Confidential Client Information 05-14-2025
238 of 311
Section 2
Site
3. View along Mission Boulevard looking east. 4. Driveway off of F Street on west side of site.
5. West side of site. 6. Public planters on west side of site.
7. Public planters on west side of site. 8. Trellis structure in yard on west side of building.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
239 of 311
Section 2
Site
9. Sign and trash container on west side of site. 10. Shipping containers on east side of site.
11. Drain inlet at front of building.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
240 of 311
Section 3
Structural (/Seismic) Systems
1. Roof framing at garage area. 2. Wood stud wall and wood roof framing.
3. Wood truss at garage area. 4. Wood truss and wood post at garage area.
5. Wood stud wall and wood roof framing. 6. Wood beam and wood post.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
241 of 311
Section 4
Building Exteriors
1. North elevation. 2. Drive-through lane looking west.
3. Drive-through lane looking east. 4. Ceiling of drive-through lane.
5. Planter at drive-through lane. 6. West elevation.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
242 of 311
Section 4
Building Exteriors
7. Lean-to on east side of building. 8. South elevation.
9. East elevation. 10. Mural on garage door.
11. Typical window with security bars. 12. Damage to wood window frame.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
243 of 311
Section 5
Roofing
1. View of garage roof. 2. Roof drain and overflow scupper.
3. Penetrations in garage roof. 4. Built-up roofing membrane at old gas station.
5. Damaged parapet coping at garage. 6. Damaged parapet coping at old gas station.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
244 of 311
Section 5
Roofing
7. Patch in built-up membrane. 8. Roof of lean-to.
9. Downspouts discharge at grade.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
245 of 311
Section 6
Interiors
1. Restroom. 2. Parts storage.
3. Silk screen room. 4. Signs of leaks at window.
5. Entry to office/sales room (old gas station). 6. Display case in sales room.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
246 of 311
Section 6
Interiors
7. Bike storage room (old garage). 8. Workshop.
Section 7
HVAC
1. Furnace 1 of 2 suspended from roof framing. 2. Furnace 2 of 2 suspended from roof framing.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
247 of 311
Section 7
HVAC
3. Thermostat for furnace. 4. Non-working thermostat for furnace.
5. Identification plaque on furnace.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
248 of 311
Section 8
Plumbing
1. west side of building. 2. Galvanized pipe at hose bib.
Section 9
Electrical
1. Electrical meter and main service. 2. Breaker panel.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
249 of 311
Section 9
Electrical
3. Breaker panel. 4. Copper home runs.
5. Copper distribution wires. 6. Wall-mounted security light fixture.
7. Wall-mounted security light fixture. 8. Fluorescent light fixture at interior.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
250 of 311
Section 10
Fire and Life-Safety
1. Wall-mounted fire extinguisher. 2. Inspection tag on fire extinguisher.
Reference Photographs
Property Condition Assessment, LLC. 33623 Mission Boulevard
Confidential Client Information 05-14-2025
251 of 311
APPENDIX C
252 of 311
Zoning Analysis for
33623 Mission Blvd., Union City CA
33623 Mission Blvd., Union City CA
Table of contents
Site Information 1
Permitted Use Groups 2
Summary of Development Rights 2
253 of 311
1 Site Information
Satellite view Map view
Address Current zoning Lot size Existing Building Class 33623 Mission
Blvd, Union City
CA
CMU
Community district:
Corridor Mixed Use –
Commercial
The purpose of the
Corridor Mixed Use
Commercial (CMU)
district is to establish a
mixed use
residential/commercial
district of high-density
residential, commercial
and office uses by
intensifying the land use
and providing
opportunities for new
mixed use (residential
and commercial/office)
developments
14,410 sf One story retail
254 of 311
2 Tax lot | BL Intersecting map layers
Parcel Number
486-6-32
Block - 74
Lot - 32
Fault Zone - None
Flood Zone- None
FIRM Panel ID - None
Liquefaction Zone – No
Landslide Zone – No
Overlay District – None
Permitted Use Groups
Permitted use group(s) Permitted uses as-of-right
A.
Residential uses with a minimum density of
17 units per acre and a maximum density of
45 units per acre with activated ground floor
uses, including, but not limited to, residential
amenity space, leasing office, lobby, and
business center.
B.
Residential mixed-use developments with a
minimum density of 17 units per acre and a
maximum density of 45 units per acre with
ground floor commercial uses located along
the primary frontage.
C.
Commercial Uses on the Ground Floor as
Part of a Residential Mixed-Use
Development.
1. Banks/savings and loans, excluding check
cashing businesses.
2. Business services.
3. Office uses.
4. Civic facilities.
5. Food, such as restaurants and cafés, quick
service, full service, bakeries with retail sales,
retail and carry-out;
6. Food stores, up to 25,000 square feet,
excluding convenience markets.
7. General merchandise/retail stores, excluding
adult business stores, clearance center/dollar
stores, pawn shops, second hand/thrift
stores, and retail tobacco stores.
8. Health clubs.
9. Health services, such as medical, dental,
optical, physical therapy and pharmacies.
10. Live music (non-amplified) at full service/sit
down restaurants subject to the standards of
Section 18.36.195(A);
11. Personal services, such as laundry, dry
255 of 311
3 cleaning, beauty parlor, barbershop, nail
salon, body art, shoe repair, travel agency,
tailor, photography studio, and similar uses;
and
12. Any other use determined by the Director to
be essentially the same or very similar to the
above permitted uses. In making this
determination, the findings required under
Section 18.52.060 shall be addressed.
D.
