Attachment 1 - Union Landing PBID MDP - Term - 2025-2030 — Union City City Council, January 13, 2026

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Management District Plan For:

Union Landing Property and Business Improvement
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March 2025
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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 ............................................................................................ 10

6.1 Sources of Funding ..................................................................................................10

6.2 Basis of Assessment ................................................................................................10

6.3 General Benefit Assignment....................................................................................10

6.4 Special Benefit Point Assignment............................................................................10

6.5 Parcel Factors..........................................................................................................11

6.6 Total Benefit Points Calculation ..............................................................................12

6.7 Assessment Calculation...........................................................................................12

6.8 Number of Years Assessments Will Be Levied ........................................................12

6.9 Time and Manner of Collecting Assessments.........................................................12

6.10 Appeals Process.......................................................................................................13

6.11 Assessor’s Parcel Listing ..........................................................................................13 DISTRICT MANAGEMENT .............................................................................................. 14

7.1 Union Landing PBID Owners’ Association ...............................................................14

7.2 Public Access ...........................................................................................................14

7.3 Union Landing PBID Advisory Board .......................................................................14

7.4 Dissolution...............................................................................................................15 APPENDICES ................................................................................................................. 15 APPENDIX A – ASSESSMENT DIAGRAM ...............................................................................8-1 APPENDIX B – ASSESSOR’S PARCEL LISTING.........................................................................8-2 APPENDIX C – ENGINEER’S REPORT.....................................................................................8-3 Union Landing Business Improvement District
Management District Plan (March 2025) 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 renewed the funding for both security and marketing services provided through the PBID for a five-year period. In 2025, property owners in the PBID will be provided with the opportunity to renew for another 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.

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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. In 2020, property owners in the PBID renewed the funding for both security and marketing services provided through the PBID for a five-year period.

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 2025/26 is $1,386,076.05 for security services and $304,776.00 for marketing services. This includes an additional six months of services as the PBID transitions to paying for services on a calendar year basis. Assessment revenue of $1,316,772.67 and $298,680.48, respectively provides 95.00% 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, 2025, through June 30, 2030).

Expenditure of those collected assessments can continue for up to six months after the end of the assessment collection period (December 31, 2030), at which point the PBID would terminate, if not renewed.

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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;
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• 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, 2025, and ending June 30, 2030. PBID operations will begin in July 1, 2025.

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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 PBID will incur costs for City staff time and expense related to the programs mentioned above, as well as the management of the PBID.

Professional management of the PBID by contract with a professional services contractor is also included.

City 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.

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ANNUAL AMOUNT TO BE COLLECTED & EXPENDED

5.1 Security Services Cost Estimate Budget

5.1.1 2025/26 SECURITY SERVICES BUDGET
The estimated security services cost budget for the first operating period of the PBID renewal (July 1, 2025 through December 31, 2026) is as follows:

Description
2025/26
Budget
Security Services Costs:

Description of Revenue Source
2025/26
Revenue Amount
Assessment Revenue $1,316,793.34
Contributions for General Benefit (5.00% of Security Services Costs) 1 69,303.83 Rounding (20.67)
Total 2025/26 Annual Revenue $1,386,076.50
1 Comprised of additional funds generated from sources other than assessments. Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit.

The 2025/26 budgets cover an 18-month period from July 1, 2025 through December 31, 2026 as the PBID transitions from funding on a fiscal year basis to a calendar year basis. Once that initial transition is complete, the PBID budget for 2026/27 will reflect the period of January 1, 2027 through December 31, 2027 as follows.

5.1.2 2026/27 SECURITY SERVICES BUDGET
Description
2026/27
Budget
Security Services Costs:

Sworn Police Services Salaries $883,644.32
Vehicles and Equipment 25,129.52
Office Space Lease for Police Personnel 40,765.92
Supplies 11,473.28
Total Security Services and Incidental Costs $961,013.04 The 2026/27 estimated security services operating budget will be funded as follows:

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Description of Revenue Source
2026/27
Revenue Amount
Assessment Revenue $912,962.39
Contributions for General Benefit (5.00% of Security Services Costs) 1 48,050.65 Total 2026/27 Annual Revenue $961,013.04
1 Comprised of additional funds generated from sources other than assessments. Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit.

5.1.3 2027/28, 2028/29, 2029/30 SECURITY SERVICES BUDGET Each fiscal year beginning Fiscal Year 2027/28, 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.

Based upon a maximum possible annual assessment increase of 4.0%, beginning July 1, 2027, 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 2025/26 $1,316,772.67
2 2026/27 912,962.39
3 2027/28 949,480.89
4 2028/29 987,460.13
5 2029/30 1,026,958.54
1 Based upon assigned Benefit Points in FY 2025/26 which will remain the same for the five-year term of the PBID.

5.2 Marketing & Administration Program Cost Estimate Budget

5.2.1 2025/26 MARKETING & ADMINISTRATION PROGRAM SERVICES BUDGET The estimated marketing and administration program cost budget for the first operating period of the PBID renewal (July 1, 2025 through December 31, 2026) is as follows:

Description
2025/26
Budget
Marketing & Administration Services Costs:

Marketing Services $165,750.00
Administration Services Costs 1 239,026.00
Marketing & Administration Contingency 50,000.00
Less Prior Year Rollover Funds (150,000.00)
Total Marketing & Administration Services Costs $304,776.00 1 Includes costs of City staff, PBID administration, and County Auditor/Controller fees.

The 2025/26 estimated marketing program operating budget will be funded as follows:

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Description of Revenue Source
2025/26
Revenue Amount
Assessment Revenue $298,678.28
Contributions for General Benefit (2.00% of Marketing & Administration Services Costs) 6,095.52
Rounding 2.20
Total 2025/26 Annual Revenue $304,776.00
1 Comprised of additional funds generated from sources other than assessments. Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit.

5.2.2 2026/27 MARKETING & ADMINISTRATION PROGRAM SERVICES BUDGET Description
2026/27
Budget
Marketing & Administration Services Costs:

Marketing Services $114,920.00
Administration Services Costs 140,950.00
Marketing & Administration Contingency 52,000.00
Less Prior Year Rollover Funds 0.00
Total Marketing & Administration Services Costs $307,870.00 1 Includes costs of City staff, PBID administration, and County Auditor/Controller fees.

The 2026/27 estimated marketing program operating budget will be funded as follows:

Description of Revenue Source
2026/27
Revenue Amount
Assessment Revenue $301,712.60
Contributions for General Benefit (2.00% of Marketing & Administration Services Costs) 1 6,157.40
Total 2026/27 Annual Revenue $307,870.00
1 Comprised of additional funds generated from sources other than assessments. Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit.

5.2.3 2027/28, 2028/29, 2029/30 MARKETING & ADMINISTRATION PROGRAM SERVICES BUDGET
Each fiscal year beginning Fiscal Year 2027/28, 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.

