Miracle Mile
IMPROVEMENT DISTRICT
2025 ANNUAL REPORT
EXHIBIT 1
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Annual Report 2025
Kailani Haro
Executive
Director 2025
Dear Friends of the Mile,
2025 was a year of real, measurable progress
for the Miracle Mile. Building on the
foundation established in prior years, the
Miracle Mile Community Improvement District
(MMCID) focused on turning planning into
action across safety, operations, and economic
vitality, with results that could be seen and felt
throughout the district.
A key accomplishment in 2025 was the
continued operation and refinement of
MMCID’s safety programs. The security
camera monitoring system functioned as
an active, daily public safety tool, working
in coordination with on-the-ground Safety
Ambassadors and the Stockton Police
Department. Together, these efforts
contributed to crime reduction along the
Miracle Mile corridor.
Another key step forward this year was the
activation of the Maintenance Substation on
the Miracle Mile. Following its acquisition in
late 2024, MMCID took operational control of
the building in 2025 and began remodeling
space designated for district operations,
laying the groundwork for a centralized hub
to support safety, maintenance, and program
delivery.
In partnership with the City of Stockton,
MMCID continued advocacy efforts to
advance the Miracle Mile Improvement Project
funded through Assembly Bill 179. In 2025,
the City appointed Siegfried Engineering
to complete the project design, marking a
significant milestone. The design team held
its first public outreach meeting September
30th to present initial concepts and gather
community feedback on pedestrian safety
improvements, public safety enhancements,
and district revitalization.
MMCID further supported economic vitality
and place-making through district-wide events,
promotions, and partnerships that increased
foot traffic and highlighted locally owned
businesses. Our annual events were well
attended. These included the annual Taste of
the Mile in June, Candy Crawl and Bootique
in October, and Sip and Stroll in December.
New programming, including the Art and
Literature Walk and the reimagining of the
Annual Car Show into Stoktober Fest and Car
Show, increased community participation and
reinforced the Miracle Mile as a vibrant, family-
friendly destination.
None of this progress would be possible
without the continued support of our Board of
Directors, property owners, business owners,
public partners, and community members.
Your involvement and investment are essential
to the Miracle Mile’s success.
For 2026, the MMCID remains committed to
building on this momentum and continuing to
enhance the Miracle Mile - the City’s favorite
neighborhood for shopping, dining, and
entertainment.
letter from
the executive
director
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004
Annual Report 2025
The Miracle Mile
Annual Report is
digital!
Be sure your email
is on file with MMCID
for your copy!
Subscribe for
news & updates
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Annual Report 2025
District Welcome 03
Index 05
Introduction 06
Mission – From the President 07
Board Officers 08
Board of Directors 09
District General Information 10
2025 Financial Review & 2026 Budget Comparison 11
Safety & Security 12
Maintenance Program 13
Social Media Marketing 14–15
Mile Events & Projects 16–18
Looking Ahead To 2026 & Beyond 19
index
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Annual Report 2025
Introduction
The Miracle Mile Community
Improvement District (MMCID)
was formed as a community
benefit organization to improve
the safety, security, appearance,
and economic growth of the area.
The Miracle Mile District includes
all properties fronting Pacific
Avenue from Alpine to Harding,
and those businesses on Harding
Way from El Dorado Street to
Lincoln Street.
The Mission of the MMCID is
To foster the economic vitality,
value, and appeal of the Miracle Mile.
our district
There are NINETY-SEVEN property owners within the district and over ONE HUNDRED SIXTY businesses call the Miracle Mile home! EXHIBIT 1
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Annual Report 2025
As President of the MMCID, it is with a mixture
of pride and humility that I welcome the
opportunity to acknowledge all the support
the Miracle Mile has received during 2025.
Attendance at our myriad events was at an all-
time high. Sponsorships for our family-friendly
events has grown annually, and the number of
volunteers who assist at our events continues
to increase. The Miracle Mile retains a special
place in the hearts of both young and old
Stocktonians who appreciate the variety, the
history, and the vibe we associate with the Mile.
We will also be on trend in 2026. Folks
are asking about the multi-million-dollar
improvements being planned for Pacific
Avenue. Be sure to attend this year’s public
meetings where Siegfried Engineering will
present their vision for the new streetscape
enhancements. Your participation is critical to
provide a broad response to the conceptual
plans as they evolve. Important elements to
look for are improved lighting and sidewalks,
the creation of a pedestrian-oriented plaza at
Tuxedo Court, and the introduction of traffic-
calming strategies throughout the Mile.
This year the Mile is implementing the next
phase of security camera installation which will
double the current number of cameras from
Alpine to Harding Way. We have found that the
monitored cameras backed up by security staff
have drastically improved our safety statistics.