Commercial and/or Office Uses Not Part of a
Residential Mixed-Use Development.
1. Any commercial use permitted in the CC
District.
Summary of Development Rights
Max. permitted Building Zoning Floor Area
Ratio
The minimum FAR shall be 0.5 and the
maximum shall be 1.5 for mixed use
developments. The minimum FAR shall be 0.3
and the maximum shall be 1.0 for non-residential
uses.
Maximum Building Height The maximum height of buildings shall be 55 feet, excluding non-habitable architectural
features, mechanical penthouses and elevator
towers; provided, that they do not exceed 25% of
the roof area of the building.
Max. permitted number
of stories
N/A
Required Setback On Mission Boulevard, the front yard setback shall be five feet from the property line and a
minimum of 15 feet from the face of curb to
ensure a comfortable pedestrian environment.
No side yards shall be required, subject to the
following exceptions:
A. On the side street side of a corner site, a side
yard of not less than 10 feet shall be required.
256 of 311
4 B. One foot shall be added at ground level to
each interior side yard for each three feet of
height by which the structure exceeds 12 feet.
Rear yards. A minimum rear yard setback of 10
feet shall be required
Lot Type and Lot Coverage Lot size.
Every lot shall have a minimum width of at least
200 feet and a minimum depth of 100 feet.
NON-CONFORMING
Lot coverage.
The amount of the site area covered by
structures shall not be restricted.
Minimum / Maximum Dwelling Units A minimum of 17 units per acre and a maximum of 45 units per acre is permitted. The minimum
site area per dwelling unit shall be 968 square
feet.
Minimum required accessory off-street
parking
Residential Use. Provide automobile and bicycle
parking at residential district standards for the
RM 1500 zoning district per Section 18.32.160,
except that 100% affordable rental developments
may provide off-street parking pursuant to the
standards contained in Section 18.32.160(B)(5).
Commercial Uses. Provide automobile and
bicycle parking at commercial district standards
per Section 18.36.150 (off-street parking in
commercial districts). For commercial uses on
the ground floor as part of a mixed use
development, shared parking shall be evaluated
on a case-by-case basis.
257 of 311
5 Summary
CMU District: CMU is a commercial district that is predominantly residential in character. It is the intent of the Master Plan to incentivize mixeduse development by way allowances in bulk requirements over non-mixed-use projects. It is recommended for the highest and best use of real estate; a mixed-use solution be pursued.
Maximum Floor
Area The maximum permitted mixed-use floor area is 21,615 sf. The existing single-story building is approximately 2,120 sf, which provides a development potential of an additional 19,000 +/- sf for rental income. Height limitations and codes would limit additional floors to a total of 4. It is recommended that further
investigation of bearing capacities of the existing structure and soils be undertaken by a qualified professional.
Suggested Use To take advantage of the zoning incentives and the existing lot and building configuration, it is recommended that two to three new residential floors be constructed atop the existing building which would remain a commercial use. It is also recommended that a market analysis and proforma based on current construction costs and local rents be undertaken by a qualified
professional.
Limitations There are several third-party approvals required precedent to project approval. Several bulk variances (lot size) and infrastructure (traffic) approvals would be prerequisite to commencing construction. It is recommended to engage
qualified professionals to develop a schematic design
package defining and soliciting approvals from all
governmental agencies having jurisdictional authority.
258 of 311
6 259 of 311
HAZARDOUS BUILDING MATERIALS SURVEY
Union City Youth Bike Shop
33629 Mission Boulevard
Union City, California
City of Union City
Public Works Department
34009 Alvarado-Niles Road
Union City, California 94587
May 27, 2025 | Project No. 404370004
Geotechnical | Environmental | Construction Inspection & Testing | Forensic Engineering & Expert Witness Geophysics | Engineering Geology | Laboratory Testing | Industrial Hygiene | Occupational Safety | Air Quality | GIS 260 of 311
William P. Larkin
Principal Environmental Scientist
DOSH Certified Asbestos Consultant
(No. 99-2688)
CDPH Certified Lead Inspector/Assessor and Project
Monitor (Nos. 1284/1285)
HAZARDOUS BUILDING MATERIALS
SURVEY
Union City Youth Bike Shop
33629 Mission Boulevard
Union City, California
Mr. Jose Gutierrez
City of Union City Public Works Department
34009 Alvarado-Niles Road | Union City, California 94587 May 27, 2025 | Project No. 404370004
1301 Marina Village Parkway, Suite 110 | Alameda, California 94501 | p. 510-343-3000 | www.ninyoandmoore.com WPL
Distribution: (1) Addressee (via e-mail)
261 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 i
CONTENTS
1 INTRODUCTION 1
1.1 Involved Parties 1
1.2 User Reliance 1
2 OBJECTIVE AND SCOPE OF SERVICES 1
3 SITE DESCRIPTION 2
4 PHYSICAL LIMITATIONS 2
5 SAMPLE COLLECTION AND ANALYSES 2
5.1 Asbestos Survey 3
5.2 Lead-Containing Materials Survey 3
5.3 Miscellaneous Hazardous Building Materials Survey 4 6 FINDINGS 4
6.1 Asbestos-Containing Materials 4
6.2 Lead-Containing Materials 4
6.3 Miscellaneous Hazardous Building Materials 5
7 RECOMMENDATIONS 5
8 LIMITATIONS 6
TABLES
1 – Bulk Asbestos Sampling Results
2 – Lead-Containing Material Sampling Results
3 – Miscellaneous Hazardous Building Materials Survey Results
FIGURES
1 – Site Location
2 – Sample Locations
3 – Sample Locations, Roof
262 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 ii
APPENDICES
A – Certifications
B – Asbestos Laboratory Analytical Report and Chain-of-Custody Records C – Lead-Containing Material Laboratory Analytical Report and Chain-of-Custody Records
D – CDPH Form 8552 - Lead Hazard Evaluation Report
263 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 1 1 INTRODUCTION
Ninyo & Moore was retained by the City of Union City Public Works Department (UCPWD/Client) to conduct a hazardous building materials survey (HBMS) at the Union City Youth Bike Shop located at 33629 Mission Boulevard in Union City, California (Figure 1). Our services included the performance of suspect asbestos-containing materials (ACMs) and suspect lead-containing materials (LCMs) surveys and a review and quantification of miscellaneous hazardous building materials (potential mercury-containing thermostats/switches, PCB-containing items [transformers, light ballasts, etc.], fluorescent light tubes, exit signs, air conditioning units, and FreonTM-containing refrigeration systems) within the site building. For the purposes of this assessment, LCM refers to both lead-based paint (LBP), as defined by the California Department of Public Health (CDPH) and U.S. Department of Housing and Urban Development (HUD) and other potential LCMs (including ceramic tile).