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Based upon a maximum possible annual assessment increase of 4.0%, beginning July 1, 2027, 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 2025/26 $298,680.48
2 2026/27 301,712.60
3 2027/28 313,781.11
4 2028/29 326,332.35
5 2029/30 339,385.65
1 Based upon assigned Benefit Points in FY 205/26 which will remain the same for the five-year term of the PBID.

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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 5.00% 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, 95.00% 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.

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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
2,750.00 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 2025. 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.

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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 16,892,794.40.

The total Increased Economic Activity Benefit Points for the PBID at this time is 550,042.00.

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 $1,316,772.67 / 16,892,794.40 = $0.07795
Total Marketing & Administration Services Costs to be Assessed / Total Increased Economic Activity Benefit Points = Assessment Rate per Increased Economic Activity Benefit Point $298,680.48 / 550,042.00 = $0.54301

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 2025/26 up through and including Fiscal Year 2029/30. Expenditure of collected assessments may continue for up to six months after June 30, 2030, if the district is not renewed. In order to authorize the levy and collection of assessments after Fiscal Year 2029/30, 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.

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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 2025/26 assessment.

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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.

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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.

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APPENDICES
APPENDIX A – ASSESSMENT DIAGRAM

APPENDIX B – ASSESSOR’S PARCEL LISTING
Assmnt ID APN Owner Name
Dispatched
Police Calls
Building Square
Footage
Lot Square
Footage
Dispatched
Police Calls BP
Building Size
BP Parcel Size BP
Total Reduced
Fear of Crime BP
Rate Per Reduced
Fear BP
Reduced Fear of
Crime Assmnt
Building Size
BP
Total Economic
Activity BP
Rate per Economic
Activity BP
Economic Activity
Assmnt
1 463 -0060-012-10 BARBIERI VITTORE A & ANNA M TRS 36 12,280 73,774 99,000 14,736.00 23,238.81 136,974.81 0.07795 10,677.19 6,140.00 6,140.00 0.54301 3,334.08 14,011.272 463 -0060-012-14 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.003 463 -0060-013-07 K&P LAU FAMILY LP 17 5,760 60,034 46,750 6,912.00 18,910.71 72,572.71 0.07795 5,657.04 2,880.00 2,880.00 0.54301 1,563.87 7,220.914 463 -0060-015-11 DYER TRIANGLE LLC 66 20,603 106,316 181,500 24,723.60 33,489.54 239,713.14 0.07795 18,685.64 10,301.50 10,301.50 0.54301 5,593.82 24,279.465 463 -0060-015-13 DYER TRIANGLE LLC 323 65,668 231,864 888,250 78,801.60 73,037.16 1,040,088.76 0.07795 81,074.92 32,834.00 32,834.00 0.54301 17,829.19 98,904.116 463 -0060-021-03 DYER TRIANGLE LLC 218 31,714 235,289 599,500 38,056.80 74,116.04 711,672.84 0.07795 55,474.90 15,857.00 15,857.00 0.54301 8,610.51 64,085.417 463 -0060-022-05 KPDT ENTERPRISES LLC 189 68,433 224,694 519,750 82,119.60 70,778.61 672,648.21 0.07795 52,432.93 34,216.50 34,216.50 0.54301 18,579.90 71,012.838 463 -0060-029-00 VIRAY CHRISTOPHER 9 3,137 7,528 24,750 3,764.40 2,371.32 30,885.72 0.07795 2,407.54 1,568.50 1,568.50 0.54301 851.71 3,259.259 463 -0060-030-00 VIDEO ONLY INC 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.00 10 463 -0060-031-00 WAL-MART REAL ESTATE BUSINESS TRUST 810 146,645 696,352 2,227,500 175,974.00 219,350.88 2,622,824.88 0.07795 204,449.20 73,322.50 73,322.50 0.54301 39,814.85 244,264.0511 463 -0060-032-00 DYER UNION LANDINGS LLC 26 13,674 67,008 71,500 16,408.80 21,107.52 109,016.32 0.07795 8,497.82 6,837.00 6,837.00 0.54301 3,712.56 12,210.3812 463 -0060-034-00 VIDEO ONLY INC 85 23,500 88,209 233,750 28,200.00 27,785.84 289,735.84 0.07795 22,584.91 11,750.00 11,750.00 0.54301 6,380.37 28,965.2813 463 -0060-035-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0014 463 -0060-035-02 VIDEO ONLY INC 35 15,125 75,588 96,250 18,150.00 23,810.22 138,210.22 0.07795 10,773.49 7,562.50 7,562.50 0.54301 4,106.51 14,880.0015 463 -0060-036-00 BRE ESA P PORTFOLIO LLC 227 55,684 106,637 624,250 66,820.80 33,590.66 724,661.46 0.07795 56,487.36 27,842.00 27,842.00 0.54301 15,118.48 71,605.8416 463 -0060-037-00 SOUTHVIEW PEAK LLC 60 6,526 49,014 165,000 7,831.20 15,439.41 188,270.61 0.07795 14,675.69 3,263.00 3,263.00 0.54301 1,771.84 16,447.5317 463 -0060-038-00 ROBERT SWANSON FAMILY PTP 54 7,255 59,068 148,500 8,706.00 18,606.42 175,812.42 0.07795 13,704.58 3,627.50 3,627.50 0.54301 1,969.77 15,674.3518 463 -0060-039-00 AUSTIN CRAVINGS UNION LANDING LLC 17 10,912 34,037 46,750 13,094.40 10,721.66 70,566.06 0.07795 5,500.62 5,456.00 5,456.00 0.54301 2,962.66 8,463.2819 463 -0060-040-00 DYER TRIANGLE LLC 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0020 463 -0060-041-01 DYER TRIANGLE LLC 271 129,069 193,842 745,250 154,882.80 61,060.23 961,193.03 0.07795 74,925.00 64,534.50 64,534.50 0.54301 35,042.88 109,967.8821 463 -0060-042-00 DYER TRIANGLE LLC 403 23,058 443,189 1,108,250 27,669.60 139,604.54 1,275,524.14 0.07795 99,427.11 11,529.00 11,529.00 0.54301 6,260.36 105,687.4722 463 -0060-043-00 DYER TRIANGLE LLC 86 25,747 103,452 236,500 30,896.40 32,587.38 299,983.78 0.07795 23,383.74 12,873.50 12,873.50 0.54301 6,990.44 30,374.1823 463 -0060-045-02 PAPPAS UNION CITY NO 2 LP 79 3,179 47,421 217,250 3,814.80 14,937.62 236,002.42 0.07795 18,396.39 1,589.50 1,589.50 0.54301 863.11 19,259.5024 463 -0060-046-00 PAPPAS UNION CITY NO 2 LP 412 159,284 490,050 1,133,000 191,140.80 154,365.75 1,478,506.55 0.07795 115,249.59 79,642.00 79,642.00 0.54301 43,246.40 158,495.9925 463 -0060-047-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0026 463 -0060-047-02 PAPPAS UNION CITY NO 2 LP 351 46,161 166,101 965,250 55,393.20 52,321.82 1,072,965.02 0.07795 83,637.62 23,080.50 23,080.50 0.54301 12,532.94 96,170.5627 463 -0060-048-00 PAPPAS UNION CITY NO 2 L P 30 17,037 70,132 82,500 20,444.40 22,091.58 125,035.98 0.07795 9,746.55 8,518.50 8,518.50 0.54301 4,625.63 14,372.1828 463 -0060-049-00 PAPPAS UNION CITY NO 2 LP 503 39,774 132,858 1,383,250 47,728.80 41,850.27 1,472,829.07 0.07795 114,807.03 19,887.00 19,887.00 0.54301 10,798.84 125,605.8729 463 -0060-050-00 PAPPAS UNION CITY 2 L P 305 28,105 114,563 838,750 33,726.00 36,087.35 908,563.35 0.07795 70,822.51 14,052.50 14,052.50 0.54301 7,630.65 78,453.1630 463 -0060-051-00 PAPPAS UNION CITY NO 2 L P 141 38,561 159,662 387,750 46,273.20 50,293.53 484,316.73 0.07795 37,752.49 19,280.50 19,280.50 0.54301 10,469.50 48,221.9931 463 -0060-052-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0032 463 -0060-053-00 LOTUS HOTELS UNION CITY INC 199 38,998 72,360 547,250 46,797.60 22,793.40 616,841.00 0.07795 48,082.76 19,499.00 19,499.00 0.54301 10,588.15 58,670.9133 463 -0060-054-00 LOTUS HOTELS UNION LANDING INC 179 56,328 47,021 492,250 67,593.60 14,811.62 574,655.22 0.07795 44,794.37 28,164.00 28,164.00 0.54301 15,293.33 60,087.7034 463 -0104-001-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0035 463 -0104-002-00 CITY OF UNION CITY 1 798 9,967 2,750 957.60 3,139.61 6,847.21 0.07795 533.74 399.00 399.00 0.54301 216.66 750.4036 463 -0104-003-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0037 463 -0104-004-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0038 463 -0104-006-00 H & S ENERGY LLC 22 1,572 21,902 60,500 1,886.40 6,899.13 69,285.53 0.07795 5,400.81 786.00 786.00 0.54301 426.81 5,827.6239 463 -0104-007-00 SKY VENTURE SILICON VALLEY LLC 28 5,497 9,508 77,000 6,596.40 2,995.02 86,591.42 0.07795 6,749.80 2,748.50 2,748.50 0.54301 1,492.46 8,242.2640 463 -0104-008-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.00 5,182 1,100,084 4,197,440 14,250,500 1,320,100.80 1,322,194 16,892,794.40 1,316,793.34 550,042.00 550,042.00 298,678.28 1,615,471.62 Reduced Fear of Crime Benefit Points & Assessment Increased Economic Activity Benefit Points & Assessment

