#12 would prohibit
ground level AC units
from any public streetfacing facades or in
Yes, as
conditioned
City Council/RSA Agenda 363 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 33
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
along the ground floor
street frontage. Screens
should be consistent
with the building design
or site landscaping.
public utility
easements.

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.

Condition No. 26
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.

Mixed Use Building:

Retail storefronts and
lobby entrance are
marked with signage
and canopies.

Condominium
Buildings: The unit
entrances are identified
with stoops or entry
patios.

Yes
Blank Walls P-UD-46: Blank Walls.

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

N. Buildings shall
not include blank
walls which exceed
20 feet.

Mixed Use Building:

Largest blank wall:
approx. 15’
Condominium
Buildings: Largest
blank wall: approx. 15’
Yes
City Council/RSA Agenda 364 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 34
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
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.

D.* Mixed Use Building:
storefronts are
articulated with
setback offsets,
projecting frames of
vertical and horizontal
bands, use of different
colors, and some with
tan stone veneer.

Condominium
Buildings: Pedestrianscaled articulation is
provided with
entries/stoops, use of
stone veneer, and fiber
cement panels below
the windows.

Yes
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.

M. Ground floor
residential uses
shall provide
outward-facing
building entrances
that may include:
stoops, front doors,
courtyard and
forecourt entrances,
ramped or at-grade
universally
accessible entries,
outward-facing and
visually permeably
Condominium
Buildings: Entrances
are either outward
facing or side-facing
into entry patio and
visible from the
sidewalk/walkway.

Yes
City Council/RSA Agenda 365 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 35
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
lobby
entrances…may
include stoops or
other entry
elements.

Finish Floor P-UD-54: 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.

L. * 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.

Yesconsistent
with the
intent
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
Building facades
include stucco, fiber
cement, and stone
veneer that support the
building’s overall
architecture.

Yes
City Council/RSA Agenda 366 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 36
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
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.

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.

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 into the
rear and side elevations.

Architectural features
from the front façade
have been utilized on
the rear and side
facades.

Yes
City Council/RSA Agenda 367 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 37
Table 8: Architectural Development Standards in Station District Specific Plan Appendix B and UCMC Chapter 18.37
Development
Standard
Specific Plan Policy Design Standard
in Chapter

18.37.120 of
Ordinance 884-21
(see Note 1)
Project Provides Complies?
Commercial
Space
Minimum depth:
35’; minimum
height: 18’
Depth: 53’10”; Height:
19’7”
Yes
Ground Floor
Transparency
Between 2 ½ ‘ and
7’ above grade, 40%
transparency for
grocery; 50%
transparency for
other
Between 2 ½’ and 7’
façade is more than
50% transparent.

Yes
Ground Floor
Retail
Facades
Facades shall be
designed to give
identity to each
retail establishment
through recesses,
material, signage,
and architectural
features that are
integral
components of the
building.

Retail façade utilizes
recesses, material,
signage, and
architectural features.

Yes
*Requirement is the same as accompanying SEMU-R standard Note 1: New development standards were adopted on 9/26/2023 by Ordinance 917-23, including references in Chapter 18.37 to new standards in Chapter 18.24. The Development Agreement limits what new City laws may be applied. The table uses the provisions of Chapter 18.37 as were adopted by Ordinance 884-21 and referenced as part of the “Existing Approvals” in the Development Agreement.

City Council/RSA Agenda 368 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 38
D. Landscaping
The Overall Site Plan (Sheet L0.0.00 and shown below in Figure 9) and Landscape Construction Plans (Sheets L.1.11-14) show the layout of the pedestrian treatment along Decoto Road, walkways, play area, and planting areas in context with the adjoining portion of PA 4.

Figure 9- Landscape Overall Site Plan
Decoto Road Frontage. Along Decoto Road, the subdivision improvement plans include replacing the curb and gutter in the same location and a new 9’ sidewalk to the edge of the existing right-of-way. This is consistent with the layout of Decoto Road included in the Station District Specific Plan (Figure 10).

City Council/RSA Agenda 369 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 39
Figure 10- Decoto Road Section from Station District Specific Plan Within the 20’ setback between the building and the edge of the right-of-way, a planter with seatwalls and trellises is proposed to create a more buffered pedestrian area adjacent to the building that includes outdoor seating. The planters and seatwalls jog in and out to create seating areas with a minimum walkway width adjacent to the building of 10’.

Two trellises cantilever over the two outdoor seating areas. The layout is most easily seen on the Fence & Wall Schedule, Sheet L0.04 (see Figure 11 below). The plans also include an approximately 3’ wide planting strip including a perforated metal screen approximately 2’ tall behind the curb, narrowing the sidewalk to approximately 5’, as shown in Figure 12 (Section 1 below from Sheet L0.03).

City Council/RSA Agenda 370 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 40
Figure 11- PA 2 Fence & Wall Schedule
Bus Stop Shelter
City Council/RSA Agenda 371 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 41
Figure 12- Proposed Decoto Road Frontage Treatment
Near the corner of Decoto Road and 9th Street, a new bus stop will replace the stop farther west on Decoto Road. Figure 13 shows the 3’ planting strip removed in this area and a bus stop shelter included, a required part of the subdivision improvements.

City Council/RSA Agenda 372 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 42
Figure 13- Proposed Decoto Road Treatment at Bus Stop
Staff is concerned that the narrow planting strip with perforated metal screens along most of the curb will be difficult to maintain over the long term. The applicant has advocated for using the planting strip as a buffer between pedestrians and vehicular traffic.

However, staff notes that the buffered bike lane as shown in the Decoto Road section (Figure 10) will put the edge of the travel lane 9’ from the curb. The planters between the right-of-way and the building need to be sufficiently wide to accommodate trees because trees cannot be planted above the joint trench near the curb. The perspectives on Sheets A1.31, A1.32, L0.01, and L0.02 and sections in Figures 12 and 13 also help visualize these treatments.

Staff recommends Condition No. 16 to have the final improvements plans subject to the review and approval of the City Engineer with coordination by the Economic and Community Development Department.

Children’s Play Area. A play area is proposed in the center of the site between the surface parking and the four-story condominium buildings. The applicant has indicated this would be open to the public and maintained by the homeowners’ association. The play area includes a multi-function climbing structure and rubber half spheres on a synthetic City Council/RSA Agenda 373 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 43
turf surface. A 42” playground enclosure fence would surround the play area. Staff recommends Condition No. 16 require that playground equipment installation and surface treatment conform to manufacturer’s specifications.

Planting Plans. Conceptual Planting Plans (Sheets L3.11-14) 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, Lagerstroemia indica x faurie ‘Natches’ (Natchez Crape Myrtle), and Platanus x acerifolia ‘Bloodgood’ (Bloodgood Plane Tree).