The survey sampling activities were performed in accordance with established guidelines for the assessment of ACM and LCM and are based upon conditions at the site building at the time of the surveying/assessment activities. Our objective and scope of work for the sampling activities are presented below.
1.1 Involved Parties
The sampling activities were performed on May 1, 2025 by Mr. Nathan Eubanks of Ninyo & Moore.
Mr. Eubanks is a State of California Division of Occupational Safety and Health (DOSH) Certified Site Surveillance Technician (CSST, No. 25-7831) and a State of California Department of Public Health (CDPH)-certified Lead Sampling Technician (No. LRC-00010612). Mr. William Larkin participated and provided principal-level oversight and quality review. He is a DOSH-Certified Asbestos Consultant (CAC, No. 99-2688) and a CDPH-certified Lead Inspector/Assessor and Project Monitor (Nos. 1284/1285). Professional certifications are presented in Appendix A.
1.2 User Reliance
This report may be relied upon, and is intended exclusively for, use by the Client. Any use or reuse of the findings, conclusions, and/or recommendations of this report by parties other than the Client is undertaken at said parties’ sole risk.
2 OBJECTIVE AND SCOPE OF SERVICES
The purpose of this study is to provide information regarding current conditions within the site building related to the proposed renovation of the building. Ninyo & Moore personnel performed the following services:
264 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 2 • Visual reconnaissance of the site building to document homogeneous areas of hazardous building materials and locate suspect ACM and LCMs.
• Collection of 24 bulk samples of suspect ACMs and submittal of these samples to a certified, independent laboratory for analysis of asbestos content via polarized light microscopy (PLM/EPA 600/R-93/116 Method).
• Collection of 13 suspect LCM samples and submittal of these samples to a certified, independent laboratory for analysis of lead content (EPA Method SW-846 3050B/7000B). • Visual assessment and quantification of potential mercury-containing thermostats/switches, PCB-containing items, fluorescent light tubes, exit signs, smoke detectors, air conditioning units, and FreonTM-containing refrigeration systems. • Preparation of this limited HBMS report, which presents our data and summarizes the assessed building materials. The report includes a site description, laboratory testing information, findings, conclusions, and recommendations, sample/site location maps, tables summarizing the building materials assessed, and the estimated quantities of identified materials.
3 SITE DESCRIPTION
The Union City Youth City Bike Shop building encompasses approximately 2,000 square feet (SF), is of wood/concrete construction with exterior concrete walls with rolled-on roofing materials.
Workshop areas, a lobby, a bathroom, a garage and storage areas are located within the site building. Finishes for the lobby, workshops, bathroom, and storages include gypsum wallboard/concrete walls, concrete flooring, and wood ceilings. 4 PHYSICAL LIMITATIONS
No physical limitations were encountered within the site building during our sampling procedures.
Underground utilities, such as suspect cementitious water lines or suspect insulated/coated gas or electrical lines were not assessed during these survey activities. If additional suspect materials and/or surfaces are encountered during site building demolition/renovation activities that have not been assessed, they should be assumed to be asbestos, lead and/or PCB-containing and handled accordingly, or should be sampled and analyzed to assess whether they are asbestos, lead and/or PCB-containing.
5 SAMPLE COLLECTION AND ANALYSES
On May 1, 2025, the site building was assessed for the presence of ACMs, LCMs and miscellaneous hazardous building materials. The ACM and LCM surveys followed United States Environmental Protection Agency (EPA) guidelines, or industry standards, within the limitations of the scope of this assessment. Survey activities are discussed below. 265 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 3
5.1 Asbestos Survey
A preliminary visual assessment and bulk sampling survey of suspect ACMs were performed by Ninyo & Moore personnel. Representative samples of suspect ACMs were collected after identification of homogeneous sampling areas (areas in which the materials are consistent in color, texture, construction or application date, and general appearance). Each homogeneous area was observed for material type, location, condition, and friability. Representative samples were collected from each area (except from areas that were inaccessible). Samples were collected using EPA-recommended sampling procedures.
A total of 24 bulk suspect asbestos samples were collected and analyzed. Building materials that were sampled and analyzed for the presence of asbestos are presented in Table 1.