TOTAL PBID

ASSESSMENT
APPENDIX C – ENGINEER’S REPORT
nbsgov.com
Prepared by:

Corporate Headquarters
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Toll free: 800.676.7516
Renewal Engineer’s Report For:

Union Landing Property and Business Improvement
District
March 2025

TABLE OF CONTENTS
ENGINEER’S LETTER ........................................................................................................1 INTRODUCTION ..............................................................................................................4

2.1 Background of PBID...................................................................................................4

2.2 Reason for the Assessment.......................................................................................4

2.3 Process for Renewing the PBID.................................................................................4 PLANS AND SPECIFICATIONS ...........................................................................................6

3.1 Description of the Boundaries of the PBID ...............................................................6

3.2 Description of the Improvements, Services, and Activities......................................6 ESTIMATE OF COSTS .......................................................................................................8

4.1 Security Services Cost Estimate Budget....................................................................8

4.2 Marketing & Administration Program Cost Estimate Budget...................................8

4.3 2026/27 Budgets.......................................................................................................9 SPECIAL AND GENERAL BENEFITS .................................................................................. 11

5.1 Introduction.............................................................................................................11

5.2 Identification of Benefit ..........................................................................................11

5.3 Separation of General Benefit.................................................................................12

5.4 Quantification of General Benefit...........................................................................12

5.5 Apportioning of Special Benefit ..............................................................................14

5.6 Parcel Factors..........................................................................................................16

5.7 Total Benefit Points Calculation ..............................................................................17 METHOD OF ASSESSMENT ............................................................................................ 18

6.1 Balance to be Assessed ...........................................................................................18

6.2 Method of Assessment Spread ...............................................................................19

6.3 2026/27 Assessment Rates.....................................................................................19

6.4 Cost of Living Inflator ..............................................................................................20 ASSESSMENT DIAGRAM................................................................................................ 21 ASSESSMENT ROLL........................................................................................................ 22 Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 1
ENGINEER’S LETTER
Pursuant to the Property and Business Improvement District Law of 1994, Section 36600 of California’s Streets and Highways Code (the “1994 Act”), it is proposed that the Union Landing Property and Business Improvement District (the “PBID”) be renewed. If renewed, assessments would be collected for up to five years (July 1, 2025 – June 30, 2030). Expenditure of those collected assessments can continue for up to six months after the end of the assessment collection period (December 31, 2030), at which point the PBID would then be terminated, if not renewed.

This Engineer’s Report presents the plans and specifications describing the improvements, services, and activities, an estimate of the costs of the improvements, services, and activities for the PBID for the 2025/26 Fiscal Year, a proposed assessment diagram showing the area and properties to be assessed, and an assessment of the estimated costs of the improvements, services, and activities, assessing the net amount upon all assessable lots and/or parcels within the PBID in proportion to the special benefit received.

The following assessments are authorized in order to pay the estimated costs of the PBID improvements, services and activities to be paid by the assessable real property within the boundaries of the PBID in proportion to the special benefit received. The following tables summarize the PBID assessment:

Description Amount
2025/26 Security Services Costs:

Sworn Police Services Salaries $1,274,487.00
Vehicles and Equipment 36,244.50
Office Space Lease for Police Personnel 58,797.00
Supplies 16,548.00
Total Security Services Costs $1,386,076.50
Less: Contributions for General Benefit (5.00% of Total Operating Costs) 1($69,303.83) Plus: Rounding 20.67
Total 2025/26 Maximum Security Services Assessment: $1,316,793.34 Total Reduced Fear of Crime Benefit Points 3 16,892,794.40 2025/26 Maximum Allowable Assessment per Reduced Fear of Crime Benefit Point $0.07795 1 Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit. 2 Includes costs of the City/Management staff, assessment engineering/administration, and County Auditor/Controller fees. 3 Refer to Section 5 of this Engineer’s Report for an explanation of Reduced Fear of Crime Benefit Points.

