Union City City Council
June 25, 2024

RESOLUTION NO. XXXX-24

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UNION CITY APPROVING THE ANNUAL REPORT FOR

THE UNION LANDING PROPERTY AND BUSINESS

IMPROVEMENT DISTRICT (PBID) FOR FISCAL YEAR
2024-2025
WHEREAS, in Fiscal Year 2020/2021, the City Council, pursuant to the provisions of the Property and Business Improvement District Law of 1994, Part 7 of Divisions 18 of the Streets and Highways Code of California (hereafter referred to as the “Code”), and in accordance with the provisions of the California Constitution, Article XIID conducted proceedings for the renewal/formation Union Landing Business Improvement District (hereafter referred to as the “PBID”), and the levy of annual assessments connected therewith; and WHEREAS, on July 14, 2020, the City Council held a full and fair public hearing regarding the renewal/formation of the PBID and the establishment of annual assessments and the maximum assessments required to pay for police and marketing services and management of the PBID for a five year period beginning January 1, 2021, and ending December 31, 2025; and WHEREAS, the City Council retained NBS to prepare a Management Plan (the “Plan”) for the PBID renewal to determine the special benefits received from the services provided and levy amounts as part of the formation of the PBID for the purpose of assisting with the Annual Levy of the PBID; and
WHEREAS, pursuant to the Code and the Plan, the Union Landing Property Owners Association (the “Owners’ Association”) shall cause to be prepared an Annual Report (hereafter referred to as the “Report”) each fiscal year for which the assessment is to be levied and collected and said Report shall be filed with the City Clerk and contain any proposed changes to the PBID boundary; the improvements and activities to be provided; the estimated costs and method of assessments; the amount of any surplus or deficit; and contributions from other sources; and, WHEREAS, the Annual Report for Fiscal Year 2024-2025 is labeled Exhibit A, attached hereto and made a part hereof; and
WHEREAS, this City Council has carefully examined and reviewed the Report as presented, and is satisfied with the Report, each and all of the budget items and documents as set forth therein, and is satisfied with the special benefits received from the improvements, operations, maintenance, and services to be performed within the PBID, as set forth in said Report.

NOW, THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF UNION CITY AS FOLLOWS:

Section 1: The Report as required by the Code and Plan, and presented to the City Council, consists of the following:
 The improvements, services, and activities to be provided for that fiscal year;  An estimate of the cost of providing the improvements and the activities for that fiscal year;
 The method and basis of levying the assessment in sufficient detail to allow each real property owner to estimate the amount of the assessment to be levied against his or her property for the fiscal year;
City Council/RSA Agenda 1137 Tuesday, June 25, 2024
Resolution No. XXXX -24
Approval of Annual Report for Union Landing PBID for FY 2024-2025

 The amount of any surplus or deficit revenues to be carried over from the previous fiscal year; and
 The amount of any contributions to be made from sources other than assessments levied pursuant to the 1994 Act.

Section 2: The Report as presented is hereby approved and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.

Section 3: That the City Clerk shall certify to the passage and adoption of this Resolution and the minutes of this meeting shall so reflect the presentation of the Report.

BE IT FURTHER RESOLVED that the City Council hereby approves the Annual Report for the Union Landing Property and Business Improvement District for Fiscal Year 2024-2025.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 25th day of June 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 - Annual Report for Fiscal Year 2024-2025
City Council/RSA Agenda 1138 Tuesday, June 25, 2024

EXHIBIT A

Annual Report
Fiscal Year 2023-2024
Union Landing
Property Owners
Association
Coffee with Cops 2023
City Council/RSA Agenda 1139 Tuesday, June 25, 2024

Union Landing Property Owners Association Annual Report Table of Contents Page(s)
I. Background 1- 3
a. Union Landing Property Business Improvement District b. Union Landing Property Owners Association
c. Board of Directors
d. Current Boundaries of the PBID
II. Assessments Levied Fiscal Year 2023-2024 for Police and 4-5 Marketing Services
III. Review of Fiscal Year 2023-2024 Security and Marketing Services 5-24 Budget and Accomplishments
a. Security Services Budget
b. Security Services Accomplishments
c. Marketing Services Budget
d. Marketing Services Accomplishments
IV. FY 2023-2024 End of Year Budget Balances and FY 2024-2025 Budgets 24-28 a. Security Services Budget
b. Marketing Services Budget
c. Marketing Services Budget and FY23/24 Funding Priorities d. FY 23/24 Marketing Funding Priorities
e. Owners’ Association Management
V. Estimated FY 24/25 Assessments 29
Exhibit A: Management District Plan for Union Landing Property and Business Improvement District City Council/RSA Agenda 1140 Tuesday, June 25, 2024

Union Landing Property Business
Improvement District
I. Background
a. Union Landing Property Business Improvement District:

The Union Landing Property Business Improvement District (“PBID”) is a district that provides for levy and collection of assessments on properties within a geographically defined area.

Assessment revenue collected from the benefitting properties pays the costs associated with the improvements, services, and activities provided to the PBID area. The PBID is established under California State Constitution (the “Assessment Law”) and the Property and Business Improvement District Law of 1994, California Streets and Highway Code Sections 36600 et seq (the “1994 Act”).

The PBID is comprised of thirty-nine (39) parcels which includes seven (7) parcels owned by the City of Union City and one by the Union City Redevelopment Agency. The PBID is administered by a nonprofit corporation known as the Union Landing Property Owners Association (ULPOA). The ULPOA Board of Directors (the “Directors”) make recommendations to the City Council on the expenditure of revenues derived from the levy of assessments.

In 2020, the City Council and the property owners approved the renewal of the PBID for a fiveyear period ending June 30, 2025. The 2020 Management District Plan (“Management Plan”) provides a description of services, annual budget, assessment methodology, and district management guidelines (Exhibit I or A).

Since formation, the PBID has been renewed multiple times. The PBID has provided funding for three sworn full-time officers, operation of a police substation located within the PBID boundaries and management costs. In 2017, the PBID renewal was expanded to include marketing services.

City Council/RSA Agenda 1141 Tuesday, June 25, 2024

b. Union Landing Property Owners Association
The ULPOA is represented by a five-member Board of Directors (“Directors”). Their powers and responsibilities are to review improvements, services, and activities and establish priorities for how funds will be spent. The Directors meet quarterly and hold special meetings to direct the implementation of PBID services and improvements that offer the most benefit to the property owners and business located in businesses located geographically defined area commonly known as the Union Landing Shopping Center (“Union Landing”). The Owners’ Association is subject to the Brown Act as required by law.

The Directors met on June 11, 2024, to review and approve the Annual Report and proposed services, improvements, priorities for the upcoming year as reflected in this report. The City Council has the authority to approve the Annual Report as filed, modify it, and then approve it as modified.

The priorities for the coming year, which are determined by the Directors, are submitted to the City Council in the form of this Annual Report for each fiscal Year, except for the first year when the PBID is renewed by the City Council since that action includes approval of a new Management Plan, which includes the budget and assessments for the coming year. This Annual Report forms the basis for which assessments are levied and collected to pay the cost for the proposed services.

Each Annual Report must be filed with the City Clerk per Section 36650 of the 1994 Act. c. FY 2023-2024 Board of Directors
President – Bill Schrader, Austin Cravings Union Landing, LLC Vice President - Elizabeth C. Braunstein, Sywest Development Treasurer – Liza Morris, Pappas Investments
Secretary - Linnard Lane, Barbieri Trust
Director – Terry Pries, KPDT ENTERPRISES LLC
City Council/RSA Agenda 1142 Tuesday, June 25, 2024

d. Current Boundaries of the PBID
No changes proposed.

City Council/RSA Agenda 1143 Tuesday, June 25, 2024

II. Assessments Levied Fiscal Year 2023-2024 for Police and Marketing Services Assessments levied for FY2023/24 for security services were $876,720.568 and $216,469.52 for marketing services. These assessment revenue of provides 93.94% and 98.00%, respectively, of the annual operating budget. The remaining portion of the annual operating budget (i.e., 6.66% for Security Services and $2.00% for Marketing services) is paid for out of the City’s General Fund as a “general benefit.” The general benefit for FY 2023/2024 was assessed at approximately $66,974.10. General benefit is defined as the level of benefit (expressed in a percentage of the total assessments levied) to surrounding properties within the vicinity of the PBID from the services provided by the PBID. This amount cannot be levied on PBID property owners per State law. The total assessment collected is $1,093,217.09.

Table 1: Assessments Levied - Fiscal Year 2023-2024
The Owners’ Association develops the budgets for security and marketing services approved by the City Council. Those budgets determine the amount of the assessment fees to be collected.

Section II of this report below, describes the services and accomplishments funded by the assessments.

Assessmnets FY 2023/24
Security Services Cost $871,089.69
Security Incidental Cost 68,186.68
Security General Benefit (62,555.81)
Total Security Assessment 876,720.56
Marketing Services Cost 202,505.60
Marketing Incidental Costs 18,409.22
Marketing General Benefit (4,418.30)
Total Marketing Assessment 216,496.52
Grand Total Assessment $1,093,217.09
City Council/RSA Agenda 1144 Tuesday, June 25, 2024

Table 2: Assessments Collected Fiscal Year 2023-2024
At the end of the fiscal year, surplus/unspent funds can be credited against next year’s levy or, if refunded prorate to property owners, should the ULPOA Directors agree to do so, and approved by the City Council. Budget balances determine the number of assessments to be levied, i.e. possible decreases. Rollover of marketing funds has been critical to the advancement of improvement projects including Gateway Wall renovations, installation, and maintenance of banners.

III. Review of Fiscal Year 2023- 2024 Security and Marketing Services Budget and Accomplishments
The Union Landing Management District Plan provides for Union Landing security and marketing services and related management activities. The 2020 Management Plan (Exhibit I) provides the framework for the services delivered by the Owners’ Association. a. Security Services Budget
Three sworn full-time Union City Police Department (UCPD) police officers provide security services to deter crime, make arrests and other miscellaneous activities to improve the safety of the center. UCPD also provides emergency response to supplement dedicated services on an asneeded basis. While assessment fees are essential to providing the three dedicated police officers, they do not cover all staff costs, such as oversight and management provided by Police Captains, Lieutenants, administrative personnel, or Public Works staff and other city employees who are called upon to respond to extraordinary public safety events at the center.

Balance Sheet FY 2023/24
Combined Security and Marketing Budget $1,378,264.19
Less Total Assessments Levied (1,093,217.09)
Less General Benefit Contribution (66,974.10)
Less Rollover Marketing (218,073.00)
Difference $0.00
City Council/RSA Agenda 1145 Tuesday, June 25, 2024

Table 3 FY 2023/2024 Budget
Notes: (1) Rollovers are budgeted amounts collected with assessment revenues not spent in the prior year and not needed to be carried over for future expenditures.
b. Security Service Accomplishments
Dispatched Calls and PD Statistics and Report. The charts below compare the dispatched/proactive calls for service and the Part 1 crimes that occurred at the Union Landing Shopping Center from 2022-2023 to 2023-2024. The overall number of dispatched/proactive calls for services increased from 5,293 in 2022-2023 to 5,427 in 2023-2024. During the same timeframe, the number of Part 1 crimes (serious crimes that occur regularly) decreased by 24% from 767 to 687. Despite region-wide increases in both property and violent crime, UCPD has helped decrease Union Landing incidents of larceny/theft with the support of the three dedicated police officers, the use of purpose-driven responses to business concerns and the use of technology.