After collection, the suspect ACM samples were transferred to EMSL Analytical, Inc., (EMSL) of San Leandro, California for analysis. EMSL is a laboratory accredited in the National Voluntary Laboratory Accreditation Program (NVLAP) for bulk asbestos fiber analysis. The samples were analyzed for the presence and quantification of asbestos fibers, using polarized light microscopy with dispersion staining (PLM/ds), in general accordance with EPA Method 600/R-93/116. The lower limit of reliable detection for asbestos using the PLM method is approximately 1 percent by volume. Currently, the EPA and the State of California stipulate that materials containing more than 1% asbestos constitute an ACM and the State of California stipulates that a material containing greater than 0.1% asbestos constitutes an asbestos-containing construction material (ACCM). Building materials that were sampled and analyzed for the presence of asbestos are presented in the attached Table 1, and the locations from which bulk asbestos samples were collected are shown on Figures 2 and 3. Materials in which no asbestos was detected are defined in Table 1 as “ND” (for “None Detected”) in the “Asbestos Content” column. Copies of the laboratory analytical reports and chain-of-custody records for suspect ACMs are presented in Appendix B. ACMs reported in the Ninyo & Moore survey are listed in Section 6.1 below.
5.2 Lead-Containing Materials Survey
After collection, the suspect LCM samples were also transferred to EMSL for analysis of total lead content by Flame Atomic Absorption Spectroscopy (Flame AAS/SW 846 3050B/7000B). EMSL is an American Industrial Hygiene Association-accredited Environmental Lead Laboratory (AIHA ELLA). Currently, the EPA stipulates what concentrations of lead in non-volatile components of surface coatings or materials indicate whether a material is considered to be lead-containing. The EPA stipulates that paint containing an amount equal to (or in excess of) 1 milligram per square centimeter (1.0 mg/cm2
), or more than half of one percent (0.5%) by weight (or 5,000 milligrams per kilogram [mg/kg]), constitute a lead-based paint (LBP). Coatings with any detectable amount of reported lead would be considered lead-containing paint (LCP). 266 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 4 The analytical results associated with paint chip samples collected from the site building are summarized in Table 2 and copies of the laboratory analytical report and chain-of-custody record are presented in Appendix C. Sample locations are shown on Figures 2 and 3.
5.3 Miscellaneous Hazardous Building Materials Survey
A visual assessment of potential mercury-containing thermostats/switches, PCB-containing items (transformers, light ballasts, etc.), fluorescent light tubes, exit signs, smoke detectors, air conditioning units, and FreonTM-containing refrigeration systems was performed at the site building. Materials observed within the site building are listed in Table 3. 6 FINDINGS
A limited HBMS was performed at the site building to evaluate if potential hazards associated with the building materials, paint or other suspect LCMs and/or miscellaneous hazardous building materials may exist.
6.1 Asbestos-Containing Materials
Based upon the analytical results associated with these sampling activities, the following ACMs were identified:
• Approximately 20 linear feet of gray roof penetration mastic (samples ASB-21 and ASB22) collected from north and east roof penetrations were both reported to contain 3% chrysotile asbestos.
6.2 Lead-Containing Materials
Thirteen paint chip samples were collected for analysis of lead content. Five of the paint chip samples were reported with lead concentrations at >0.5% by weight (or >5,000 mg/kg). Blue paint located on an east wall of the northwest work shop area (sample PB-01) was reported with a lead concentration of 2.6% by weight (or 26,000 mg/kg). Cream paint on the ceiling of the northwest workshop area (sample PB-05) was reported with a lead concentration of 5.3% by weight (or 53,000 mg/kg). Green paint as observed as part of on an exterior wall mural (sample PB-11) was reported with a lead concentration of 5.8% by weight (or 58,000 mg.kg). Blue paint observed as part of an exterior wall mural (sample PB-12) was reported with a lead concentration of 4.4% by weight (or 44,000 mg.kg). White paint observed as part of an exterior wall mural (sample PB-13) was reported with a lead concentration of 4.3% by weight (or 43,000 mg.kg). These paint samples are considered LBP.
Six of the 13 paint samples were reported with lead concentrations at less than their associated lead detection limits. The other two paint samples (PB-02 and PB-03) were reported with lead 267 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 5 concentrations of 0.0092% by weight (or 92 mg/kg) and 0.034% by weight (or 340 mg/kg), respectively. These paint samples are considered LCP.
Occupational Health and Safety Administration (OSHA) regulations apply whenever materials with any detectable amounts of lead are disturbed. A copy of the CDPH form 8552 “Lead Hazard Evaluation Report” for the project area is included in Appendix D.
6.3 Miscellaneous Hazardous Building Materials
Miscellaneous hazardous building materials observed within the site building included fluorescent lights and associated ballasts and an air conditioning/heating unit. 7 RECOMMENDATIONS
Since ACMs, LCMs and miscellaneous hazardous building materials have been reported within the site building the following recommendations and precautions are provided:
• The identified ACMs within the site building should not be disturbed. Any ACMs in damaged condition should be promptly repaired or abated. Prior to renovation or demolition work that would disturb the ACMs, a licensed asbestos abatement removal contractor should remove the ACMs in compliance with the most recent applicable federal, state, and local laws, regulations, standards, and/or codes governing abatement, transport, and disposal of ACMs. The removal work scope and requirements should be included in a work plan/specification developed by a California Certified Asbestos Consultant (CAC). It is also recommended that all abatement activities should be conducted under the observation of a CAC. While Ninyo & Moore provided an estimate of the quantity of ACMs within the site building (Table 1), it is the abatement contractor’s responsibility to assess the actual ACM quantities present. • The identified LCMs reported within the site building should not be disturbed. Any LCMs found in a damaged or non-intact condition should be abated and/or stabilized. Prior to renovation or demolition work that would disturb the identified LCMs a licensed lead abatement removal contractor should stabilize and/or remove the identified LCMs in compliance with the most recent applicable federal, state, and local laws, regulations, standards, and/or codes governing abatement, transport, and disposal of LCMs. All lead waste must be properly characterized prior to disposal to determine waste classification, packaging, transportation, and disposal requirements. While Ninyo & Moore provided an estimate of the quantity of LCMs present within the site building (Table 2), it is the abatement contractor’s responsibility to assess the actual LCM quantities present.
