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Union City City Zoning Code

CHAPTER 18

100 511 AREA DISTRICT

§ 18.100.010 Purpose.

The purpose of this district is to implement the goals, objectives and policies of the Specific Plan adopted for the 511 Area. As a result, this district provides the essential requirements necessary to assure quality development throughout the 511 Area. Since it implements the Specific Plan, the district is intended to address the various land use categories identified by the Specific Plan.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 670-06 § 3, 2006)

§ 18.100.020 Relationship to Specific Plan.

A. 
This district adopts by reference the land use categories as shown on the land use policy diagram of the 511 Area Specific Plan.
B. 
Standards.
1. 
The standards for development for each land use category of the Specific Plan are contained in this chapter unless otherwise noted.
2. 
Standards and requirements of Chapter 18.50, Civic Facilities (CF) District, shall apply to those areas designated public facility by the Specific Plan.
3. 
Standards and requirements of Chapter 18.36, Neighborhood Commercial District including Old Alvarado design requirements of Section 18.36.180 shall apply to those areas designated commercial by the Specific Plan.
C. 
Procedures and Fees.
1. 
Any applicant who wishes to undertake development in the 511 Area shall follow the applicable procedures established by Chapters 18.56, 18.60, 18.72 and 18.76 of this title, and Title 17, Subdivisions, of the Municipal Code.
2. 
The Specific Plan and General Plan may be amended pursuant to Section 65350, et seq., of the State Government Code.
3. 
Any application for development in the 511 Area shall be accompanied by a fee for the applicable permits in the amount established by resolution of the City Council sufficient to cover the cost of processing the application.
4. 
Fees required by Ordinance No. 258-86, as it may be amended from time to time, shall be paid at the time a development application is filed with the City.
5. 
Any party proposing to construct any structures other than accessory structures, shall follow the procedures of Chapter 18.72, Administrative Site Development Review, or Chapter 18.76, Site Development Review. All such projects shall be architecturally compatible with surrounding residential uses in terms of siding and roof materials, roof pitch, roof eaves, trim elements and architectural features. Detached accessory structures of less than 120 square feet are exempt from review pursuant to Chapter 18.72.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 342-90 § 2, 1990; Ord. 670-06 § 3, 2006)

§ 18.100.030 Definitions.

For purposes of this chapter, the following terms shall apply:
"Attached unit" or "townhouse"
means a building designed for or occupied by one family separated at one or two interior lot lines by party walls without openings to the dwelling unit(s) on the adjacent lot(s). (See Figure III-2 of the 511 Area Specific Plan.)
"Community assembly for civic activities"
includes activities typically performed by, or at, the following institutions or installations: recreational, leisure, or other facilities. Typical uses include public tennis courts, food concessions in parks, and public and parochial playgrounds and playing fields, and community halls.
"Community education"
includes the care and education of children by public, parochial or private institutions. Typical uses include elementary, junior high and senior high schools.
"Day care services"
include buildings for daytime care of individuals under 18 years of age, including preschools, day care centers, and similar uses. "Small day care services" include services provided in provider's own home for one to six children. "Large day care services" include services provided in the provider's own home for seven to 12 children. "Day care" also includes services providing nonmedical care to any number of children, for periods of less than 24 hours.
"Family dwelling types"
include the occupancy of living accommodations on a wholly or primarily nontransient basis in single-family, two-family, and three- and four-family dwelling units. They exclude institutional living arrangements providing 24 hour skilled nursing or medical care and those providing forced residences.
"Intermediate care facilities"
include facilities for developmentally disabled habilitative and developmentally disabled nursing for six or fewer persons as provided by the Health and Safety Code.
"Religious assembly"
includes assembly of people for religious services, and typically includes activities performed at churches, temples, synagogues and other places of worship.
"Single-family dwelling"
means a detached building designed for or occupied by one family.
"Single-family semiattached dwelling"
means a building designed for or occupied by one family whose garage is attached at an interior lot line by party walls without openings to the garage of an adjacent dwelling unit (see Figure III-2 of the 511 Area Specific Plan).
"Single-family zero lot line"
means a building designed for or occupied by one family where one wall is either located on or off an interior lot line but is not attached to another building on an adjacent lot (see Figure III-2 of the 511 Area Specific Plan).
"Three-" and "four-family dwelling"
means three to four attached units.
"Two-family dwelling"
means two attached units (see Figure III-2 of the 511 Area Specific Plan).
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 670-06 § 3, 2006)