Security Services Costs:

Sworn Police Services Salaries $800,959.41
Vehicles and Equipment 22,778.50
Office Space Lease for Police Personnel 36,951.78
Supplies 10,400.00
Subtotal Security Services Costs $871,089.69
Less Rollover (Unspent) Funds (1) $0.00
Total Security Services Costs $871,089.69
Incidental Costs:

NBS Fees (Consulting and Administration) $2,979.27
Accounting and Filing Fees 4,258.26
Legal Fees - Meyers Nave 4,258.26
County Collection Fees 13,286.89
City Staff Costs 43,404.00
Subtotal Incidental Costs $68,186.68
Less Rollover (Unspent) Funds (1)
Total Incidental Costs $68,186.68
Total Security Services and Incidental Costs $939,276.37 Description 2023/24 Budget
City Council/RSA Agenda 1146 Tuesday, June 25, 2024

City Council/RSA Agenda 1147 Tuesday, June 25, 2024

Police Services Highlights
 August 2023 – UCPD hosted National Night Out at Union Landing which brought over 4,000 attendees to the shopping center.
 August 2023 – UCPD Detectives identified and arrested two subjects who were involved in three separate carjackings at Union Landing.
 October 2023 – UCPD hosted a Coffee with Cops event at the Union Landing Starbucks.  October 2023-UCPD participated in Truck or Treats at Texas Roadhouse.  November 2023-UCPD Detectives arrested three subjects for burglarizing Flor.  December 2023 – UCPD hosted our annual “Shop with a Cop” event at Walmart.  January 2024 – Union Landing Officers arrested a subject who brandished a firearm near Flor. The firearm was also recovered.
 February 2024 – Union Landing Officers arrested a subject at the Walmart parking lot for being in possession of five baggies of fentanyl.
 April 2024 – After receiving a Flock camera alert for a stolen vehicle, Union Landing Officers located the vehicle at Andersen’s bakery and arrested the subject.  UCPD conducted 2486 security checks in addition to the normal duties already performed by the three dedicated Union Landing Officers.  Union Landing Officers conducted foot patrols and contacted businesses weekly.  Union Landing Officers arrested several dangerous criminals for possession of firearms, narcotics, etc., throughout the year.

Utilizing Technology to Fight Crime
City Council/RSA Agenda 1148 Tuesday, June 25, 2024

UCPD recently installed FLOCK cameras near the area of Union Landing. This system can swiftly scan and identify license plates, aiding in the detection of suspect vehicles involved in various crimes, from violent offenses to car thefts and auto burglaries. Moreover, they produce valuable data for investigations by providing information for vehicles in or around crime scenes, accessible through Flock’s database. With time, we anticipate these cameras will not only continue to help solve crimes at Union Landing but they will also serve as a significant crime deterrent. Below are a few notable FLOCK cases:
 Multiple in-custody stolen vehicle arrests have been made using the Flock system, include one recent arrest at Andersen Bakery. Additionally, multiple other stolen vehicles have been engaged in and around the shopping center, however, they have fled out of the city. Stolen vehicles are often used to commit a range of crimes, including violent offenses and auto burglaries. Even when a stolen vehicle flees and we do not pursue it based on our policy, we consider it a success as it helps remove crime from Union Landing and our city.  Recently, Flock helped us narrow down the timeline for both the victim and suspect vehicles in a string of carjackings. Arrests were made and evidence obtained by Flock will help in successfully prosecuting the two suspects.
 Flock played a crucial role in gathering evidence related to a dangerous commercial burglary crew, leading to multiple arrests and the recovery of several firearms.  Within the last two weeks, Flock provided valuable evidence and aided in identifying the suspect in a recent rape case.

Building Community Bridges and Engaging Partners
National Night Out (NNO) - Tuesday, August 2023. For the second year in a row, NNO was celebrated in one location at Union Landing for its 40th Anniversary. The purpose of this night is to allow local businesses, community groups, Crisis Intervention Team (CIT) professionals, and first responders in the community to partner with law enforcement for an upbeat night of fun and festivities. Union Landing businesses and ULPOA enthusiastically endorsed the event with sponsorships. The community responded strongly with 4,000+ members attending the event.

City Council/RSA Agenda 1149 Tuesday, June 25, 2024

Drones in Action
City Council/RSA Agenda 1150 Tuesday, June 25, 2024

Future Motorcycle Officer
Dancing Officers
City Council/RSA Agenda 1151 Tuesday, June 25, 2024

Shop with a Cop. December 2023 - This annual event provides the UCPD officers and staff an opportunity to reach out to members of the community who may otherwise hesitate to engage with police officers regularly. This charitable program helps connect police officers with families in our community and creates an excellent opportunity for officers to spend time with kids in a positive environment.

Over 50 kids had an amazing time shopping with officers, making holiday ornaments, sipping hot chocolate, and enjoying delicious treats in a decorated tent filled with holiday music. We are thankful for the support of our partners and sponsors who provided toys, food, and other activities for the kids. It's always great to see local businesses come together to make a difference in the community. Special thanks to the UC Family Center staff who helped identify families in need.

City Council/RSA Agenda 1152 Tuesday, June 25, 2024

City Council/RSA Agenda 1153 Tuesday, June 25, 2024

C. Marketing Services Budget
The marketing budget adopted by the Owners’ Association utilizes a combination of marketing efforts and improvements to maintain the visibility and desirability of Union Landing as a regional destination.

A shopping center with sixteen property owners presents unique property management challenges, however, the focus of the ULPOA Directors has been to implement strategies that unify the center. Strategies have included adoption of a new logo (brand) reflected on the center’s website, banners and gateway walls located at the entrance to the center. In the coming months new banners and hardware will be installed along the main throughfares creating a visual connection from one side of the center to the other.

The appearance of the center is important to the center’s ability to maintain its image as a destination where customers continue to shop, dine and enjoy entertainment. Improvements to center’s entry ways at Courthouse Drive and Union Landing Boulevard occurred in 2023 with contributions from the ULPOA and the city including project management.

In 2023, Union City engaged Gates + Associates to develop a landscape design for the city-owned medians landscape strips at Courthouse Drive and Union Landing Blvd. The project is expected to break-ground in the coming months and be completed by “Black Friday” to mark the holiday shopping season.

During Fiscal Year 2023-2024, as businesses recover from the pandemic, marketing funds were utilized to enhance the social media presence of the center, updating gateway walls to the center. The budget and services to support these efforts are described below.

City Council/RSA Agenda 1154 Tuesday, June 25, 2024

Table 4: FY 2023-2024 Marketing Service Budget
(1) Rollover (unspent funds) are budgeted amounts collected with assessment revenue not spent in prior year and not needed to be carried over for future expenditures. (2) Carry-over project costs are budgeted amounts collected with assessment revenue not spent in prior year that need to be carried over for future expenditure. The carry-over amount will not be assessed to property owners.
b. Marketing Services Accomplishments
Banners and Hardware Replacements – Banners were first installed in 2020 at the main thoroughfares with the purpose of promoting the Union Landing brand logo and colors and most important to create a visual “pageantry” that connects one side of the center to the other. The current set of banners has outlived their useful life, and some hardware has failed. The ULPOA Directors has approved agreements for banner design, production, new hardware, and installation. The new banner program will include a standard banner and a holiday rotation. The new banners should be installed by June-July. Rotation date of the holiday banners has not been determined, however, likely to occur before the start of the holiday shopping season – “Black Friday” the day after the Thanksgiving holiday in November.

Marketing Services Costs:

Marketing Services 152,505.60
Banner Purchase (reserved in Rollover) 0.00
Contingency 50,000.00
Subtotal Marketing Services Costs 202,505.60
Less Rollover (Unspent) Funds (1) 0.00
Carry-Over Project Costs (2) 218,073.00
Total Marketing Services Costs 420,578.60
Incidental Costs:

NBS Fees (Consulting and Administration) 807.09
Accounting and Filing Fees 1,149.74
Legal Fees - Meyers Nave 1,149.74
County Collection Fees 3,586.07
City Staff Costs 11,716.58
Subtotal Incidental 18,409.22
Less Rollover (Unspent) Funds (1)
Total Incidental 18,409.22
Grand Total Marketing Services and Incidental Costs 438,987.82 Description 2023/24 Budget
City Council/RSA Agenda 1155 Tuesday, June 25, 2024

Approved Banners
Median Improvements - Union Landing Blvd. and Courthouse Drive – Union City is making major investments in these two city-owned streets, including staff time, landscape design, project management and funding. Thes city-owned streets serve as the primary entrances to the center. Improvements will include new landscaping including trees, irrigation, and features to enhance pedestrian safety. Design work was completed last year, with construction drawings completed this year, the project was put out to bid on May 13, 2024, with bids due May 30, 2024. Project completion is expected to occur by the end of the year.

City Council/RSA Agenda 1156 Tuesday, June 25, 2024

Sample Proposed Plan Scheme
Pylon Renovations – Everyday during peak traffic hours up to 200,000+ drivers drive by Union Landing shopping center. The two city-owned pylons (freeway signs) are coveted by businesses as advertising opportunity to draw visitors to their business and the center. The pylons are 20+ years old and reflect outdated logos and branding. The ULPOA Directors have endorsed the renovation of the pylons, however, deferred maintenance and the need to repaint reflecting the center’s updated color pallet and installation of the new logo and pinwheel will require major investments. The ULOA Directors have approved a contribution of $150,000 toward the renovation. Union City and businesses s (those panel leases) will contribute toward renovation costs. The level of investment required will be determined when the bids for the renovations are reviewed and awarded. The level of the city’s investment will be presented to the City Council for consideration and approval. Bids for renovations were released on May 8, 2024, with the close date of June 12, 2024. Once all funding sources have been approved, construction will proceed, with anticipated completion by the end of 2024.

City Council/RSA Agenda 1157 Tuesday, June 25, 2024

Digital Marketing, Newsletter, Promotion and Website Support - Zooka Creative provides marketing services to promote the Union Landing Shopping Center. The marketing program includes the following: newsletter, social media post, sweepstakes, website support, and holiday events.

Content Development - each month the Zooka team reaches out to business owners and managers across Union Landing to identify the new promotions, specials, or events that each business is celebrating.

Final color to be determined, in sync with Union
Landing’s approved color pallet.

City Council/RSA Agenda 1158 Tuesday, June 25, 2024

Newsletter
The Zooka team publishes a regular newsletter that significantly exceeds industry benchmarks:

City Council/RSA Agenda 1159 Tuesday, June 25, 2024

The following is an example of the Spring Campaign used to promote business and increase shoppers’ visits to the center. The following are four (4) examples of the newsletter.

City Council/RSA Agenda 1160 Tuesday, June 25, 2024

Social Media - Zooka regularly posts to Union Landing’s social channels. During selected promotional windows Zooka uses funds to “boost” posts so that they gain additional visibility.

The following are examples of some of the ads placed on Facebook and Instagram:

City Council/RSA Agenda 1161 Tuesday, June 25, 2024

Promotions - in November and December of 2023, Zooka created and ran a hybrid (digital + in-person) “Scavenger Hunt. The goal of the campaign was to:
 Create a concept that promoted the center as a whole
 Drive foot traffic to Union Landing
 Encourage shoppers to visit new stores (stores they had perhaps never visited before)  increase the number of stores visited per trip
Customers were given a list of puzzles with clues to identify locations within Union Landing.

Once solved, customers were asked to physically visit the location (retailer) to scan the QR code which would grant them a sweepstakes entry.

