Agenda packet, regular meeting — Union City City Council, July 14, 2026 (part 2 of 2)

• An estimate of the cost of providing the improvements and the activities for that fiscal year;
• The method and basis of levying the assessment in sufficient detail to allow each real property owner to estimate the amount of the assessment to be levied against his or her property for the fiscal year;
• The amount of any surplus or deficit revenues to be carried over from the previous fiscal year;
• The amount of any contributions to be made from sources other than assessments levied pursuant to the 1994 Act.

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

Section 3: That the City Clerk shall certify to the passage and adoption of this Resolution and the minutes of this meeting shall so reflect the presentation of the Report; and BE IT FURTHER RESOLVED that the City Council hereby approves the Union Landing Property Owners Association Annual Report for the period of July 1, 2025, through December 31, 2026.
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Resolution No. 2026-XXX
Resolution Approving ULPOA Annual Report

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PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on July 14, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

GARY SINGH
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
ATTACHMENTS:

1. Exhibit A – Union Landing Property Owners Association Annual Report (July 1, 2025, - December 31, 2026)
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Transition Period Annual Report & Annual Plan
Prepared for internal review and coordination between:
• Union Landing Property Owners Association (ULPOA)
• Community Strong Strategies (CSS)
• City of Union City Staff
July 1, 2025 – December 31, 2026

UNION LANDING

PROPERTY OWNERS

ASSOCIATION
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Table of Contents
I. Background
a. Union Landing Property Business Improvement District (PBID) Legal Framework b. Current Board of Directors
c. Existing Boundaries and Parcel Composition of the PBID d. Historical Services and District Operations Summary
II. Transition Period Overview
a. Operational Transition and Calendar-Year Alignment (July 1, 2025 – December 31, 2025) b. Collaborative Administration Between ULPOA, CSS, and the City of Union City c. Financial Transparency and Bookkeeping Services Transition III. Security Services
a. Union City Police Department (UCPD) Partnership Overview and Public Safety Statistics b. Community Policing Initiatives (National Night Out and Shop with a Cop) c. Public Safety Coordination, Technology, and Crime Prevention Initiatives IV. Marketing & Activation Services
a. Marketing and Promotional Strategy Overview and Sparq Marketing Partnership c. Community/Seasonal Events and Future Infrastructure Initiatives V. Organization Administration & Governance
a. Board Governance, Compliance, and Administrative Coordination b. Contract Management, Vendor Coordination, and Financial Systems VI. Budget Summary
a. Transition Period Financial Performance & Rollover Balances b. Calendar Year 2026 and 2027 Adopted Budgets
VII. Proposed Priorities for Calendar Year 2026 and 2027 a. Operational Stabilization, Security Continuity, and Marketing Activation b. Financial Systems Implementation, Reserve Planning, and PBID Sustainability VIII. Appendices/Exhibits
a. Management District Plan, Budget Tables, and Assessment Schedules b. Maps, Boundary Exhibits, Event Photos
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The Union Landing Property Business Improvement District (“PBID”) is a geographically defined assessment district established pursuant to the Property and Business Improvement District Law of 1994, California Streets and Highways Code Sections 36600 et seq. (“1994 Act”). Assessment revenues collected from benefiting properties within the district fund services, improvements, and activities intended to enhance public safety, economic vitality, beautification, and overall operations within the Union Landing Shopping Center. Since its formation, the PBID has played a critical role in supporting the continued success and regional competitiveness of Union Landing as a major commercial and community destination within Union City.

The PBID is administered by the Union Landing Property Owners Association (“ULPOA”), a nonprofit corporation governed by a Board of Directors representing property owners within the district. The Board is responsible for establishing priorities, overseeing the implementation of services and programs funded through PBID assessments, and coordinating with partners including the City of Union City, service providers, and community stakeholders. During the July 1, 2025 through December 31, 2025 transition period, ULPOA continued efforts to strengthen its organizational and administrative capacity as it advanced toward more independent nonprofit operations and long-term operational sustainability.

The PBID currently consists of thirty-nine (39) parcels, including properties owned by both private stakeholders and public entities within the Union Landing area. No changes to the PBID boundaries are proposed as part of this Transition Period Annual Report and Annual Plan. As of the date of this report, the Board of Directors includes major property owners and stakeholders within the district who collectively guide the organization’s operational, financial, and strategic priorities.

I. Background
Historically, PBID assessment revenues have funded a combination of public safety, marketing, beautification, and operational support services. These efforts have included dedicated Union City Police Department support services, community-oriented public safety programming, branding and marketing initiatives, special events, digital outreach campaigns, beautification improvements, and administrative coordination necessary to support district operations. Over time, these investments have contributed to maintaining Union Landing as a safe, active, and economically competitive destination serving residents, businesses, and visitors throughout the region.

William Shrader,
ULPOA President
Board President,
Austin Group
Properties
Liza Morris,
ULPOA Treasurer
Senior Property
Manager
Inverness
Management,
Property
Management
Division
Linnard Lane,
ULPOA Secretary
President,
High Touch
Elizabeth C.

Braunstein CPM®
Senior Director of
Property,
Management
SyWest
Development
Stephen Rosati
Senior
Property,
Manager
SyWest
Development
Kyle
Weddington
Economic
Development
Coordinator,
City of Union
City
Terry Pries
Hill Point
Development
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I. Background (continued)
Map of PBID Boundary.
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II. Transition Period Overview
The period spanning July 1, 2025 through December 31, 2026 represents a transitional operational phase for the Union Landing Property Owners Association (“ULPOA”) as the organization worked to align historical fiscal-year operations with a future calendar-year reporting and budgeting structure. This transition period was intended to support greater administrative clarity, improve long-term financial planning, and establish a more sustainable operational framework for future PBID administration and reporting activities.

Throughout this transition period, the ULPOA Board of Directors continued coordinating with the City of Union City and Community Strong Strategies (“CSS”) to maintain continuity of services and organizational operations while advancing efforts toward more independent nonprofit administration. Key priorities during this time included preserving operational stability, maintaining core public safety and marketing activities, strengthening governance procedures, and improving financial reporting and transparency processes necessary to support long-term organizational sustainability.

As part of these efforts, CSS provided ongoing administrative coordination and operational support to the ULPOA Board, including assistance with meeting coordination, vendor management, organizational planning, reporting preparation, and board development opportunities. While the organization continued evolving operationally, emphasis remained focused on maintaining uninterrupted district services and ensuring responsible stewardship of PBID assessment revenues during the transition process.

Financial transparency and accurate reporting remained a central priority throughout the transition period. ULPOA worked alongside financial and accounting partners to improve bookkeeping systems, organize financial records, and establish clearer reporting procedures necessary to support nonprofit operations and future compliance obligations. In 2026, ULPOA entered into a bookkeeping services engagement with Daily Balance, Inc. to support ongoing financial reconciliation, monthly financial statement preparation, bank and credit card reconciliations, and operational accounting support utilizing QuickBooks Online. These efforts were intended to strengthen financial oversight, improve organizational readiness, and support informed decision-making by the Board and its operational partners moving forward.
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Security services remained a core component of the Union Landing Property Owners Association's service delivery strategy during the reporting period. Through the continued partnership with the Union City Police Department, the district benefited from proactive patrols, rapid incident response, crime deterrence efforts, and ongoing engagement with property owners, businesses, and community members.

Performance data provided by the Union City Police Department demonstrated a notable reduction in reported Group A crimes within the district, reinforcing the value of continued investment in public safety services as a cornerstone of Union Landing's economic vitality and visitor experience. Total reported incidents decreased from 683 crimes between January 1, 2024 and December 31, 2024 to 395 crimes during the same reporting period in 2025, representing an overall 42% reduction in reported crime. Significant decreases were observed across several categories, including theft, burglary, robbery, and aggravated assault offenses.

Beyond crime reduction efforts, Union Landing's security partnership also supported major community events and public safety initiatives throughout the district. The Union City Police Department provided operational support for the Walmart Grand Reopening, National Night Out, and the annual Shop with a Cop program, helping foster positive relationships between law enforcement, businesses, residents, and visitors.

The Board recognizes the continued commitment of Lieutenant Paul Kanazeh and the Union City Police Department in maintaining a safe, welcoming, and business-friendly environment. As the organization continues to strengthen its operational foundation, security services will remain a key priority in supporting economic activity, visitor confidence, and the long-term success of the district.

III. Security Services
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III. Security Services (continued)
Notable Enforcement Incidents
UCPD’s monitoring and rapid response capabilities were demonstrated through several critical interventions during this reporting period:

Felony Vehicle Enforcement Stop - July 4 , 2025
th
Officers intercepted a wanted felony vehicle entering Union Landing after a Flock license plate reader alert. A pistol was recovered from the glove compartment, and the driver was safely arrested.

Concealed Weapon Intervention - October 5 , 2025
th
While assisting the Fire Department on a medical call at Buffalo Wild Wings, UCPD safely recovered a concealed firearm from a heavily intoxicated subject, who was arrested without incident.

Community Events and Engagement
UCPD successfully hosted and supported several major community-oriented activations within the district:

Walmart Grand Reopening - July 25 , 2025
th
UCPD provided operational support and safety coordination for Walmart's store remodel celebration.
42 Annual National Night Out - August 5 , 2025
nd th
Union Landing hosted the city's premier community-policing event, drawing over 4,000 residents and local business owners.

Annual “Shop with a Cop” - December 13 , 2025
th
UCPD hosted its traditional holiday event at the Union Landing Walmart, partnering officers with local youth.
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During the transition period, ULPOA continued supporting marketing, promotional, and community activation efforts intended to strengthen Union Landing’s identity as a regional shopping, dining, and entertainment destination within Union City. Marketing and activation services focused on increasing community engagement, supporting tenant visibility, promoting seasonal programming, and encouraging repeat visitation to the shopping center through coordinated digital outreach and event-based activities.

