City Council Staff Report Page 1 of 4 January 13, 2026
Staff Report
Agenda Item No. 5.1
DATE: January 13, 2026
TO: Honorable Mayor and Members of the City Council
FROM: Joan Malloy, City Manager
SUBJECT: Hold a Public Hearing and Waive Full Reading and Introduce by Title Only an Ordinance For Zoning Text Amendment (AT-25-003) to Title 18, Zoning, of the Union City Municipal Code to Amend Chapters
18.08 Definitions; 18.27, Village Mixed Use (VMU) District; 18.36, Commercial Districts; 18.50, Civic Facilities (CF) District; and 18.92, Open Space (OS) Zoning District, and Find That the Proposed Amendments are Exempt From the California Environmental Quality Act (CEQA), Pursuant to CEQA Guidelines 15061(B)(3)
EXECUTIVE SUMMARY
Staff recommends that the City Council hold a public hearing and waive full reading and introduce by title only an Ordinance (Attachment 1) approving Zoning Text Amendment AT-25-003. The proposed amendments, included in Attachment 1, Exhibit A (Clean) and Exhibit B (Redlines), aim to support local, small businesses and facilitate ongoing public projects.
At the December 11, 2025, special meeting, the Planning Commission recommended approval of the proposed amendments to the City Council on a vote of 3-0. Attached to this report are the following: Planning Commission Staff Report (Attachment 2), Draft Planning Commission Meeting Minutes (Attachment 3), Planning Commission Resolution (Attachment 4), and Planning Commission Meeting Desk Item (Attachment 5).
STRATEGIC PLAN ALIGNMENT
This agenda item is aligned with the following:
Goal C. Institute forward-thinking business, land use development, housing, social services, and public safety strategies that promote community growth and innovation.
BACKGROUND
In support of Union City small businesses and the City’s economic development goals, staff is recommending amendments to Chapters 18.08 Definitions, 18.27 Village Mixed Use (VMU) District, and 18.36 Commercial Districts to streamline requirements for live music and allow for event venues within the VMU district while maintaining the regulations Agenda Item No. 5.1
City Council Staff Report Page 2 of 4 January 13, 2026
necessary to protect community health, safety, and wellbeing.
In response to concerns over limitations on live music from a Union Landing business, the proposed amendments extend “live music” hours for particular restaurant uses.
Additionally, staff received inquiries from an existing Union City business owner about establishing an event venue in the Historic Alvarado District. This effort supports the City's Economic Development strategy to drive investment in that area and reduce vacancies.
The proposed amendments also include updates to Chapter 18.50 Civic Facilities (CF) District and 18.92 Open Space (OS) Zoning District to support the build-out of important public projects. The proposed amendments allow “temporary contractor yards for public projects on publicly owned properties” as a permitted use within the CF and OS Zoning Districts. This reflects the City’s past practice of allowing temporary contractor yards on City-owned property to support its projects and public utility projects sponsored by other agencies. The City addresses potential off-site impacts from these uses by entering into agreements with contractors performing the work that stipulate conditions for the use of the site. Temporary contractor yards, including temporary construction offices, are allowed on construction sites during construction; however, many public projects occur within public rights-of-way or on sites with limited or no vehicle access.
Additionally, the amendments clean-up regulations within the OS Zoning District to account for existing conditions. The clean-up would clarify lot size minimums and setbacks within the OS Zoning District.
Union City Municipal Code (UCMC) Section 18.92.200 states that public lands are not subject to the minimum lot size if they include uses such as parks, trails, day camps, historical sites, or other similar public facilities. However, lots designated as public lands are still subject to the required 100-foot setbacks. The majority of the City’s public parks are zoned OS. Almost all have lot areas under 10 acres, and the existing development does not meet the 100-foot setback requirements. While these lots can continue to exist as they are legal non-conforming, this would technically limit the City’s ability to make further improvements to these lots. To address these issues, the proposed amendments would eliminate setbacks for publicly owned lands.
Several lots were zoned OS because they were designated as "hazardous lands". UCMC Section 18.92.020 defines hazardous lands as “lands hazardous to the public health, safety, and welfare (evidence of faults, folding, ground movement, slopes, unstable soil bearing valves, natural fire areas, areas susceptible to floods and other similar conditions).” Many of these lots do not meet the minimum lot area required by UCMC Section 18.92.070. The proposed amendment would eliminate lot area minimums for lots designated as hazardous lands.