City Council/RSA Agenda 1162 Tuesday, June 25, 2024

Website
For each retailer and restaurant, we maintain a specific/unique landing page that includes their contact information, hours of operations, and best place(s) to park. Special events and promotions are also posed on the website.

Technology Infrastructure
In support of the above items, Zooka maintains Union Landing’s technology infrastructure including webserver, SSL authentication/encryption certificate, customer (CRM) database, and email newsletter sending system.

Privacy Compliance
Zooka is also responsible for maintaining compliance with privacy policies for the State of California including the right for individual consumers to have their information deleted upon request.

City Council/RSA Agenda 1163 Tuesday, June 25, 2024

Print Collaterals
The Zooka team also provides additional support when needed. In one example the Zooka team produced a tri-fold Union City that will be used to promote retailers and services at Union Landing to construction works working on some of the major construction projects taking place adjacent to center.

City Council/RSA Agenda 1164 Tuesday, June 25, 2024

IV. FY 2023-2024 End of Year Budget Balances and FY 2024-25 4 Budgets At the conclusion of each fiscal year, the Directors evaluate budget balances and determine if unused funds should be “rolled over” or returned to the Union Landing property owners. The following reflects budget balances (if any) for both Security and Marketing Services. a. Security Services Budget
The Directors, at their June 11, 2024 meeting, approved the following FY 2024-2025 Security Services budget. Also included in the table is the FY 2024/2025 budget to illustrate the percentage change from year to year.

Table 5: FY 2023 -2024 Security Services Budget Balance and FY 2024 -2025 Budget Security Services Costs:

Sworn Police Services Salaries $800,959.41 $832,997.79 4.00% Vehicles and Equipment 22,778.50 23,689.64 4.00%
Office Space Lease for Police Personnel 36,951.78 38,429.85 4.00% Supplies 10,400.00 10,816.00 4.00%
Subtotal Security Services Costs $871,089.69 $905,933.28 4.00% Less Rollover (Unspent) Funds (1) $0.00 $0.00
Total Security Services Costs $871,089.69 $905,933.28 4.00% Incidental Costs:

NBS Fees (Consulting and Administration) $2,979.27 $3,098.44 4.00% Accounting and Filing Fees 4,258.26 4,428.59 4.00%
Legal Fees - Meyers Nave 4,258.26 4,428.59 4.00%
County Collection Fees 13,286.89 13,818.37 4.00%
City Staff Costs 43,404.00 45,140.16 4.00%
Subtotal Incidental Costs $68,186.68 $70,914.15 4.00%
Less Rollover (Unspent) Funds (1)
Total Incidental Costs $68,186.68 $70,914.15 4.00%
Total Security Services and Incidental Costs $939,276.37 $976,847.43 4.00% Description % Change
(1) Rollover (unspent funds) are budgeted amounts collected with assessment revenue not spent in prior year and not needed to be carried over for future expenditures.
2023/24 Budget 2024/25 Budget
City Council/RSA Agenda 1165 Tuesday, June 25, 2024

b. Marketing Services Budget
The Directors, at their June 11, 2024, agree to:
 approve the FY 2023/2024 rollover amount;
 not to increase the marketing budget by 4%,
 add a $50,000 marketing contingency fund; and
 approve the FY 2024/25 Marketing services as noted below.

Table 6: FY2023-2024 and FY2024-2025 Marketing Services Expenses and Carryover Amounts
Marketing Services Costs:

Marketing Services 152,505.60 152,505.60 0.00%
Banner Purchase (reserved in Rollover) 0.00 0.00
Contingency 50,000.00 50,000.00
Subtotal Marketing Services Costs 202,505.60 202,505.60 0.00% Less Rollover (Unspent) Funds (1) 0.00 0.00
Carry-Over Project Costs (2) 218,073.00 266,722.62 22.31% Total Marketing Services Costs 420,578.60 469,228.22 11.57% Incidental Costs:

NBS Fees (Consulting and Administration) 807.09 839.37 4.00% Accounting and Filing Fees 1,149.74 1,195.73 4.00%
Legal Fees - Meyers Nave 1,149.74 1,195.73 4.00%
County Collection Fees 3,586.07 3,729.51 4.00%
City Staff Costs 11,716.58 12,185.25 4.00%
Subtotal Incidental 18,409.22 19,145.59 4.00%
Less Rollover (Unspent) Funds (1)
Total Incidental 18,409.22 19,145.59 4.00%
Grand Total Marketing Services and Incidental Costs 438,987.82 488,373.81 11.25% (1) Rollover (unspent funds) are budgeted amounts collected with assessment revenue not spent in prior year and not needed to be carried over for future expenditures.
(2) Carry-over project costs are budgeted amounts collected with assessment revenue not spent in prior year that need to be carried over for future expenditure. The carry-over amount will not be assessed to property owners.

Description 2023/24 Budget 2024/25 Budget % Change
City Council/RSA Agenda 1166 Tuesday, June 25, 2024

c. Owners’ Association Management
The ULPOA operates as a nonprofit corporation with an elected Board of Directors who operates under Association Bylaws filed with the Secretary of State, State of California May 18, 2017. The ULPOA has applied for 501 (c) (6) designation with the Internal Revenue Service. The City of Union City has managed the ULPOA under the terms of a “Cooperation Agreement and Memorandum of Understanding” (MOU) establishing the duties and responsibilities to manage the services as described in the 2020 Management Plan. The initial MOU was amended and restated on the 28 day of September 2021 by and between the City of Union City (“City”) and the Owners Association.

Since the ULPOA does not have staff, the Directors and the city agreed to provide administrative support to the Association. As the Owners’ Association has evolved into a fully governing body, the tasks required to manage the Association have become evident. To illustrate a clear separation of duties, the MOU reflects those services offered by the city whose costs are reimbursed in part by the assessment fees. The services provided, to be confirmed by the city and the Directors, include the following:
 Organization Oversight: Board of Directors and member engagement; meetings, minutes, elections, records management, and communications with internal and external partners  Accounting: budgets, cash flow management, payroll, work with ULPOA approved CPA to file IRS and State tax returns; nonprofit filings, plus support from the Finance Department to account for PBID funds.
 Vendors and Contractors: project bids, contract management, compliance  Annual Reports: support in preparing Annual Reports and budgets.  Renewal Proceeding: as needed when renewals are due.

Over the past year, city staff have spent considerable effort with legal counsel, paid for by the Owners Association, to ensure the organization’s Bylaws are updated and the duly recognized as a 501(c) 6 entity and in good standing as a nonprofit organization at both the state and federal level. It is anticipated that the ULPOA will be duly recognized as a 501 (c) (6) entity in good standing by the calendar year 2024.

City Council/RSA Agenda 1167 Tuesday, June 25, 2024

V. Estimated Year 4 Assessments
For clarity it is important to note assessments are collected for five years (July 1, 2020, through June 30, 2025). Expenditure of those collected assessments can continue for up to six months after the end of the assessment collection period (December 31, 2025), at which point the PBID would terminate, if not renewed. Assessment fees are calculated for each property utilizing a combination of dispatched police calls, building square footage and lot square footage. For marketing services, assessments are calculated based on Increased Economic Activity Benefit Points. For a breakdown of 2024/2025 Assessments, see Exhibit I: Management District Plan for the Union Landing Property and Business Improvement District.

Each fiscal year, beginning Fiscal Year, the Management Plan allows for a 4% cost accelerator to cover inflationary costs provided by PBID. The estimated FY2024-2025 will be adjusted by NBS Government Services to reflect those costs not increased by 4%. Reduction is reflected on budget line items that were reduced by the rollover amounts. The chart below is only an estimate and does not reflect the minor reduction noted above.

Table 7- Assessments
FY 2023/24 Assessment FY 2023/24 FY 2024/25
Security Services Cost $871,089.69 $905,933.28
Security Incidental Cost 68,186.68 70,914.15
Security General Benefit (62,555.81) (65,058.04)
Total Security Assessment 876,720.56 911,789.39
Marketing Services Cost 202,505.60 202,505.60
Marketing Incidental Costs 18,409.22 19,145.59
Marketing General Benefit (4,418.30) (4,433.02)
Total Marketing Assessment 216,496.52 217,218.17
Grand Total Assessment $1,093,217.09 $1,129,007.55
City Council/RSA Agenda 1168 Tuesday, June 25, 2024

Table 8 - FY 2023-2024 Assessment Fees with 4% Increase (Max Assessment)
Owner APN
2023/24 Actual
Levy
2024/25 Max
Assessment
Prelim Levy
2024/25
Percent
of Max
BARBIERI VITTORE A & ANNA M TRS 463 -0060-012-10 $ 26,732.48 $ 30,021.29 $ 27,713.22 92.31% K&P LAU FAMILY LP 463 -0060-013-07 $ 4,529.76 $ 5,200.26 $ 4,669.42 89.79% DYER TRIANGLE LLC 463 -0060-015-11 $ 29,185.16 $ 32,997.11 $ 30,203.96 91.54% DYER TRIANGLE LLC 463 -0060-015-13 $ 51,158.86 $ 58,750.16 $ 52,731.62 89.76% DYER TRIANGLE LLC 463 -0060-021-03 $ 72,891.40 $ 81,804.51 $ 75,578.32 92.39% KPDT ENTERPRISES LLC 463 -0060-022-05 $ 47,264.80 $ 54,517.15 $ 48,661.86 89.26% VIRAY CHRISTOPHER 463 -0060-029-00 $ 1,208.38 $ 1,436.49 $ 1,234.10 85.91% WAL-MART REAL ESTATE BUSINESS TRUST 463 -0060-031-00 $ 237,196.28 $ 267,537.16 $ 245,626.52 91.81% DYER UNION LANDINGS LLC 463 -0060-032-00 $ 9,029.44 $ 10,433.41 $ 9,292.00 89.06% VIDEO ONLY INC 463 -0060-034-00 $ 14,558.26 $ 16,866.60 $ 14,971.12 88.76% VIDEO ONLY INC 463 -0060-035-02 $ 14,967.90 $ 17,063.55 $ 15,457.42 90.59% BRE ESA P PORTFOLIO LLC 463 -0060-036-00 $ 45,786.60 $ 52,504.05 $ 47,212.16 89.92% SOUTHVIEW PEAK LLC 463 -0060-037-00 $ 18,735.50 $ 20,976.45 $ 19,437.84 92.67% ROBERT SWANSON FAMILY PTP 463 -0060-038-00 $ 9,507.42 $ 10,765.94 $ 9,835.40 91.36% AUSTIN CRAVINGS UNION LANDING LLC 463 -0060-039-00 $ 10,797.74 $ 12,309.28 $ 11,150.96 90.59% DYER TRIANGLE LLC 463 -0060-041-01 $ 80,703.78 $ 93,463.03 $ 83,001.08 88.81% DYER TRIANGLE LLC 463 -0060-042-00 $ 83,536.62 $ 93,342.59 $ 86,711.80 92.90% DYER TRIANGLE LLC 463 -0060-043-00 $ 28,661.92 $ 32,575.18 $ 29,622.72 90.94% PAPPAS UNION CITY NO 2 LP 463 -0060-045-02 $ 21,500.70 $ 23,939.78 $ 22,337.80 93.31% PAPPAS UNION CITY NO 2 LP 463 -0060-046-00 $ 86,422.36 $ 100,733.96 $ 88,730.48 88.08% PAPPAS UNION CITY NO 2 LP 463 -0060-047-02 $ 35,351.26 $ 40,621.04 $ 36,432.40 89.69% PAPPAS UNION CITY NO 2 L P 463 -0060-048-00 $ 10,174.72 $ 11,806.87 $ 10,458.84 88.58% PAPPAS UNION CITY NO 2 LP 463 -0060-049-00 $ 23,721.00 $ 27,527.81 $ 24,383.00 88.58% PAPPAS UNION CITY 2 L P 463 -0060-050-00 $ 13,845.74 $ 16,218.17 $ 14,196.86 87.54% PAPPAS UNION CITY NO 2 L P 463 -0060-051-00 $ 47,990.94 $ 54,403.25 $ 49,632.48 91.23% LOTUS HOTELS UNION CITY INC 463 -0060-053-00 $ 26,408.88 $ 30,484.51 $ 27,183.98 89.17% LOTUS HOTELS UNION LANDING INC 463 -0060-054-00 $ 26,058.60 $ 30,629.29 $ 26,694.70 87.15% CITY OF UNION CITY 463 -0104-002-00 $ 1,005.84 $ 1,139.94 $ 1,040.32 91.26% H & S ENERGY LLC 463 -0104-006-00 $ 8,646.96 $ 9,636.93 $ 8,981.50 93.20% SKY VENTURE SILICON VALLEY LLC 463 -0104-007-00 $ 5,637.64 $ 6,420.68 $ 5,823.50 90.70% TOTALS $ 1,093,216.94 $ 1,246,126.45 $ 1,129,007.38
City Council/RSA Agenda 1169 Tuesday, June 25, 2024
nbsgov.com
Prepared by:

Corporate Headquarters
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
Toll free: 800.676.7516
Management District Plan For:

Union Landing Property and Business Improvement
District
April 2020
City Council/RSA Agenda 1170 Tuesday, June 25, 2024

TABLE OF CONTENTS
EXECUTIVE SUMMARY....................................................................................................1

1.1 The Union Landing PBID............................................................................................1

1.2 Goal of the Union Landing PBID................................................................................1

1.3 Boundaries.................................................................................................................1

1.4 Management District Plan Overview ........................................................................1 DISTRICT AT A GLANCE....................................................................................................2

2.1 Union Landing PBID Boundaries................................................................................2

2.2 Services......................................................................................................................2

2.3 Annual Total Budget and Assessments.....................................................................2

2.4 Term ..........................................................................................................................2 BACKGROUND................................................................................................................3

3.1 What is a Property and Business Improvement District (PBID)? ..............................3

3.2 Establishing a PBID ....................................................................................................3

3.3 PBID Name Designation ............................................................................................4

3.4 Timeline for Implementation and Completion of the District ..................................4 DESCRIPTION OF SERVICES..............................................................................................5

4.1 Security Services........................................................................................................5

4.2 Marketing Program ...................................................................................................5

4.3 Overhead...................................................................................................................5 ANNUAL AMOUNT TO BE COLLECTED & EXPENDED.........................................................6

5.1 Security Services Cost Estimate Budget....................................................................6 METHOD OF ASSESSMENT ..............................................................................................9

6.1 Sources of Funding ....................................................................................................9

6.2 Basis of Assessment ..................................................................................................9

6.3 General Benefit Assignment......................................................................................9

6.4 Special Benefit Point Assignment..............................................................................9

6.5 Parcel Factors..........................................................................................................10

6.6 Total Benefit Points Calculation ..............................................................................11

6.7 Assessment Calculation...........................................................................................11

6.8 Number of Years Assessments Will Be Levied ........................................................11

6.9 Time and Manner of Collecting Assessments.........................................................11

6.10 Appeals Process.......................................................................................................12

6.11 Assessor’s Parcel Listing ..........................................................................................12 City Council/RSA Agenda 1171 Tuesday, June 25, 2024
DISTRICT MANAGEMENT .............................................................................................. 13

7.1 Union Landing PBID Owners’ Association ...............................................................13

7.2 Public Access ...........................................................................................................13

7.3 Union Landing PBID Advisory Board .......................................................................13

7.4 Dissolution...............................................................................................................14 APPENDICES ................................................................................................................. 15 APPENDIX A – ASSESSMENT DIAGRAM ...............................................................................8-1 APPENDIX B – ASSESSOR’S PARCEL LISTING.........................................................................8-2 APPENDIX C – ENGINEER’S REPORT.....................................................................................8-3 City Council/RSA Agenda 1172 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 1

EXECUTIVE SUMMARY

1.1 The Union Landing PBID
City of Union City (the City”) property owners in the Union Landing shopping center and the City Council (the “City Council”) of the City approved the formation of the Union Landing Property and Business Improvement District (the “PBID”) – a property and business improvement district pursuant to the Property and Business Improvement District Law of 1994, California Streets and Highway Code Sections 36600 et seq (the “1994 Act”) – in 2004 for a one-year period. Since formation, the PBID has been renewed multiple times, each previous renewal being for a three-year term. The PBID has provided funding for the operation of a police substation in the shopping center. In 2017, the PBID also included marketing services. In 2020, property owners in the PBID will be asked to renew the funding for both security and marketing services provided through the PBID for a five-year period.

1.2 Goal of the Union Landing PBID
The goal of the PBID is to maintain the high quality entertainment and shopping environment of the Union Landing center, protect the safety of visitors, and provide businesses within the shopping center with valuable marketing efforts. The positive reputation of the center as a safe and enjoyable shopping and entertainment complex has allowed the center to maintain its position as a regional retail destination.

1.3 Boundaries
The Union Landing PBID includes those parcels which are located in the commercial business center known as the Union Landing Center. The center is generally bounded by Interstate 880 to the east, Whipple Road to the north, Dyer Street to the west and Alvarado-Niles Road to the south.

Please see Appendix A for the assessment diagram of the PBID.

1.4 Management District Plan Overview
The Management District Plan is the result of the work of property owners in the PBID and City staff dedicated to improving the Union Landing shopping Center. The Management District Plan includes an updated description of services, annual budget, assessment methodology, and district management guidelines.

City Council/RSA Agenda 1173 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 2

DISTRICT AT A GLANCE
In 2004, property owners established the PBID for a one-year operational term. Based on the success of the services provided, property owners have renewed the PBID for additional three-year terms including the most recent renewal in 2017.

2.1 Union Landing PBID Boundaries
The Union Landing PBID includes those parcels that are located in the commercial business center known as the Union Landing Center. The center is generally bounded by Interstate 880 to the east, Whipple Road to the north, Dyer Street to the West and Alvarado-Niles Road to the south.

Refer to Appendix A for an assessment diagram that more fully provides a description of the PBID’s boundaries and parcels within.

2.2 Services
The improvements, services, and activities provided in this Management District Plan include the provision of security services, marketing and promotional efforts and related management activities to support those efforts, as further described in Section 4, herein.

2.3 Annual Total Budget and Assessments
The total proposed annual operating budgets for Fiscal Year 2020/21 is $883,089.00 for security services and $238,383.00 for marketing services. Assessment revenue of $831,031.11 and $234,163.00, respectively provides 93.94% and 98.00%, respectively, of the annual operating budgets. The remaining portion of the annual operating budgets will be paid for by the City’s general fund. The assessment calculation for each property utilizes a combination of dispatched police calls, building square footage and lot square footage. Section 6 of this Management District Plan provides a more detailed procedure of the annual assessment calculation.

2.4 Term
If renewed, assessments would be collected for five years (July 1, 2020, through June 30, 2025).

Expenditure of those collected assessments can continue for up to six months after the end of the assessment collection period (December 31, 2025), at which point the PBID would terminate, if not renewed.

City Council/RSA Agenda 1174 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 3

BACKGROUND
Property owners establish special assessment districts to provide a constant funding source for various improvements, services, and activities that benefit properties within a defined geographical area. The improvements, services, and activities can include providing enhanced cleaning and maintenance services, improving security, providing for marketing activities to promote and revitalize an area, and other programs found to benefit an area. The ongoing revenue stream for the improvements, services, and activities comes from the annual assessments funded by properties within the special assessment district. The process by which special assessment districts are formed is outlined below.

3.1 What is a Property and Business Improvement District (PBID)? A PBID is a special assessment district that provides for the levy and collection of assessments on properties within a geographically defined area. Assessment revenue collected from the benefitting properties pays the costs associated with the improvements, services, and activities provided to the PBID area. Proceedings are conducted pursuant to Proposition 218, the “Right to Vote on Taxes Act” approved by California voters in 1996, which added Articles XIIIC and XIIID to the California State Constitution (the “Assessment Law”) and the Property and Business Improvement District Law of 1994, California Streets and Highway Code Sections 36600 et seq (the “1994 Act”).

A PBID established under the Assessment Law and 1994 Act may be administered by an owners’ non-profit management corporation. The owners’ non-profit management corporation may administer or implement the improvements, services and activities specified in the management district plan. The City Council appointed PBID advisory board shall make a recommendation to the City Council on the expenditure of revenues derived from the levy of assessments. The advisory board shall also cause to be prepared a report of each fiscal year for which assessments are to be levied and collected. The annual report shall contain, but is not limited to, any proposed changes in the PBID boundaries or any benefit zones within the district; the improvement and activities to be provided for that fiscal year; an estimate of the cost of providing the improvements and the activities for that fiscal year; the method and basis of levying the assessment; the amount of any surplus or deficit revenues to be carried over from a previous fiscal year; and the amount of any contributions to be made from sources other than assessments levied pursuant to this part.

3.2 Establishing a PBID
The 1994 Act and Assessment Law provide the legal framework for establishing this PBID. As part of the formation proceedings, a Management District Plan is prepared in accordance with Section 36622 of the 1994 Act. The Management District Plan must contain, but is not limited to, the following required elements:
 a map, in sufficient detail to locate each assessed property within the PBID;  the name of the PBID;
 the description of the boundaries, including any zones of benefit;  the improvements, services, and activities to be funded for each year of operation, along with the maximum cost;
City Council/RSA Agenda 1175 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 4
 the total annual amount to be expended, in each year of operation, for improvements, services, activities, maintenance, and operations;
 the proposed source(s) of financing, including the basis and method of levying the assessments, and whether or not bonds will be issued;
 the time and manner of collecting the assessments;
 the specific number of years in which the assessments will be levied;  the time for implementation and completion of the Management District Plan;  any rules and regulations applicable to the PBID; and  a listing of the properties to be assessed along with the parcel number and the method by which expenses will be imposed upon benefitted real property in proportion to the benefit received.

3.3 PBID Name Designation
The name designation of this PBID is the Union Landing Property and Business Improvement District.

3.4 Timeline for Implementation and Completion of the District The PBID assessment will be effective beginning July 1, 2020, and ending June 30, 2025. PBID operations will begin in January 2021.

City Council/RSA Agenda 1176 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 5

DESCRIPTION OF SERVICES
The PBID will provide for the ongoing provision of security services, marketing efforts and management activities all located within the boundaries of the PBID.

4.1 Security Services
The security team will consist of three sworn full-time Union City police officers who will patrol the PBID and will be responsible for coordinating their activities to deter crime, make arrests when necessary, warn and advise trespassers and pan handlers, and respond to visitor inquiries. The staffing will include three police officers who will be dedicated on a full-time basis to the PBID. In addition, the Union City Police Department will provide emergency response to supplement dedicated services on an as-needed basis. The leasing of office space is also included.

The work schedule of the dedicated officers will be determined by the Chief of Police based upon the recommendations of the Owner’s Association of the PBID, the calls for service workload, general activity requiring increased police presence, Memorandum of Understanding with the Union City Police Officers Association, and with overall consideration of the general welfare of the entire PBID.