To support these efforts, ULPOA hired Sparq Marketing to implement a comprehensive marketing and promotional program designed specifically for large-scale shopping center environments. Services included social media management, website management, digital and mobile marketing support, tenant outreach coordination, promotional campaign development, event production assistance, analytics reporting, and seasonal activation planning. Marketing strategies emphasized increasing customer engagement, strengthening Union Landing’s digital presence, and creating opportunities for tenant participation through coordinated campaigns and community-centered events.

Digital marketing and social media efforts continued to expand throughout 2025.

Marketing activities included the creation of original social media content, event promotions, tenant spotlights, website updates, email newsletter campaigns, and audience engagement initiatives across multiple platforms. According to year-end analytics prepared by Sparq Marketing, Union Landing experienced significant growth in social media engagement metrics throughout 2025, including increases in followers, reach, profile visits, and overall audience interaction driven largely by events, promotions, and influencer engagement. Website traffic and audience engagement metrics also demonstrated continued growth compared to prior years.

IV. Marketing & Activation Services
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IV. Marketing & Activation Services (continued)
ULPOA and its marketing partners also coordinated several community-oriented events and seasonal activations throughout the year designed to increase foot traffic and strengthen community participation at Union Landing. These efforts included the Bunny Bash spring event, National Night Out programming, Sama-Sama Fest, and holiday programming associated with the Union City Tree Lighting Celebration and “Jingle All The Way” seasonal activation. The Sama-Sama Fest event represented a collaborative effort involving Sparq Marketing, Moveable Inc., community partners, vendors, and local stakeholders to create a culturally focused community activation event that attracted visitors from throughout the region.

Additional marketing initiatives included sponsorship coordination, tenant promotional support, email marketing campaigns, event advertising, and exploration of future infrastructure and beautification opportunities intended to enhance visitor experience and strengthen Union Landing’s role as a community gathering destination. Throughout the transition period, ULPOA continued evaluating long-term marketing priorities and operational sustainability considerations in order to align future programming efforts with available resources and organizational goals.
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V. Organizational Administration & Governance
During the transition period, ULPOA continued strengthening its organizational and administrative framework in support of ongoing PBID operations and future nonprofit governance responsibilities. The Board of Directors continued coordinating with CSS, City of Union City staff, financial partners, and service vendors to maintain operational continuity, support district services, and oversee implementation of organizational priorities throughout the reporting period.

Administrative efforts during this period included meeting coordination, vendor and contract management, financial reporting coordination, annual planning activities, and ongoing support related to Board governance and Brown Act compliance requirements.

ULPOA also continued working to improve financial organization and bookkeeping processes through coordination with accounting and financial service providers, including the engagement of Daily Balance, Inc. for bookkeeping and financial statement preparation support.

Throughout the transition period, CSS continued providing administrative and operational support services to assist the Board in maintaining continuity of operations, coordinating with City staff, supporting reporting requirements, and advancing long-term organizational sustainability efforts associated with the PBID transition process. 158 of 330
Financial Overview
The July 1, 2025 through December 31, 2026 transition period represented a significant milestone for the ULPOA as the organization worked to establish the financial and administrative systems necessary to support independent nonprofit operations. Throughout this period, the Board of Directors remained focused on maintaining continuity of services, preserving operational stability, and ensuring responsible stewardship of assessment revenues while navigating the transition from City-supported administration to greater organizational independence.

A key accomplishment during this transition period was the establishment of ULPOA's independent banking and financial management structure. In January 2026, ULPOA opened its own bank account and continued implementing accounting, bookkeeping, insurance, and financial oversight systems necessary to support ongoing operations. These efforts were accompanied by increased coordination among the Board, Community Strong Strategies, City staff, accounting professionals, legal counsel, and financial service providers to improve transparency, strengthen financial reporting practices, and support informed decision-making.

Key Financial Priorities During the Transition Period
Throughout the transition period, the Board prioritized maintaining essential services while carefully managing organizational resources. Public safety remained the Association's highest funding priority and continued to represent the largest expenditure category within the PBID budget. Assessment revenues continued to support dedicated police services and related operational expenses, ensuring continuity of security services for property owners, tenants, employees, and visitors.

The Board also focused on building the administrative capacity necessary to sustain independent nonprofit operations. Resources were allocated toward accounting services, legal compliance, insurance, organizational administration, and financial management activities necessary to support the Association's long-term success. While certain marketing initiatives and new projects were deferred during portions of the transition period, these decisions reflected a deliberate effort to prioritize organizational stability, strengthen financial controls, and ensure a successful transition to independent operations.

As part of its financial planning efforts, the Board continued evaluating long-term revenue needs and operational sustainability. In developing future budgets, the Board sought to balance the costs associated with maintaining services and addressing inflationary pressures while minimizing financial impacts on property owners and tenants. This approach is reflected in the Board's support for a modest assessment adjustment intended to maintain service levels while remaining responsive to economic conditions affecting the business community. *Note that the budget represented for the FY 2025-2026 is July 2025 to December 2026. FY 2027 is January 2027 - December 2027.

VI. Budget Summary & Financial Transition
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Description FY 2025-26 Budget
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
Marketing Services Costs
Marketing and Events $165,750.00
Administration Costs $239,026.00
Marketing and Administration Cost $50,000.00
Total Marketing and Admin Costs $304,776.00
Total ULPBID Costs $1,690,852.50
VI. Budget Summary & Financial Transition cont.

Year 1 (18-month budget covering July 1, 2025, through December 31, 2026, Security & Marketing and Administrative Services)
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Description
Year 2 (1/1/2027-
12/31/2027) Baseline
Budget*
Year 2 (1/1/2027-
12/31/2027) Baseline
Budget plus 2.7 %
Year 2 (1/1/2027-
12/31/2027) Baseline
Budget plus 4 %
Security Services Costs:

Sworn Police Services
Salaries
$849,658.00 $872,598.77 $883,644.32
Vehicles and
Equipment
$24,163.00 $24,815.40 $25,129.52
Office Space Lease for
Police Personnel
$39,198.00 $40,256.35 $40,765.92
Supplies $11,032.00 $11,329.86 $11,473.28
Subtotal Security
Services Costs
$924,051.00 $949,000.38 $961,013.04
Marketing & Administration Services Costs:

Marketing Services $110,500.00 $113,483.50 $114,920.00
Administration Costs $140,950.00 $140,950.00 $140,950.00 Marketing &
Administration
$50,000.00 $51,350.00 $52,000.00
Less Prior Year
Rollover Funds
$0.00 $0.00 $0.00
Subtotal Marketing &
Administration
$301,450.00 $305,783.50 $307,870.00
Total PBID Costs $1,225,501.00 $1,254,783.88 $1,268,883.04 *The Year 2 Baseline Budget does not include renewal fees and interim management costs VI. Budget Summary & Financial Transition cont.

ULPOA Budgets for FY 2025/2026. and FY 2027
Calendar Year 2027 Security and Marketing Services Budget Increase Comparisons Throughout the year, there have been considerations for the increase of budget for the following fiscal year. The board presented two (2) options that will be presented to council for the final approval.
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VI. Budget Summary & Financial Transition cont.

Financial Outlook
Looking ahead, ULPOA will continue prioritizing fiscal responsibility, operational stability, and transparent financial management practices. The Board will also continue exploring partnerships, sponsorship opportunities, grant funding, and other collaborative initiatives that may strengthen the organization's long-term financial position while supporting future marketing, activation, beautification, and community engagement efforts throughout Union Landing.

VII. Proposed Priorities for Calendar Year 2026 and 2027 The Union Landing Property Owners Association enters 2027 at a pivotal moment in its evolution. Following the successful transition to an independent organization, the Board's focus is on stabilizing core operations while positioning the district for long-term growth and investment.

Union Landing remains one of Northern California's premier regional retail destinations, serving residents throughout Union City and the broader Tri-City area. With strong partnerships among property owners, businesses, the City of Union City, Alameda County, local healthcare institutions, financial institutions, and community stakeholders, the district is well-positioned to build upon its existing strengths and pursue new opportunities for economic development and place-based investment.

Financial Transition Accomplishments
During the transition period and subsequent implementation phase, the ULPOA Board of Directors worked collaboratively with City staff, Community Strong Strategies, Daily Balance, legal counsel, and financial partners to establish the organizational infrastructure necessary for independent operations. Key accomplishments included:

Establishment of ULPOA's independent bank account and banking relationship.

Selection and onboarding of Daily Balance, Inc. for bookkeeping and financial management services.

Implementation of QuickBooks Online for financial tracking and reporting.

Development of financial policies, invoice review procedures, and payment authorization processes.

Coordination with City staff regarding historical financial records, cash flow projections, and assessment revenue transfers.

Evaluation of reserve funding requirements to support continuity of public safety services and organizational stability.

Ongoing reconciliation and organization of financial records necessary to support transparent reporting and future compliance requirements.
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Operational Stabilization
Continue strengthening organizational governance, financial management systems, vendor oversight, and administrative processes to ensure the successful operation of the PBID as an independent entity.

Reserve Planning and Financial Stewardship
Establish and maintain appropriate financial reserves to support continuity of services, manage future obligations, and ensure longterm organizational sustainability.

Marketing, Promotion, and District Activation
Continue strategic marketing efforts that promote Union Landing as a regional destination while supporting businesses through events, promotions, digital outreach, and placemaking initiatives.

Security and Public Safety Continuity
Maintain enhanced security services that contribute to a safe, welcoming environment for businesses, employees, residents, and visitors.