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Renewal Engineer’s Report (March 2025) 2
Description Amount
2025/26 Marketing & Administration Services Costs:

Marketing Services $165,750.00
Administration Services 2 239,026.00
Marketing & Administration Contingency 50,000.00
Less Prior Year Rollover Funds (150,000.00)
Total Marketing & Administration Services Costs $304,776.00 Less: Contributions for General Benefit (2.00% of Total Marketing & Administration Services Costs) 1
($6,095.52)
Less: Rounding (2.20)
Total 2025/26 Maximum Marketing & Administration Services Assessment: $298,678.28 Total Increased Economic Activity Benefit Points 3 550,042.00 2025/26 Maximum Allowable Assessment per Increased Economic Activity Benefit Point $0.54301 1 Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit. 2 Includes costs of the City/Management staff, assessment engineering/administration, and County Auditor/Controller fees. 3 Refer to Section 5 of this Engineer’s Report for an explanation of Increased Economic Activity Benefit Points.

The assessment methodology adheres to local and state laws. In making the assessments contained herein pursuant to the 1994 Act, Article XIIID of the Constitution of the State of California and the Proposition 218 Omnibus Implementation Act, commencing with Section 53750 of the Government Code (collectively referred to as the “Assessment Law”):

1. I identified all parcels which will have a special benefit conferred upon them from the installation, implementation and provision of the improvements, services, and activities described in Section

3.2 to this Engineer’s Report (the “Specially Benefited Parcels”). For particulars as to the identification of said parcels, reference is made to the Assessment Diagram, a copy of which is included in Section 7 of this Engineer’s Report.

2. I have assessed the costs and expenses to install, implement and maintain the improvements, services, and activities upon the Specially Benefited Parcels. In making such assessment:
a. The proportionate special benefit derived by each Specially Benefited Parcel from the installation, implementation and provision of the improvements, services, and activities was determined in relationship to the entirety of the costs; b. No assessment has been imposed on any Specially Benefited Parcel which exceeds the reasonable cost of the proportional special benefit conferred on such parcel from the installation, implementation and provision of improvements, services, and activities; and c. Any general benefits from the installation, implementation and provision of improvements, services, and activities have been quantified and separated from the special benefits and only special benefits have been assessed.

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Renewal Engineer’s Report (March 2025) 3
I, the undersigned, respectfully submit the enclosed Engineer’s Report and, to the best of my knowledge, information and belief, the Engineer’s Report, Assessments, and the Proposed Boundary Map herein have been prepared and computed in accordance with the Assessment Law.

By:

John G. Egan
Assessment Engineer
R.C.E. 14853
Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 4

INTRODUCTION

2.1 Background of 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, for three-year terms and in 2020 for a five-year term. The 2020 renewal also added marketing services within the PBID in addition to the operation of a police substation in the shopping center. In 2025, property owners in the PBID will be asked to renew the funding for services provided through the PBID, for a five-year period. This renewal will also include extraordinary funding in the first year of the term to move the provision of services from a fiscal year basis to a calendar year basis.

As part of the assessment district formation process, this Engineer’s Report has been prepared to support the renewal proceedings for the PBID.

2.2 Reason for the Assessment
Approval of the assessment covered by this Engineer’s Report will generate the annual assessment revenue necessary to provide for the provision of the services more fully described in Section 3.2. The PBID improvements, services, and activities include all necessary operations and administration required to keep the PBID improvements in an operational and satisfactory condition, as well as provide for the ongoing services and activities. The implementation and operations of the PBID improvements, services, and activities shall also include equipment, capital improvements, and administrative costs associated with the annual administration and operation of the PBID.

2.3 Process for Renewing the PBID
The City cannot renew the PBID and levy assessments without complying with the procedures specified in California Constitution Article XIIID (part of Proposition 218). In November 1996, the voters in the State of California passed Proposition 218 which added Article XIIID to the California Constitution imposing, among other requirements, the necessity to conduct an assessment ballot procedure to enable the owners of each property on which assessments are proposed to be imposed, the opportunity to express their support for, or opposition to, the proposed assessment. The basic steps of the assessment ballot procedure are outlined below.

The City must prepare a notice of public hearing, which describes, along with other mandated information, the reason for the proposed assessments and provide a date, time and location of a public hearing to be held on the matter. The City must also prepare an assessment ballot, which clearly gives the property owner the ability to sign and execute their assessment ballot either in favor of, or in opposition to, the proposed assessment. The notice and assessment ballot are mailed to each affected property owner within the PBID a minimum of 45 days prior to the public hearing date as shown in the notice. The City may also hold community meetings with the property owners to discuss the issues facing the PBID and to answer property owner questions directly.

Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 5
After the notice and assessment ballot are mailed, property owners are given until the close of the public hearing, as stated in the notice, to return their signed and executed assessment ballot. During the public hearing, property owners are given the opportunity to address the City Council and ask questions or voice their concerns. After the public hearing, the returned assessment ballots received prior to the close of the public hearing are tabulated, weighted by the proposed assessment amount on each property and the results are announced by the City Council.

Article XIIID provides that if, as a result of the assessment ballot proceeding, a majority protest is found to exist, the City Council shall not have the authority to enact the assessments as proposed. A majority protest exists if the assessments represented by weighted ballots submitted in opposition exceed those weighted ballots submitted in favor of the assessment. All returned ballots are tabulated and weighted according to the financial obligation of each particular parcel, in relation to the total proposed assessments. If there is no majority protest as described above, the City Council may approve the PBID renewal and levy the assessments.

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Renewal Engineer’s Report (March 2025) 6

PLANS AND SPECIFICATIONS

3.1 Description of the Boundaries of the PBID
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.

Section 7 of this Engineer’s Report provides an Assessment Diagram that more fully provides a description of the PBID boundaries.

3.2 Description of the Improvements, Services, and Activities The PBID will provide for the ongoing provision of security services, marketing efforts and management activities all located within the boundaries of the PBID.

3.2.1 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.

3.2.2 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.

3.2.3 MANAGEMENT AND OPERATIONS
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.

Professional PBID management services will also be contracted to transfer the majority of the administration duties from City staff. Staff time includes oversight and coordination of City provided services, annual tax roll preparation, and addressing property owner questions and concerns. The PBID renewal and tax roll billing services are also included. These activities are directly related to the PBID and Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 7
services within the PBID, and without them the services could not be efficiently provided on an ongoing basis.

Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 8

ESTIMATE OF COSTS
The estimated costs of installation, implementation and provision of the PBID improvements, services, and activities as described in Section 3 are outlined below. Each year, as part of the PBID assessment levy calculation process, the costs and expenses are reviewed and the annual costs are projected for the following fiscal year.

4.1 Security Services Cost Estimate Budget
The estimated security services cost budget for the first operating period of the PBID renewal (July 1, 2025 through December 31, 2026) is as follows:

Description
2025/26
Budget
Security Services Costs:

Description of Revenue Source
2025/26
Revenue Amount
Assessment Revenue $1,316,772.67
Contributions for General Benefit (5.00% of Security Services Costs) 1 69,303.83 Total 2025/26 Annual Revenue $1,386,076.50
1 Comprised of additional funds generated from sources other than assessments. Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit.