The plans illustrate the layering of trees along the street frontages with some trees between the curb and sidewalk included in the subdivision improvements and additional trees between the sidewalk and the buildings that are included with the site development plans. 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. 13.

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 136 condominium units on PA 2. Building heights were a maximum of 66 feet. The buildings included a two-level, partially subterranean parking garage.

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.

City Council/RSA Agenda 374 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 44
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 75 units with a building height of up to 61’11” for the mixed use building and 48 feet for the condominium buildings, is smaller and therefore would result in lesser impacts, as documented in the attached Addendum No. 2 to the EIR (Attachment 1).

F. Public Outreach
A public hearing notice was published on May 22, 2024 and mailed to property owners beyond the 300 feet required by State law. Due to the public interest associated with this project, the notice area was expanded beyond what is required by State law.

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 Site Development Review for PA 2 (SD-23-006), an amendment to the Station East Project Development Agreement (ADA24-001) and Tentative Map (ATM-24-001), with which the project is also consistent.

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 No. 2 to the EIR.

City Council/RSA Agenda 375 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 45
The City’s Development Review Committee recommends that the Planning Commission recommend City Council adoption of the Addendum to the EIR and approval of ADA24-001, ATM-24-001, and SD-23-006 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 Addendum No. 2 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 Addendum No. 2 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 June 27, 2024 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 Addendum No. 2 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.

Addendum No. 2 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. Addendum No. 2 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.

City Council/RSA Agenda 376 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 46
No Net Loss

4. The reduction in the number of units in Station East is consistent with the City’s adopted general plan, including the Housing Element.

Development Agreement

6. 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, 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 Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate
Above
Moderate
Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 203 571 634 1,408
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
Total Capacity 1,542 1,187 866 3,595
Surplus (+) 184 805 -122 867
City Council/RSA Agenda 377 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 47
the site’s major thoroughfares. The amendments to the Development Agreement are also consistent with the applicable policies of the Station District Specific Plan.

7. 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 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.

8. 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.

9. 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.

10. The Amendment to the Development Agreement is consistent with the provisions of Government Code Section 65864 through 65869.5.

City Council/RSA Agenda 378 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 48
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 Map Amendment - Section 66473.5 and 66474 of the Subdivision Map Act

11. 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.

City Council/RSA Agenda 379 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 49
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

13. 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

14. That the design of the subdivision or type of improvement is 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

15. The design, density and improvements of the proposed subdivision are consistent with applicable general and specific plans and zoning.

City Council/RSA Agenda 380 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 50
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

16. 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.

Site Development Review

17. 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.

18. 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 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.

City Council/RSA Agenda 381 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 51

19. 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 project applications as proposed;

2. Recommend approval of the project applications with modifications;

3. Recommend denial of the project applications with stated findings; or

4. Continue the matter for further consideration.

V. CONDITIONS OF APPROVAL
Planning Division
General

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 City Council/RSA Agenda 382 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 52
shall not be accepted without the annotated final conditions of approval included as a note sheet with each set of plans.

6. 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 28-unit condominium development consistent with Tentative Map Conditions No. 7 and No. 10.
c. Participation in the Transportation Demand Management Plan as required by Section 3.4 of the Development Agreement.
d. Where not covered by another agreement, maintenance of all storm water pollution prevention measures.
e. 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.
f. 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.

City Council/RSA Agenda 383 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 53
g. 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.

Architecture, Building Materials and Finishes

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

11. 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.

City Council/RSA Agenda 384 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 54

Landscaping and Fencing

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.

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.

City Council/RSA Agenda 385 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 55

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.

Parking

Fees

20. 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 City Council/RSA Agenda 386 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 56
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

26. 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 City Council/RSA Agenda 387 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 57
and Community Development Department and Public Works Department. All lighting fixtures other than streetlights shall be of an architectural design that compliments the development, coordinates with other developments in Station East, and shall be downward facing and/or 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

27. 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.

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

30. 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.

32. 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 City Council/RSA Agenda 388 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 58
provided to minimize litter accumulation and ensure source-separation of materials.

35. 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.

39. 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 City Council/RSA Agenda 389 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 59
property lines on the project site and pad elevation. A California-licensed civil engineer or surveyor shall prepare the site survey. If required by the Chief Building Official, the property lines shall be properly marked in the field prior to the first building inspection.

Fire Department

41. 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.

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

44. 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.

46. Plans submitted for building permit issuance shall show ladder pads for review by the Fire Marshal.

City Council/RSA Agenda 390 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 60

48. 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.

49. 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.

51. Standard road widths shall be measured from inside the curb and will comply with the current edition of the California Fire Code.

52. The Fire Alarm Control Unit (FACU) shall not be co-located within the building electrical meter closets.

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

Police Department

56. 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.

57. 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.

City Council/RSA Agenda 391 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 61

Environmental Programs Division

Public Works Department
Miscellaneous Improvements

32. 62. The applicant and/or property owner shall design all improvements in the City right-of-way in conformance with current City standards.

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.

City Council/RSA Agenda 392 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 62

Utilities

67. 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.

69. 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 City Council/RSA Agenda 393 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 63
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.

70. 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.

74. 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.

City Council/RSA Agenda 394 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 64

76. The applicant and/or property owner shall contact the Union Sanitary District at (510) 477-7500 to determine sewer service and permit requirements.

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

Trees

Permits, Agreements, and Fees

83. 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 City Council/RSA Agenda 395 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 65
as may be modified by Exhibit E to the Development Agreement approved by Ordinance No. 866-21 on June 22, 2021.

85. 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

89. 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 City Council/RSA Agenda 396 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 66
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.

91. 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).

Stormwater “During Construction” Best Management Practices (BMPs)

City Council/RSA Agenda 397 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 67
a. The applicant and/or property owner shall ensure compliance with all BMPs by making sure that all contractors, subcontractors and suppliers are aware of all storm water pollution prevention measures and their implementation requirements.
b. The applicant and/or property owner shall ensure that concrete/gunite supply trucks or concrete/plaster and finishing operations discharge washout water into a designated cleanout area, designed to prevent pollutants from entering the storm water and/or sanitary sewer system.
c. The applicant and/or property owner shall ensure that discharge restrictions shall also apply to the operation of general construction machinery including masonry cutting equipment, and the washing of tools, brushes, containers, etc.

These operations shall not be performed in the street, gutter, or where pollutants can enter the storm water system. Failure to comply with the approved construction requirements will result in the issuance of correction notices, citations, or project stop work orders.
d. The applicant and/or property owner shall minimize the removal of natural vegetation or ground cover from the site in order to minimize the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall commence unless approved erosion control measures are in place. e. The applicant and/or property owner shall install filter materials (sand bags, filter fabric, straw wattle, etc.) at the storm drain inlet nearest the downstream side of the project site prior to:

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

2. Site dewatering activities;

3. Street washing activities; and

4. Saw cutting asphalt or concrete.

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 City Council/RSA Agenda 398 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 68
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.
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.