Strategic Partnerships and External Funding
Explore opportunities to leverage partnerships with local and regional organizations, including public agencies, healthcare institutions, financial partners, and community organizations, to expand resources available to the district and support future initiatives.

Long-Term PBID Sustainability and Growth
Develop strategies that position the PBID for continued success, including assessment planning, stakeholder engagement, service enhancements, and exploration of future funding opportunities that support district-wide improvements.

VII. Proposed Priorities for Calendar Year 2026 and 2027 cont.

To support this vision, the Board has identified the following priorities moving forward:
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VIII. Appendices / Exhibits
• Management District Plan
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Month Percentage
December 50%
March 5%
April 30%
June 15%
Total 100%
Projected ULPOA Assessment Collection and Approximate Pay Schedule..

VIII. Appendices / Exhibits cont.
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RESOLUTION NO. 2026-XXX

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UNION CITY

ORDERING THE LEVY AND COLLECTION OF THE ANNUAL

ASSESSMENT FOR THE UNION LANDING PROPERTY AND
BUSINESS IMPROVEMENT DISTRICT FOR THE FISCAL YEAR 2026- 2027 TO FUND SERVICES IN CALENDAR YEAR 2027
WHEREAS, the City Council pursuant to the provisions of the Property and Business Improvement District Law of 1994, Part 7 of Divisions 18 of the Streets and Highways code of California (hereafter referred to as the “Code”), and in accordance with the provisions of the California Constitution, Article XIID conducted proceedings for the renewal/formation Union Landing Business Improvement District (hereafter referred to as the “PBID”), and the levy of annual assessments connected therewith; and WHEREAS, on July 8, 2025, the City Council held a full and fair public hearing regarding the renewal/formation of the ULPBID and the establishment of annual assessments and the maximum assessments required to pay for police and marketing services and management of the ULPBID for a five-year period beginning July 1, 2025, and ending June 30, 2030; and
WHEREAS, the City Council retained NBS to prepare a Management Plan (the “Plan”) for the PBID renewal to determine the special benefits received from the services provided and levy amounts as part of the formation of the ULPBID for the purpose of assisting with the Annual Levy of the ULPBID; and
WHEREAS, pursuant to the Code and the Plan, the Union Landing Property Owners Association (the “Owners’ Association”) shall cause to be prepared an Annual Report (hereafter referred to as the “Report”) each fiscal year for which the assessment are to be levied and collected and said Report shall be filed with the City Clerk and contain any proposed changes to the ULPBID boundary; the improvements and activities to be provided; the estimated costs and method of assessments; the amount of any surplus or deficit; and contributions from other sources; and
WHEREAS, on July 14, 2026, the City Council approved the Report submitted by the Owners’ Association for FY 26-27; and
WHEREAS, the City Council desires to order the levy and collection of the assessment necessary to carry out the activities described in the approved Report for the ULPBID for FY 26/27 to fund activities in calendar year 2027; and WHEREAS, the annual assessment is labeled Exhibit A attached hereto and made a part hereof.
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Resolution No. 2026-XXX
Ordering Levy and Annual Assessments for the ULPBID

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

Section 1: The above recitals are true and correct.

Section 2: Based upon its review of the Plan and the Report, a copy of which has been presented to the City Council and which has been filed with the City Clerk, the City Council hereby finds and determines that:
i. The territory of land within the ULPBID will receive special benefits from the operation, maintenance, and services and appurtenant facilities located within the boundaries of the District.
ii. That the Report prepared by Union Landing Property Owners Association correctly identifies the services as described by the Plan and bestows the special benefits for which it has been approved.
iii. The ULPBID includes all of the lands so benefited; and within the District in accordance with the proposed budget for the operations in the year commencing January 1, 2027, and ending December 31, 2027, is apportioned by formula and method which fairly distributes the net among all eligible parcels in proportion to the special benefits to be received by each parcel from the improvements and services.
iv. The Assessments so described in the Plan are consistent with the assessments so approved by the property owners within the District.

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

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

Section 5: The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2026, and ending June 30, 2027, which will fund services occurring between January 1, 2027, and December 31, 2027.

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

Section 7: The City Council of the City of Union City orders the levy and collection of the annual assessment for the Union Landing Property and Business Improvement District for the Fiscal Year 2026-2027 to fund services in calendar year 2027 (Exhibit A).
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Resolution No. 2026-XXX
Ordering Levy and Annual Assessments for the ULPBID

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PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on July 14, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

GARY SINGH
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
ATTACHMENTS:

1. Exhibit A – Union Landing Property and Business Improvement District Annual Assessment
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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 0.054044486 7,402.73 6,140.00 6,140.00 0.548526476 3,367.95 10,770.682 463 -0060-012-14 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 0.054044486 3,922.15 2,880.00 2,880.00 0.548526476 1,579.76 5,501.914 463 -0060-015-11 DYER TRIANGLE LLC 66 20,603 106,316 181,500 24,723.60 33,489.54 239,713.14 0.054044486 12,955.17 10,301.50 10,301.50 0.548526476 5,650.65 18,605.825 463 -0060-015-13 DYER TRIANGLE LLC 323 65,668 231,864 888,250 78,801.60 73,037.16 1,040,088.76 0.054044486 56,211.06 32,834.00 32,834.00 0.548526476 18,010.32 74,221.386 463 -0060-021-03 DYER TRIANGLE LLC 218 31,714 235,289 599,500 38,056.80 74,116.04 711,672.83 0.054044486 38,461.99 15,857.00 15,857.00 0.548526476 8,697.98 47,159.977 463 -0060-022-05 KPDT ENTERPRISES LLC 189 68,433 224,694 519,750 82,119.60 70,778.61 672,648.21 0.054044486 36,352.93 34,216.50 34,216.50 0.548526476 18,768.66 55,121.598 463 -0060-029-00 VIRAY CHRISTOPHER 9 3,137 7,528 24,750 3,764.40 2,371.32 30,885.72 0.054044486 1,669.20 1,568.50 1,568.50 0.548526476 860.36 2,529.569 463 -0060-030-00 VIDEO ONLY INC 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 0.054044486 141,749.22 73,322.50 73,322.50 0.548526476 40,219.33 181,968.55 11 463 -0060-032-00 DYER UNION LANDINGS LLC 26 13,674 67,008 71,500 16,408.80 21,107.52 109,016.32 0.054044486 5,891.73 6,837.00 6,837.00 0.548526476 3,750.28 9,642.0112 463 -0060-034-00 VIDEO ONLY INC 85 23,500 88,209 233,750 28,200.00 27,785.84 289,735.83 0.054044486 15,658.62 11,750.00 11,750.00 0.548526476 6,445.19 22,103.8113 463 -0060-035-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 0.054044486 7,469.50 7,562.50 7,562.50 0.548526476 4,148.23 11,617.7315 463 -0060-036-00 BRE ESA P PORTFOLIO LLC 227 55,684 106,637 624,250 66,820.80 33,590.66 724,661.45 0.054044486 39,163.96 27,842.00 27,842.00 0.548526476 15,272.07 54,436.0316 463 -0060-037-00 SOUTHVIEW PEAK LLC 60 6,526 49,014 165,000 7,831.20 15,439.41 188,270.61 0.054044486 10,174.99 3,263.00 3,263.00 0.548526476 1,789.84 11,964.8317 463 -0060-038-00 ROBERT SWANSON FAMILY PTP 54 7,255 59,068 148,500 8,706.00 18,606.42 175,812.42 0.054044486 9,501.69 3,627.50 3,627.50 0.548526476 1,989.78 11,491.4718 463 -0060-039-00 AUSTIN CRAVINGS UNION LANDING LLC 17 10,912 34,037 46,750 13,094.40 10,721.66 70,566.05 0.054044486 3,813.71 5,456.00 5,456.00 0.548526476 2,992.76 6,806.4719 463 -0060-040-00 DYER TRIANGLE LLC 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 0.054044486 51,947.18 64,534.50 64,534.50 0.548526476 35,398.88 87,346.0621 463 -0060-042-00 DYER TRIANGLE LLC 403 23,058 443,189 1,108,250 27,669.60 139,604.54 1,275,524.13 0.054044486 68,935.05 11,529.00 11,529.00 0.548526476 6,323.96 75,259.0122 463 -0060-043-00 DYER TRIANGLE LLC 86 25,747 103,452 236,500 30,896.40 32,587.38 299,983.78 0.054044486 16,212.47 12,873.50 12,873.50 0.548526476 7,061.46 23,273.9323 463 -0060-045-02 PAPPAS UNION CITY NO 2 LP 79 3,179 47,421 217,250 3,814.80 14,937.62 236,002.41 0.054044486 12,754.63 1,589.50 1,589.50 0.548526476 871.88 13,626.5124 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 0.054044486 79,905.13 79,642.00 79,642.00 0.548526476 43,685.75 123,590.8825 463 -0060-047-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 1,072,965.01 0.054044486 57,987.84 23,080.50 23,080.50 0.548526476 12,660.27 70,648.1127 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 0.054044486 6,757.51 8,518.50 8,518.50 0.548526476 4,672.62 11,430.1328 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 0.054044486 79,598.29 19,887.00 19,887.00 0.548526476 10,908.55 90,506.8429 463 -0060-050-00 PAPPAS UNION CITY 2 L P 305 28,105 114,563 838,750 33,726.00 36,087.35 908,563.34 0.054044486 49,102.84 14,052.50 14,052.50 0.548526476 7,708.17 56,811.0130 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 0.054044486 26,174.65 19,280.50 19,280.50 0.548526476 10,575.86 36,750.5131 463 -0060-052-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 0.054044486 33,336.85 19,499.00 19,499.00 0.548526476 10,695.72 44,032.5733 463 -0060-054-00 LOTUS HOTELS UNION LANDING INC 179 56,328 47,021 492,250 67,593.60 14,811.62 574,655.21 0.054044486 31,056.95 28,164.00 28,164.00 0.548526476 15,448.70 46,505.6534 463 -0104-001-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 0.00 0.0035 463 -0104-002-00 CITY OF UNION CITY 1 798 9,967 2,750 957.60 3,139.61 6,847.20 0.054044486 370.05 399.00 399.00 0.548526476 218.86 588.9136 463 -0104-003-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 0.00 0.0037 463 -0104-004-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 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 0.054044486 3,744.50 786.00 786.00 0.548526476 431.14 4,175.6439 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 0.054044486 4,679.79 2,748.50 2,748.50 0.548526476 1,507.63 6,187.4240 463 -0104-008-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.054044486 0.00 0.00 0.00 0.548526476 0.00 0.00 5,182 1,100,084 4,197,440 14,250,500 1,320,100.80 1,322,194 16,892,794.35 912,962.38 550,042.00 550,042.00 301,712.61 1,214,674.99 Reduced Fear of Crime Benefit Points & Assessment Increased Economic Activity Benefit Points & Assessment