4.2 Marketing Program
Marketing in the PBID will generally consist of marketing and promotional efforts to maintain the visibility and desirability of Union Landing as a regional retail destination. These strategies include web page maintenance, digital campaigns, tenant engagement to support promotional efforts and can include events, center signage, banners, and murals. Marketing and promotional effort performance will be analyzed with findings and recommendations reported to the Owner’s Association. Additionally, any conditions that would affect brand perception in Union Landing will be documented and communicated to property owners or managers.

4.3 Overhead
In addition to the costs to provide the PBID services mentioned above, the City will incur costs for staff time and expense related to the programs mentioned above, as well as the management of the PBID. Staff time includes oversight and coordination of City provided services, annual tax roll preparation, and addressing property owner questions and concerns. These activities are directly related to the PBID and services within the PBID, and without them the services could not be efficiently provided on an ongoing basis.

City Council/RSA Agenda 1177 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 6

ANNUAL AMOUNT TO BE COLLECTED & EXPENDED

5.1 Security Services Cost Estimate Budget
The estimated security services cost budget for the first operating year of the PBID renewal (January 1, 2021 through December 31, 2021) is as follows:

Description
2020/21
Budget
Security Services Costs:

Sworn Police Services Salaries $712,050.00
Vehicles and Equipment 20,250.00
Office Space Lease for Police Personnel 32,850.00
Supplies 16,500.00
Subtotal Security Services Costs $781,650.00
Incidental Costs:

District Administration Costs 1 $101,439.00
Subtotal Incidental Costs $101,439.00
Total Security Services and Incidental Costs $883,089.00 1 Includes costs of City staff, PBID administration, and County Auditor/Controller fees.

The 2021 estimated security services operating budget will be funded as follows:

Description of Revenue Source
2020/21
Revenue Amount
Assessment Revenue $831,031.11
Contributions for General Benefit (6.66% of Security Services Costs) 52,057.89 Total 2020/21 Annual Revenue $883,089.00
Each fiscal year beginning Fiscal Year 2021/22, the maximum allowable assessment rate per benefit point may increase by up to four percent (4.00%) based on demonstrated need and a recommendation by the Owners’ Association in its annual report to the City and on City Council approval. The annual assessment cannot exceed the actual costs to operate the PBID in any given year.

City Council/RSA Agenda 1178 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 7
Based upon a maximum possible annual assessment increase of 4.0%, beginning July 1, 2021, the total annual maximum assessment revenue each year for each of the five years is described in the following table:

Year Fiscal Year Total Maximum Annual
Assessment Revenue 1
1 2020/21 $831,031.11
2 2021/22 864,272.35
3 2022/23 898,843.25
4 2023/24 934,796.98
5 2024/25 972,188.86
Total: $4,501,132.55
1 Based upon assigned Benefit Points in FY 2020/21 which will remain the same for the five-year term of the PBID.

5.2 Marketing Program Cost Estimate Budget
The estimated marketing program cost budget for the first operating year of the PBID renewal (January 1, 2020 through December 31, 2021) is as follows:

Description
2020/21
Budget
Marketing Services Costs:

Marketing Services $141,000.00
Banner Purchase 20,000.00
Contingency 50,000.00
Subtotal Marketing Services Costs $211,000.00
Incidental Costs:

District Administration Costs 1 $27,383.00
Subtotal Incidental Costs $27,383.00
Total Marketing Services and Incidental Costs $238,383.00 1 Includes costs of City staff, PBID administration, and County Auditor/Controller fees.

The 2021 estimated marketing program operating budget will be funded as follows:

Description of Revenue Source
2020/21
Revenue Amount
Assessment Revenue $234,163.00
Contributions for General Benefit (2.00% of Marketing Services Costs) 4,220.00 Total 2020/21 Annual Revenue $238,383.00
Each fiscal year beginning Fiscal Year 2021/22, the maximum allowable assessment rate per benefit point may increase by up to four percent (4.00%) based on demonstrated need and a recommendation by the Owners’ Association in its annual report to the City and on City Council approval. The annual assessment cannot exceed the actual costs to operate the PBID in any given year.

City Council/RSA Agenda 1179 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 8
Based upon a maximum possible annual assessment increase of 4.0%, beginning July 1, 2021, the total annual maximum assessment revenue each year for each of the five years is described in the following table:

Year Fiscal Year Total Maximum Annual
Assessment Revenue 1
1 2020/21 $234,163.00
2 2021/22 222,729.52
3 2022/23 231,638.70
4 2023/24 240,904.24
5 2024/25 250,540.42
Total: $1,179,975.88
1 Based upon assigned Benefit Points in FY 2020/21 which will remain the same for the five-year term of the PBID.

Fiscal Year 2020/21 includes the purchase of banners that is a one-time cost.

City Council/RSA Agenda 1180 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 9

METHOD OF ASSESSMENT

6.1 Sources of Funding
The levy and collection of annual assessments upon property within the PBID provides the primary funding source for the improvements, services, and activities previously outlined. As required by the Assessment Law, the City will also contribute funds toward that portion of costs related to general benefit conferred by the services.

The PBID will not issue bonds to finance any of the improvements, services, and activities provided by the PBID.

6.2 Basis of Assessment
The benefits provided to real property within the PBID relate to the improvements, services, and activities more fully described in Section 4, herein.

6.3 General Benefit Assignment
General benefit is a benefit to the public at large resulting from the implementation of PBID services. The amount of general benefit that conferred by from the PBID improvements, services, and activities cannot be funded by assessments within the PBID. It has been determined that 6.66% of the total benefits from the security services and 2.00% of the total benefits from the marketing services are considered to accrue to the public at large. Accordingly, 93.34% and 98.00% respectively of the benefits from the PBID improvements, services, and activities are considered to provide special benefits to the properties within the PBID and thus could be subject to assessment therein. Please see the City of Union City Union Landing Property and Business Improvement District Renewal Engineer’s Report (the “Engineer’s Report”), included as Appendix C, for a more detailed discussion of the calculation of the general benefit.

6.4 Special Benefit Point Assignment
Each of the parcels within the PBID receives a special benefit from the improvements. Each parcel that has a special benefit conferred upon it, as a result of the provision of improvements, services, and activities is identified and the proportionate special benefit derived by each identified parcel is determined in relationship to the total benefits.

The total costs of the improvements, services and activities less the amount of general benefit identified, will be assessed to the parcels within the PBID based on the benefit points assigned to each parcel. To assess special benefit appropriately, it is necessary to relate parcels of different land uses, lot size and building size. Please see the Engineer’s Report, included as Appendix C, for a more detailed discussion of the special benefit point assignment.

Each parcel’s land use is a factor that differentiates parcels based on the benefit received from the services within the PBID. Parcels with a commercial or industrial land use will be the basis for assigning benefit points since business is the focus of the service activities.

City Council/RSA Agenda 1181 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 10
In addition to land use, the size of the parcel and size of the structure located on the parcel also need to be considered when assigning benefit points. A larger parcel with more building square footage has a greater level of benefit than a parcel that is smaller with less building square footage.

6.4.1 REDUCED FEAR OF CRIME BENEFIT POINTS
The reduced fear of crime benefit points are assigned as follows:

Reduced Fear of Crime Benefit Points Per
2,355.22 Dispatched Call for Service

1.20 Building Square Foot

0.315 Lot Square Foot

6.4.2 INCREASED ECONOMIC ACTIVITY BENEFIT POINTS
The increased economic activity benefit points are assigned as follows:

Increased Economic Activity
Benefit Points Per

0.50 Building Square Foot

6.5 Parcel Factors
The method of apportioning benefit to parcels within the PBID reflects the proportional special benefit assigned to each property from the PBID improvements, services and activities based upon the various property characteristics for each parcel as compared to other properties within the PBID. As part of the special benefit analysis various property characteristics were analyzed including dispatched calls for service, lot square footage, building square footage, and land use. Given that the special benefits provided by the PBID improvements, services, and activities focus on reduced fear of crime benefit and increased economic activity benefit, it was determined that dispatched calls for service, lot square footage, and building square footage are the most appropriate parcel factors. Each parcel’s dispatched calls for service, lot square footage and building square footage have been used as the primary assessment variables for the calculation and assignment of special benefit points.

6.5.1 LAND USE
Property in the PBID is primarily commercial business. One parcel in the PBID, APN 463 -0104-007-00, has been assigned a County Use Code of 4400 (Miscellaneous Industrial) as of January 2020. This parcel is currently the site of I Fly, an indoor skydiving venue, which is considered a commercial parcel for purposes of PBID classification.

A small number of parcels within the PBID are driveways, streets and signage. These parcels are deemed to receive no benefit from PBID services as they are connectors/signage for other properties and do not benefit from increased economic activity.

City Council/RSA Agenda 1182 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 11

6.5.2 DISPATCHED CALLS FOR SERVICE
Dispatched calls for service is the primary factor in determining the reduced fear of crime benefit as the call volume indicates the use of police services.

6.5.3 LOT SQUARE FOOTAGE AND BUILDING SQUARE FOOTAGE
Building square footage and lot square footage are both secondary factors in determining reduced fear of crime benefit as they indicate the potential use of police services.

6.6 Total Benefit Points Calculation
The total Reduced Fear of Crime Benefit Points for the PBID at this time is 9,096,324.54.

The total Increased Economic Activity Benefit Points for the PBID at this time is 550,346.50.

6.7 Assessment Calculation
The method of assessment is discussed in detail in Engineer’s Report and is summarized below:

Total Security Services Costs to be Assessed / Total Reduced Fear of Crime Benefit Points = Assessment Rate per Reduced Fear of Crime Benefit Point $831,031.11 / 9,096,324.54 = $0.09136
Total Marketing Services Costs to be Assessed / Total Increased Economic Activity Benefit Points = Assessment Rate per Increased Economic Activity Benefit Point $234,163.00 / 550,346.50 = $0.42548

6.8 Number of Years Assessments Will Be Levied
The proposed term for the PBID is set at five years. The City will levy assessments beginning Fiscal Year 2020/21 up through and including Fiscal Year 2024/25. Expenditure of collected assessments may continue for up to six months after June 30, 2025, if the district is not renewed. In order to authorize the levy and collection of assessments after Fiscal Year 2024/25, the City and Owners’ Association will need to go through the renewal process pursuant to the Assessment Law and 1994 Act.

6.9 Time and Manner of Collecting Assessments
Each property owner pays a share of the cost of the PBID improvements, services, and activities based on an assessment formula. The payment is collected twice yearly, through the property tax bill. The PBID assessment, including any delinquent assessment and related interest and penalties, will be received by the Tax Collector of the County of Alameda. The Tax Collector shall transfer the assessment payments to the City for distribution to the PBID for the funding of the improvements, services, and activities described in this Management District Plan. Any assessment on a property that does not receive a property tax bill from the County of Alameda will be billed-directly by the City.

City Council/RSA Agenda 1183 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 12

6.10 Appeals Process
Any property owner claiming that the amount or application of the assessment is not correct, including any factors determining the assessment, such as dispatched calls for service, lot square footage and building square footage may file a written notice of appeal with the City’s Finance Director who shall promptly review the appeal, and if necessary, meet with the property owner, consider written and oral evidence regarding the amount of the assessment, including any factors determining the assessment, and decide the appeal. If the decision of the City’s Finance Director requires the assessment to be modified or changed in favor of the property owner, a cash refund, limited to the prior years’ assessment shall be paid to a property owner in excess of the difference between the amount actually assessed and paid by a property owner and the corrected rate as determined for the year prior to the filing of the appeal. A decision of the City’s Finance Director shall be final and conclusive.