4.2 Marketing & Administration Program Cost Estimate Budget The estimated marketing and administration program cost budget for the first operating period of the PBID renewal (July 1, 2025 through December 31, 2026) is as follows:

Description
2025/26
Budget
Marketing & Administration Services Costs:

Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 9
The 2025/26 estimated marketing program operating budget will be funded as follows:

Description of Revenue Source
2025/26
Revenue Amount
Assessment Revenue $298,680.48
Contributions for General Benefit (2.00% of Marketing & Administration Services Costs) 6,095.52
Total 2025/26 Annual Revenue $304,776.00

4.3 2026/27 Budgets
The 2025/26 budgets cover an 18-month period from July 1, 2025 through December 31, 2026 as the PBID transitions from funding on a fiscal year basis to a calendar year basis. Once that initial transition is complete, the PBID budget for 2026/27 will reflect the period of January 1, 2027 through December 31, 2027 as follows:

4.3.1 2026/27 SECURITY SERVICES BUDGET
Description
2026/27
Budget
Security Services Costs:

Description of Revenue Source
2026/27
Revenue Amount
Assessment Revenue $912,962.39
Contributions for General Benefit (5.00% of Security Services Costs) 1 48,050.65 Total 2026/27 Annual Revenue $961,013.04
1 Comprised of additional funds generated from sources other than assessments. Refer to Section 5 of this Engineer’s Report for an explanation of General Benefit.

4.3.2 2026/27 MARKETING & ADMINISTRATION SERVICES BUDGET Description
2026/27
Budget
Marketing & Administration Services Costs:

Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 10
The 2026/27 estimated marketing program operating budget will be funded as follows:

Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 11

SPECIAL AND GENERAL BENEFITS

5.1 Introduction
Pursuant to Article XIIID, all parcels that receive a special benefit conferred upon them as a result of the public services shall be identified, and the proportionate special benefit derived by each identified parcel shall be determined in relationship to the entire costs of the project.

Article XIIID, Section 4(a) of the California Constitution limits the amount of any assessment to the proportional special benefit conferred on the property. Article XIIID also provides that publicly owned properties within an assessment district must be assessed unless there is clear and convincing evidence that those properties receive no special benefit from the assessment. Examples of parcels which might be exempted from the assessment would be the areas of public streets, public avenues, public lanes, public roads, public drives, public courts, public alleys, public easements and rights-of-ways, public greenbelts and public parkways. There are nine parcels in the PBID that are public streets or easements for signage which are exempt from the assessment.

Furthermore, Article XIIID requires that the City separate the general benefit from special benefit, so that only the special benefit may be assessed.

5.2 Identification of Benefit
The provisions of services and necessary related administrative expenses the City will incur in providing and managing the PBID services will provide benefits to both those properties within the boundary of the PBID and to the surrounding area. The benefits conferred to property within the boundary of the PBID from the services are described below. This report does not consider any general enhancement of property value.

5.2.1 REDUCED FEAR OF CRIME
Fear of crime impacts American society to a large degree. People choose where to shop, socialize and live grounded in their perceptions of safety.1 Police substations are shown to be very effective at reducing the fear of crime in their immediate vicinity. Multiple studies have shown that implementation of police substations increase citizen satisfaction and reduce the fear of crime in the area of the substation.2 Policing strategies characterized by more direct involvement of police and citizens, such as police substations, have the effect of reducing fear of crime in a neighborhood. 3 Security:

The regular presence of officers in the PBID allows for increased quantity and quality of face-to-face nonenforcement interactions between police officers and community members. Fear of crime can lead to fewer customers in a commercial center. Reduced fear of crime creates an environment which attracts customers 1 Cordner, Gary. (2010) Reducing Fear of Crime Strategies for Police. Office of Community Oriented Policing Services. Washington, DC: U.S. Department of Justice.
2 Johnson, Richard R., Ph.D. (2016) Reducing Fear of Crime and Increasing Citizen Support for Police. Raleigh, North Carolina:

Dolan Consulting Group.
3 National Research Council. (2004). Fairness and Effectiveness in Policing: The Evidence. Committee to Review Research on Police Policy and Practices. Wesley Skogan and Kathleen Frydl, editors. Committee on Law and Justice, Division of Behavioral and Social Sciences and Education. Washington, DC: The National Academies Press.

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Renewal Engineer’s Report (March 2025) 12
to the Union Landing shopping center. A robust commercial environment also attracts and encourages investment in business development.

5.2.2 INCREASED ECONOMIC ACTIVITY
Marketing services serve to bring customers to a shopping center such as Union Landing, but also provide a tool to retain and attract business owners and tenants.4Increasing the quantity and quality of foot traffic will increase business sales. This, in turn, creates a robust retail environment which encourages business development and investment.

Marketing & Administration:

Marketing activities aim to increase economic activity and future property development potential within the PBID. Through strategic marketing campaigns consisting of digital marketing and promotional efforts, the retail environment will be enhanced. A strong marketing presence will also attract, retain and encourage the expansion of business throughout the PBID. Administration activities are essential to having an active PBID and community within the shopping center.

5.3 Separation of General Benefit
Section 4 of Article XIIID of the California Constitution provides that once a local agency which proposes to impose assessments on property has identified those parcels that will have special benefits conferred upon them and upon which an assessment will be imposed, the local agency must next “separate the general benefits from the special benefits conferred,” and only the special benefits can be included in the amount of the assessments imposed. A general benefit is an overall and similar benefit to the public at large resulting from the services to be provided by the assessments levied.

The security services will provide reduced fear of crime benefits to property within the PBID, but it is recognized that the security services will also provide a level of benefit to some property within proximity to the PBID. The officers assigned to the police substation in the PBID respond primarily to calls for service within the Union Landing shopping center. As City police officers, they do, however, occasionally respond to emergency calls in the vicinity but outside the boundary of the PBID. This is considered to be a general benefit that cannot be funded by PBID assessments.

Marketing efforts conducted in the PBID are specific to the Union Landing shopping center and the benefit from such marketing will chiefly benefit businesses within the PBID. It is conceivable, however, that other City businesses may benefit from marketing activity conducted for Union Landing.

Therefore, the general benefit created as a result of PBID services has been considered. These activities create general benefit that is required to be separated and quantified as shown below.

5.4 Quantification of General Benefit
The amount of general benefit that is provided from the PBID services cannot be funded via property owner assessments within the PBID. In order for property within the PBID to be assessed only for that portion of 4 Wagner, Nancy. (2017) The Purpose in Preparing a Shopping Mall’s Sales Marketing Plan.

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Renewal Engineer’s Report (March 2025) 13
special benefit received from the PBID services, general benefits provided by the services needs to be quantified.

The PBID consists of a variety of non-residential property land uses, including one movie theater, three hotels, two dental offices, numerous retail stores, an indoor skydiving facility and the Union Landing Transit Center. Properties within the PBID are classified to a land use category according to the assigned land use code as shown on the County Assessor’s latest secured property tax roll.

5.4.1 GENERAL BENEFIT: REDUCED FEAR OF CRIME FROM SECURITY SERVICES As a result of security services within the PBID, there will be a level of general benefit to surrounding property. Without the police substation located within the PBID, there would be fewer officers on duty in the area of the PBID. This general benefit, as a result of the operation of the police substation, needs to be quantified.