TOTAL PBID

ASSESSMENT
Exhibit A - ULPBID Annual Assessment Roll (4.0% Budget Increrase) 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 0.05336893 7,310.20 6,140.00 6,140.00 0.544808996 3,345.13 10,655.332 463 -0060-012-14 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 0.05336893 3,873.13 2,880.00 2,880.00 0.544808996 1,569.05 5,442.184 463 -0060-015-11 DYER TRIANGLE LLC 66 20,603 106,316 181,500 24,723.60 33,489.54 239,713.14 0.05336893 12,793.23 10,301.50 10,301.50 0.544808996 5,612.35 18,405.585 463 -0060-015-13 DYER TRIANGLE LLC 323 65,668 231,864 888,250 78,801.60 73,037.16 1,040,088.76 0.05336893 55,508.42 32,834.00 32,834.00 0.544808996 17,888.26 73,396.686 463 -0060-021-03 DYER TRIANGLE LLC 218 31,714 235,289 599,500 38,056.80 74,116.04 711,672.83 0.05336893 37,981.22 15,857.00 15,857.00 0.544808996 8,639.04 46,620.267 463 -0060-022-05 KPDT ENTERPRISES LLC 189 68,433 224,694 519,750 82,119.60 70,778.61 672,648.21 0.05336893 35,898.52 34,216.50 34,216.50 0.544808996 18,641.46 54,539.988 463 -0060-029-00 VIRAY CHRISTOPHER 9 3,137 7,528 24,750 3,764.40 2,371.32 30,885.72 0.05336893 1,648.34 1,568.50 1,568.50 0.544808996 854.53 2,502.879 463 -0060-030-00 VIDEO ONLY INC 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 0.05336893 139,977.36 73,322.50 73,322.50 0.544808996 39,946.76 179,924.1211 463 -0060-032-00 DYER UNION LANDINGS LLC 26 13,674 67,008 71,500 16,408.80 21,107.52 109,016.32 0.05336893 5,818.08 6,837.00 6,837.00 0.544808996 3,724.86 9,542.9412 463 -0060-034-00 VIDEO ONLY INC 85 23,500 88,209 233,750 28,200.00 27,785.84 289,735.83 0.05336893 15,462.89 11,750.00 11,750.00 0.544808996 6,401.51 21,864.4013 463 -0060-035-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 0.05336893 7,376.13 7,562.50 7,562.50 0.544808996 4,120.12 11,496.2515 463 -0060-036-00 BRE ESA P PORTFOLIO LLC 227 55,684 106,637 624,250 66,820.80 33,590.66 724,661.45 0.05336893 38,674.41 27,842.00 27,842.00 0.544808996 15,168.57 53,842.9816 463 -0060-037-00 SOUTHVIEW PEAK LLC 60 6,526 49,014 165,000 7,831.20 15,439.41 188,270.61 0.05336893 10,047.80 3,263.00 3,263.00 0.544808996 1,777.71 11,825.5117 463 -0060-038-00 ROBERT SWANSON FAMILY PTP 54 7,255 59,068 148,500 8,706.00 18,606.42 175,812.42 0.05336893 9,382.92 3,627.50 3,627.50 0.544808996 1,976.29 11,359.2118 463 -0060-039-00 AUSTIN CRAVINGS UNION LANDING LLC 17 10,912 34,037 46,750 13,094.40 10,721.66 70,566.05 0.05336893 3,766.03 5,456.00 5,456.00 0.544808996 2,972.48 6,738.5119 463 -0060-040-00 DYER TRIANGLE LLC 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 0.05336893 51,297.84 64,534.50 64,534.50 0.544808996 35,158.98 86,456.8221 463 -0060-042-00 DYER TRIANGLE LLC 403 23,058 443,189 1,108,250 27,669.60 139,604.54 1,275,524.13 0.05336893 68,073.36 11,529.00 11,529.00 0.544808996 6,281.10 74,354.4622 463 -0060-043-00 DYER TRIANGLE LLC 86 25,747 103,452 236,500 30,896.40 32,587.38 299,983.78 0.05336893 16,009.81 12,873.50 12,873.50 0.544808996 7,013.60 23,023.4123 463 -0060-045-02 PAPPAS UNION CITY NO 2 LP 79 3,179 47,421 217,250 3,814.80 14,937.62 236,002.41 0.05336893 12,595.20 1,589.50 1,589.50 0.544808996 865.97 13,461.1724 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 0.05336893 78,906.31 79,642.00 79,642.00 0.544808996 43,389.68 122,295.9925 463 -0060-047-01 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 1,072,965.01 0.05336893 57,262.99 23,080.50 23,080.50 0.544808996 12,574.46 69,837.4527 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 0.05336893 6,673.04 8,518.50 8,518.50 0.544808996 4,640.96 11,314.0028 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 0.05336893 78,603.31 19,887.00 19,887.00 0.544808996 10,834.62 89,437.9329 463 -0060-050-00 PAPPAS UNION CITY 2 L P 305 28,105 114,563 838,750 33,726.00 36,087.35 908,563.34 0.05336893 48,489.05 14,052.50 14,052.50 0.544808996 7,655.93 56,144.9830 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 0.05336893 25,847.47 19,280.50 19,280.50 0.544808996 10,504.19 36,351.6631 463 -0060-052-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 0.05336893 32,920.14 19,499.00 19,499.00 0.544808996 10,623.23 43,543.3733 463 -0060-054-00 LOTUS HOTELS UNION LANDING INC 179 56,328 47,021 492,250 67,593.60 14,811.62 574,655.21 0.05336893 30,668.73 28,164.00 28,164.00 0.544808996 15,344.00 46,012.7334 463 -0104-001-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 0.00 0.0035 463 -0104-002-00 CITY OF UNION CITY 1 798 9,967 2,750 957.60 3,139.61 6,847.20 0.05336893 365.43 399.00 399.00 0.544808996 217.38 582.8136 463 -0104-003-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 0.00 0.0037 463 -0104-004-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 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 0.05336893 3,697.69 786.00 786.00 0.544808996 428.22 4,125.9139 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 0.05336893 4,621.29 2,748.50 2,748.50 0.544808996 1,497.41 6,118.7040 463 -0104-008-00 CITY OF UNION CITY 0 0 0 0 0.00 0.00 0.00 0.05336893 0.00 0.00 0.00 0.544808996 0.00 0.00 5,182 1,100,084 4,197,440 14,250,500 1,320,100.80 1,322,194 16,892,794.35 901,550.34 550,042.00 550,042.00 299,667.85 1,201,218.19 Reduced Fear of Crime Benefit Points & Assessment Increased Economic Activity Benefit Points & Assessment

TOTAL PBID

ASSESSMENT
Alternative Exhibit A - ULPBID Annual Assessment Roll (2.7% Budget Increrase) nbsgov.com
Prepared by:

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

Union Landing Property and Business Improvement
District
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 ..........................................................................................13 173 of 330
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.....................................................................................8-3 174 of 330
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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Union Landing Business Improvement District
Management District Plan (March 2025) 2

DISTRICT AT A GLANCE
In 2004, property owners established the PBID for a one-year operational term. Based on the success of the services provided, property owners have renewed the PBID for additional three-year terms including the most recent renewal in 2017. 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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Union Landing Business Improvement District
Management District Plan (March 2025) 3

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

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

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

3.2 Establishing a PBID
The 1994 Act and Assessment Law provide the legal framework for establishing this PBID. As part of the formation proceedings, a Management District Plan is prepared in accordance with Section 36622 of the 1994 Act. The Management District Plan must contain, but is not limited to, the following required elements:
• a map, in sufficient detail to locate each assessed property within the PBID; • the name of the PBID;
• the description of the boundaries, including any zones of benefit; • the improvements, services, and activities to be funded for each year of operation, along with the maximum cost;
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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:

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:

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. 182 of 330
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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. 183 of 330
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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. 184 of 330
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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. 186 of 330
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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. 187 of 330
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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. 188 of 330
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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
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APPENDIX A – ASSESSMENT DIAGRAM
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APPENDIX B – ASSESSOR’S PARCEL LISTING
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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
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Renewal Engineer’s Report For:

Union Landing Property and Business Improvement
District
March 2025
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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........................................................................................................ 22 197 of 330
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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. 198 of 330
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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. 199 of 330
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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
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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.
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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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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 203 of 330
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services within the PBID, and without them the services could not be efficiently provided on an ongoing basis.
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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:

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. 205 of 330
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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:

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. 206 of 330
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The 2026/27 estimated marketing program operating budget will be funded as follows:

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. 208 of 330
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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. 209 of 330
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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%. 210 of 330
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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 211 of 330
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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 213 of 330
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. 214 of 330
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Renewal Engineer’s Report (March 2025) 18

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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Renewal Engineer’s Report (March 2025) 20
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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Renewal Engineer’s Report (March 2025) 21

ASSESSMENT DIAGRAM
The following page contain the Assessment Diagram for the PBID. 218 of 330
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Renewal Engineer’s Report (March 2025) 22

ASSESSMENT ROLL
The following pages contain the proposed 2025/26 assessment roll for the PBID. 220 of 330
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
Item
Approval of Annual Report
and Assessments for the Union Landing PBID
Gloria Ortega, Economic Development Manager
Diana Zepeda and Nathan Ulsh
Community Strong Strategies
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2 Presentation Overview
• Introduce Community Strong Strategies (CSS)
• Celebrate ULPOA Accomplishments
• Review Current and Proposed Budgets
• Adopt a Resolution Approving the Annual Report for the Union Landing PBID for FY 2026-2027; and
• Adopt a Resolution Ordering the Levy and Collection of the Annual Assessment for the Union Landing PBID to
Fund Services in Calendar Year 2027
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3 What Union
Landing Means
to Union City
• Regional Destination for Retail, Dining, and Recreation • Community Gathering Space
• One of City’s Largest Sales Tax Generators
• Best Buy, Burlington, Flor, In-N-Out Burger, Lowes,
Ross, Walmart
• Other Revenues = Business License Taxes and
Property Taxes
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4 What Union
Landing PBID
Means to Union
Landing
UCPD Crime Reduction Strategies
• Enhanced Business Engagement
• Proactive Patrols, Rapid Incident Response
• Increased Police Visibility, On-site Substation
• Crime Reduction 42% from 2024 to 2035
• Website Visibility, Marketing and Promotions
• Bringing the Community Together
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5 What Union
Landing PBID
Contributes
• ULPBID was renewed for a five-year period (July 1,
2025, until June 30, 2030)
• Three dedicated police officers, supplies and
equipment
• Police sub-station located at Union Landing
• Direct administration costs
• Enhanced Public Safety Measures
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6 What is Different
this Year
• ULPOA is administered by CSS, and CSS staff will
deliver the Annual Report
• PBID Transition Year (FY to Calendar Year)
• To accommodate transition, Year 1 = 18 months
• The Assessment Fees proposed are for calendar year
2027
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Property improvement district
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Nathan Ulsh
Partner
Diana Zepeda
Assistant PM
Cindy Feng
Assistant PM
William Shrader,
ULPOA President
Board President,
Austin Group
Properties
Liza Morris,
ULPOA Treasurer
Senior Property
Manager
Inverness
Management,
Property
Management
Division
Linnard Lane,
ULPOA Secretary
President,
High Touch
Elizabeth C.

Braunstein
Senior Director of
Property,
Management
SyWest
Development
Stephen Rosati
Senior
Property,
Manager
SyWest
Development
Kyle
Weddington
Economic
Development
Coordinator,
City of Union
City
Terry Pries
Hill Point
Development
Board of Directors
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Purpose
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Transition timeline
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major accomplishments
Independent bank account
Daily Balance bookkeeping
QuickBooks implementation
Continued City partnership
Maintained security services
Continued marketing efforts
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public safety overview
Largest Program Investment
Dedicated Police Presence
Safe Shopping Environment
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Crime Data
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Security Budget
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Marketing budget
*The Year 2 Baseline Budget does not include renewal fees and interim management costs 236 of 330
General Benefit (paid by CIty)
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events & Activation

JINGLE ALL THE
WAY
SAMA SAMA FEST SOUNDS OF THE
SEASON
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looking ahead
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19 Staff recommends the City Council:
• Adopt a Resolution Approving the Annual Report for the Union Landing PBID for FY 2026-2027; and
• Adopt a Resolution Ordering the Levy and Collection of the Annual Assessment with a 4% increase for the
Union Landing PBID for to Fund Services in Calendar
Year 2027
Recommendation
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City Council Staff Report Page 1 of 5 July 14, 2026
Staff Report
Agenda Item No. 4.2
DATE: July 14, 2026
TO: Honorable Mayor and Members of the City Council
FROM: Kris Kokotaylo, City Attorney
SUBJECT: Adopt a Resolution Calling an Election to Be Held on November 3, 2026, for Voter Consideration of a Ballot Measure Seeking Voter Authorization to Amend Municipal Code Chapter 3.28 to Extend the Term of the City’s Existing Utility Users Tax Without a Tax Increase; Establishing Related Election Policies and Procedures; Requesting Consolidation of the Election and Certain Services of the Alameda County Registrar of Voters; Providing for the Submittal of Ballot Arguments and Rebuttals; and Authorizing the Filing of an Impartial Analysis

EXECUTIVE SUMMARY
The City has an existing Utility Users Tax (“UUT”) that was approved by Union City voters in 2020. Revenues generated by the UUT enabled the City to maintain many important services and programs. The tax is set to expire on December 31, 2028.

In September 2025, the City Council formed a Revenue Review Ad Hoc Subcommittee consisting of Mayor Singh and Councilmember Nishihira (the “Subcommittee”). The purpose of the Subcommittee was to review multiple revenue options, including a potential increase to the Landscape and Lighting District, a potential increase to the cannabis tax, and potential renewal of the expiring UUT, among others.

The Subcommittee returned to the City Council in October 2025 and recommended that the City Council prioritize renewal of the UUT and that the Subcommittee work with staff and the City’s consultants to continue exploring placement of the UUT on the November 2026 ballot, including preparing and implementing a community survey to determine voter interest in a UUT measure in early 2026, with results being reported to the City Council by March 2026.

Subsequently, the City commissioned an independent public outreach firm to conduct public opinion research to gauge community interest in a ballot measure to continue funding City services and programs. Staff presented the results of the opinion research to the City Council on March 10, 2026, which indicated community interest in a potential UUT extension. The City Council accepted the results and directed City staff to return to 241 of 330
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a future City Council meeting for further direction following community engagement and outreach.

Most recently, the City Council considered options related to the UUT on June 23, 2026, and directed staff to prepare the documents necessary to place a UUT renewal measure on the ballot for voter consideration in November 2026, with no rate increase for an additional 9 years, to December 31, 2037.

Staff recommends that the Council adopt a resolution that: (1) calls an election placing the UUT extension on the November ballot and consolidating the election; (2) requests certain election services from the Alameda County Registrar of Voters; (3) provides a procedure for the submittal of ballot arguments and rebuttals; and (4) directs the City Attorney to author an impartial analysis.

STRATEGIC PLAN ALIGNMENT
This item is in alignment with Goal A. Financial Stability and Sustainability of the City Council Strategic Plan. Under Goal A, it is related to the following strategies:
• Strategy 1. Develop a comprehensive fiscal sustainability model to address the General Fund’s long-term structural deficit.
• Strategy 8. Determine the feasibility of a revenue ballot measure for November 2024 and/or November 2026 to address critical facilities and infrastructure needs. • Strategy 9. Pursue the placement of a voter-approved revenue measure on a ballot to address the funding gap between revenues and expenditures for fundamental public safety and other city services.

BACKGROUND
UUT
In November 2020, Union City voters approved Measure WW, a 5% Utility Users Tax (“UUT”) within the City of Union City. The tax was applied to electricity, natural gas, telecommunications, and video services, and included exemptions for low-income residents and senior citizens over the age of 70. The UUT is set to expire on December 31, 2028.

The UUT generates approximately $7 million annually in City general fund revenue, which is allocated to critical City services, including public safety (police and fire), road maintenance, youth activities, and senior programming. The UUT is set to expire on December 31, 2028, prompting forward planning to prevent discontinuity in essential service funding. Because this revenue stream represents a significant portion of the City’s general fund, the City Council has recognized the importance of maintaining this locally controlled voter-approved revenue source to provide the City with long-term financial stability and to protect vital City services.

Ad Hoc Subcommittee and Council Direction
The City Council has been considering options for a possible UUT renewal since 242 of 330
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September 2025. The City engaged TeamCivX and Godbe Research to provide professional services and to conduct a community survey to evaluate potential options for the UUT. To aid in this analysis, the City Council also formed the Subcommittee, comprised of Mayor Singh and Councilmember Nishihira. In October 2025, the Subcommittee recommended that the City Council prioritize renewing the UUT, and the City Council concurred.

Godbe Research subsequently conducted a community survey of likely voters in November 2026 to gauge community attitudes toward a potential UUT extension and rate adjustment. The survey results provided insight into voter perspectives regarding possible rate increases, duration options, and continued support for the existing tax. Based on the results, which were presented to the City Council at its meeting on March 10, 2026, the City Council provided initial direction to prioritize an extension of the existing UUT without an increase in the tax rate, and to return for discussion of the duration.

At its June 23, 2026 meeting, the City Council heard an additional presentation regarding a potential ballot measure and directed staff to prepare a resolution placing a UUT extension of nine (9) years on the November 2026 ballot.

DISCUSSION
Despite the City’s continued conservative budget-balancing measures, revenue growth is not projected to keep up with projected expenditures.

The UUT generates approximately $7 million per year in locally controlled funding, which represents 8.5% of the City’s general fund revenue. Further, the UUT supports a number of critical programs and services in the City, including adequate public safety staffing, park landscaping and maintenance, street repairs, and community preservation. If the UUT extension is not authorized, the Council will need to revisit the adopted budget to consider adjustments. In addition to the proposed 9-year extension, the UUT Extension Ordinance would include a minor revision that reflects existing law, changing the term "video provider" to "video service supplier" for purposes of the video users tax.