268 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 6 • Prior to demolition or renovation activities, potential mercury-containing thermostats/switches, PCB-containing items (light ballasts, transformers, etc.), fluorescent light tubes, exit signs, air conditioning units, and FreonTM-containing refrigeration systems should be removed and properly recycled or disposed of by a licensed contractor according to applicable federal, state, and local laws/regulations. Light fixtures should be visually inspected, prior to disposal, to determine if they contain PCBs (checked for “No PCBs” or “PCB free” stickers). While Ninyo & Moore provided an estimate of the quantity of miscellaneous hazardous building materials present within the site structure (Table 3), it is the abatement contractor’s responsibility to confirm the quantities of items present.
• There is a possibility that additional suspect ACMs, LCMs or other miscellaneous hazardous building materials may be discovered during building renovation and/or demolition activities. Therefore, Ninyo & Moore recommends that, should additional suspect materials not sampled or assessed in this report be uncovered during demolition/renovation activities, (a) samples of suspect materials should be collected for laboratory analysis and activities that may impact the materials should cease until laboratory analytical results are reviewed or (b) the materials should be assumed to be hazardous and handled as such.
8 LIMITATIONS
Ninyo & Moore's opinions and recommendations regarding environmental conditions, as presented in this report, are based on limited sampling and chemical analysis. Further assessment of potential adverse environmental impacts may be accomplished by conducting a more comprehensive assessment. The samples collected and used for testing, and the observations made, are believed to be representative of the areas evaluated. However, if additional suspect hazardous building materials are encountered during renovation/demolition activities, these materials should be sampled by qualified personnel, and analyzed for content prior to further disturbance. In addition, please note that quantities of identified hazardous building materials are approximate. It is the contractor’s responsibility to assess the actual quantities of hazardous building materials present.
The environmental services described in this report have been conducted in general accordance with current regulatory guidelines and the standard of care exercised by environmental consultants performing similar work in the project area. No warranty, expressed or implied, is made regarding the professional opinions presented in this report. Variations in site conditions 269 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 7 may exist and conditions not observed or described in this report may be encountered during subsequent activities.
This document is intended to be used only in its entirety. No portion of the document, by itself, is designed to completely represent any aspect of the project described herein. Ninyo & Moore should be contacted if the reader requires any additional information, or has questions regarding content, interpretations presented, or completeness of this document.
The environmental interpretations and opinions contained in this report are based on the results of laboratory tests and analyses intended to detect the presence and concentration of specific chemical or physical constituents in samples collected from the subject site. The testing and analyses have been conducted by an independent laboratory that is certified by the State of California to conduct such tests. Ninyo & Moore has no involvement in, or control over, such testing and analysis. Ninyo & Moore, therefore, disclaims responsibility for any inaccuracy in such laboratory results.
Our findings, opinions, and recommendations are based on an analysis of the observed site conditions. It should be understood that the conditions of a site can change with time as a result of natural processes or the activities of man at the subject site or nearby sites. In addition, changes to the applicable laws, regulations, codes, and standards of practice may occur due to government action or the broadening of knowledge. The findings of this report may, therefore, be invalidated over time, in part or in whole, by changes over which Ninyo & Moore has no control. 270 of 311
Sample I.D. Date Material Location Sample Description Friable Y/N Quantity Condition Asbestos Content
ASB-01 5/10/2025 South Workshop/NE Corner Wallboard/Joint Compound (WB/JC) NA NA NA Wallboard - ND Joint Compound - ND
ASB-02 5/10/2025 NE Workshop/SE Corner WB/JC NA NA NA
Wallboard - ND
Joint Compound - ND
Plaster - ND
ASB-03 5/10/2025 West Workshop/West Corner WB/JC NA NA NA Wallboard - ND Joint Compound - ND
ASB-04 5/10/2025 East Workshop/South Wall Black Vapor Barrier/Mastic NA NA NA ND ASB-05 5/10/2025 West Workshop/West Wall Black Vapor Barrier/Mastic NA NA NA ND ASB-06 5/10/2025 East Exit Window White Window Caulk NA NA NA ND ASB-07 5/10/2025 West Exterior Window White Window Caulk NA NA NA ND ASB-08 5/10/2025 South Parapet Rolled-on Roofing NA NA NA ND ASB-09 5/10/2025 East Parapet Rolled-on Roofing NA NA NA ND ASB-10 5/10/2025 East Roof/North Area Rolled-on Roofing NA NA NA ND ASB-11 5/10/2025 East Roof/South Area Rolled-on Roofing NA NA NA ND ASB-12 5/10/2025 South Garage Floor Concrete NA NA NA ND ASB-13 5/10/2025 North Garage Floor Concrete NA NA NA ND ASB-14 5/10/2025 East Shed Roof (South) Rolled-on Roofing (Shingles and Vapor Barrier) NA NA NA ND ASB-15 5/10/2025 East Shed Roof (North) Rolled-on Roofing (Shingles and Vapor Barrier) NA NA NA ND ASB-16 5/10/2025 South Workshop Ceiling Wall Texture NA NA NA ND ASB-17 5/10/2025 South Workshop/New Wall Wall Texture NA NA NA ND ASB-18 5/10/2025 West Workshop/West Wall Wall Texture NA NA NA ND ASB-19 5/10/2025 North Lobby Ceiling Wall Texture NA NA NA ND ASB-20 5/10/2025 West Workshop/East Wall Wall Texture NA NA NA ND ASB-21 5/10/2025 North Main Roof Penetration Gray Penetration Mastic N 20 LF Good 3% CH ASB-22 5/10/2025 East Roof/South Penetration Gray Penetration Mastic N Same as ASB21 Good 3% CH ASB-23 5/10/2025 Main Roof/North Tar/Gravel Roof Assembly NA NA NA ND ASB-24 5/10/2025 Main Roof/South Tar/Gravel Roof Assembly NA NA NA ND Bold concentrations indicate asbestos-containing materials (>1% asbestos) Table 1 - Bulk Asbestos Sampling Results
ND = None detected
CH = Chrysotile
NOTES:
Analysis by Polarized Light Microscopy (PLM/EPA 600/R-93/116 Method).