Police officers assigned to the Union Landing police substation were dispatched on 5,182 calls during calendar year 2024. In addition to those 5,182 dispatched calls, approximately 259 were to locations outside of the PBID.

Union Landing Police Substation Dispatched Calls
Dispatched Calls Within PBID 5,182
Dispatched Calls Outside PBID 259
Total Dispatched Calls 5,441
The number of dispatched calls to property outside of the PBID (259) is 5.00% of the total dispatched calls (5,441), and is therefore considered to be general benefit.

General Benefit: Dispatched Calls 5.00%
In addition to responding to calls within Union Landing, the Union City Police Department routinely deploys officers on overtime and conducts special enforcement at the complex as part of a proactive and specialized response to crime trends at the Union Landing complex. Special enforcement officers have been deployed in unmarked and even rented vehicles as part of sting operations in an attempt to curb criminal activity at the Union Landing complex. Additionally, rather than direct victims of certain crimes, such as vehicle burglary, vandalism, theft and lost property, to file a report via the City’s online reporting system, officers make face-to-face contact with victims of these crimes within Union Landing. The additional services to Union Landing, conservatively, do not reduce the overall general benefit resulting from the security services. Therefore, the general benefit related to the reduced fear of crime is 5.00% and the special benefit related to the reduced fear of crime is 95.00%.

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5.4.2 GENERAL BENEFIT: INCREASED ECONOMIC ACTIVITY FROM MARKETING &

ADMINISTRATION SERVICES
As a result of marketing and administration services within the PBID, there may be a level of general benefit to other commercial property. Administration services support the PBID, which supports Union Landing. Although the marketing campaign is designed to specifically highlight the PBID and its businesses, one can imagine a degree of benefit accruing to other businesses in Union City. While customers may travel to shop in Union Landing, they may also patronize other local business. Since Union Landing is a distinct shopping center with very little commercial property in the immediate surrounding area, the benefit to other local business is expected to be very small. In lieu of a detailed study showing what effects the marketing efforts of the Association have on Union City businesses not within the PBID, we liberally estimate the general benefit resulting from the marketing services to be 2.00%.

Increased Economic Activity General Benefit 2.00%
Therefore, the general benefit related to the increased economic activity is 2.00% and the special benefit related to the increased economic activity is 98.00%.

5.5 Apportioning of Special Benefit
As outlined in Section 5.2, each of the parcels within the PBID receives a special benefit from the services.

Each parcel that has a special benefit conferred upon it, as a result of the provisions of services, is identified and the proportionate special benefit derived by each identified parcel is determined in relationship to the entire costs of the services.

The total costs of the services, 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. Section 6.3 of this report provides a detailed breakdown of the assigned benefit points described herein. To assess special benefit appropriately, it is necessary to relate parcels of different land use, lot size and building size to one another.

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.

5.5.1 REDUCED FEAR OF CRIME BENEFIT POINTS
The reduced fear of crime benefit relates to the public perception of the Union Landing shopping center as a result of staffing the Union Landing police substation, one of the PBID services. The police services will provide for consistent police presence and response within the PBID which has been shown to reduce the fear of crime thereby creating a more positive commercial environment for property in the PBID.

In order to recognize the varying levels of reduced fear of crime benefit, properties are assigned benefit points related to the number of dispatched police calls, building square footage and parcel size. Property in Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 15
the PBID is primarily commercial business5. Given the fairly homogenous land use, commercial property within the PBID are assigned Reduced Fear of Crime Benefit Points based on the dispatched calls for service, building square footage and lot square footage. 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.

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. Given the total dispatched police calls to parcels within the PBID of 5,182, building square footage of approximately 1.1 million and lot square footage of approximately 4.2 million, the benefit points per each criteria has been calculated to adjust for the varying totals and weight the benefit as described above. The Reduced Fear of Crime Benefit Points are as shown in the following table:

Reduced Fear of Crime Benefit Points Per
2,750.00 Dispatched Call for Service

1.20 Building Square Foot

0.315 Lot Square Foot
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 reduced fear of crime.

5.5.2 INCREASED ECONOMIC ACTIVITY BENEFIT POINTS
The PBID services will promote Union Landing businesses through targeting marketing efforts. These services will encourage visitors to shop, dine and conduct business throughout the PBID. This, in turn, will make business property more prosperous, and will attract additional investment to spur economic activity.

In order to recognize the varying levels of economic activity benefit, properties are assigned benefit points related to building square footage. Property in the PBID is primarily commercial business6. Given the fairly homogenous land use, commercial property within the PBID are assigned Increased Economic Activity Benefit Points as shown in the following table:

Increased Economic Activity
Benefit Points Per

0.50 Building Square Foot
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.
5 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.
6 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.

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5.5.3 DATA CONSIDERATIONS AND PARCEL CHANGES
The use of the latest Assessor’s Secured Roll information has been the basis in determining each parcel’s land use category, building square footage and lot square footage, unless better data was or is available to the City. The City’s crime analyst data has been used to determine the dispatched police call volume. The building size, lot square footage and dispatched police call volume used to establish the assessment will remain unchanged for the term of the assessment. In addition, if any parcel within the PBID is identified by the County Auditor/Controller to be an invalid parcel number, the land use category, building square footage, lot square footage and dispatched police call volume of the subsequent valid parcels shall serve as the basis in assigning special benefit points.

5.5.4 SPECIAL CONSIDERATIONS: PUBLICLY OWNED PARCELS
Any publicly owned parcels that benefit from the improvements cannot be exempt from the assessment.

The special benefits accruing to these types of parcels must be determined using the same kind of formulas and benefit point assignment as applied to privately owned parcels. This requirement is clearly conveyed in Article XIII D, Section 4(a) of the California Constitution which states in part, “... Parcels within a district that are owned or used by any agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit.” Publicly owned parcels have been categorized and assigned benefit units using the same methodology as privately owned parcels, based on their land use as shown on the County Assessor’s latest secured property tax roll.

5.5.5 ASSESSMENT INCREASES
The maximum annual assessment rates are subject to an annual increase beginning July 1, 2026. The maximum annual assessment rate increase is 4%. Note, this is the maximum annual assessment and the actual amount assessed to properties may be less than this maximum, depending on the annual budget of the PBID.

5.6 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.

5.6.1 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 2025. This parcel is Union Landing Business Improvement District
Renewal Engineer’s Report (March 2025) 17
currently the site of I Fly, an indoor skydiving venue, which is considered a commercial parcel for purposes of PBID classification.

5.6.2 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.

5.6.3 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.

5.7 Total Benefit Points Calculation
The total Reduced Fear of Crime Benefit Points for the PBID at this time is 16,892,794.40.

The total Increased Economic Activity Benefit Points for the PBID at this time is 550,042.00.

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METHOD OF ASSESSMENT

6.1 Balance to be Assessed

6.1.1 SECURITY SERVICES
The general benefit, which is the percentage of the total budget, excluding incidental costs, that must be funded through sources other than assessments, is 5.00% of the total services cost. The special benefit, which is the percentage of the budget that may be funded by assessments, is 95.00%.