6.11 Assessor’s Parcel Listing
Appendix B of this Management District Plan provides a listing of all of the Assessor’s Parcels, including the Assessor’s Parcel Number, businesses on the parcel, dispatched calls for service, lot square footage, building square footage, special benefit points and the total 2020/21 assessment.

City Council/RSA Agenda 1184 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 13

DISTRICT MANAGEMENT

7.1 Union Landing PBID Owners’ Association
The PBID owners’ association, known as the “Union Landing Property Owners Association” (the “Owners’ Association”), is a non-profit organization whose membership consists of all property owners within the PBID who pay an annual PBID assessment. The Owners’ Association is governed by an advisory board (the “Advisory Board”) whose membership is designed to represent stakeholders and areas of the PBID as well as property owners of various sizes.

7.2 Public Access
The Owners’ Association is required to comply with specified state open meeting and public records laws, the Ralph M. Brown Act, commencing with Section 54950 of the Government Code, and the California Public Records Act, commencing with Section 6250 of the Government Code. Ralph M. Brown Act compliance is required when PBID business is heard, discussed, or deliberated, and the California Public Records Act compliance is required for all documents relating to PBID business.

7.3 Union Landing PBID Advisory Board
The powers and responsibilities of the Advisory Board are as follows:
 Review improvements, services, and activities provided and establish priorities for the upcoming Fiscal Year
 Submit an annual report to City
Each year, the Advisory Board shall prepare a report for each Fiscal Year, except the first year, for which assessments are levied and collected to pay the costs of the improvements, services, and activities described in the report. Each annual report must be filed with the City Clerk per Section 36650 of the 1994 Act; each report shall contain or provide, but not be limited to the following:
 Any proposed changes in the boundaries of the PBID or in any benefit zones within the district;  The improvements, services, and activities to be provided for that fiscal year;  An estimate of the cost of providing the improvements and the activities for that fiscal year;  The method and basis of levying the assessment in sufficient detail to allow each real property owner to estimate the amount of the assessment to be levied against his or her property for that fiscal year;  The amount of any surplus or deficit revenues to be carried over from a previous fiscal year;  The amount of any contributions to be made from sources other than assessments levied pursuant to the 1994 Act.

The City Council may approve the annual report as filed, or the City Council may modify any particulars contained in the report, and then approve it as modified. Given the potential resulting impact to an assessment levy, any changes to the improvements, services, and/or activities require City Council approval.

Any modification to the annual report shall be made pursuant to Section 36635 and 36636 of the 1994 Act.

City Council/RSA Agenda 1185 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 14
However, the City Council cannot approve a change in the basis and method of levying assessments that would impair an authorized or executed contract to be paid from the revenues derived from the levy of assessments.

7.4 Dissolution
The PBID, when there is no indebtedness, outstanding and unpaid, incurred to accomplish any of the purposes of the PBID, may be disestablished by resolution by the City Council in either of the following circumstance:
1 If the City Council finds there has been misappropriation of funds, malfeasance, or a violation of law in connection with the management of the PBID, it shall notice a hearing on disestablishment. 2 During the operation of the PBID, there shall be a 30-day period each year in which assessed property owners may request disestablishment of the PBID. The first such period shall begin one year after the date of establishment of the PBID and shall continue for a 30-day period. The next such 30-day period shall begin two years after the date of the establishment of the PBID. Each successive year of operation of the PBID shall have such a 30-day period. Upon the written petition of the owners of real property in the area who pay 30 percent or more of the assessments levied, the City Council shall notice a hearing on disestablishment. The City Council shall notice a hearing on disestablishment.

The City Council shall adopt a resolution of intention to disestablish the PBID prior to the public hearing. The resolution shall state the reason for the disestablishment, shall state the time and place of the public hearing, and shall contain a proposal to dispose of any assets acquired with the revenues of the assessments levied within the PBID. The public hearing shall be held not less than 30-days or more than 60- days after the adoption of the resolution of intention.

Upon the disestablishment of the PBID, any remaining revenues derived from the levy of assessments, or any revenues derived from the sale of assets acquired with the revenues, shall be refunded to the owners of the property then located and operating within the PBID in which assessments were levied by applying the same method and basis that was used to calculate the assessments levied in the fiscal year in which the district was disestablished. If the disestablishment occurs before and assessment is levied for the fiscal year, the method and basis that was used to calculate the assessment levied in the immediate prior fiscal year shall be used to calculate the amount of refund.

City Council/RSA Agenda 1186 Tuesday, June 25, 2024
Union Landing Business Improvement District
Management District Plan (April 2020) 15

APPENDICES
City Council/RSA Agenda 1187 Tuesday, June 25, 2024
APPENDIX A – ASSESSMENT DIAGRAM
City Council/RSA Agenda 1188 Tuesday, June 25, 2024

ASSESSMENT DIAGRAM

CITY OF UNION CITY

UNION LANDING PROPERTY AND BUSINESS IMPROVEMENT DISTRICT FILEDINTHEOFFICEOFTHECITYCLERK,CITYOFUNIONCITY,THIS __________DAYOF__________,20__. __________________________________

CITYCLERK

CITYOFUNIONCITY
FILEDINTHEOFFICEOFTHES UPERINTENDENTOFS TREETS THIS __________DAYOF________,20__. __________________________________

S UPERINTENDENTOFS TREETS

CITYOFUNIONCITY

AS S ES S MENTS WERELEVIEDBYTHECITYCOUNCILOFTHECITYOFUNIONCITYONTHELOTS ,PIECES AND PARCELS OFLANDS HOWNONTHIS AS S ES S MENTDIAGRAM.S AIDAS S ES S MENTS WERELEVIEDONTHE______ DAYOF____________,20__,ANDTHEAS S ES S MENTDIAGRAMANDTHEAS S ES S MENTROLLWERERECORDEDIN THE OFFICE OF THE S UPERINTENDENT OF S TREETS OF THE CITY OF UNION CITY ON THE ____DAY OF _____________,20__.REFERENCEIS HEREBYMADETOTHEAS S ES S MENTROLLRECORDEDINTHEOFFICEOF

THES UPERINTENDENTOFS TREETS FORTHEEXACTAMOUNTOFEACHAS S ES S MENTLEVIEDAGAINS TEACH PARCELOFLANDS HOWNONTHIS AS S ES S MENTDIAGRAM.
__________________________________

CITYCLERK

CITYOFUNIONCITY
FILEDTHIS _______DAYOF____________,20__,ATTHEHOUROF______O’CLOCK__.M.,INBOOK______ATPAGE _____OF MAPS OFAS S ES S MENTAND COMMUNITY FACILITIES DIS TRICTS IN THE OFFICE OF THE COUNTY RECORDEROFTHECOUNTYOFALAMEDA,S TATEOFCALIFORNIA.
__________________________________
DEPUTY

COUNTYRECORDER

COUNTYOFALAMEDA
DOCUMENTNO.______________________
NOTES :

1.FORPARTICULARS OFTHELINES ANDDIMENS IONS OFAS S ES S ORS PARCELS ,REFERENCEIS MADETO THE MAPS OFTHEAS S ES S OROFTHECOUNTYOFALAMEDA.

CITY OF UNION CITY

COUNTY OF ALAMEDA

STATE OF CALIFORNIA
§¦¥880
¥880
10 23
5 6
7 20
2 19
4 25
29 1
27 3
28 14
21 12
13 31
11 26
16 15
22 32
17 37 38
36 9
8 30
34 33
35 18 39
24 DYER
ST

SMITH ST

WHIPPLE RD

SAN ANDREAS DR

TIDEWATER DR

CARR WY

SANTA MARIA DR

AMARAL CT

RATEKIN DR

MERIDIEN CI
ASCOT
WY

SAN LUCES WY

GRANGER AV

MONTAIR WY
AMARAL
ST

SORRENTO WY

ALVARADO NILES RD

CORTINA WY

MIRALOMA WY

PERIWINKL
E
D
R

COURTHOUSE
DR

CHIMNEY LN

SERIANA WY

COURTHOUSE
PL

SAN JUAN PL

ENGINE HOUSE DR

SAN PEDRO WY
SUGAR
BEET
WY

SAN RAFAEL WY

PRATT AV

SAN ANGELO WY
SANTA
RITA
WY

SAN GABRIEL WY

MIFFLIN
AV
SANTA

CATALINA
WY

SAN LUIS CT

SAN RAMON CT

MALLORCA WY

NEW HAVEN ST
KNAPP
ST
OYSTER
CT

DEL VALLE PL

SAN PEDRO CT

GARRETT
WY

CHIMNEY CT
Sheet 1 of 1
Source: Alameda County GIS
Geographic Coordinate Reference: GCS North American 1983 Projection: NAD 1983 StatePlane California III FIPS 0403 Feet

CITY OF UNION CITY
Assessment ID APN
1 463-0060-012-10
2 463-0060-012-14
3 463-0060-013-07
4 463-0060-015-11
5 463-0060-015-13
6 463-0060-021-03
7 463-0060-022-05
8 463-0060-029-00
9 463-0060-030-00
10 463-0060-031-00
11 463-0060-032-00
12 463-0060-034-00
13 463-0060-035-00
14 463-0060-036-00
15 463-0060-037-00
16 463-0060-038-00
17 463-0060-039-00
18 463-0060-040-00
19 463-0060-041-01
20 463-0060-042-00
21 463-0060-043-00
22 463-0060-045-02
23 463-0060-046-00
24 463-0060-047-01
25 463-0060-047-02
26 463-0060-048-00
27 463-0060-049-00
28 463-0060-050-00
29 463-0060-051-00
30 463-0060-052-00
31 463-0060-053-00
32 463-0060-054-00
33 463-0104-001-00
34 463-0104-002-00
35 463-0104-003-00
36 463-0104-004-00
37 463-0104-006-00
38 463-0104-007-00
39 463-0104-008-00
DistrictParcels
S urrounding Parcels 0 250 500 1,000Feet
O
O
S ITE
¥880
City Council/RSA Agenda 1189 Tuesday, June 25, 2024
APPENDIX B – ASSESSOR’S PARCEL LISTING
City Council/RSA Agenda 1190 Tuesday, June 25, 2024

CITY OF UNION CITY

UNION LANDING PROPERTY AND BUSINESS IMPROVEMENT DISTRICT

ASSESSMENT ROLL
FISCAL YEAR 2020/21
Assessment
ID APN Owner Name
Dispatched
Police Calls (1)
Building Sq
Ft Lot Sq Ft
Dispatched Call
BP
Building Size
BP
Parcel Size
BP
Total Reduced
Fear of Crime
BP
Rate Per
Reduced
Fear of
Crime BP
Reduced Fear of
Crime Assessment
Building Size
BP
Total Economic
Activity BP
Rate per
Economic
Activity BP
Economic Activity
Assessment