§ 18.100.040 Permitted and conditional uses.

A. 
Residential Specific Plan Designations.
Uses
R3-6
R3-10
R5-10
R7-10
Single-family dwelling, detached
P
P
P
P
Single-family dwelling, detached reduced lot
–
P*
P*
P
Single-family, semiattached
–
P
P
P
Single-family, zero lot line
P
P
P
P
Two-family dwelling (attached units)
–
C*
C*
C
3-4 family dwellings (attached units)
–
C*
C*
C
Accessory structures consistent with Section 18.32.020(I)
P
P
P
P
Agriculture consistent with Sections 18.32.020(F) and (O)
P
P
P
P
Home occupations consistent with Section 18.32.020(G)
P
P
P
P
Swimming pools consistent with Section 18.32.020(H)
P
P
P
P
Temporary subdivision sales office consistent with Section 18.32.020(N)
P
P
P
P
Accessory dwelling unit consistent with Chapter 18.34
P
P
P
P
Small family child care home#
P
P
P
P
Large family child care home#
P
P
P
P
Community education
C
C
C
C
Community assembly
C
C
C
C
Religious assembly
C
C
C
C
Intermediate care facility
P
P
P
P
P = Permitted uses.
C = Conditional use, subject to a use permit per Chapter 18.56.
– = Not permitted.
* Only for areas identified as appropriate for higher density on the Specific Plan.
# = Subject to administrative site development review approval as stated in Chapter 18.72 of this title.
B. 
Open Space Specific Plan Designation.
1. 
Permitted Uses. Natural wildlife sanctuaries and habitat, water supply lands, flood control management, excluding silt disposal, and plant nurseries and crop production. Permitted uses shall not adversely affect wetlands/habitat areas.
2. 
Conditional Uses. Park and recreational activities, outdoor nature laboratories, interpretive centers, low intensity educational, charitable, research, and philanthropic uses, essential service facilities, and silt disposal. Conditional use shall not adversely affect wetland/habitat areas.
C. 
Park Specific Plan Designation.
1. 
Permitted Uses. Active outdoor recreational uses, essential service facilities, and passive park and recreational activities.
2. 
Conditional Uses. Outdoor nature laboratories, natural wildlife sanctuaries and interpretive center.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 55.329-91, § 2 (Exh. C), 1991; Ord. 670-06 § 3, 2006; Ord. 836-16 § 4, 2016; Ord. 883-21 § 4, 2021; Ord. 900-22 § 4, 2022)

§ 18.100.050 Lot, setback and height requirements.