City Council/RSA Agenda 399 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 69
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.

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 City Council/RSA Agenda 400 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 70
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.
• 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.

City Council/RSA Agenda 401 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 71
• 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 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 City Council/RSA Agenda 402 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 72
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 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.
106. 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).

City Council/RSA Agenda 403 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 73
107. 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 likely descendant to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.
108. 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.
109. 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
City Council/RSA Agenda 404 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 74
110. 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 ensure that hazardous materials in the soil, soil vapor, and/or groundwater do not City Council/RSA Agenda 405 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 75
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. 111. 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 City Council/RSA Agenda 406 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 76
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.

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.
112. 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:

City Council/RSA Agenda 407 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 77
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. 113. 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 City Council/RSA Agenda 408 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 78
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 use of upgraded materials, including but not limited to all steel pipelines with upgraded gaskets, may be required.
115. The Project shall be designed to implement water efficient plumbing fixtures and irrigation systems, including but not limited to, those listed in the Water Efficiency Measures for New Development, located on the District’s website (http://acwd.org/DocumentCenter/View/421).
116. 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 and 9th Street so that there are not delays in providing water service for this proposed project.

City Council/RSA Agenda 409 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 79
117. 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.
118. The most likely service configurations would appear to involve a domestic redundant master meters for the residential units, separate service and meter(s) for fire service, separate meter(s) serving the landscape irrigation demands, and separate meter(s) for the non-residential components, including the retail spaces, amenity, and other non-residential spaces (leasing office, gym, clubhouse, etc.). 119. 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.

Backflows located within buildings shall not be acceptable. Backflow devices shall be accessible to District forces.
120. Residential domestic water service to each building containing at least 50 residential units shall be served from two (2) or more redundant master metered service connections. Each redundant service connection shall be served from separate water mains per Section 4.2.4-e of the District's Development Specifications for Public Water System Extensions, located on the District's website (www.acwd.org).
121. 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 City Council/RSA Agenda 410 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 80
requirements, such as minimum horizontal clearances between service laterals.

Space must also be provided for the required private backflow prevention devices. 122. 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 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.
123. 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. 124. 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.
125. 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.

City Council/RSA Agenda 411 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 81
126. 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.
127. 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.
128. Existing Hazardous Material Contamination: The ability to install a public water system within the Project area would be conditioned upon confirmation that the soil, groundwater, and/or soil gas vapors do not pose a risk to the health and safety of workers either during installation of the public water system or during its longterm routine operation and maintenance. The 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.

City Council/RSA Agenda 412 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 82
pdf) and will include but may not be limited to the following categories (rates increase August 1 every year; rate used is determined by issue date of city building permit):
• Mixed Use Commercial property – $13.48/SF
• 9,693SF x $13.48/SF = $130,661.64
• Multi-Family Dwelling Unit (e.g. apartments, condos, etc.) - $9,321 per unit • 75 MDU x $9,321/unit = $699,075
132. Sewer Capacity Credit: A sewer capacity (connection) fee credit for the previous buildings with sanitary sewer service that occupied the site will be applied to the sewer capacity fee for the new development, provided evidence of payment of a capacity fee by a previous owner or tenant can be located by USD, or verified by USD if provided by developer.
133. Permit & Inspection: USD permits and inspects all sanitary sewer work outside of a building footprint. Three (3) sets of improvement plans and a Request for Plan Check form will need to be submitted to USD for review and approval. Additional documents may be required.

VI. RECOMMENDATION
The Development Review Committee (DRC) recommends that the Planning Commission recommend approval of Tentative Map Amendment ATM-24-001, Development Agreement Amendment ADA-24-001, and Site Development Review SD-23-006 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 Addendum No. 2 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 May 16, 2024 meeting relating to the Addendum No. 2, prior to making its recommendation.

City Council/RSA Agenda 413 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 83

2. That the Planning Commission has reviewed and considered Addendum #2 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. Addendum #2 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. Addendum #2 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.

No Net Loss

1. The reduction in the number of units in Station East is consistent with the City’s adopted general plan, including the Housing Element.

2. The sites identified in the Housing Element, including the reduction in the number of units in Station East, are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA for the 2023-2031 planning period, as shown in the table below.

Adjusted Sites Inventory Summary Table Including 811 Units in Station East Lower Moderate
Above
Moderate
Total
Regional Housing Needs Allocation 1,358 382 988 2,728
Approved Projects 203 571 634 1,408
Station District Specific Plan Sites 668 570 200 1,438
Citywide Vacant Sites 0 6 25 31
Citywide Underutilized Sites 627 18 0 645
Accessory Dwelling Units (ADUs) 44 22 7 73
Total Capacity 1,542 1,187 866 3,595
Surplus (+) 184 805 -122 867
City Council/RSA Agenda 414 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 84
Development Agreement

3. The Amendment to the Development Agreement is consistent with the General Plan and any applicable specific plans because the amendments 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.

4. 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 because the amendments 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.

5. The Amendment to the Development Agreement will not adversely affect the orderly development of property or the preservation of property values because the amendments 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.

6. The Amendment to the Development Agreement will facilitate the implementation of the Station District Specific Plan because the amendment reflects updates to the Station East Project and other miscellaneous provisions that will facilitate implementation of the City Council/RSA Agenda 415 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 85
Station District Specific Plan, including the development of the Station East Mixed Use Residential area as envisioned in the Station District Specific Plan.

7. The Amendment to the Development Agreement is consistent with the provisions of Government Code Section 65864 through 65869.5 because the amendments reflect updates to the Station East Project and other miscellaneous provisions that 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 Map Amendment - Section 66473.5 and 66474 of the Subdivision Map Act

8. The Tentative Map is consistent with the applicable general and specific plans because 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 because 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 because 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 because 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 City Council/RSA Agenda 416 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 86

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 because, 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

9. That the design of the subdivision or type of improvements is not likely to cause serious public health problems because 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

10. That the design of the subdivision or type of improvement is not likely to conflict with easements because, 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

11. The design, density and improvements of the proposed subdivision are consistent with applicable general and specific plans and zoning because 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

12. The site is physically suitable for the development because 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.

City Council/RSA Agenda 417 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 87
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
Attachments:

Exhibit A: PA 2 Project Plans
Exhibit B: Tentative Map Amendment
City Council/RSA Agenda 418 Tuesday, July 23, 2024
Planning Commission Staff Report, June 27, 2024
ATM-24-001, ADA-24-001, and SD-23-006, PA 2, Page 88
Exhibit C: Second Development Agreement Amendment
Attachment 1: Addendum No. 2 to the Station East Residential/Mixed Use Project EIR City Council/RSA Agenda 419 Tuesday, July 23, 2024
Planning Commission Minutes 1 June 27, 2024
ATTACHMENT 6

CITY OF UNION CITY

MINUTES FOR THE SPECIAL PLANNING COMMISSION MEETING
ON THURSDAY, JUNE 27, 2024 AT 7:00 P.M.