NA = Not Applicable
Union City Youth Bike Shop | 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 1 271 of 311
Weight
Percent
Parts per
Million
(or mg/kg)
PB-01 Bike Shop NW Workshop/East Wall Wood Blue/2/Wood 250 SF Intact 2.6 26,000 PB-02 Bike Shop East Garage Door Wood Black/2/Wood 60 SF Intact 0.0092 92* PB-03 Bike Shop Lobby Window Frame Wood Gray/2/Wood 20 SF Intact 0.034 340* PB-04 Bike Shop Lobby/SW Wall Wood Cream/2/Wood NA Intact <0.0064 <64 PB-05 Bike Shop NW Workshop Ceiling Wood Cream/2/Wood 250 SF Intact 5.3 53,000 PB-06 Bike Shop Central Garage/NW Wall Wood Blue/2/Wood NA Intact <0.0064 <64 PB-07 Bike Shop West Room/South Wall Wood White/2/Wood NA Intact <0.0064 <64 PB-08 Bike Shop SW Garage Door Frame Wood Red/2/Wood NA Intact <0.0064 <64 PB-09 Bike Shop West Room Door Wood Cream/2/Wood NA Intact <0.0064 <64 PB-10 Bike Shop East Exterior Wall Wood Cream/2/Wood NA Intact <0.0064 <64 PB-11 Bike Shop Exterior/Upper Mural Stucco Green/3/Stucco 300 SF Intact 5.8 58,000 PB-12 Bike Shop Exterior/West Mural Stucco Blue/3/Stucco 300 SF Intact 4.4 44,000 PB-13 Bike Shop Exterior/Lower Mural Stucco White/2/Stucco 300 SF Intact 4.3 43,000 NOTES:
Sample Location Substrate/Surface
Total Lead
Building
Table 2 - Lead-Containing Material Sampling Results
Sample
I.D.
Estimated Surface
Area (Square Feet
[SF] or Linear Feet
[LF])
Condition
Sample Description
(Color / # of Layers /
Substrate)
Total lead analyzed in paint chips by Flame Atomic Absorption Spectroscopy/Flame AAS (EPA Test Method EPA SW-846 3050B/7000B). mg/kg = Milligrams per kilogram
SF = Square feet
Bold concentrations indicate lead-based paint (> 5,000 mg/kg) * = lead-containing paint (<5,000 mg/kg)
Union City Youth Bike Shop | 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 1 272 of 311
Building/Room Transformers Light Ballasts Mercury
Thermostats
A/C-Heating
Units
Fluorescent Light
Tubes Exit Signs Fire Doors
Freon Systems/
Refrigerators
Bike Shop 0 10 0 1 20 0 0 0
NOTES:
Table 3 - Miscellaneous Hazardous Building Materials Survey Results A/C = Air Conditioning
Union City Youth Bike Shop | 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 273 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025 Appendix A
Photographic Documentation
FIGURES
274 of 311
"
o
! 0 1,500 3,000
FEET
£¤101
£¤101
§¨¦280
§¨¦580
§¨¦780
§¨¦238
§¨¦980
§¨¦580 §¨¦680
§¨¦580
UV4
UV24
UV160
UV4
UV92
§¨¦205
§¨¦880
§¨¦5
UV152
UV85
UV280
MAP INDEX
Alameda
County
1_404370004_SL.mxd 5/21/2025 AOB
NOTE: DIRECTIONS, DIMENSIONS AND LOCATIONS ARE APPROXIMATE. | SOURCE: ESRI WORLD TOPO, 2025
SITE LOCATION
FIGURE 1
404370004 | 5/25
UNION CITY YOUTH BIKE SHOP
33629 MISSION BOULEVARD
UNION CITY, CALIFORNIA
SITE
275 of 311
Geotechnical & Environmental Sciences Consultants
SAMPLE LOCATIONS
0 FEET 20 40
UNION CITY YOUTH BIKE SHOP
33629 MISSION BOULEVARD
UNION CITY, CALIFORNIA
404370004 I 5/25
N
FIGURE 2 404370004 SPL.DWG 5/21/25 AOB
NOTE: DIMENSIONS, DIRECTIONS AND LOCATIONS ARE APPROXIMATE.