As a result, the Miracle Mile will be the perfect
destination for our scheduled events, which
will include two art-oriented gatherings: the
Literature Crawl and the Art-Literature Walk.
The Literature Crawl will feature
local authors and poets who will
read from their writings and will be on hand
to autograph their works. The Art-Literature
Walk will spotlight Stockton-based visual artists,
sculptors, and crafters who will showcase
the best of their work at pop-up stations
throughout the Mile. Our orientation to the
Arts is a heartfelt acknowledgement of the rich
heritage within our Art’s community and a way
to provide a venue to connect artists with their
audience.
Last year’s inaugural Art and Literature Walk
was well attended and provided an opportunity
to meet celebrities such as Mel Corren whose
design business on Central Court, The Brothers,
was Stockton’s premier source for residential
interior design during the Mile’s heyday. Mel
is a huge proponent of our city, a Stocktonian
of the Year, and the author of I Lived It, I Loved
It, his engaging memoir and love-letter to
Stockton.
Please plan to attend our scheduled events
as well as visit our neighborhood business
district for all your needs. We appreciate
you participation and support that buoys
our Miracle Mile community—the heart of
Stockton.
letter from the
board president
There are NINETY-SEVEN property owners within the district and over ONE HUNDRED SIXTY businesses call the Miracle Mile home! Jeffrey Gamboni
Board President
2025
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Annual Report 2025
Jeffrey Gamboni
Property Owner
Board President
Term: 2025 - 2026
Jean Callahan
UOP Representative
Vice President
Term: 2026 – 2027
Juanita Pasley
Business Owner
Secretary
Term: 2026 – 2027
John V. Precissi
Property Owner
Treasurer
Term: 2025 – 2026
our board
officers
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Annual Report 2025
meet the directors
Rex Dhatt
Property Owner
Term: 2026 – 2027
MMID Board
Our board of directors
consists of thirteen (13)
members: seven (8)
property owners, three
(3) merchant business
owners and one (1)
appointed representative
from the Stockton
Unified School District &
University of the Pacific
respectively.
The role of the volunteer
board is to set the annual
strategic plan for the
district, provide financial
oversight and give
direction, via vote, to the
Executive Director whom
is the sole compensated
individual of the
organization.
The Board of Directors
meets regularly on the
second Wednesday of
every month at 4:00pm.
Meeting locations and/
or virtual meeting details
are available in advance
on our district website.
Tammy Nguyen
Business Owner
Term: 2025 – 2026
Lisa Whirlow
Property Owner
Term: 2026 – 2027
Brian Wright
SUSD Representative
Term: 2026 – 2027
Manuel Guizar
Property Owner
Term: 2026 – 2027
Kevin Hernandez
Business Owner
Term: 2025 – 2026
Kevin Dougherty
Property Owner
Term: 2025 – 2026
Clem Lee
Business Owner
Term: 2025 – 2026
Melissa Grizzle
Business Owner
Term: 2026 – 2027
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Annual Report 2025
BEVERLY
EUCLID
STOCKTON
BAKER
DORRIS
ELM
MAPLE
NORTH TUXEDO
SOUTH CENTRAL
N HUNTER ST
N COMMERCE ST
N HUNTER ST
N SUTTER ST
E NOBLE
E GEARY
E HAMPTON ST
E ELM ST SPERRY AVE
CONCORD AVE ELIZABETH AVE
RAMONA AVE
CARMEL AVE
BAKER PL
N EDISON ST
LOMITA AVE
N KENSINGTON WAY CRAFTON WAY
CRAFTON WAY
DWIGHT WAY
NORTH CENTRAL
REGENT
CT
ALLSTON WAY
REGENT CT
REGENT CT
BRISTOL AVE
SMITH LN
W MARIPOSA AVE
TUXEDO CT
SOUTH TUXEDO
LEXINGTON AVE
BEDFORD RD
W WALNUT ST
W HARDING WAY
N LINCOLN ST
N HARRISON ST
N VAN BUREN ST
N MONROE S
T
N MADISON
W WILLOW ST
W VINE ST
N CENTER ST
N COMMERCE ST
W WALNUT ST
W ALDER ST
W WYANDOTTE ST
W CLEVELAND ST
W PINE
ST
W ADAMS ST
E CASTLE ST
W GEARY ST
W ELLIS ST
W ARCADE ST
N EL DORADO ST
N SAN JOAQUIN ST
N HUNTER WAY
DWIGHT WAY
N CENTER STREET W MONTEREY AVE
W MARIPOSA AVE
W MENDOCINO AVE
W SONOMA AVE
BONNIE LN
W ALPINE AVE
020
070
050
170
180
350320 270