IN THE COUNCIL CHAMBERS OF CITY HALL
34009 ALVARADO-NILES ROAD
UNION CITY, CA 94587
DRAFT

1. CALL TO ORDER
A. PLEDGE OF ALLEGIANCE
B. ROLL CALL
PRESENT: Chairperson Jo Ann Lew, Vice Chairperson Seyi Mclelland, and Commissioners Lee Guio, and Alternate Commissioner
Prairna Gupta Garg
ABSENT: Commissioners Ignacio Romero and Amandeep Sandhu STAFF: Carmela Campbell (Economic & Community Development Director); Derek Farmer (Planning Manager); Natalie Dean (Associate Planner); Leslie Carmichael (Contract Planner); Farooq Azim (City Engineer); Juliet Vaughn (City Attorney); and Tracey Barragan (Administrative Assistant)

2. APPROVAL OF MINUTES
A. The regular Planning Commission minutes for April 4, 2024 B. The regular Planning Commission minutes for May 2, 2024 Carmela Campbell, Economic & Community Development Director, asked that the Planning Commission postpone the acceptance of the minutes for the regular Planning Commission meetings of April 4, 2024 and May 2, 2024 to the next Planning Commission meeting given that Chairperson Lew pointed out issues with the minutes. The minutes will be updated and included in the next packet.

Ms. Campbell also reported that someone from the City will videotape the meeting as part of informational videos the City is creating for all City Commissions/Committees as a recruitment tool. Ms. Campbell added that she will share a link with the Planning Commission once the videos are complete.

3. ORAL COMMUNICATIONS: None

4. WRITTEN COMMUNICATIONS: None

5. PUBLIC HEARINGS
A. CONTINUED HEARINGS: None
B. NEW HEARINGS:

City Council/RSA Agenda 420 Tuesday, July 23, 2024
Planning Commission Minutes 2 June 27, 2024

1. THE STATION EAST OWNER LLC, SITE DEVELOPMENT REVIEW (SD23-006), TENTATIVE TRACT MAP AMENDMENT (ATM-24-001), DEVELOPMENT AGREEMENT AMENDMENT (ADA-24-001):

The Station East Owner LLC, as property owner and applicant, is seeking 1) Site Development Review (SD-23-006) for the development of 75 units including 47 rental units and 9,466 square feet of retail area in a 5-story mixed use building and 28 condominium units in three 4- story buildings on 1.89 acres known as Planning Area 2 (PA 2) within the Station East Mixed Use Residential Development; 2) Tentative Tract Map Amendment (ATM-24-001) to the Station East Tentative Tract Map 8251 (TTM-20-001) approved by Resolution No. 5777-21 on June 8, 2021 and amended by Resolution No. 6114-23 on April 25, 2023 (ATM-23-001) to adjust the layout, number of lots, and number and type of residential units proposed for PA 2; and 3) Development Agreement Amendment (ADA 24-001) to the Station East
Development Agreement (approved by Ordinance No. 886-21 on June 22, 2021 and amended by Ordinance No. 913-23 on May 9, 2023) to reduce the number of residential units from 894 to 811 within the Station East Development and make other adjustments in unit mix, affordable housing, and timing of off-site improvements. The 82,328 square-foot (1.89 acres) project site (APN: 087-0021-005-02, portion) is located between the extensions of 8th Street and 9th Street bordering Decoto Road and east of the PG&E Substation, including a portion of the former Air Liquide site within the Station East Mixed Use Residential (SEMU-R) Zoning District. Staff recommends that the 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 Addendum #2.

Ms. Campbell introduced Leslie Carmichael, Contract Planner, to the Planning Commission who is contract staff employed by the City and who has been the Project Manager for The Station East project since its inception.

Leslie Carmichael, Contract Planner, provided an extensive PowerPoint presentation on The Station East Owner, LLC, Site Development Review (SD-23-006), Tentative Tract Map Amendment (ATM-24-001) and Development Agreement Amendment (ADA-24-001).

Ms. Carmichael asked the Planning Commission to recommend the City Council approve/adopt the following and adopt resolutions confirming this action:
- Addendum to the Station East Residential / Mixed Use Project; - Development Agreement Amendment, ADA-24-001;
- Tentative Map Amendment, ATM-24-001;
- Site Development Review SD-23-006 for development of PA 2; and - Approve the project subject to the conditions and findings in the June 27, 2024 staff report.

Commissioner Guio thanked staff for the informative presentation. He asked for clarification why the project was changed from the initial proposal to the current proposal as staff described.

City Council/RSA Agenda 421 Tuesday, July 23, 2024
Planning Commission Minutes 3 June 27, 2024
Ms. Carmichael explained the project was changed to four lots since there are four buildings and with the condominium development one lot with a common area.

Commissioner Guio asked whether a Homeowners’ Association (HOA) was planned for each building or whether a single HOA was to be considered for the entire complex.

Ms. Carmichael clarified there are two levels of HOAs, a Master HOA and Planning Area HOA.

She expects the three, four-story condominium complexes to be combined with an HOA for Planning Area 4. The Master HOA is responsible for maintaining the areas common to all of projectwith the individual HOAs responsible for a smaller plate of items.

Commissioner Guio asked for more detail about the driver for the sale of a portion of the property and asked if it was due to economics or other issues. He also asked when the project would start and when it was expected to be complete.

Ms. Carmichael suggested the applicant provide clarification on the ownership of the property.

She reported demolition began but asked that the applicant clarify the start and completion periods for the project.

Commissioner Guio referenced the floral walls on the side elevations facing 8th and 9th Streets and asked whether it would be a hard wall, with the parking below or whether the wall was just intended as decoration.

Ms. Carmichael clarified one part of the wall will consist of vertical ribbed metal and the other horizontal ribbed metal.

Commissioner Guio asked whether the floral wall will be considered in-lieu of public art.

Ms. Campbell explained when the project was approved in 2021, the project was conditioned to work with the City on a Public Art Plan. She added whether or not the floral walls will count towards the public art requirement for the project has not been determined.

Commissioner Guio referenced the larger mixed-use building and his understanding was not all residents will have the luxury of a garage.

Ms. Carmichael identified 16 garages and 47 units. Additional parking will be available in the Planning Area 1 garage which will provide 40 public parking spaces as part of the 2021 approval.

Vice Chairperson Mclelland spoke to Sheet SP.1, and the seating area in front of the Mixed-Use building. She clarified her understanding is the seating areas will predominantly be used by people patronizing the retail establishments and restaurants. She asked whether seating will also be provided for the children’s play area.

Ms. Carmichael stated she will have to check whether seating is planned in the middle of Planning Areas 2 and 4 but seating may be possible by the children’s play area. She added there is a large public plaza across from Planning Area 1 and at the other end of the site the dog park and a bit beyond that a large neighborhood park. She further added there is plenty of park space in The Station East project.