GARAGE DOOR
LEGEND
ASB-20 SUSPECT ASBESTOS SAMPLE
PB-13 POLYCHLORINATED BIPHENYLS SAMPLE
ASB-03
PB-01
ASB-18
ASB-20
ASB-17 ASB-01
PB-09
PB-07
ASB-12
ASB-06
PB-10 ASB-05
ASB-19
PB-04
PB-13
PB-03
PB-02
PB-12
PB-08 ASB-04
ASB-13
ASB-02
PB-05
PB-06
ASB-07
ASB-16
276 of 311
Geotechnical & Environmental Sciences Consultants
SAMPLE LOCATIONS, ROOF
0 FEET 20 40
UNION CITY YOUTH BIKE SHOP
33629 MISSION BOULEVARD
UNION CITY, CALIFORNIA
404370004 I 5/25
N
FIGURE 3 404370004 SPL.DWG 5/21/25 AOB
REFERENCE: GOOGLE EARTH, 2025.
LEGEND
ASB-24 SUSPECT ASBESTOS ROOF SAMPLE
ASB-21
ASB-23
ASB-24
ASB-08
ASB-14 ASB-15
ASB-11
ASB-09
ASB-22
ASB-10 MISSION BOULEVARD
NOTE: DIMENSIONS, DIRECTIONS AND LOCATIONS ARE APPROXIMATE. 277 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025
APPENDIX A
Certifications
278 of 311
279 of 311
280 of 311
State of California
Division of Occupational Safety and Health
Certified Site Surveillance Technician
Nathan J Eubanks
TH
UREKA
CertificationNo 25-7831
Expires on 01/17/2026
Name
This certification'was issuedby the Division of
OccupationalSafety and Heathas authorized
bySections7 180et seqofthéBusinessand
ProfessionsCode
ALIFOBRNIA
281 of 311
MAINTENANCE OF CERTIFICATION
The possessor of this certification shall maintain the certificate by:
1. complying with all applicable laws pertaining to asbestos-related work;
2. keeping all required AHERA certificates in a current and valid state;
3. showing this certification card upon request during the course of asbestosrelated work;
4. informing the Division within 15 days of any change in home or mailing
5. performing asbestos consulting work only under the supervision ofa address; and
certified asbestos consultant.
A certification which has not been maintained as described above may not be renewed by the Division of Occupational Safety and Health. (Rev. 10-24)
282 of 311
283 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025
3. Description
3. Description
3. Description
APPENDIX B
Asbestos Laboratory Analytical Report and Chain-of-Custody Records
284 of 311
285 of 311
286 of 311
287 of 311
288 of 311
289 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025
APPENDIX C
Lead-Containing Material Laboratory Analytical Report
and Chain-of-Custody Records
290 of 311
291 of 311
292 of 311
293 of 311
294 of 311
295 of 311
296 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025
APPENDIX D
CDPH Form 8552 – Lead Hazard Evaluation Report
297 of 311
298 of 311
Ninyo & Moore | Union City Youth Bike Shop, 33629 Mission Boulevard, Union City, California | 404370004 | May 27, 2025
APPENDIX D
APPENDIX D
1301 Marina Village Parkway, Suite 110 | Alameda, California 94501 | p. 510.343.3000 SAN DIEGO | IRVINE | LOS ANGELES | FONTANA | OAKLAND | SAN FRANCISCO | SACRAMENTO SAN JOSE | PHOENIX | TUCSON | PRESCOTT | LAS VEGAS | DENVER | BROOMFIELD | HOUSTON www.ninyoandmoore.com
APPENDIX D
CDPH Form 8552 – Lead Hazard Evaluation Report
m 8552 – Lead Hazard Evaluation Report
299 of 311
Teen Bike Workshop (Larry Orozco Teen Workshop)
Updated 11/20/25
For 25/26 For 26/27 For 27/28 Total
CIP Funding Approved $0 $0 $200,000 $200,000
Rough Order Magnitude (ROM)
Work Description Vendor
Purchase order
No.
Paid to Date Pending
Payments
Estimated Cost to
Complete
Total Cost
by item Notes
Construction
Abatement - Lead LCMs $20,000 $20,000 9/9/25: Eisen proposal + contingency.
Abatement - Asbestos ACMs $0 $0 9/9/25: Included in Eisen proposal.
Exterior Stucco Repair, after
abatement $10,000 $10,000
Exterior Paint, after abatement $20,000 $20,000
Allowane for solid color on the outside. In case it can be done by community or FAC. Cost for proffesional muralized is
ownknown.
Interior Paint $5,000 $5,000 Recommend painting wood ceiling in the garage.
Replace Roof Mastic $3,000 $3,000 Allowance.
ADA - Compliant Asphalt Paving +
Parking Space $50,000 $50,000
Grade site, prepare base, and pave site with asphaltic concrete.
Stripe for parking spaces and traffic control, including disabledaccess parking spaces; walkway from parking spaces to the building entrance. This cost is a
preliminary budget only, which should be validated by
additional
investigation and contractor bid[s].
ADA - Compliant (Walkway)
"Sidewalk" $12,000 $12,000
To Provide a complient walkway from the public way to the main building entrance. Ensure the existing main door meets
requirements for opening, width, threshold, and opening force.
ADA - Doors $7,000 $7,000
Adjust interior doors and frames. Replace if needed to meet width requirements.
ADA - Compliant Restroom $65,000 $65,000
Assuming we only need on restroom, occupancy will not
change. 11/20: ROM updated.
Demolish Lean To (Storage Unit) $30,000 $30,000
Replace All Windows $30,000 $30,000 (6) Windows - Old building, including additional work at frames.
Roof Access - Install Internal ladder $10,000 $10,000
Roof Replacement $75,000 $75,000 Based on Historical Museum Cost HVAC Replacement $9,000 $9,000 Replace gas area heaters.