A. 
Residential Specific Plan Designations.
1. 
Standard Requirements. Standard requirements are set out in Table 18.100.050, 511 Area Standards Requirements.
2. 
Standards identified in subdivision 1 of this subsection A shall apply subject to the following exceptions:
a. 
Where access to a dwelling is within the side yard or if vehicle access is within the side yard, then the side yard setback shall be 12 feet for the distance access is provided. Beyond that point, setback requirements identified in subsection (A)(1) of this section shall apply.
b. 
Except for the garage, single-family semiattached units shall have a five foot setback from the lot line on which the garage is located.
c. 
For attached units, front yards may be reduced to 10 feet when parking is provided in a common area.
d. 
For attached units, end units shall have a side yard setback of 10 feet on the side not attached to another unit.
e. 
For attached units, no unit shall be closer than 20 feet to any property line containing a single-family dwelling.
f. 
For single-family detached housing, the minimum lot width of 60 feet may be reduced to 50 feet if:
i. 
The average lot size of a neighborhood is maintained at 6,000 square feet; and
ii. 
Adequate additional amenities are provided to maintain the upscale nature of the development.
g. 
The applicant may vary the lot size, lot dimensions, usable open space and off-street parking standards consistent with the requirements of Chapter 18.44, subject to the following provisions:
i. 
Lot size, lot dimensions, usable open space and off-street parking shall, in the aggregate, be at least equivalent to the standards prescribed by the regulations for each neighborhood within a planned unit development;
ii. 
A better or more appropriate design can be achieved by not meeting the standards;
iii. 
Visual and acoustical privacy is maintained;
iv. 
Adequate additional amenities are provided to maintain the upscale nature of the development;
v. 
The character of housing types is maintained in each neighborhood;
vi. 
All driveways for individual dwelling units shall be 20 feet in length and of sufficient width to park two cars;
vii. 
Applicable goals, objectives and policies of the Specific Plan are met;
viii. 
The average population density provisions of Section 18.44.050 shall not apply and the dwelling unit density provisions of the Specific Plan shall be met; and
ix. 
Height standards for spires, cupolas, chimneys, elevator penthouses, flagpoles, and necessary mechanical appurtenances may be allowed to a maximum height limit of 40 feet.
B. 
Open Space and Parks Specific Plan Designations.
1. 
Minimum lot area and yard requirements shall be consistent with Section 18.92.070 except for parcels created for the purpose of receiver areas as defined by the Specific Plan and the interpretive center.
2. 
Maximum building height shall be 25 feet.
Table 18.100.050
511 AREA STANDARDS REQUIREMENTS
Housing Type
Minimum Lot Width (ft.)
Minimum Lot Depth (ft.)
Front Yard Setback (ft.)
Side Yard Setback– Corner Lot (ft.)
Side Yard Setback Interior Lot (ft.) Min./Agg.1
Rear Yard Setback (ft.)
Height (ft.)
Single-family detached (abutting west side of Union City Blvd.)
60
120
20
15
5/15
40 from the right-of-way of Union City Blvd.
30
Single-family detached
603
100
20
15
5/15
20
30
Single-family detached (reduced lot)
55
65
10/205
15
5/10
15
30
Single-family semiattached
50
100
20
15
0/02-0 side 10/20 other side
20
30
Single-family zero lot line4
45
100
20
15
0/10-0 side 10/10-other side
20
30
Attached units (up to 4 units)
24
100
20
15
0/0
20
35
Conditional uses (excluding two-family dwelling, 3–4 family dwelling, uses which occur with an existing unit, and accessory dwelling units)
60
100
20
20
20
20
30
Notes:
1
"Minimum/aggregate" means the minimum distance from the lot line to a structure and "aggregate" means the total distance between structures on adjoining lots.
2
For garage only; for remainder of structures, see Section 18.100.050(A)(2)(b).
3
See Section 18.100.050(A)(2)(f).
4
Dwelling units are not required to be located on a side yard lot line.
5
Twenty foot setback for garage only.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 670-06 § 3, 2006; Ord. 731-10 § 2, 2010; Ord. 836-16 § 4, 2016; Ord. 883-21 § 4, 2021)

§ 18.100.060 Development standards and requirements-General.