Vice Chairperson Mclelland referenced Plan A1.13, and the trash area shown. She asked if residents will share the trash area with the retail establishments and asked if the trash area will be adequate for both residents and the retail establishments.

Ms. Carmichael referenced the powerpoint and identified the corner of the Mixed-Use Building and a trash room with shoots from the residential units that come down from there and stated the City Council/RSA Agenda 422 Tuesday, July 23, 2024
Planning Commission Minutes 4 June 27, 2024
retail spaces will have bins in the trash room with a staging area near the parking spaces. Ms.

Carmichael added the condominium spaces will use trash carts to be placed outside of the garages for pickup. Ms. Carmicheal further added staff found the trash area to be adequate.

Vice Chairperson Mclelland referenced Plan A1.31 and the apartments with a balcony area and asked where doors are located since they did not appear on the plans.

Ms. Carmichael stated the plan referenced is a perspective taken from an angle, with the doors on the balconies/decks to be recessed into the building, to project out. She referenced Sheet A1.21 of the elevations which depicted the sliding doors behind the railings of the balconies.

Vice Chairperson Mclelland referenced the floral art wall and mural examples and asked if they will be maintained. She expressed concern that the color will fade over time.

Ms. Campbell explained that for prior projects that had murals proposed on buildings, after the mural was installed the City worked with the developer or owner to ensure maintenance. Ms.

Campbell added that as part of the Site Development Review process, the City collects an in-lieu fee with a certain percentage set aside for maintenance.

Commissioner Gupta Garg understood the intent to follow the layout that was approved for Planning Area 4 but asked about the connections on 8th Street with respect to the Mixed-Use Building. Pursuant to the overall site plan, specifically Plan A2.20, she asked how the linear plaza in front of Decoto Road will relate to Planning Area 1. She asked if that was under review in tandem with the subject review.

Ms. Carmichael stated the frontage treatment will be carried over to both planning areas and it was made clear to the applicant the City expects the same treatment along Planning Area 1 as Planning Area 2. Ms. Carmichael added that Planning Area 1 has a garage entrance a bit farther down 8th Street and beyond that is the large public plaza area.

Commissioner Gupta Garg wanted the developer to be mindful of the scale of public and green space and wanted to see a way to bring back green spaces into the development. As to the internal roads for the condominiums, she asked if they can be designed to be more pedestrian friendly and not only be asphalt. Commissioner Gupta Garg recommended green pavers and other techniques that could be used while still being vehicular friendly.

Ms. Carmichael clarified the Station East’s public streets will have significant landscaping treatment, particularly on 8
th and 9th Streets and other public streets, but not so much on the internal private streets.

Ms. Campbell added the interior streets are 26-feet wide, which are narrow, and are meant to provide access to the units only. Ms. Campbell added that pedestrians would use the paseos and sidewalks where the robust pedestrian facilities are located. Ms. Campbell further added that due to Fire Department concerns with minimum widths on the streets, it limits what can be placed in the area.

Commissioner Gupta Garg also commented the internal street is a dead-end street but the other streets are thoroughfares between Parcels 2 and 4. She asked if the developer could create more of a thoroughfare for the internal street since she could foresee issues with a potential bottleneck.

She provided an example that once the entry on 8th Street to the Parcel 1 garage is open, the intersection may experience more traffic.

Ms. Carmichael responded it was a balancing act with curb cuts interrupting the pedestrian walkway, and they need to be careful with the driveways and other street entrances to avoid being too close to the Decoto Road with vehicles coming and going. She added that the circulation is City Council/RSA Agenda 423 Tuesday, July 23, 2024
Planning Commission Minutes 5 June 27, 2024
intended to serve the garages and the surface parking in the back and was found to be adequate in allowing traffic to go in and out the same way. She further added that the through streets are for fire and garbage truck access which is why one of the through streets goes all the way to 9th Street.

Commissioner Gupta Garg understood the project is close to transit and the City could not impose additional parking requirements, but asked if that applies only to the residential development and if parking for the commercial uses are accommodated in the Planning Area 1 parking lot.

Ms. Carmichael clarified the requirement applies to both residential and commercial development.

Commissioner Gupta Garg also spoke to the trash area and asked why the location is near the children’s play area. She asked if the trash bins will be rolled in and out daily and pointed out when commercial trash bins are at capacity, they are difficult to roll out due to the weight. She asked if that issue had been evaluated as part of the operations of the building.

Ms. Carmichael clarified the trash bins will only be rolled out and brought back in during trash day. She added that staff spent a lot of time on the Trash Management Plan for the project and spent time focusing on addressing many of the issues raised including some of the comments during this meeting. She added that the City has a Recycling and Solid Waste Manager who will work closely with Republic Services who provides the services for trash pickup and should the amount of trash and recycling be in excess of what was originally projected that there is opportunity to add additional days for pickup service.

Commissioner Gupta Garg understood the project will reduce the density of the original proposal but the City will still have a surplus in the Housing Element. As future parcels are developed, she asked if the developer would go back to a higher density project.

Ms. Carmichael suggested the applicant provide clarification but understood this change to the project is due to changes in market conditions.

Commissioner Gupta Garg stated she liked the siting and massing of the buildings from an architectural standpoint and found the condominiums and four-story buildings will have a good color palette but she hoped it will not have a blue tone, as it appears in the conceptual drawings, which are not in context with the neighborhood. Commissioner Gupta Garg stated the Mixed-Use residential building which fronts the Decoto Road elevation has cooler tones and appears different from the buildings behind it. She asked the developer to consider warmer tones rather than the colors being presented which may look like two different buildings on the same parcel.

Chairperson Lew understood the City will install a bicycle lane on Decoto Road all the way to Mission Boulevard which will meet a portion of Decoto Road the City of Fremont plans to upgrade.

She also understood there are two bus stops adjacent to the development and asked if the bus would stop in the bicycle lane or whether the bicycle lane would be engineered to go around a stopped bus.

Ms. Carmichael responded she understood there are no plans for a pull-out bay and the bus would stop in the bicycle lane. She further clarified that there is one bus stop located at Plan Area 2 and the other near Shorty Garcia Park across 7th Street.

Farooq Azim, City Engineer, provided feedback that he hoped the bicycle lane would not be occupied when the bus stops. He suggested a bicyclist will either wait for the bus to proceed or go into the travel lane, if safe. He added that the situation is not that different elsewhere throughout the Bay Area, and cities did not necessarily widen the streets to allow for buses to stop. He added bicyclists are used to that situation.