Water Supply Piping $22,500 $22,500 Re-plumb galvanized piping. 300 of 311
Water Heater Replacement $5,000 $5,000
Electrical Testing - Allowance $15,000 $15,000
Test Main Switchgear, Ground-Fault Testing. Some minor
miniatous cost included. Replacement or upgrading of electrical switchgear not included
Construction OH&P $38,850 $38,850 Overhead and Profit
FF&E Furniture, Fixtures, and Equipment
ITS Infrastructure/Equipment $40,000 $40,000
6/4: Per UC IT, equipment alone could be $25K. Add extra to labor. 6/5: Added $5K for WAPs.
Security - Allowance $20,000 $20,000 6/5: Added line item. Cams Soft Cost
Property Condition Assessment (PCA LLC) NA $9,131 $0 $0 $9,131 7/15: Paid.
Haz Mat Survey
Ninyo &
Moore N/A $3,600 $1,350 $0 $4,950 10/7/25: Updated panding payments.
Haz Mat Monitoring $3,000 $3,000 In case needed.
Haz Mat Floor Sampling & Testing $3,000 $3,000 Scope TBD. Allowance added.
Telecom/Data Services - Allowance $15,000 $15,000
Allowance to get data, phone, and WIFI service to the building.
Electrical, Water, and Security Alarm Service is already in place.
Design/Engineering - Allowance $50,000 $50,000
UC Facilities Support - Allowance $5,000 $5,000
CM Services - Pre Construction FY
24/25
Cumming
Group $9,898 $3,053 $0 $12,951 8/17: Payments updated thru June 2025.
CM Services - Pre Construction FY
25/26 (Cumming Group) $15,000 $15,000 Need funding for 2025/26 efforts. Per Jose, can Joan help? CM Services - Construction
(Cumming Group) $25,000 $25,000
Assumes project will be bid as a single project and not broken out or phased.
Construction Contingency 10% $0 $0 $42,735.0 $42,735
Soft Cost Contingency 10% $0 $0 $11,600 $11,600
Total $22,629 $4,403 $657,685 $684,717
Notes
1. Assuming permit fees will be waived.
301 of 311
From: Timothy Swenson
To: Public Comment
Subject: Feb. 24 City Council Meeting - Item 5.1
Date: Saturday, February 21, 2026 10:08:49 AM
WARNING: External email. Please verify sender before opening attachments or clicking on links.
Warning: Unusual sender
You don't usually receive emails from this address.
Make sure you trust this sender before taking any actions.
I will not be able to attend the Feb. 24th City Council meeting, but I wanted to express by agreement with city staff in going forward with the renovation and abatement of the Larry Orozco Teen Bike Workshop.
I understand that this will be a multi-year project, but it needs to be done and it goes a long ways in addressing the issue of deferred maintenance.
I hope that any work in the building is done in such a way that it does not affect the historical significance of the building.
Thanks,
Tim Swenson
302 of 311
Larry Orozco Teen Bike Workshop
Remediation and Repair Cost Analysis
Item No. 5.1 City Council Meeting, February 24, 2026
303 of 311
2 Background
• May 2024 – City Council received a recommendation from the P&R Commission to consider the Larry Orozco Teen Bike Workshop as a Historic Landmark
• City Council referred the matter to the Legislation and Policy Committee for consideration of next steps.
304 of 311
3 Background
• February 25, 2025 – City Council accepted the Legislation and Policy Committee recommendation
• Proceed with the analysis to determine the condition and cost of renovation 305 of 311
4 Background
Over 40 Years in Use by the City
• Old Mohawk Fireball Gas Station
• 1970s: Youth Employment Program
• 1980s: City purchased property and
integrated program into CRS
• Tri-CED established
• 1990s: Teen Workshop. Ceramic,
welding, filmmaking, video editing,
bike repair
• 2017: Named Larry Orozco Teen
Workshop
• 2024: Bike workshop
306 of 311
5 Background
• Approximately 2,000 sq. ft. building
• Shipping container
• Fenced yard
• Unpaved garden area
• Raised beds for gardens
• Total site 14,410 sq. ft.
• Zoned Corridor Mixed Use, which allows residential and commercial 307 of 311
6 Property Condition Assessment and Hazardous Materials Building rated “poor to fair” condition
• Lead paint, interior and exterior
• Asbestos mastic on roof
• Needs full roof replacement
• Needs window replacement
• Does not meet ADA standards
• Parking and access
• Bathroom
• Mechanical, electrical, and plumbing
systems need to be replaced or
updated
• No IT infrastructure
Estimated repairs $684,717
308 of 311
7 Fiscal Impact
Next Steps – In Order of Priority
1) Abate Lead Paint - $81,490
• Lead paint must be abated before any other work can
be completed
• Mural will be damaged by removal of flaking paint
• No cost established for mural restoration
• Possible Art-in-Lieu funds to restore mural
2) Roof and window replacement - $119,425
3) ADA improvements: $188,270
• Parking, access, and bathroom
3) All other interior repairs: $295,532
309 of 311
8 Fiscal Impact
Budget
• $200,000 in FY 2027/2028
• Development Impact Fees
• Funding contingent upon
development proceeding
• Phase 1 should focus on
abatement, roof and window
replacement
• Phase 1 costs do not include
restoration of the mural
310 of 311
9 Legislation and Policy Committee Recommendation
Recommendation
• Confirm City Council support to
proceed with renovation and
abatement as funding becomes
available
• Consult with community on
restoring mural or repainting
building after abatement
311 of 311