TOTAL PBID

ASSESSMENT
1 463 -0060-012-10 BARBIERI VITTORE A & ANNA M TRS 91 12,280 73,774 214,325.02 14,736.0 23,238.81 252,299.83 $0.09136 $23,049.86 6,140.00 6,140.00 $0.42548 $2,612.46 $25,662.322 463 -0060-012-14 CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 3 463 -0060-013-07 K&P LAU FAMILY LP 4 5,760 60,034 9,420.88 6,912.00 18,910.71 35,243.59 0.09136 3,219.82 2,880.00 2,880.00 0.42548 1,225.39 4,445.214 463 -0060-015-11 DYER TRIANGLE LLC 20,603 86 106,316 202,548.92 24,723.60 33,489.54 260,762.06 0.09136 10,301.50 23,822.96 10,301.50 0.42548 4,383.11 28,206.075 463 -0060-015-13 DYER TRIANGLE LLC 104 65,668 231,864 244,942.88 78,801.60 73,037.16 396,781.64 0.09136 36,249.57 32,834.00 32,834.00 0.42548 13,970.30 50,219.886 463 -0060-021-03 DYER TRIANGLE LLC 31,714 246 235,289 579,384.12 38,056.80 74,116.04 691,556.96 0.09136 15,857.00 63,179.95 15,857.00 0.42548 6,746.88 69,926.837 463 -0060-022-05 KPDT ENTERPRISES LLC 84 68,433 224,694 197,838.48 82,119.60 70,778.61 350,736.69 0.09136 32,042.95 34,216.50 34,216.50 0.42548 14,558.53 46,601.498 463 -0060-029-00 VIRAY CHRISTOPHER - 3,137 7,528 - 3,764.40 2,371.32 6,135.72 0.09136 560.55 1,568.50 1,568.50 0.42548 667.37 1,227.929 463 -0060-030-00 TOMTEX INVESTMENTS CORPORATION - - - - - - - 0.09136 - - - 0.42548 - - 10 463 -0060-031-00 WAL-MART REAL ESTATE BUSINESS TRUST 750 146,645 696,352 1,766,415.00 175,974.00 219,350.88 2,161,739.88 0.09136 197,494.39 73,322.50 73,322.50 0.42548 31,197.47 228,691.86 11 463 -0060-032-00 DYER UNION LANDINGS LLC 12 13,674 67,008 28,262.64 16,408.80 21,107.52 65,778.96 0.09136 6,009.50 6,837.00 6,837.00 0.42548 2,909.03 8,918.5312 463 -0060-034-00 TOMTEX INVESTMENTS CORPORATION 20 23,500 88,209 47,104.40 28,200.00 27,785.84 103,090.24 0.09136 9,418.22 11,750.00 11,750.00 0.42548 4,999.42 14,417.6413 463 -0060-035-00 TOMTEX INVESTMENTS CORPORATION 35 15,138 75,577 82,432.70 18,165.60 23,806.76 124,405.06 0.09136 11,365.52 7,569.00 7,569.00 0.42548 3,220.48 14,586.0014 463 -0060-036-00 BRE ESA P PORTFOLIO LLC 110 56,280 106,637 259,074.20 67,536.00 33,590.66 360,200.86 0.09136 32,907.59 28,140.00 28,140.00 0.42548 11,973.09 44,880.6815 463 -0060-037-00 MAJESTIC EMPIRE HOLDINGS LLC 67 6,526 49,014 157,799.74 7,831.20 15,439.41 181,070.35 0.09136 16,542.41 3,263.00 3,263.00 0.42548 1,388.35 17,930.7616 463 -0060-038-00 ROBERT SWANSON FAMILY PTP 24 7,255 59,068 56,525.28 8,706.00 18,606.42 83,837.70 0.09136 7,659.33 3,627.50 3,627.50 0.42548 1,543.44 9,202.7717 463 -0060-039-00 AUSTIN CRAVINGS UNION LANDING LLC 28 10,912 34,037 65,946.16 13,094.40 10,721.66 89,762.22 0.09136 8,200.59 5,456.00 5,456.00 0.42548 2,321.43 10,522.0218 463 -0060-040-00 DYER TRIANGLE LLC - - - - - - - 0.09136 - - - 0.42548 - - 19 463 -0060-041-01 DYER TRIANGLE LLC 152 129,069 193,842 357,993.44 154,882.80 61,060.23 573,936.47 0.09136 52,434.26 64,534.50 64,534.50 0.42548 27,458.32 79,892.5920 463 -0060-042-00 DYER TRIANGLE LLC 277 23,058 443,189 652,395.94 27,669.60 139,604.54 819,670.08 0.09136 74,884.24 11,529.00 11,529.00 0.42548 4,905.39 79,789.6321 463 -0060-043-00 DYER TRIANGLE LLC 77 25,747 103,452 181,351.94 30,896.40 32,587.38 244,835.72 0.09136 22,367.95 12,873.50 12,873.50 0.42548 5,477.45 27,845.4022 463 -0060-045-02 PAPPAS UNION CITY NO 2 LP 84 3,179 47,421 197,838.48 3,814.80 14,937.62 216,590.90 0.09136 19,787.53 1,589.50 1,589.50 0.42548 676.30 20,463.8323 463 -0060-046-00 PAPPAS UNION CITY NO 2 LP 96 159,284 490,050 226,101.12 191,140.80 154,365.75 571,607.67 0.09136 52,221.50 79,642.00 79,642.00 0.42548 33,886.31 86,107.8124 463 -0060-047-01 CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 25 463 -0060-047-02 PAPPAS UNION CITY NO 2 LP 70 46,161 166,101 164,865.40 55,393.20 52,321.82 272,580.42 0.09136 24,902.67 23,080.50 23,080.50 0.42548 9,820.36 34,723.0326 463 -0060-048-00 PAPPAS UNION CITY LP 12 17,037 70,132 28,262.64 20,444.40 22,091.58 70,798.62 0.09136 6,468.09 8,518.50 8,518.50 0.42548 3,624.48 10,092.5727 463 -0060-049-00 PAPPAS UNION CITY NO 2 LP 32 39,774 132,858 75,367.04 47,728.80 41,850.27 164,946.11 0.09136 15,069.31 19,887.00 19,887.00 0.42548 8,461.58 23,530.8928 463 -0060-050-00 PAPPAS UNION CITY 2 L P 7 28,105 114,563 16,486.54 33,726.00 36,087.35 86,299.89 0.09136 7,884.27 14,052.50 14,052.50 0.42548 5,979.10 13,863.3729 463 -0060-051-00 PAPPAS UNION CITY NO 2 L P 38,561 137 159,662 322,665.14 46,273.20 50,293.53 419,231.87 0.09136 19,280.50 38,300.60 19,280.50 0.42548 8,203.52 46,504.1330 463 -0060-052-00 CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 31 463 -0060-053-00 LOTUS HOTELS UNION CITY INC 53 38,998 72,360 124,826.66 46,797.60 22,793.40 194,417.66 0.09136 17,761.80 19,499.00 19,499.00 0.42548 8,296.49 26,058.2932 463 -0060-054-00 LOTUS HOTELS UNION LANDING INC 31 56,328 47,021 73,011.82 67,593.60 14,811.62 155,417.04 0.09136 14,198.74 28,164.00 28,164.00 0.42548 11,983.30 26,182.0433 463 -0104-001-00 CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 34 463 -0104-002-00 CITY OF UNION CITY 2 798 9,967 4,710.44 957.60 3,139.61 8,807.65 0.09136 804.66 399.00 399.00 0.42548 169.77 974.4335 463 -0104-003-00 COMMUNITY REDEV AGENCY OF THE CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 36 463 -0104-004-00 CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 37 463 -0104-006-00 G & M GAPCO LLC 33 1,572 21,902 77,722.26 1,886.40 6,899.13 86,507.79 0.09136 7,903.27 786.00 786.00 0.42548 334.43 8,237.6938 463 -0104-007-00 SKY VENTURE SILICON VALLEY LLC 16 5,497 9,508 37,683.52 6,596.40 2,995.02 47,274.94 0.09136 4,318.99 2,748.50 2,748.50 0.42548 1,169.44 5,488.4339 463 -0104-008-00 CITY OF UNION CITY - - - - - - - 0.09136 - - - 0.42548 - - 2,740 1,100,693 4,197,429 6,453,302.80 1,320,831.60 1,322,190.14 9,096,324.54 $831,031.11 550,346.50 550,346.50 $234,163.00 $1,065,194.11 Reduced Fear of Crime Benefit Points & Assessment Increased Economic Activity Benefit Points & Assessment (1) There were 3,197 dispatched police calls with response provided by officers assigned to the Union Landing shopping center substation. As mentioned in the report, 303 of these calls were outside of the PBID. 2,740 calls were to specific businesses within the PBID as assigned here. The remaining 457 dispatched calls took place at the police substation or were not assigned to a specific business address within the PBID, but occured in the boundary of the PBID.

City Council/RSA Agenda 1191 Tuesday, June 25, 2024
APPENDIX C – ENGINEER’S REPORT
City Council/RSA Agenda 1192 Tuesday, June 25, 2024

RESOLUTION NO. XXXX-24

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

UNION CITY ORDERING THE LEVY AND COLLECTION

OF THE ANNUAL ASSESSMENT FOR THE UNION

LANDING PROPERTY AND BUSINESS IMPROVEMENT
DISTRICT FOR THE FISCAL YEAR 2024-2025 TO FUND
SERVICES FROM JULY 1, 2024, THROUGH JUNE 30, 2025
WHEREAS, in Fiscal Year 2020-2021, the City Council, pursuant to the provisions of the Property and Business Improvement District Law of 1994, Part 7 of Divisions 18 of the Streets and Highways Code of California (hereafter referred to as the “Code”), and in accordance with the provisions of the California Constitution, Article XIID conducted proceedings for the renewal/formation Union Landing Business Improvement District (hereafter referred to as the “PBID”), and the levy of annual assessments connected therewith; and WHEREAS, on July 14, 2020, the City Council held a full and fair public hearing regarding the renewal/formation of the PBID and the establishment of annual assessments and the maximum assessments required to pay for police and marketing services and management of the PBID for a five-year period beginning January 1, 2021, and ending December 31, 2025; and WHEREAS, the City Council retained NBS to prepare a Management Plan (the “Plan”) for the PBID renewal to determine the special benefits received from the services provided and levy amounts as part of the formation of the PBID for the purpose of assisting with the Annual Levy of the PBID; and
WHEREAS, pursuant to the Code and the Plan, the Union Landing Property Owners Association (the “Owners’ Association”) shall cause to be prepared an Annual Report (hereafter referred to as the “Report”) each fiscal year for which the assessment are to be levied and collected and said Report shall be filed with the City Clerk and contain any proposed changes to the PBID boundary; the improvements and activities to be provided; the estimated costs and method of assessments; the amount of any surplus or deficit; and contributions from other sources; and, WHEREAS, on June 25, 2024, the City Council approved the Report submitted by the Owners’ Association for FY 2024-2025; and
WHEREAS, the City Council desires to order the levy and collection of the assessment necessary to carry out the activities described in the approved Report for the Union Land Business Improvement District for FY 2024-2025.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF UNION CITY AS FOLLOWS:

Section 1: The above recitals are true and correct.

Section 2: Based upon its review of the Management District plan and the Annual report, a copy of which has been presented to the City Council and which has been filed with the City Clerk, the City Council hereby finds and determines that:
i. The territory of land within the Property Business Improvement District (the “PBID”) will receive special benefits from the operation, maintenance, and City Council/RSA Agenda 1193 Tuesday, June 25, 2024
Resolution No. XXXX -24
Ordering Levy and Collection of Annual Assessment for Union Landing PBID for FY 2024-2025

services and appurtenant facilities located within the boundaries of the District.
ii. That the Annual Report (the “Report”) prepared by Union Landing Property Association correctly identifies the services as described by the Management Plan and bestows the special benefits for which has been approved.
iii. The PBID includes all of the lands so benefited, and within the District, in accordance with the proposed budget for the operations in the year commencing January 1, 2025, and ending December 31, 2025, is apportioned by formula and method that fairly distributes the net among all eligible parcels in proportion to the special benefits to be received by each parcel from the improvements and services.
iv. The Assessments described in the Plan are consistent with those approved by the property owners within the District.