370 250
260
380
390
010
020 230
240
250
260
250
120
270260
110
050
080
040
070
060
010
050
100090
080
060
070
160 030
040
160 150
180
11 0120
055 001
190 160
020
010
310
420
220 200
210
230
040
560
570 550 16
0 150 140
030
010 040
080 070
090
060040
050
010
100
170
160
100
390
370
410
210
230
250
070
080
090
100
120
040
360
370
390
380
350
340
060
020
030
040
050
010
010
020
030
040
050
070
400
020
03 010
020
010
007
020
0 500 1,000250
Feet
364
363
354
050
040
030
020
290
320
240
340 380 010
030
060
030
110
070
060
070
070 070
050
041
042
020
095
080
080
070
570
310
330
340
010
350 030 340
030 020 010
370
010 340 350360
020 030 040
040
040010
210
030
020
170
540 W HARDING WAY
PACIFIC WAY
PACIFIC WAY
070
330
320
020
020
030 020 010
170
280
050
300
018 310
017
060
060
070
080
LEGEND
PACIFIC WAY
PACIFIC AVE
N EL DORADO ST
W NOBLE
W MAPLE ST
N COMMERCE
ST
N CENTER
ST
W MONTEREY
AVE
CENTRAL CT
DWIGHT WAY
E ELLIS ST
ARCADE ST
BONNIE LN
ALLSTON WAY
Benefit Zone 1
Benefit Zone 2
Benefit Zone 3
Benefit Zone 4
EXHIBIT 1
125
113
127
137
137
139
113
125
137
Miracle Mile - BZ Map
4/7/2022
000000Assessments Costs by Benefit Zone
2025 Assessments Costs by Benefit Zone
Property
Variable Benefit Zone 1 Benefit Zone 2 Benefit Zone 3 Benefit Zone 4 Building Square
Footage
Lot/Parcel Size
$0.14 $0.07 $0.12 N/A
$0.14 $0.07 $0.12 N/A
Linear Frontage N/A N/A N/A $2.00
district information
The Miracle Mile Community
Improvement District (Miracle
Mile CID) is a community benefit
assessment district whose main goal is
to provide improvements and activities
which constitute and convey a special
benefit to assessed properties and
surrounding community.
In 2023 the Miracle Mile Property
and Business Improvement District
(MMPBID), began its transition to
become the Miracle Mile Community
Improvement District. Miracle Mile
CID, was established under Stockton
Municipal Ordinance # 2022-03-
22-1211 and California Streets and
Highway Code. Recognized by the
IRS as a 501(c)(3) tax exempt and
charitable public benefit organization,
MMCID’s intial 20-year term is set for
renewal in 2043.
cost
The assessment rate (cost to parcel
owner) is based on benefit zone,
building square footage and parcel
square footage. The initial annual rate
for each parcel is shown in the table to
the right.
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Annual Report 2025
INCOME 2025 Actual 2026 Budget
ASSESSMENT INCOME
SJC Assessment Income $205,582 $216,186
City of Stockton $23,628 $24,812
Stockton Unified School District $22,061 $23,164
TOTAL ASSESSMENT INCOME $251,271 $264,162
NON-ASSESSMENT INCOME
Event Income $140,648 $140,978
Individual Designated Contribution $7,217 $12,283
Non-Event Sponsorship $0 $4,680
Retained Earnings $12,283 $104,688
Interest Income $6,297 $7,200
Maintenance Substation Income $56,725 $82,387
TOTAL NON-ASSESSMENT INCOME $223,170 $352,216
TOTAL INCOME $474,441 $616,378
EXPENSE 2025 Actual 2026 Budget
CIVIL SIDEWALKS
Maintenance & Security Service Contractor $157,329 $163,904 Waste Management $10,564 $10,925
Camera Monitoring $51,000 $54,960
Camera Hardware & Installation $16,580 $0
TOTAL CIVIL SIDEWALKS $235,473 $229,789
DISTRICT IDENTITY-PLACEMAKING
Events $67,197 $66,765
Marketing & Advertising $18,935 $25,000
Website & Hosting $1,322 $5,000
TOTAL DISTRICT IDENTITY-PLACEMAKING $87,454 $96,765
ADMINISTRATION & DISTRICT MANAGEMENT
Legal & Consulting Fees $0 $1,500
Accounting Services $9,700 $8,800
Liability - D&O Insurance $13,596 $14,000
Storage Lease $1,200 $600
Contract Service Management $60,800 $63,000
General Administrative $4,159 $12,815
TOTAL ADMINISTRATION & DISTRICT MANAGEMENT $89,454 $100,715
MAINTENANCE SUBSTATION
Facilities Operations and Maintenance $22,085 $37,435
Repairs $7,217 $5,000
TOTAL MAINTENANCE SUBSTATION $29,302 $42,435
TOTAL EXPENSE $441,683 $469,703
CHECKING ACCOUNT
$8,222
SAVINGS ACCOUNT
$120,672
CD
$22,749
Detailed budget and
financial reports are
available on the district
website in the monthly
board meeting packets.