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Planning Commission Minutes 6 June 27, 2024

PUBLIC HEARING OPENED
Kevin Fryer, Integral Communities, reported Integral Communities is the owner/developer of the property and is working with Lennar Homes and another entity, who is a financial partner of Lennar Homes. Mr. Fryer added that Integral Communities has purchased the property from a previous owner and they have been selling pieces of the project to Lennar Homes as they make their way through the entitlement process. Mr. Fryer further added that Lennar Homes will be the builder for all of the for-sale portions of the project and Lennar Homes is partnering with an outside financial partner, Solaris Group, who serves as a land-bank entity.

Mr. Fryer stated Integral Communities will continue to own the pieces of the property they are discussing as well as Planning Area 1 and portions that are not part of the development to the south of the subject site currently owned by Integral Communities. He explained that Planning Area 2 initially involved large, four-story, for-sale buildings, with subterranean parking and lots of condominium for-sale units with a green belt that ran through them, but the plan was subsequently changed since the buildings are too expensive to build. At the time, it made sense to convert the area to rental buildings since the rental market looked good; however, the market changed again, interest rates increased and the new apartment construction market essentially froze. Mr. Fryer added that who Integral Communities was working with for Planning Areas 1 and 2 dropped out and they were scrambling since that time to figure out what that means.

Mr. Fryer commented that given the market changes and recognizing the terms of the Development Agreement with the City, which ensures the developer will work on Planning Areas 1 and 2, improve and bring utilities to them and ready them. Mr. Fryer stated that there is a partner for the affordable housing component, which continues to be out in front with Planning Area 3 ready to go and is untouched by what they are doing elsewhere on the project site. Mr. Fryer added the standalone affordable units have now become 124 units, the parks are unchanged and the basic layout and concept of the project is unchanged. He further added that the intent is to figure out how to deliver something in Planning Area 2 that brings the retail initially promised onto Decoto Road, along with the massing, density and excitement of Planning Areas 1 and 2 next to each other and get something happening that will continue the momentum of the project.

Mr. Fryer noted that Planning Area 1 will be larger with more units and retail and he is confident he will return with more detail for the Site Development Review for that piece soon. With respect to the overall timing, Mr. Fryer stated that if they can get this piece done, the developer will be ready to start project grading this summer with the grading on the vacant parcel south of the former Air Liquide property to start in July/August, and with the completion of the grading and cleanup work of the former Air Liquide site grading to continue. Mr. Fryer added that horizontal construction will continue for a little over a year and vertical construction will occur shortly thereafter. Mr. Fryer further added that depending on the market conditions, the project will take a few years to complete, and he hoped in the interim the apartment market will improve a bit and interest rates and construction costs will relax. He also provided feedback that Planning Area 1 is a multi-year build and will be overseen by Integral Communities as part of the overall project.

Mr. Fryer responded to the questions from the Planning Commission and clarified while staff reviews everything through the Site Development Review Permit process, the applicant is required to submit a Trash Management Plan and uses an outside third-party consultant, American Trash Management. Mr. Fryer stated that the developer spent a great deal of time on Planning Area 2 to determine the trash area is sized properly, there is a management plan in place to ensure it will be least impactful to future residents and shoppers of the area, and the design addresses Fire Department concerns and access issues. Mr. Fryer added he is confident the Trash Management Plan is well thought out with details. Mr. Fryer stated that the seating in the children’s play area can be part of the improvements within Planning Area 2 and the developer is happy to address and modify the proposed colors with different colors to ensure consistency.

He added that an effort was made to balance creating separate identities between the retail, rental City Council/RSA Agenda 425 Tuesday, July 23, 2024
Planning Commission Minutes 7 June 27, 2024
buildings and condominiums and to also integrate 28 of the condos into the immediately adjacent Planning Area 4 and have it feel continuous.

Commissioner Gupta Garg explained that she is an architect, which is why she wants to ensure the buildings appear more like siblings than cousins from two different countries. She asked the developer to consider another pass on the color palette.

Mr. Fryer stated he is willing to adjust the color palette and ensure the relationship between the retail and residential portions of Planning Area 2.

Commissioner Gupta Garg suggested the colors for the condominiums need no change, but the commercial appears too cool of a color tone and asked the developer to consider another pass on the color palette for that element.

Ms. Campbell suggested the issue could be addressed through an amendment to one of the conditions of approval.

Vice Chairperson Mclelland was pleased to learn the trash had been reviewed since initially that was a concern with the residential and commercial areas sharing the same trash area. Vice Chairperson Mclelland stated that as a former Parks and Recreation Commissioner, she is very keen about outdoor spaces, seating areas, and areas of reprieve and does not want a concrete jungle. She added that she wants to see benches here and there and that seating not just be in the children’s play area but also be dotted around the project site, particularly for those who may not have a balcony area.

Mr. Fryer acknowledged the concerns and again identified the location of proposed seating areas and stated he was willing to incorporate language for additional seating opportunities.

Chairperson Lew referenced the use of white stucco on the buildings and stated she was opposed to a lot of white color and suggested that a warmer color tone be considered.

Mr. Fryer stated he can consider a warmer white that felt appropriate and consistent with the other previously approved planning areas around the subject buildings.

PUBLIC HEARING CLOSED
Ms. Campbell referenced Page 74 of the staff report, V. Conditions of Approval, Architecture, Building Materials and Finishes, and recommended the following revision to Condition 9 by adding a new sentence at the end of the condition to read:

Minor changes to the color palette may be required to better integrate the rental building with the condominium units.

Ms. Campbell added that staff will take into consideration the comments provided by the Chair related to the white on the buildings that will be reflected in the minutes but it need not be part of the condition.

Ms. Carmichael recommended a revision to Landscaping and Fencing, Condition 16, to add subsection (c) as follows:

Provide outdoor seating throughout the site.

Ms. Campbell also asked when a motion is made that the last bullet shown under the staff recommendation be modified to read:

City Council/RSA Agenda 426 Tuesday, July 23, 2024
Planning Commission Minutes 8 June 27, 2024
Site Development Review SD-23-006 for development of PA 2 subject to the modified conditions.

Commissioner Guio moved that the Planning Commission recommend to the City Council approve/adopt the following and adopt resolutions confirming this action:
- Addendum to the Station East Residential / Mixed Use Project; - Development Agreement Amendment, ADA-24-001;
- Tentative Map Amendment, ATM-24-001;
- Site Development Review SD-23-006 for development of PA 2 subject to the modified conditions; and
- Subject to the findings listed in Section III of the staff report.

Chairperson Lew seconded. A Roll Call vote was taken.

The motion passed 4-0. UNANIMOUS
Please note the remainder of the minutes for the June 27 Planning Commission meeting are under review and were not included in this attachment.