Lastly, due to the number of existing lots within the OS Zoning District measuring under 10 acres, the proposed amendments would reduce the setbacks for these lots. The current 100-foot setbacks may affect the developability of sites under 10 acres.
DISCUSSION
A high-level summary of the amendments is included below. For a more detailed review, see Attachment 1A - Exhibit A (Clean) and Attachment 1B- Exhibit B (Redlines).
Agenda Item No. 5.1
City Council Staff Report Page 3 of 4 January 13, 2026
A. Chapter 18.08, Definitions
The amendments to Chapter 18.08 adjust the numbering and add a definition for “event venue.” This definition is needed to clarify which operations fall under this use.
B. Chapter 18.27, Village Mixed Use (VMU) District
The amendments to Chapter 18.27 allow “event venue” as a conditional use within the VMU District and establish additional standards for event venues. These additional standards require a security plan and facilitate outdoor operations.
C. Chapter 18.36, Commercial Districts
The amendments to Chapter 18.36 modify standards for live music. These modifications include:
• Modifying where non-amplified and amplified live music is permitted, • Removing burdensome regulations that are difficult to track and enforce; and • Clarifying requirements.
D. Chapter 18.50, Civic Facilities (CF) District
The amendments to Chapter 18.50 allow “temporary contractor yards for public projects on publicly owned properties” as a permitted use within the CF Zoning District.
E. Chapter 18.92, Open Space (OS) Zoning District
The amendments to Chapter 18.92 allow for “temporary contractor yards for public projects on publicly owned properties” as a permitted use within the OS Zoning District.
Additionally, the amendment would modify site area and yard standards by eliminating minimum site areas for public and hazardous lands, eliminating setbacks for public lands, and reducing setbacks for sites under 10 acres to mirror those in the Agricultural Zoning District.
Planning Commission
The Planning Commission reviewed the proposed amendments at a public hearing on December 11, 2025. The Planning Commission discussed various aspects of the proposed amendments, including pending applications that would benefit from the amendments, impacts on residential uses, overnight policing issues, and the applicability of standards. Commission members regarding the extended hours for live amplified music and how that may contribute to late-night policing issues. Staff clarified that they consulted with the Police Department regarding the proposed amendments and that there were no objections. For more details, please refer to the Draft Planning Commission meeting minutes (Attachment 3).
The Planning Commission also considered a Desk Item (Attachment 5) involving questions and comments from Commissioner Lew. The Desk Item included minor edits that are incorporated into the attached amendments for consideration by the City Council.
The Planning Commission voted 3-0 to recommend approval of the proposed Agenda Item No. 5.1
City Council Staff Report Page 4 of 4 January 13, 2026
amendments, as modified by the Planning Commission Desk Item, to the City Council.
The attached amendments also reflect a minor update to the terminology proposed by staff, to provide additional clarity, which was added after the Planning Commission took its action. Specifically, staff updated the term “event space” to “event venue.” Public Notice
Consistent with state law notice requirements, public hearing notices were published in The Fremont Argus Newspaper for the Planning Commission and City Council public hearings. As of the publication date of this staff report, no public comment has been submitted regarding the proposed amendments.
FISCAL IMPACT
The adoption of the proposed zoning text amendments would have no fiscal impact on the General Fund.
RECOMMENDATION
Consistent with the Planning Commission recommendation, staff recommends that the City Council hold a public hearing and waive full reading and introduce by title only an Ordinance (Attachment 1) approving Zoning Text Amendment AT-25-003 and find that the proposed amendments are exempt from CEQA, pursuant to CEQA Guidelines § 15061(b)(3).
Prepared by: Brandon H DeLucas, Contract Senior Planner Submitted by: Carmela Campbell, Economic and Community Development Director Attachments
1. Proposed Ordinance, Including
A. Exhibit A – Zoning Text as Amended (Clean)
B. Exhibit B – Zoning Text as Amended (Redlined)
2. Planning Commission Staff Report
3. Planning Commission Draft Minutes
4. Planning Commission Resolution
5. Planning Commission Desk Item