Summary of Election Actions
In order to place the proposed UUT Extension Ordinance on the ballot for the November 3, 2026 election, staff have prepared a resolution that generally does the following:
(1) Calls an election placing the UUT extension on the November ballot and consolidating the election;
(2) Requests certain election services from the Alameda County Registrar of Voters; (3) provides a procedure for the submittal of ballot arguments and rebuttals; and (4) directs the City Attorney to author an impartial analysis.

Ballot Question
The State Elections Code requires the ballot measure to be printed in the ballot pamphlet 243 of 330
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in the form of a “yes or no” ballot question of no more than 75 words. The ballot question must include a true and impartial statement of the nature of the ballot measure. The ballot question for City Council consideration, which has been reviewed by the City Attorney, is as follows:
“Union City Essential Services Extension Measure. To maintain critical city services, including 9-1-1 emergency response/paramedics/fire protection; street/pothole repair; neighborhood police patrols; crime/gun violence prevention programs; youth/senior programs; and other city services, shall the measure extending the City of Union City’s existing voter-approved utility users tax for 9 years at the current 5% rate (no increase), providing $7,000,000 annually, with senior/ low-income exemptions, annual audits, and all funds locally controlled, be adopted?”
Resolution and Impartial Analysis
State law also requires the Council to adopt a resolution identifying the language of the ballot question and requesting the County Board of Supervisors authorize the Registrar of Voters to place the ordinance on the ballot. Attached to this staff report is a resolution that satisfies the requirements of state law and has been prepared for Council consideration.

The State Elections Code also provides that the City Council may direct the City Attorney to prepare an impartial analysis of no more than 500 words showing the effect of the measure on existing law. Pursuant to the proposed resolution, this must be submitted to the City Clerk by 5:00 p.m. on July 28, 2026.

Ballot Arguments & Rebuttal Arguments
The State Elections Code allows the City Council to determine its interest in authoring an argument in favor of the ballot measure. Arguments of no more than 300 words each for and against the ballot measure can then be included in the voter information guide. The arguments must be submitted to the City Clerk by 5:00 p.m. on July 28, 2026.

The State Elections Code also allows the City Council to determine whether to allow rebuttals. Any rebuttals, of no more than 250 words, must be submitted to the City Clerk, as the Elections Official, no later than ten days after arguments are due. The rebuttals must be submitted to the City Clerk by August 7, 2026, at 5:00 p.m. If there is no argument put forward in opposition to the ballot measure, then there will be no rebuttal.

State law provides the orderly process by which the City Clerk selects the arguments for and against a ballot measure. Importantly, the City Council, or its members, are given priority when submitting an argument related to a ballot measure, with varying levels of priority for other individuals, groups, and organizations.

The City Council has several options for preparing ballot arguments and rebuttals. Staff recommends that the City Council identify one or two Councilmembers, along with other community members, to prepare and submit the argument and any rebuttal. The proposed resolution also authorizes the City Council to sign the argument and rebuttal. 244 of 330
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FISCAL IMPACT
Maintaining the existing UUT at the current rate of 5%, if approved by voters, secures approximately $7 million annually for Union City’s essential services. Any adjustment to the rate will have a corresponding impact on revenue generation.

RECOMMENDATION
Staff recommends that the City Council adopt a resolution submitting a proposed ordinance on the November 3, 2026 ballot extending the existing UUT for a period of nine (9) years. The UUT would continue to include exemptions for low-income residents and for seniors age 70 and older. The City Attorney will be directed to prepare an impartial analysis of the measure.

Prepared by: Kristopher Kokotaylo, City Attorney
Submitted by: Kristopher Kokotaylo, City Attorney
Attachments

1. Draft Resolution

2. Exhibit A - Proposed Measure
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RESOLUTION NO. 2026-XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UNION CITY CALLING AN ELECTION TO BE HELD ON NOVEMBER 3, 2026, FOR

VOTER CONSIDERATION OF A BALLOT MEASURE SEEKING VOTER
AUTHORIZATION TO AMEND MUNICIPAL CODE CHAPTER 3.28 TO
EXTEND THE TERM OF THE CITY’S EXISTING UTILITY USERS TAX WITHOUT A RATE INCREASE; ESTABLISHING POLICIES AND
PROCEDURES IN CONNECTION WITH SUCH AN ELECTION;

REQUESTING THE BOARD OF SUPERVISORS OF THE COUNTY OF

ALAMEDA TO CONSOLIDATE THE GENERAL MUNICIPAL ELECTION
WITH THE GENERAL ELECTION TO BE HELD ON NOVEMBER 3, 2026;

REQUESTING CERTAIN SERVICES OF THE REGISTRAR OF VOTERS

OF ALAMEDA COUNTY WITH RESPECT TO THE CONSOLIDATED
GENERAL MUNICIPAL ELECTION; AND PROVIDING FOR SUBMITTAL

OF BALLOT ARGUMENTS AND REBUTTALS AND AUTHORIZING THE

FILING OF AN IMPARTIAL ANALYSIS
WHEREAS, the City of Union City (the “City”) is authorized to levy a Utility Users Tax (“UUT”); and
WHEREAS, Chapter 3.28 of the Union City Municipal Code establishes a UUT of five percent (5%) within the City; and
WHEREAS, the UUT is paid by recipients of telecommunications, video (including all means and methods of transmission), electric, and gas utility services, collected by the utilities as part of regular billing, and remitted to the City; and WHEREAS, the UUT will automatically expire on December 31, 2028; and WHEREAS, the UUT generates approximately seven million dollars ($7,000,000) annually for the City’s General Fund; and
WHEREAS, the City wishes to maintain vital services for thousands of Union City citizens every year; and
WHEREAS, extending voter-approved locally controlled funding with no increase in tax rate will maintain public safety, pothole repair and street maintenance, crime prevention, parks and recreation programs, and other city services with funding that cannot be taken by the State; and
WHEREAS, the public has indicated that maintaining 9-1-1 emergency response times and fire protection is a top priority; and
WHEREAS, continuing this local funding will help keep community police officers on the streets to maintain successful crime-fighting efforts that keep Union City residents safe; and
WHEREAS, Council wishes to prevent serious cuts to City services, which it would have to consider if another revenue source is not identified; and 246 of 330
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WHEREAS, voter-approved, locally controlled funding has helped maintain the City’s emergency reserves and fiscal stability; and
WHEREAS, by law, all funds from an extension of existing, voter-approved local funding must continue to stay in Union City to maintain local services – no funds can be taken by Sacramento or the federal government; and
WHEREAS, all funds will continue to be subject to mandatory financial audits and yearly reports to the community to ensure funds are spent as promised; and WHEREAS, Union City voters initially approved the UUT in November 2020; and WHEREAS, the UUT is and was always intended to apply to all means of transmission for video services, including transmission via the internet and streaming services. The immediately preceding sentence is declarative of existing law; and WHEREAS, Article XIII C, Section 2(b) of the California Constitution requires that any general tax for unrestricted general revenue purposes, such as a utility users tax, be submitted to the electorate and approved by a majority of the voters voting on the measure; and
WHEREAS, the tax extension imposed by this proposed measure will only become effective if approved by a simple majority of the City’s voters voting on the question at the November 3, 2026 election; and
WHEREAS, based on all the information presented at the July 14, 2026, meeting of the City Council, both written and oral, including the staff report and other relevant materials, the City Council finds that approval of this Resolution is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3) because this Resolution places a measure on the ballot that, if approved, would extend the term of the UUT without a rate increase, and it can be seen with certainty that there is no possibility that this action may have a significant effect on the environment.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Union City that:

Section 1. The foregoing recitals are true and correct and hereby incorporated by reference.

Section 2. The City Council is authorized to present a measure to the voters for their consideration pursuant to Elections Code Section 9222 and Government Code Section 53724.

Section 3. Pursuant to the requirements of the laws of the State of California, the City Council hereby calls an election at which it shall submit to the qualified voters of the City of Union City a measure that, if approved by a majority vote, would extend the term of the UUT, without a rate increase, for an additional nine (9) years. This measure shall be designated by letter by the Alameda County Registrar of Voters. Pursuant to California 247 of 330
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Elections Code Section 10400 et seq., the election for this measure shall be consolidated with the established statewide election to be conducted on November 3, 2026.

Section 4. The City Council does hereby submit for adoption by the qualified voters of the City of Union City at the General Municipal Election of November 3, 2026, the following question:

YES
“Union City Essential Services Extension Measure. To
maintain critical city services, including 9-1-1 emergency response/paramedics/fire protection; street/pothole repair; neighborhood police patrols; crime/gun violence prevention programs; youth/senior programs; and other city services, shall the measure extending the City of Union City’s existing voter-approved utility users tax for 9 years at the current 5% rate (no increase), providing $7,000,000 annually, with senior/ low-income exemptions, annual audits, and all funds locally controlled, be adopted?”
NO
Section 5. The full text of the proposed measure to be submitted to the voters is attached hereto as Exhibit A (the “Measure”). If a simple majority of the qualified voters voting on the Measure vote in favor thereof, the Measure shall be deemed adopted and shall be in full force and effect ten (10) days after the date the vote is declared by the City Council of the City of Union City. The City Council hereby approves the Measure, attached as Exhibit A, the form thereof, and its submission to the voters of Union City at the November 3, 2026 election.

Section 6. Pursuant to California Elections Code Sections 10002 and 10403, the Board of Supervisors of Alameda County is hereby requested to order the consolidation of the General Municipal Election called by this Resolution with the statewide General Election to be held on November 3, 2026, and to permit the Alameda County Registrar of Voters to provide all services necessary to properly and lawfully hold and conduct the consolidated election, including, without limitation, the preparation and printing of ballots and voter information guides, election supplies, voting equipment, registration materials, canvassing, and all other materials and services required to conduct the election. The City acknowledges that the County will incur additional costs by reason of the consolidated election and agrees to reimburse the County in accordance with the County’s established rates.