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Item 6.a
Station East Amendments
City Council/RSA Agenda 474 Tuesday, July 23, 2024
2 Station East Mixed Use Residential Project Location
City Council/RSA Agenda 475 Tuesday, July 23, 2024
3 Station East Mixed Use / Residential: 2021 Approvals
Applications for up to 974 units and 30,800 SF commercial on 26.5 acres approved in June 2021, including:• EIR• General Plan Amendment (AG-20-001)• Specific Plan Amendment to DIPSA Specific Plan (SP-20-001) • Zoning Text Amendment creating SEMU-R (AT-20-001)• Zoning Map Amendment to SEMU-R (A-20-001)• Development Agreement (DA-20-001)• Tentative Map (TTM-20-001) City Council/RSA Agenda 476 Tuesday, July 23, 2024
4 Station East Mixed Use / Residential Subsequent Approvals • Site Development Review-Planning Area 3: 2022• Tentative Map Amendment: Adjusted lot configuration; adjust units to 874 – 2023
• Addendum to EIR: assesses differences in amendments
compared to original project – 2023
• Development Agreement Amendment: adjusts units to
874; clarifies obligations for HOA and CFD – 2023
• Site Development Review-Planning Area 4: 2023• Site Development Review-Planning Area 9/10: 2023 City Council/RSA Agenda 477 Tuesday, July 23, 2024
5 2021 Approval 2023 Amendment 2024 Proposal
City Council/RSA Agenda 478 Tuesday, July 23, 2024
6 Current Proposal
• Tentative Map Amendment (ATM-24-001)• Development Agreement Amendment (ADA-24-001)• Site Development Review for PA 2 (SD-23-006)• Addendum #2 to Station East Mixed Use Residential EIR
City Council/RSA Agenda 479 Tuesday, July 23, 2024
7 Tentative Map Amendment
• PA 2 lot reconfiguration to 4 lots• Update to Site Summary Table with unit count:

PA 2 from 159 to 75 units
• PA 3 units from 123 to 124 units• Total unit change from 874 to 811 units• Overall density: from 56.55 to 51.30 units/acre City Council/RSA Agenda 480 Tuesday, July 23, 2024
8 Tentative Map Amendment
• PA 2 lot configuration to accommodate different building type Approved Proposed
City Council/RSA Agenda 481 Tuesday, July 23, 2024
9 Development Agreement Amendment
• Updates table of permitted uses with changes in unit count, ownership type, square footage, unit mix, and total number of units from 874 to 811 • Includes Lennar and DRP Solaris Multistate as parties to the Development Agreement
• Provides flexibility to City Engineer to determine timing of offsite improvements.• Adjusts affordable housing requirement for 811 unit s
City Council/RSA Agenda 482 Tuesday, July 23, 2024
10 No Net Loss Findings
No Net Loss Law requires the City to maintain adequate housing capacity to meet the RHNA throughout the 2023-2031 planning period• Station East site included in Housing Element = 894 units• Current proposal = 811 units (reduction of 83 units)• Adequate capacity after reduction to 811 units with 867-unit surplus compared to RHNA
• Required findings are included in recommended actions City Council/RSA Agenda 483 Tuesday, July 23, 2024
11 PA 2
Site Plan Site Plan
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12 Mixed Use Building: Perspective From Decoto Mixed Use Building: Perspective From Decoto Road/8th Street City Council/RSA Agenda 485 Tuesday, July 23, 2024
13 Mixed Use Building: Perspective From Decoto Mixed Use Building: Perspective From Decoto Road/9th Street City Council/RSA Agenda 486 Tuesday, July 23, 2024
14 Mixed Use Building: 8th Street Elevation
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15 Mixed Use Building: Examples of Art Wall Murals
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16 Mixed Use Building – Mixed Use Building – First Floor First Floor Decoto Road Frontage Decoto Road Frontage
8th Street Frontage
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17 Mixed Use Building: 3rd- Mixed Use Building: 3rd-5th Floors 5th Floors Decoto Road Frontage Decoto Road Frontage
8th Street Frontage
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18 Condominium Building: 8- Condominium Building: 8-Plex Perspective Plex Perspective City Council/RSA Agenda 491 Tuesday, July 23, 2024
19 Condominium Building: 8- Condominium Building: 8-Plex Rear Elevation Plex Rear Elevation City Council/RSA Agenda 492 Tuesday, July 23, 2024
20 Landscape Plan
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21 Decoto Road Frontage Decoto Road Frontage Road Frontage-Section Section City Council/RSA Agenda 494 Tuesday, July 23, 2024
22 Decoto Road Frontage Decoto Road Frontage Road Frontage-Perspective Perspective City Council/RSA Agenda 495 Tuesday, July 23, 2024
23 Planning Commission Hearing & Public Outreach
• Expanded notice area• No public comments received • Planning Commission discussed HOA responsibilities, murals, solid waste service, vehicular circulation
• Planning Commission amended conditions to provide for minor changes to colors and outdoor seating throughout the site • Planning Commission voted 4-0 to recommend adoption of the Addendum and approval of the project
City Council/RSA Agenda 496 Tuesday, July 23, 2024
24 Recommendation
Consistent with the Planning Commission recommendation, it is recommended the City Council: • Adopt a Resolution adopting Addendum No. 2 to the Station East Residential / Mixed Use Project EIR
• Introduce an Ordinance approving the Second Amendment to the Station East Development Agreement (ADA-24-001)
• Adopt a Resolution approving an amendment to the Station East Tentative Tract Map (ATM-24-001)
• Adopt a Resolution approving Site Development Review for development of PA 2 within the Station East project site (SD-23-003) City Council/RSA Agenda 497 Tuesday, July 23, 2024
Agenda Item
DATE: 7/23/2024
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: KRISTOPHER J. KOKOTAYLO, CITYATTORNEY
SUBJECT: CONSIDER FOR ADOPTION A RESOLUTION CALLING AN ELECTION TO BE HELD ON NOVEMBER 5, 2024, FOR VOTER CONSIDERATION OF

A BALLOT MEASURE SEEKING VOTER AUTHORIZATION TO REPEAL
AND REPLACE CHAPTERS 5.04, 5.08, 5.12, 5.16, 5.20 AND 5.24 OF THE

UNION CITY MUNICIPAL CODE TO AMEND THE CURRENT BUSINESS LICENSE ORDINANCE; ESTABLISHING POLICIES AND PROCEDURES IN CONNECTION WITH SUCHAN ELECTION; REQUESTING THE

BOARD OF SUPERVISORS OF THE COUNTYOF ALAMEDA TO

CONSOLIDATE THE ELECTION WITH THE GENERAL ELECTION TO
BE HELD ON NOVEMBER 5, 2024; REQUESTING CERTAIN SERVICES

OF THE REGISTRAR OF VOTERS OF ALAMEDA COUNTY WITH
RESPECT TO THE CONSOLIDATED GENERAL MUNICIPAL ELECTION;

AND PROVIDING FOR SUBMITTAL OF BALLOT ARGUMENTS AND

REBUTTALS AND AUTHORIZING THE FILING OF AN IMPARTIAL

ANALYSIS
Staff recommends that the City Councilconsider adopting a resolution calling an election and submitting to the voters at the November 5, 2024 election a ballot measure for the consideration of an amendment to the current Business License Tax, currently codified in Chapters 5.04, 5.08, 5.12, 5.16, 5.20, and 5.24 of the Union City Municipal Code, (the “BLT”). Additionally, staff recommends that the City Council identify Council Members to submit arguments in favor of, and rebuttal in response to any arguments against, the proposed ballot measure.