2025-2026 budget report
2025 end of year
account balances
2025 financial snapshot
profit & loss report
INCOME
ASSESSMENT INCOME $251,271.00
NON-ASSESSMENT INCOME $223,170.00
TOTAL INCOME $474,441.00
EXPENSE
CIVIL SIDEWALKS $235,473
DISTRICT IDENTITY $87,454
DISTRICT MGMT & ADMIN $89,454
MAINTENANCE SUBSTATION $29,302
TOTAL EXPENSE $441,683.00
2025 NET INCOME $32,758.00
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Annual Report 2025
5,840 Security Community
Ambassador dedicated hours of patrol
719 Remote guard dispatched
Security Community Ambassador for
immediate response
508 Remote guard loudspeaker
interventions
61 Calls to SPD/EMT made by
Security Community Ambassadors for
immediate response
23 Remote guard dispatched SPD/
EMT for immediate response
SECURITY CAMERA MONITORING
A network of cameras is monitored by remote security
guards operating from a headquarters located on the Miracle Mile. Using AI-triggered alerts, virtual patrols, and real- time monitoring, guards are able to identify and respond to potential threats as they occur. When necessary, guards utilize two-way loudspeakers to issue live voice-down
announcements, which have proven effective in deterring criminal activity.
SECURITY COMMUNITY AMBASSADORS
Security Community Ambassadors provide a visible, on-the- ground presence throughout the district. Ambassadors patrol nightly and serve as a direct deterrent to criminal activity, with on-call coverage during daytime hours. The remote
monitoring team works closely with ambassadors, dispatching them in real time when activity is observed.
COORDINATION WITH STOCKTON POLICE DEPARTMENT
The MMCID works closely with the Stockton Police
Department, with both the remote monitoring team and
Community Ambassadors dispatching police as needed.
MMCID also meets monthly with PD to review crime trends and discuss prevention strategies. In addition to regular patrol units, Stockton PD supports the district through bike patrols as part of its standard citywide operations.
Together, these three components create a proactive,
coordinated safety program that combines technology, on- the-ground presence, and law enforcement collaboration to enhance security across the Miracle Mile.
In 2025, the Miracle Mile Community
Improvement District completed
Phase 3 of its Security Camera
Monitoring System, further
strengthening a comprehensive,
layered approach to public safety.
The district’s Safety & Security
program is built around three
integrated components designed to
deter crime and improve real-time
response.
safety & security
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Annual Report 2025
maintenance program
We partner with the Downtown Stockton Alliance to help maintain a clean and safe environment throughout the district. Trash removal and litter cleanup are conducted
seven days a week, curbs and
sidewalks across the Miracle
Mile are power washed
monthly, and additional
services include weed
abatement. We also partner
with the Kiwanis Club to
host community clean-up
days that engage volunteers
and further enhance district
cleanliness.
464
hours spent pressure
washing sidewalks
9,058
bags of garbage
removed
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Annual Report 2025
social media marketing year in review
We continued to build
our social media base,
on Instagram
and Facebook.
All growth, non-paid,
and organically
achieved.
+ 783
new followers
on FaceBook
>>>
2020 = 9,494
2021 = 10,064
2022 = 10,424
2023 = 10,870
2024 = 11,561
2025 = 12,344
>>>
2020 = 5,607
2021 = 7,967
2022 = 9,144
2023 = 10,793
2024 = 13,149
2025 = 15,794
+ 2,645
followers on Instagram
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Annual Report 2025
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Annual Report 2025
2025
Stoktober Fest
& Car Show
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Annual Report 2025
Tigers Prowlin’
the Mile Art Lit Walk
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Annual Report 2025
2025
Taste of the Mile
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Annual Report 2025
Events on the Mile
in 2026
Literature Crawl
APRIL 11
Art Literature Walk
MAY 8
Taste of the Mile
JUNE 13
Tigers Prowlin’ the Mile
AUGUST 21
StoktoberFest & Car Show
SEPTEMBER 26
Candy Crawl &
Boo-Tique Market
OCTOBER 24
Small Business Saturday
NOVEMBER 28
Holiday Sip & Shop and
Tree Lighting
DECEMBER 12
A Look Ahead
EXHIBIT 1
MIRACLE MILE COMMUNITY IMPROVEMENT DISTRICT
MAILING ADDRESS:
PO Box 4016
Stockton, CA 95204
PHYSICAL ADDRESS:
231 Bedford Road
Stockton, CA 95204
CONTACT INFORMATION:
[email protected]
(209) 623-1144
WEBSITE:
www.stocktonmiraclemile.com
January 2026
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