Section 7. The City Clerk is authorized, instructed, and directed to work with the Office of the Registrar of Voters as needed in order to properly and lawfully conduct the election.

The ballots to be used in the election shall be in form and content as required by law. The Office of the Registrar of Voters is authorized to canvass the returns of the general municipal election. In all particulars not recited in this Resolution, the election shall be held and conducted as provided by law for holding municipal elections. The City Clerk is directed to file a certified copy of this resolution with the Board of Supervisors of Alameda County and the Registrar of Voters of Alameda County.
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Section 8. Unless otherwise specified in this Resolution, the General Municipal Election shall be held and conducted as provided in Resolution No. 2026-061, and as provided by law for holding municipal elections.

Section 9. (a) In accordance with Elections Code Sections 9282 and 9283, arguments submitted for or against the Measure shall not exceed 300 words in length, may be signed by not more than five (5) persons, and shall be printed and distributed with the voter information guide as provided by law.
(b) In accordance with Elections Code Section 9282, the applicable heading, “Argument In Favor Of Measure ____” or “Argument Against Measure ____,” shall precede each argument. The blank space shall be filled only with the letter or number designating the Measure. The heading shall not be counted toward the 300-word limit. (c) In accordance with Elections Code Section 9283, printed arguments submitted to voters in accordance with Section 9282 of the Elections Code shall be filed with the City Clerk, accompanied by the printed name(s) and signature(s) of the author(s) submitting it or, if submitted on behalf of an organization, the name of the organization and the printed name and signature of at least one of its principal officers. Arguments shall be filed with the City Clerk no later than 5:00 p.m. on July 28, 2026. (d) The City Council hereby authorizes ____________________________ to prepare and file a ballot argument in favor of the Measure set forth in this Resolution.

The argument may be signed by members of the City Council, representatives of bona fide associations of citizens, and individual voters eligible to vote on the Measure, provided that no more than five (5) signatures shall appear with the argument. Members of the City Council who sign the argument may use their official titles. In accordance with Elections Code Sections 9282 and 9287, an argument submitted by the City Council or by a member or members of the City Council authorized by the City Council shall receive the priority provided by law.

Section 10. (a) Pursuant to Elections Code Section 9285, when the City Clerk has selected the arguments for and against the Measure, which will be printed and distributed to the voters, the City Clerk shall send copies of the argument in favor of the Measure to the authors of the argument against, and copies of the argument against to the authors of the argument in favor. Rebuttal arguments shall be printed in the same manner as the direct arguments. Each rebuttal argument shall immediately follow the direct argument that it seeks to rebut.
(b) A rebuttal argument shall not exceed 250 words and may be signed by not more than five (5) persons. The author or a majority of the authors of the direct argument may prepare and submit the rebuttal argument or may authorize in writing another person or persons to prepare, submit, or sign the rebuttal argument. (c) Rebuttal arguments for or against the Measure shall be filed with the City Clerk no later than 5:00 p.m. on August 7, 2026.
(d) The City Council hereby authorizes ____________________________, subject to any written authorization required by Elections Code Section 9285, to prepare 249 of 330
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and file a rebuttal argument in favor of the Measure set forth in this Resolution. The rebuttal argument may be signed by members of the City Council, representatives of bona fide associations of citizens, and individual voters eligible to vote on the Measure, provided that no more than five (5) signatures shall appear with the rebuttal argument.

Members of the City Council who sign the rebuttal argument may use their official titles.

Section 11. In accordance with Elections Code Section 9280, the City Attorney is directed to prepare and file with the City Clerk, no later than 5:00 p.m. on July 28, 2026, an impartial analysis of the Measure, not to exceed 500 words, showing the effect of the Measure on existing law and the operation of the Measure.

Section 12. (a) The City Clerk is directed to file a certified copy of this Resolution, including Exhibit A, with the Board of Supervisors of Alameda County and the Alameda County Registrar of Voters. The City Clerk is authorized and directed to take all steps necessary to place the Measure on the ballot and to cause a synopsis of the Measure to be published once in a newspaper of general circulation in accordance with California Elections Code Section 12111 and California Government Code Section 6061. A copy of the Measure shall be made available to any voter upon request. The City Clerk is further authorized and directed to provide any additional notice of the Measure in the time, form, and manner required by law.
(b) In all particulars not recited in this Resolution, and except as provided for in Elections Code Sections 10403 and 10418, the election shall be held and conducted as provided by law for holding municipal elections.

Section 13. The approval of this resolution is exempt from the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA,” and 14 Cal. Code Reg. §§ 15000 et seq., “CEQA Guidelines”), based on the general rule set forth in CEQA Guidelines Section 15061(b)(3) that CEQA applies only to projects which have the potential for causing a significant effect on the environment. This resolution places a measure on the ballot that, if approved, would extend the term of the UUT without a rate increase; thus, it can be said with certainty that the Measure will not have a significant effect on the environment.
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PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on July 14, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

GARY SINGH
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
Attachments

1. Exhibit A - Proposed Measure
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ORDINANCE NO. 2026-XXX

AN ORDINANCE OF THE CITY OF UNION CITY AMENDING CHAPTER

3.28 OF THE UNION CITY MUNICIPAL CODE RELATING TO THE

UTILITY USERS TAX
WHEREAS, the City of Union City (the “City”) is authorized to levy a Utility Users Tax (“UUT”); and
WHEREAS, Chapter 3.28 of the Union City Municipal Code establishes a UUT of five percent (5%) within the City; and
WHEREAS, the UUT is paid by recipients of telecommunications, video (including all means and methods of transmission), electric, and gas utility services, collected by the utilities as part of regular billing, and remitted to the City; and WHEREAS, the UUT will automatically expire on December 31, 2028; and WHEREAS, the UUT generates approximately seven million dollars ($7,000,000) annually for the City’s General Fund; and
WHEREAS, the City wishes to maintain vital services for thousands of Union City citizens every year; and
WHEREAS, extending voter-approved locally controlled funding with no increase in tax rate will maintain public safety, pothole repair and street maintenance, crime prevention, parks and recreation programs, and other city services with funding that cannot be taken by the State; and
WHEREAS, the public has indicated that maintaining 9-1-1 emergency response times and fire protection is a top priority; and
WHEREAS, continuing this local funding will help keep community police officers on the streets to maintain successful crime-fighting efforts that keep Union City residents safe; and
WHEREAS, Council wishes to prevent serious cuts to City services, which it would have to consider if another revenue source is not identified; and WHEREAS, voter-approved, locally controlled funding has helped maintain the City’s emergency reserves and fiscal stability; and
WHEREAS, by law, all funds from an extension of existing, voter-approved local funding must continue to stay in Union City to maintain local services – no funds can be taken by Sacramento or the federal government; and
WHEREAS, UUT revenues will continue to be included in the City’s annual financial statements and subject to an annual independent financial audit, with the audit made available to the public; and
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WHEREAS, Union City voters approved the UUT in November 2020; and WHEREAS, the UUT is and was always intended to apply to all means of transmission for video services, including transmission via the internet and streaming services. The immediately preceding sentence is declarative of existing law; and WHEREAS, the People of the City of Union City desire to extend the term of the UUT, without a rate increase, for an additional nine (9) year period.

NOW, THEREFORE, the People of the City of Union City do ordain as follows:

Section 1. Recitals.

The above recitals are true and correct and made a part of this Ordinance.

Section 2. Municipal Code Amendments.

Section 3.28.050, “Video users tax”, Subsection (A) “Video Users Tax Rate”, of the Union City Municipal Code is hereby amended to read as follows (deletions in strikethrough; additions in italics):

3.28.050 - Video users tax.

A. Video Users Tax Rate. There is hereby imposed a tax upon every person in the City using video services from a video provider video service supplier. The tax imposed by this section shall be at the rate of five percent of the charges made for such services and shall be collected from the service user by the video service supplier or its billing agent. There is a rebuttable presumption that video services that are billed to a billing or service address in the City are used, in whole or in part, within the City's boundaries, and such services are subject to taxation under this chapter. If the billing address of the service user is different from the service address, the service address of the service user shall be used for purposes of imposing the tax.

Section 3.28.250, “Termination of utility users tax” of the Union City Municipal Code is hereby amended to read as follows (deletions in strikethrough; additions in italics):

3.28.250 - Termination of utility users tax.

The levy of taxes as provided in this chapter shall expire on December 31, 2037, unless reenacted by a separate ordinance approved by a vote of the People of the City of Union City conducted pursuant to law. The termination of the levy of taxes as provided herein shall not terminate the obligation to pay taxes levied on services used prior to such date. Taxes levied prior to December 31, 2037, shall remain a debt payable to the City. All provisions of this chapter, except those relating to the levy of taxes, shall continue in full force and effect after such date.

Section 3. Severability.

If any provision of this Ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the Ordinance, including the application of such part or 253 of 330
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provision to other persons or circumstances, shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable.

The People of the City of Union City hereby declare that they would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.

Section 4. Amendment or Repeal.

