Subregional commercial developments shall provide commercial acreage for large-scale general retailers and big-box retail centers designed to attract shoppers from a wide market area, including from areas outside the City. Subregional commercial developments shall be identified by the inclusion of one or more large-scale, single-tenant retail buildings of over 100,000 square feet in floor area. Subregional commercial developments shall have the ability to draw shoppers from multiple trade areas by providing a wide variety of products and merchandise not typically found in local neighborhood commercial establishments. Such variety may be achieved by the development of adjoining groups of two or more large-scale general retailers or big-box retail centers or through the development of a wide breadth of smaller, specialized retail stores that feature products with broad, multi-area appeal adjacent to a single or small collection of large-scale anchor stores. Limited food, office and services uses may be permitted. Single-use developments such as an indoor multiplex theater or hotels may also be considered under this development type provided that the project is located and designed in such a way as to complement any adjacent pedestrian-oriented commercial development.

Subregional commercial development shall be situated in such a manner to take advantage of good visibility from I-880 as well as access from the freeway interchanges at Whipple and Alvarado-Niles Roads. Subregional commercial development shall be located adjacent to existing and subregional commercial development or if none exists, at either at the northern end of Union Landing or at the eastern end with good access to Dyer Street and/or Alvarado-Niles Road.

Individual or stand-alone buildings for anchor tenants in multitenant developments should be avoided. All buildings over 30,000 square feet in size should be either attached or in close proximity with other buildings forming a commercial center. Close proximity means that all buildings are connected by pedestrian access with no or limited intervening vehicular access or parking areas.

The concept of pedestrian orientation and the conduct of regionally significant commerce shall guide all site design work. Pedestrian orientation shall include provisions for safe and visually attractive pedestrian access within the project (between stores and from parking areas to the shopping facilities) and similar pedestrian integration with adjoining parcels.

Pedestrian orientation shall be accomplished by the inclusion of pedestrian amenities such as development of attractive quasi-public outdoor spaces with features like decorative paving, landscape islands, seating areas, fountains, public art, and/or café and eating areas. In cases where adjoining parcels are not developed, provisions shall be made for future pedestrian and vehicular access that will ensure the desired pedestrian orientation area-wide.

All pedestrian areas and parking areas should be designed to ensure safety through good visibility and adequate lighting. A minimum of 0.5 candle lighting level in parking and pedestrian areas shall be provided.

All buildings shall be of high-quality architectural design with all building elevations being attractively finished with varied building materials that reflect Union City architectural themes. Examples of such themes include tile roofs and earth-tone stucco finished walls with tile accents. In all cases, buildings within Union Landing shall be coordinated by architectural, lighting, sign and landscape design that attempts to integrate developments visually and physically with neighboring developments.

Site improvements shall include significant landscaping and anticipate integration of parking, vehicular circulation, pedestrian access, signage, lighting, etc. with adjoining properties and uses. Parking areas shall be adequately landscaped to minimize adverse impacts of large asphalt areas on pedestrian comfort and the aesthetic appeal of the area.

Large-scale, single-tenant retail buildings of over 100,000 square feet may be permitted only in subregional commercial developments provided that:

Standards of site area and dimensions, site coverage, heights of structures, distances between structures, off-street parking and loading, and landscaping shall in the aggregate be at least equivalent to the standards prescribed by the regulations for the community commercial zoning district described in Chapter 18.36.

Establishment of superstores shall be subject to the criteria outlined in the document entitled, "Policy Statement for Use Permit Review of Superstores."

All development shall comply with the provisions listed in Chapter 7.04 regarding management of waste and recyclable materials. An existing enclosure shall be upgraded or a new enclosure shall be provided, where none currently exists, associated with the establishment of a new use, consistent with the provisions listed in Section 7.04.055(A) to accommodate anticipated demand for waste, recycling, and organics recycling as determined by the City's Recycling and Solid Waste Division. New or upgraded enclosure may be subject to the provisions listed in Chapter 18.72, Administrative Site Development Review.

Building and site improvements shall be maintained consistent with applicable Site Development Review and/or Administrative Site Development review approvals.

Subregional specialty commercial developments shall provide a variety of specialized commercial uses which shall attract shoppers from a subregional market area, including from areas outside of the City. Subregional specialty commercial developments should provide a mix of retail uses in a development design that emphasizes pedestrian access, high-quality design and the promotion of subregional commerce. Such commerce may be created, in part, through the promotion of novel, unique, or uncommon products not normally found in local neighborhood commercial establishments. Single-use developments such as an indoor multiplex theater or hotel may also be considered under this development type provided that the project is located and designed in such a way as to complement adjacent pedestrian-oriented commercial development. Limited food, office, and service uses may be permitted.

Subregional specialty commercial development shall occur adjacent to existing subregional specialty commercial developments or if none exist, than on either the eastern, central or southern portion of Union Landing.

Large-scale, single-tenant retail buildings of over 100,000 square feet shall not be permitted;

Retail uses shall be located on the ground floor and shall have exterior entrances and store fronts to ensure adequate retail visibility without excessive signage.