A. 
Diking, filling or dredging of wetlands shall not be permitted unless it is consistent with the provisions of the 511 Area Specific Plan.
B. 
Drainage.
1. 
Site drainage shall be in accordance with the standards set forth in Chapter 17.56 of the Subdivision Title and the Alameda County Flood Control District.
2. 
No runoff shall be directed into endangered species habitat.
C. 
Prior to approval of any application for development, a geologic and soils report consistent with the requirements of Section 18.92.110 shall be submitted as part of any application. The report shall address ground shaking, liquefaction, ground and structural settlement, soil stability and strength, and any other relevant factors. The requirements of this section may be waived by the Public Works Director if a report has been previously accepted by the City for the site in question and it is determined that the report is relevant to the current application.
D. 
Soil erosion and land management provisions of Sections 18.92.120 and 18.92.130 shall be met.
E. 
Grading.
1. 
Grading shall occur with no discharge of sediments into wetlands or endangered species habitats. Measures to be implemented by the applicant/developers shall be identified in their erosion and sedimentation control plans, as required by Title 21 of the City's Code.
2. 
Grading provisions of Section 18.92.170 shall also apply.
F. 
Wetland Preservation Plan.
1. 
A wetland preservation plan shall be submitted where a development will be adjacent to a wetland area.
2. 
The plan shall address:
a. 
Identification of receiver and donor areas as defined by the Specific Plan to be used by the applicant;
b. 
Habitat enhancements in receiver areas;
c. 
Hydrological requirements to maintain buffer, receiver and wetland areas;
d. 
Methods to prevent public access into wetland and endangered species habitat.
3. 
Comments on the plan shall be requested from the U.S. Army Corps of Engineers and Regional Water Quality Control Board. The Plan shall be approved by the City and implemented by the applicant prior to any physical modification to the subject site.
G. 
No development, grading or other land modification shall take place in an area of endangered species habitat.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 670-06 § 3, 2006)

§ 18.100.070 Development standards and requirements-Residential Specific Plan designations.

A. 
Development near the Turk Island landfill shall provide the following:
1. 
Space to accommodate monitoring wells for methane gas migration within 1,000 feet from the landfill boundary if no long-term monitoring is provided along the periphery of the landfill;
2. 
Undergrounding of utilities located within 1,000 feet of the landfill boundary shall be done in such a manner to preclude migration of landfill gas; and
3. 
An evaluation of the need to install a landfill gas protection system for development within Development Area B-2 as identified by the Specific Plan. This evaluation shall be reviewed and accepted by the Office of Solid Waste Management of the Alameda County Division of Environmental Health prior to issuance of a building permit.
B. 
Residential development shall be subject to Chapter 18.32 except where a specific development standard, use allowance, or other requirement or allowance is established in this chapter.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; amended during 1990 republication; Ord. 670-06 § 3, 2006; Ord. 917-23, 9/26/2023)

§ 18.100.080 Development standards and regulations-Open space and parks Specific Plan designation.

A. 
Building coverage standards of Section 18.92.080 shall apply.
B. 
Landscaping requirements of Section 18.92.140 shall apply.
C. 
Access to road area requirements of Section 18.92.160 shall apply.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 670-06 § 3, 2006)

§ 18.100.090 Required findings.

A. 
The Planning Commission, or the City Council on review, shall make the following findings (in addition to any other findings required by local, State or Federal law) before approving any development application in the 511 Area:
1. 
The proposed project is consistent with the 511 Area Specific Plan;
2. 
The proposed development and/or construction standards of the proposed project are consistent with the development and construction standards of the 511 Area Specific Plan, as well as all other applicable City standards and codes;
3. 
The uses and structures will constitute an orderly, attractive and harmonious development; foster stability of land values and investments; and promote the general welfare, by preventing the establishment of uses or the erection or maintenance of structures having unsightly, undesirable or obnoxious characteristics or which are not properly related to their sites, surroundings or traffic circulation in the vicinity, or which would not meet the specific intent clauses or performance standard requirement of the zoning ordinance of Union City.
B. 
If the Planning Commission or Council makes the necessary findings, it shall approve the application. If the Planning Commission or Council finds to the contrary, it shall disapprove the application or approve subject to such specified conditions, changes or additions as will assure the development will comply with the provisions of the Specific Plan and this district.
(Ord. 55.286-87 § 2 Exh. A § 1, 1987; Ord. 670-06 § 3, 2006)