STRATEGIC PLAN ALIGNMENT
This item is in alignment with the following strategies under GoalA. Financial Stability and Sustainability of the City Council Strategic Plan:

Strategy 1: Develop a comprehensive fiscal sustainability model to address the General Fund’s long-term structural deficit.

Strategy 8: Determine the feasibility of a revenue ballot measure for November 2024 and/or November 2026 to address critical facilities and infrastructure needs.

City Council/RSA Agenda 498 Tuesday, July 23, 2024
Strategy 9: Pursue the placement of a voter-approved revenue measure on a ballot to address the funding gap between revenues and expenditures for fundamental public safety and other city services.

Strategy 10: Study the benefits and opportunity to update the City’s business license tax for voter consideration.

BACKGROUND
The City Council previously had occasion to consider and provide direction regarding a potential ballot measure amending the BLT on March 28, 2024, April 10, 2024 and June 25, 2024.

March 28, 2024:

At its March 28, 2024 meeting, the City Councilaccepted the Business Tax Analysis Report prepared by HdL Companies. After receiving the report, the City Council provided broad based direction to: shift most business categories to a gross receipts tax structure; simplify and consolidate business license categories; advance with a differential rate modelacross these categories; maintain minimum tax/flat rates; and provide additionalanalysis regarding the implementation or potential phase in of the new tax rates.

The City Councilalso provided staff with direction to proceed with a second phase of community surveying and formed an Ad Hoc Subcommittee to participate in the preparation of the community survey.

April 10, 2024:

At its April 10, 2024 meeting, the City Council provided direction regarding the proposed business license categories, specific tax rates for each of the proposed categories, and the minimum tax rates for each of the categories. Additionally, the City Council provided direction regarding the implementation timeline for the proposed BLT.

That direction is reflected below in the Discussion section.

June 25, 2024:

At its June 25, 2024 meeting, the City Council received the community survey results on the proposed BLT.

The community survey revealed support for a ballot measure amending the BLT. After receiving the report, the City Council provided unanimous direction to proceed with a proposed ballot measure amending the BLT.

DISCUSSION
As directed by the City Council, the City Attorney’s Office has prepared a proposed resolution for placement of a ballot measure amending the BLT (the “BLT Ballot Measure”). Any proposed general tax requires a 2/3 vote of the City Council (or 4 out of 5 Council Members) to vote in favor of placement. Below is a summary of the provisions of the BLT Ballot Measure.

Business License Tax
The BLT Ballot Measure would repealand replace in their entirety Union City Municipal Code Chapters 5.04,

5.08, 5.12, 5.16, 5.20, and 5.24 and include a new Union City Municipal Code Chapter 5.04.

The significant updates to the BLT in the BLT Ballot Measure would consist of:

Shifting business categories (with the exception of Mobile Home Parks) to a gross receipts tax structure; Simplifying and consolidating business license categories; Advancing with a differential rate model across these categories, with specific tax rates set to the City Council/RSA Agenda 499 Tuesday, July 23, 2024
following:

General/Retail – 0.00043;
Professional – 0.0025;
Contractors – 0.002;
Service – 0.002;
Rental – 0.00225;
Industrial - Manufacturing/Wholesaling – 0.00045;
Industrial - Warehousing – 0.001; and
Mobile Home Parks – $45 per pad;
Reducing the existing minimum tax/flat rates (subject to annual CPI adjustments) by 10%; and Providing an implementation date effective April 1, 2024, with no penalties imposed unless a business remains delinquent after October 1, 2024 (six-month grace period).

The business types that fall into each category are included in the BLT Ballot Measure.

In addition to the revisions identified above, the BLT Ballot Measure contains procedural updates to modernize the City’s processes and procedures that have become outdated since the BLT was last updated in 1990.

Ballot Question
The Elections Code requires the ballot measure to be printed in the ballot pamphlet in the form of a “yes or no” ballot question of no more than 75 words. The following is the ballot question included in the proposed resolution:
“Union City Essential Services Protection Measure. To protect essential city services such as 9-1-1 emergency response; street/ pothole repair; crime/ gun violence prevention; fire protection/ paramedics; neighborhood police patrols, and reducing blight/ keeping neighborhoods clean, shall the measure be adopted amending Union City’s business license ordinance, lowering many small businesses' taxes, with rates up to 0.25% of gross receipts (as described in the ordinance) until ended by voters, raising $3,500,000 annually, with public spending disclosure/ independent audits?” Procedural Provisions
The proposed resolution establishes the following election timeline:

1. July 23, 2024: City Council adopts the proposed resolution calling an election and placing the BLT Ballot Measure for voter consideration.

2. August 6, 2024: Direct arguments for or against the BLT Ballot Measure due by 5:00 p.m. (Elections Code Sections 9282, 9286.) City Attorney Impartial Analysis due by 5:00 p.m. (Elections Code Section 9280.)

3. August 15, 2024: Rebuttalarguments due by 5:00 p.m. (Elections Code Section 9285.)

4. November 5, 2024: Election.

If the City Council elects to adopt the proposed resolution calling an election and placing the BLT Ballot Measure, the City Council may designate up to two City Council Members to draft and submit the ballot argument in favor of the measure and to draft the rebuttal argument to any argument against the measure. The proposed resolution also authorizes the City Council to sign the argument and rebuttal.

FISCAL IMPACT
If the voters approve the BLT Ballot Measure, it would generate an additional $3,500,000 annually in general City Council/RSA Agenda 500 Tuesday, July 23, 2024
fund revenue.

The costs of conducting the November 5, 2024 election including placing the BLT Ballot Measure is anticipated to be approximately $245,000, which was included in the FY 2024-2025 Budget.

RECOMMENDATION
Staff recommends that the City Council:

1. Adopt the proposed resolution placing the BLT Ballot Measure on the ballot for the November 5, 2024 election.

2. Designate the person(s) responsible for preparing and submitting the ballot argument and rebuttal in favor of the BLT Ballot Measure.

Prepared by:

Kristopher J. Kokotaylo, City Attorney
Submitted by:

Kristopher J. Kokotaylo, City Attorney
ATTACHMENTS:

Description Type
Draft Resolution Resolution
BLT Ordinance Ordinance
BLT Ordinance Exhibit A Exhibit
PowerPoint Presentation Attachment
City Council/RSA Agenda 501 Tuesday, July 23, 2024

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Union City City CouncilJuly 23, 2024

Union City City Council
July 23, 2024