Description
2025/26 Budget
Amount
Security Services Costs $1386,076.50
Less: General Benefit Contribution (69,303.83)
Total Security Services Costs to be Assessed $1,316,772.67

6.1.2 ASSESSMENT AMOUNT PER REDUCED FEAR OF CRIME BENEFIT POINT The assessment per Reduced Fear of Crime Benefit Point is calculated by dividing the total security services costs to be assessed by the total Reduced Fear of Crime Benefit Points assigned to the parcels within the PBID. The following formula provides the assessment per Reduced Fear of Crime Benefit Point calculation:

Total Security Services Costs to be Assessed / Total Reduced Fear of Crime Benefit Points = Assessment Rate per Reduced Fear of Crime Benefit Point $1,316,772.67 / 16,892,794.40 = $0.07795
The security services special benefit analysis and assignment of Reduced Fear of Crime Benefit Points has been calculated in relation to the costs to be assessed. No assessment will be imposed on any parcel that exceeds the reasonable cost of the proportional special benefit conferred on the parcel.

6.1.3 MARKETING & ADMINISTRATION SERVICES
The general benefit, which is the percentage of the total budget, excluding incidental costs, which must be funded through sources other than assessments, is 2.00% of the total services cost. The special benefit, which is the percentage of the budget that may be funded by assessments, is 98.00%.

Description
2025/26 Budget
Amount
Marketing Services Costs $304,776.00
Less: General Benefit Contribution (6,095.52)
Total Marketing Services Costs to be Assessed $298,680.48

6.1.4 ASSESSMENT AMOUNT PER INCREASED ECONOMIC ACTIVITY BENEFIT POINT The assessment per Increased Economic Activity Benefit Point is calculated by dividing the total marketing services costs to be assessed by the total Economic Activity Benefit Points assigned to the parcels within the PBID. The following formula provides the assessment per Economic Activity Benefit Point calculation:

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Total Marketing & Administration Services Costs to be Assessed / Total Increased Economic Activity Benefit Points = Assessment Rate per Increased Economic Activity Benefit Point $298,680.48 / 550,042.00 = $0.54301
The marketing services special benefit analysis and assignment of Economic Activity Benefit Points has been calculated in relation to the costs to be assessed. No assessment will be imposed on any parcel that exceeds the reasonable cost of the proportional special benefit conferred on the parcel.

6.2 Method of Assessment Spread
The method of assessment is based upon a formula that assigns the special benefit to each parcel. The formulas below provide a summary of the assessment calculations for each parcel within the PBID.

Parcel’s Total
Reduced Fear of
Crime Assessment
=
Assessment Rate
per Reduced Fear
of Crime Benefit
Point
x
Parcel’s Total
Reduced Fear of
Crime Benefit
Points
Parcel’s Total
Increased
Economic Activity
Assessment
=
Assessment Rate
per Increased
Economic Activity
Benefit Point
x
Parcel’s Total
Increased
Economic Activity
Benefit Points

6.3 2026/27 Assessment Rates

6.3.1 2026/27 ASSESSMENT AMOUNT PER REDUCED FEAR OF CRIME BENEFIT POINT The assessment per Reduced Fear of Crime Benefit Point is calculated by dividing the total security services costs to be assessed by the total Reduced Fear of Crime Benefit Points assigned to the parcels within the PBID. The following formula provides the assessment per Reduced Fear of Crime Benefit Point calculation:

Total Security Services Costs to be Assessed / Total Reduced Fear of Crime Benefit Points = Assessment Rate per Reduced Fear of Crime Benefit Point $912,962.39 / 16,892,794.40 = $0.054045
The security services special benefit analysis and assignment of Reduced Fear of Crime Benefit Points has been calculated in relation to the costs to be assessed. No assessment will be imposed on any parcel that exceeds the reasonable cost of the proportional special benefit conferred on the parcel.

6.3.2 ASSESSMENT AMOUNT PER INCREASED ECONOMIC ACTIVITY BENEFIT POINT The assessment per Increased Economic Activity Benefit Point is calculated by dividing the total marketing services costs to be assessed by the total Economic Activity Benefit Points assigned to the parcels within the PBID. The following formula provides the assessment per Economic Activity Benefit Point calculation:

Total Marketing & Administration Services Costs to be Assessed / Total Increased Economic Activity Benefit Points = Assessment Rate per Increased Economic Activity Benefit Point $301,712.60 / 550,042.00 = $0.548527
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The marketing services special benefit analysis and assignment of Economic Activity Benefit Points has been calculated in relation to the costs to be assessed. No assessment will be imposed on any parcel that exceeds the reasonable cost of the proportional special benefit conferred on the parcel.

6.4 Cost of Living Inflator
The maximum annual assessment rates are subject to an annual increase beginning July 1, 2027. The maximum annual assessment rate increase is 4%. Note, this is the maximum annual assessment and the actual amount assessed to properties may be less than this maximum, depending on the annual budget of the PBID.

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ASSESSMENT DIAGRAM
The following page contain the Assessment Diagram for the PBID.

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ASSESSMENT ROLL
The following pages contain the proposed 2025/26 assessment roll for the PBID.