Section 3: The City Council hereby orders the proposed improvements to be made, and the levy and collection of annual assessments, attached hereto as Exhibit A, to pay for those improvements to be presented to the County Auditor/Controller shall be collected at the same time in the manner as the County taxes are collected. After collection by the County, the net amount of the levy shall be paid to the City Treasurer.

Section 4: The Finance Director shall deposit all money representing assessment collected by the County for the PBID to the credit of a fund for the Union Landing Property and Business Improvement District, and such money shall be expended only for the improvements described in the Plan.

Section 5: The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2024, and ending June 30, 2025.

Section 6: The City Clerk is hereby authorized and directed to file the levy with the County Auditor upon adopting this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of Union City orders the levy and collection of the annual assessment as detailed in Exhibit A, attached hereto and made a part hereof, for the Union Landing Property and Business Improvement District (PBID) for Fiscal Year 2024-2025 to fund services From July 1, 2024, through June 30, 2025.

City Council/RSA Agenda 1194 Tuesday, June 25, 2024
Resolution No. XXXX -24
Ordering Levy and Collection of Annual Assessment for Union Landing PBID for FY 2024-2025

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 25th day of June 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 - Assessment Fees
City Council/RSA Agenda 1195 Tuesday, June 25, 2024
Resolution No. XXXX -24
Ordering Levy and Collection of Annual Assessment for Union Landing PBID for FY 2024-2025

Exhibit A - Assessment Fees
Owner APN
2023/24 Actual
Levy
2024/25 Max
Assessment
Prelim Levy
2024/25
Percent
of Max
BARBIERI VITTORE A & ANNA M TRS 463 -0060-012-10 $ 26,732.48 $ 30,021.29 $ 27,713.22 92.31% K&P LAU FAMILY LP 463 -0060-013-07 $ 4,529.76 $ 5,200.26 $ 4,669.42 89.79% DYER TRIANGLE LLC 463 -0060-015-11 $ 29,185.16 $ 32,997.11 $ 30,203.96 91.54% DYER TRIANGLE LLC 463 -0060-015-13 $ 51,158.86 $ 58,750.16 $ 52,731.62 89.76% DYER TRIANGLE LLC 463 -0060-021-03 $ 72,891.40 $ 81,804.51 $ 75,578.32 92.39% KPDT ENTERPRISES LLC 463 -0060-022-05 $ 47,264.80 $ 54,517.15 $ 48,661.86 89.26% VIRAY CHRISTOPHER 463 -0060-029-00 $ 1,208.38 $ 1,436.49 $ 1,234.10 85.91% WAL-MART REAL ESTATE BUSINESS TRUST 463 -0060-031-00 $ 237,196.28 $ 267,537.16 $ 245,626.52 91.81% DYER UNION LANDINGS LLC 463 -0060-032-00 $ 9,029.44 $ 10,433.41 $ 9,292.00 89.06% VIDEO ONLY INC 463 -0060-034-00 $ 14,558.26 $ 16,866.60 $ 14,971.12 88.76% VIDEO ONLY INC 463 -0060-035-02 $ 14,967.90 $ 17,063.55 $ 15,457.42 90.59% BRE ESA P PORTFOLIO LLC 463 -0060-036-00 $ 45,786.60 $ 52,504.05 $ 47,212.16 89.92% SOUTHVIEW PEAK LLC 463 -0060-037-00 $ 18,735.50 $ 20,976.45 $ 19,437.84 92.67% ROBERT SWANSON FAMILY PTP 463 -0060-038-00 $ 9,507.42 $ 10,765.94 $ 9,835.40 91.36% AUSTIN CRAVINGS UNION LANDING LLC 463 -0060-039-00 $ 10,797.74 $ 12,309.28 $ 11,150.96 90.59% DYER TRIANGLE LLC 463 -0060-041-01 $ 80,703.78 $ 93,463.03 $ 83,001.08 88.81% DYER TRIANGLE LLC 463 -0060-042-00 $ 83,536.62 $ 93,342.59 $ 86,711.80 92.90% DYER TRIANGLE LLC 463 -0060-043-00 $ 28,661.92 $ 32,575.18 $ 29,622.72 90.94% PAPPAS UNION CITY NO 2 LP 463 -0060-045-02 $ 21,500.70 $ 23,939.78 $ 22,337.80 93.31% PAPPAS UNION CITY NO 2 LP 463 -0060-046-00 $ 86,422.36 $ 100,733.96 $ 88,730.48 88.08% PAPPAS UNION CITY NO 2 LP 463 -0060-047-02 $ 35,351.26 $ 40,621.04 $ 36,432.40 89.69% PAPPAS UNION CITY NO 2 L P 463 -0060-048-00 $ 10,174.72 $ 11,806.87 $ 10,458.84 88.58% PAPPAS UNION CITY NO 2 LP 463 -0060-049-00 $ 23,721.00 $ 27,527.81 $ 24,383.00 88.58% PAPPAS UNION CITY 2 L P 463 -0060-050-00 $ 13,845.74 $ 16,218.17 $ 14,196.86 87.54% PAPPAS UNION CITY NO 2 L P 463 -0060-051-00 $ 47,990.94 $ 54,403.25 $ 49,632.48 91.23% LOTUS HOTELS UNION CITY INC 463 -0060-053-00 $ 26,408.88 $ 30,484.51 $ 27,183.98 89.17% LOTUS HOTELS UNION LANDING INC 463 -0060-054-00 $ 26,058.60 $ 30,629.29 $ 26,694.70 87.15% CITY OF UNION CITY 463 -0104-002-00 $ 1,005.84 $ 1,139.94 $ 1,040.32 91.26% H & S ENERGY LLC 463 -0104-006-00 $ 8,646.96 $ 9,636.93 $ 8,981.50 93.20% SKY VENTURE SILICON VALLEY LLC 463 -0104-007-00 $ 5,637.64 $ 6,420.68 $ 5,823.50 90.70% TOTALS $ 1,093,216.94 $ 1,246,126.45 $ 1,129,007.38
City Council/RSA Agenda 1196 Tuesday, June 25, 2024
Item 7.a
Approval of Annual Report and Assessments
for the Union Landing PBID
Gloria Ortega, Economic Development ManagerLt. Paul Kanazeh, UCPDBill Schrader, ULPOA Board President City Council/RSA Agenda 1197 Tuesday, June 25, 2024
2 What Union Landing Means to Union City
• Regional destination for retail, dinning, and recreation• Community Gathering Space• One of City’s Largest Sales Tax Generators • Best Buy, Burlington, Flor, In-N-Out Burger, Lowes,
Ross, Walmart
• Other Revenues = Business License Taxes and
Property Taxes
City Council/RSA Agenda 1198 Tuesday, June 25, 2024
3 What the PBID Pays For: Security Services
• Three dedicated police officers, supplies and equipment• Police sub-station located at Union Landing • Direct administration costs• Enhanced Public Safety Measures City Council/RSA Agenda 1199 Tuesday, June 25, 2024
4 What the PBID Pays For: Marketing Services
• Marketing and
promotions: website, social media campaigns, banners, signage • Improving Union
Landing public and private spaces
• Community activities
Visit
Union
Landing!
City Council/RSA Agenda 1200 Tuesday, June 25, 2024
5 Cost of Delivering Services
Budget
City Contribution
City Council/RSA Agenda 1201 Tuesday, June 25, 2024
6 Management of the PBID
Union Landing Property Owners’ Association Director
s
• President – Bill Schrader (Austin Cravings)
• Vice President - Elizabeth Braunstein (Sywest Development) • Secretary - Linnard Lane (Barbieri Trust)• Treasurer - Liza Morris (Pappas Investments)• At-Large Director – Terry Pries (KPDT Enterprises), LLC) City Council/RSA Agenda 1202 Tuesday, June 25, 2024
Review of
FY2023/24 Police Services
May 2022-2023
24% Decrease in PI
Crimes
Lt. Paul Kanazeh
City Council/RSA Agenda 1203 Tuesday, June 25, 2024
8 Review of FY2023-2024 Security Services Highlights
• August 2023 – UCPD Detectives arrested two subjects
involved in three separate carjackings at Union Landing • November 2023-UCPD Detectives arrested three subjects for burglarizing Flor
• January 2024 – Union Landing Officers arrested a subject for brandishing a firearm; firearm was recovered
• February 2024 – Union Landing Officers arrested a subject at Walmart for being in possession of five baggies of fentanyl City Council/RSA Agenda 1204 Tuesday, June 25, 2024
9 Review of FY2023-2024 Security Services Highlights• April 2024 – After a Flock camera notification, Union Landing Officers recovered a stolen vehicle at Andersen’s bakery and arrested the subject • Union Landing Officers arrested several dangerous
criminals for possession of firearms, narcotics, etc., throughout the year Dedicated Union Landing Officers conducted 2486 security checks + normal duties + foot patrols and contacted businesses weekly City Council/RSA Agenda 1205 Tuesday, June 25, 2024
Building
Community Bridges
August 2023 – NNO 4,000 attendees came to Union Landing for the event City Council/RSA Agenda 1206 Tuesday, June 25, 2024
Building
Community Bridges
Shop with a CopBringing joy to 50 kids + shopping making holiday ornaments, sipping hot chocolateSupported by Walmart, businesses and individuals City Council/RSA Agenda 1207 Tuesday, June 25, 2024
Building
Community Bridges
• October 2023 –
Coffee with Cops at Starbucks
• October 2023 - Truck
or Treats at Texas Roadhouse.

City Council/RSA Agenda 1208 Tuesday, June 25, 2024
Review of FY
2023 – 2024 Marketing Services
• Largest Portion of PBID
Budget is for Marketing Activities• Web Page support, Social Media, Promotions
City Council/RSA Agenda 1209 Tuesday, June 25, 2024
14 Bill Schrader President’s Report
Celebrate the Value of Public/Private Partnerships that Delivers Community, Jobs and Revenues for the City New Banners
City Council/RSA Agenda 1210 Tuesday, June 25, 2024
15 City Sponsored Median Improvements –Courthouse Drive and Union Landing Boulevard • Design completed FY
2023-2024
• Construction
anticipated to occur in FY 2024-2025
City Council/RSA Agenda 1211 Tuesday, June 25, 2024
16 •Project scope to update signs
and incorporate new branding
•Public/Private Partnership •Project currently out for bid; anticipated to be completed by end of 2024
Pylon Sign Refresh
Everyday during peak traffic hours up to 200,000+ drivers drive by Union Landing Shopping Center City Council/RSA Agenda 1212 Tuesday, June 25, 2024
17 FY 2024-2025 Security Services Budget
Security Budget: $905,933Administration: $70,914
Gloria Ortega
City Council/RSA Agenda 1213 Tuesday, June 25, 2024
18 FY 2024-2025 Marketing Services Budget
Marketing Budget: $469,228Administration: $19,145
City Council/RSA Agenda 1214 Tuesday, June 25, 2024
19 Paying for Services: Assessment Fees
For Breakdown of Assessments
per Parcel see:

Table 8 – FY 2024-2025
Assessment Fees, Page 29
City Council/RSA Agenda 1215 Tuesday, June 25, 2024
20 Recommendation
• Staff recommends the City Council:
• Adopt a Resolution approving the Annual Report for
the Union Landing PBID for FY 2024-2025; and
• Adopt a Resolution ordering the levy and collection of the annual assessment for the PBID for FY 2024-2025to fund services for the upcoming fiscal year City Council/RSA Agenda 1216 Tuesday, June 25, 2024