Assmnt ID APN Owner Name
Dispatched
Police Calls
Building Square
Footage
Lot Square
Footage
Dispatched
Police Calls BP
Building Size
BP Parcel Size BP
Total Reduced
Fear of Crime BP
Rate Per Reduced
Fear BP
Reduced Fear of
Crime Assmnt
Building Size
BP
Total Economic
Activity BP
Rate per Economic
Activity BP
Economic Activity
Assmnt
1 463 -0060-012-10 BARBIERI VITTORE A & ANNA M TRS 36 12,280 73,774 99,000 14,736.00 23,238.81 136,974.81 0.07795 10,677.19 6,140.00 6,140.00 0.54301 3,334.08 14,011.272 463 -0060-012-14 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.003 463 -0060-013-07 K&P LAU FAMILY LP 17 5,760 60,034 46,750 6,912.00 18,910.71 72,572.71 0.07795 5,657.04 2,880.00 2,880.00 0.54301 1,563.87 7,220.914 463 -0060-015-11 DYER TRIANGLE LLC 66 20,603 106,316 181,500 24,723.60 33,489.54 239,713.14 0.07795 18,685.64 10,301.50 10,301.50 0.54301 5,593.82 24,279.465 463 -0060-015-13 DYER TRIANGLE LLC 323 65,668 231,864 888,250 78,801.60 73,037.16 1,040,088.76 0.07795 81,074.92 32,834.00 32,834.00 0.54301 17,829.19 98,904.116 463 -0060-021-03 DYER TRIANGLE LLC 218 31,714 235,289 599,500 38,056.80 74,116.04 711,672.84 0.07795 55,474.90 15,857.00 15,857.00 0.54301 8,610.51 64,085.417 463 -0060-022-05 KPDT ENTERPRISES LLC 189 68,433 224,694 519,750 82,119.60 70,778.61 672,648.21 0.07795 52,432.93 34,216.50 34,216.50 0.54301 18,579.90 71,012.838 463 -0060-029-00 VIRAY CHRISTOPHER 9 3,137 7,528 24,750 3,764.40 2,371.32 30,885.72 0.07795 2,407.54 1,568.50 1,568.50 0.54301 851.71 3,259.259 463 -0060-030-00 VIDEO ONLY INC 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.00 10 463 -0060-031-00 WAL-MART REAL ESTATE BUSINESS TRUST 810 146,645 696,352 2,227,500 175,974.00 219,350.88 2,622,824.88 0.07795 204,449.20 73,322.50 73,322.50 0.54301 39,814.85 244,264.0511 463 -0060-032-00 DYER UNION LANDINGS LLC 26 13,674 67,008 71,500 16,408.80 21,107.52 109,016.32 0.07795 8,497.82 6,837.00 6,837.00 0.54301 3,712.56 12,210.3812 463 -0060-034-00 VIDEO ONLY INC 85 23,500 88,209 233,750 28,200.00 27,785.84 289,735.84 0.07795 22,584.91 11,750.00 11,750.00 0.54301 6,380.37 28,965.2813 463 -0060-035-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0014 463 -0060-035-02 VIDEO ONLY INC 35 15,125 75,588 96,250 18,150.00 23,810.22 138,210.22 0.07795 10,773.49 7,562.50 7,562.50 0.54301 4,106.51 14,880.0015 463 -0060-036-00 BRE ESA P PORTFOLIO LLC 227 55,684 106,637 624,250 66,820.80 33,590.66 724,661.46 0.07795 56,487.36 27,842.00 27,842.00 0.54301 15,118.48 71,605.8416 463 -0060-037-00 SOUTHVIEW PEAK LLC 60 6,526 49,014 165,000 7,831.20 15,439.41 188,270.61 0.07795 14,675.69 3,263.00 3,263.00 0.54301 1,771.84 16,447.5317 463 -0060-038-00 ROBERT SWANSON FAMILY PTP 54 7,255 59,068 148,500 8,706.00 18,606.42 175,812.42 0.07795 13,704.58 3,627.50 3,627.50 0.54301 1,969.77 15,674.3518 463 -0060-039-00 AUSTIN CRAVINGS UNION LANDING LLC 17 10,912 34,037 46,750 13,094.40 10,721.66 70,566.06 0.07795 5,500.62 5,456.00 5,456.00 0.54301 2,962.66 8,463.2819 463 -0060-040-00 DYER TRIANGLE LLC 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0020 463 -0060-041-01 DYER TRIANGLE LLC 271 129,069 193,842 745,250 154,882.80 61,060.23 961,193.03 0.07795 74,925.00 64,534.50 64,534.50 0.54301 35,042.88 109,967.8821 463 -0060-042-00 DYER TRIANGLE LLC 403 23,058 443,189 1,108,250 27,669.60 139,604.54 1,275,524.14 0.07795 99,427.11 11,529.00 11,529.00 0.54301 6,260.36 105,687.4722 463 -0060-043-00 DYER TRIANGLE LLC 86 25,747 103,452 236,500 30,896.40 32,587.38 299,983.78 0.07795 23,383.74 12,873.50 12,873.50 0.54301 6,990.44 30,374.1823 463 -0060-045-02 PAPPAS UNION CITY NO 2 LP 79 3,179 47,421 217,250 3,814.80 14,937.62 236,002.42 0.07795 18,396.39 1,589.50 1,589.50 0.54301 863.11 19,259.5024 463 -0060-046-00 PAPPAS UNION CITY NO 2 LP 412 159,284 490,050 1,133,000 191,140.80 154,365.75 1,478,506.55 0.07795 115,249.59 79,642.00 79,642.00 0.54301 43,246.40 158,495.9925 463 -0060-047-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0026 463 -0060-047-02 PAPPAS UNION CITY NO 2 LP 351 46,161 166,101 965,250 55,393.20 52,321.82 1,072,965.02 0.07795 83,637.62 23,080.50 23,080.50 0.54301 12,532.94 96,170.5627 463 -0060-048-00 PAPPAS UNION CITY NO 2 L P 30 17,037 70,132 82,500 20,444.40 22,091.58 125,035.98 0.07795 9,746.55 8,518.50 8,518.50 0.54301 4,625.63 14,372.1828 463 -0060-049-00 PAPPAS UNION CITY NO 2 LP 503 39,774 132,858 1,383,250 47,728.80 41,850.27 1,472,829.07 0.07795 114,807.03 19,887.00 19,887.00 0.54301 10,798.84 125,605.8729 463 -0060-050-00 PAPPAS UNION CITY 2 L P 305 28,105 114,563 838,750 33,726.00 36,087.35 908,563.35 0.07795 70,822.51 14,052.50 14,052.50 0.54301 7,630.65 78,453.1630 463 -0060-051-00 PAPPAS UNION CITY NO 2 L P 141 38,561 159,662 387,750 46,273.20 50,293.53 484,316.73 0.07795 37,752.49 19,280.50 19,280.50 0.54301 10,469.50 48,221.9931 463 -0060-052-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0032 463 -0060-053-00 LOTUS HOTELS UNION CITY INC 199 38,998 72,360 547,250 46,797.60 22,793.40 616,841.00 0.07795 48,082.76 19,499.00 19,499.00 0.54301 10,588.15 58,670.9133 463 -0060-054-00 LOTUS HOTELS UNION LANDING INC 179 56,328 47,021 492,250 67,593.60 14,811.62 574,655.22 0.07795 44,794.37 28,164.00 28,164.00 0.54301 15,293.33 60,087.7034 463 -0104-001-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0035 463 -0104-002-00 CITY OF UNION CITY 1 798 9,967 2,750 957.60 3,139.61 6,847.21 0.07795 533.74 399.00 399.00 0.54301 216.66 750.4036 463 -0104-003-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0037 463 -0104-004-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.0038 463 -0104-006-00 H & S ENERGY LLC 22 1,572 21,902 60,500 1,886.40 6,899.13 69,285.53 0.07795 5,400.81 786.00 786.00 0.54301 426.81 5,827.6239 463 -0104-007-00 SKY VENTURE SILICON VALLEY LLC 28 5,497 9,508 77,000 6,596.40 2,995.02 86,591.42 0.07795 6,749.80 2,748.50 2,748.50 0.54301 1,492.46 8,242.2640 463 -0104-008-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.07795 0.00 0.00 0.00 0.54301 0.00 0.00 5,182 1,100,084 4,197,440 14,250,500 1,320,100.80 1,322,194 16,892,794.40 1,316,793.34 550,042.00 550,042.00 298,678.28 1,615,471.62 Reduced Fear of Crime Benefit Points & Assessment Increased Economic Activity Benefit Points & Assessment

TOTAL PBID

ASSESSMENT

Union City City CouncilJanuary 13, 2026

Union City City Council
January 13, 2026