Chapter 3.28 of Title 3 of the Union City Municipal Code may be repealed or amended by the City Council without a vote of the People. However, as required by Article XIII C of the California Constitution, voter approval is required for any amendment provision that would increase the rate of any tax levied pursuant to this Ordinance. The People of the City of Union City affirm that the following actions shall not constitute an increase of the rate of a tax:

A. The restoration of the rate of the tax to a rate that is no higher than that set by this Ordinance if the City Council has acted to reduce the rate of the tax; B. An action that interprets or clarifies the methodology of the tax or any definition applicable to the tax, so long as interpretation or clarification (even if contrary to some prior interpretation or clarification) is not inconsistent with the language of this Ordinance;
C. The establishment of a class of persons that is exempt or excepted from the tax or the discontinuation of any such exemption or exception other than the discontinuation of an exemption or exception specifically set forth in this Ordinance; and,
D. The collection of the tax imposed by this Ordinance, even if the City had for some period of time failed to collect the tax.

Section 5. Codification.

Following voter approval of this Ordinance, the City Clerk, in consultation with the City Attorney, is authorized and directed to codify the applicable provisions of this Ordinance in the Union City Municipal Code.

Section 6. Publication and Effective Date.

If this Ordinance is approved by a majority of the voters voting on the measure at the November 3, 2026, election, the Ordinance shall be considered adopted on the date the City Council declares the election results and shall take effect ten (10) days thereafter, pursuant to Elections Code Section 9217. Within fifteen (15) days after adoption, the City Clerk shall cause this Ordinance to be published once in The Fremont Argus, a newspaper of general circulation in Alameda County and circulated in the City of Union City, in accordance with Government Code Section 36933. 254 of 330
Item 4.2 Resolution Placing Ballot Measure
for Utility Users Tax Renewal on November
2026 Ballot
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2 • 1% cap on property tax
rates
• Assessed values cannot be
increased more than 2% per
year
• It took California cities
20 years to recover
• Cities now rely on multiple
tax and revenue sources
20 years to recover
Proposition 13 Changed Municipal Finance
256 of 330
3 Two Primary Sources
• 39% - Property Tax
• 21% - Sales Tax
22% Taxes Locally Approved
85% Revenues from Taxes
15% Remaining Sources
• Charges for Services
• Licenses & Permits
• Interest Earnings
• Other
Property Tax
Sales Tax
Sales Tax-Measure AA
UUT-Measure WW
Business License TaxMeasure QQ
Franchise Tax
Other Taxes
Charges for Services
Licenses & Permits
Interest Earnings
Other
General Fund Revenues – FY 2025-2026
$85.2M
257 of 330
4 61% Public Safety Expenses
• 44% - Police Services
• 17% - Fire Services
16% Administration
• City Council, City Clerk,
City Attorney, City Manager
& Environmental Services,
Finance, Human Resources
& Information Technology
City Council, City Clerk & City
Attorney
City Manager &
Environmental Services Finance, HR & IT
Police
$38.0M
Fire
$14.7M
Public Works Economic & Community
Development
Community & Recreation
Services
Other/Citywide Expenses
Capital Projects
General Fund Expenses – FY 2025-2026
$86.0M
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5 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Background
• Fall 2025:
• The City Council formed a Revenue Review Ad Hoc Subcommittee (the “Subcommittee”).
• The Subcommittee reviewed multiple revenue options, including a potential increase to the Landscape and Lighting District, a potential increase to the cannabis tax, and potential renewal of the expiring Utility Users Tax (the “UUT”), among others.
• The Subcommittee recommended to the Council to proceed with evaluating renewal of the expiring UUT.
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6 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Background
• March 10, 2026:
• City Council received community survey results regarding a potential UUT renewal and directed staff to return following community outreach.
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7 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Background
• June 23, 2026:
• City Council received report from staff regarding potential options for UUT renewal.
• City Council directed staff to prepare the documents necessary to place a UUT renewal measure on the ballot for voter consideration in November 2026.
• No rate increase.
• Nine year extension to December 31, 2037.
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8 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Proposed Ordinance
• Extends expiration date of the UUT from December 31, 2028 to December 31, 2037.
• Includes a minor revision that reflects existing law, changing term utilized for purposes of the video users tax.
• Maintains existing 5% rate.
• Maintains exemptions for low-income residents and senior citizens over the age of 70.
262 of 330
9 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Proposed Resolution – Ballot Question
“Union City Essential Services Extension Measure. To maintain critical city services, including 9-1-1 emergency response/paramedics/fire protection; street/pothole repair; neighborhood police patrols; crime/gun violence prevention programs; youth/senior programs; and other city services, shall the measure extending the City of Union City’s existing voter-approved utility users tax for 9 years at the current 5% rate (no increase), providing $7,000,000 annually, with senior/ low-income exemptions, annual audits, and all funds locally controlled, be adopted?”
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10 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Proposed Resolution – Timeline
• July 14, 2026: City Council adopts the proposed resolution calling an election and placing the BLT Ballot Measure for voter consideration. • July 28, 2026: Direct arguments for or against the BLT Ballot Measure due by 5:00 p.m. (Elections Code Sections 9282, 9286.) City Attorney Impartial Analysis due by 5:00 p.m. (Elections Code Section 9280.) • August 7, 2026: Rebuttal arguments due by 5:00 p.m. (Elections Code Section 9285.)
• November 3, 2026: Election.
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11 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Proposed Resolution – Argument
• The City Council may designate up to two Council members to draft and submit the ballot argument in favor of the measure and the rebuttal to any argument against the measure.
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12 Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot Fiscal Impact
• If the voters approve the proposed ballot measure, it would secure approximately $7 million annually in general fund revenue. 266 of 330
13 Recommendation - UUT
• Designate the person(s) responsible for preparing and submitting the ballot argument and rebuttal in favor of the proposed ballot measure and adopt the proposed resolution placing the proposed ballot measure on the ballot for the November 2026 election.

Item 4.2:

Resolution Placing Utility Users Tax Renewal on November 2026 Ballot 267 of 330
City Council Staff Report Page 1 of 4 July 14, 2026
Staff Report
Agenda Item No. 4.3
DATE: July 14, 2026
TO: Honorable Mayor and Members of the City Council
FROM: Joan Malloy, City Manager
SUBJECT: Adopt a Resolution Authorizing the City Manager to Execute the First Amendment to the Purchase and Sale Agreement with the California Department of Transportation (Caltrans) for the Route 84 Excess Properties

EXECUTIVE SUMMARY
As part of the Quarry Lakes Parkway project, the City entered into a Purchase and Sale Agreement with the California Department of Transportation (“Caltrans”) in 2019 for the property known as the Gateway site to facilitate construction of Quarry Lakes Parkway Phase 2 (“Segment 2”) and to sell the excess property for housing development. Due to several delays, staff recommends that the City Council adopt a resolution authorizing the City Manager to execute the First Amendment to the Purchase and Sale Agreement (Exhibit A) between the City of Union City and the California Department of Transportation for the Route 84 Excess Properties, in a form approved by the City Attorney, to extend the Agreement’s timeline.

STRATEGIC PLAN ALIGNMENT
This agenda item is aligned with the following:

Goal C, Strategy 2: Facilitate the buildout of the greater Station District Area through the construction of Quarry Lakes Parkway, completion of the pedestrian rail crossing, and implementation of the recommendations of the Southern Alameda County Regional Rail Integration Study to make the Station District a passenger rail hub served by ACE.

Goal C, Strategy 18: Facilitate the development of entitlements and closing on the sale of the Gateway property to generate revenue to fund the construction of Phases 3 and 4 of the Quarry Lakes Parkway.

BACKGROUND
The former State-owned Route 84 Excess Properties, or Gateway site, is a 36-acre collection of parcels roughly bounded by Osprey Drive, Alvarado-Niles Road, the Fremont city limit, and Old Alameda Creek. Caltrans previously secured the parcels for the 268 of 330
Agenda Item No. 4.3
City Council Staff Report Page 2 of 4 July 14, 2026
expansion of the Historic Route 84 Corridor. The former parkway project, planned for decades, was listed as a capital project in the 1986 local Measure B expenditure plan.

The Alameda County Transportation Authority – the predecessor to the Alameda County Transportation Commission (“Alameda CTC”) – assumed the project in 2003 and renamed it the East West Connector.

On March 22, 2018, Alameda CTC approved the City of Union City’s request to serve as the project sponsor for the East West Connector Project. As Project Sponsor, Union City assumed responsibility for the project’s design, right-of-way certification, and construction. On February 12, 2019, the City Council adopted Resolution No. 5444-19, authorizing the renaming of the East West Connector Project to the Quarry Lakes Parkway Project to reflect the roadway’s purpose as a local, multimodal corridor.

Soon after, the City Council adopted Resolution 5546-19 on July 9, 2019, authorizing the City to acquire the Gateway site from Caltrans. A Purchase and Sale Agreement (“PSA”) between Caltrans and Union City was executed on August 16, 2019, and is included as Exhibit B. The California Transportation Commission (“CTC”) authorized the conveyance of the former Route 84 Excess Properties to the City of Union City at its June 24, 2021 meeting (Tab 81, Ref# 2.4d(3)). The CTC memo for the action item is included as Exhibit C. The Director’s Grant Deed transferring ownership of the site from Caltrans to the City is included as Exhibit D.

The City is required to pay Caltrans the land cost payment for the purchase of the developable portion of the property, which may not be less than Caltrans’ appraised land value of $86,184,000. The land cost paid to Caltrans will be deposited into a Local Alternative Transportation Improvement Program (“LATIP”) account and distributed to LATIP projects approved by the CTC on December 30, 2009. Over $58 million of the LATIP is earmarked for projects that constitute the former East West Connector, including Decoto Complete Streets in Fremont ($16,400,000) and Quarry Lakes Parkway in Union City ($41,814,000). A list of the LATIP projects is included as Exhibit E.

Pursuant to the Surplus Lands Act, the City issued a Notice of Availability for approximately 25.4 acres of the Gateway site to qualified housing developers on June 28, 2021. City Ventures Homebuilding, LLC, submitted a statement of interest proposing to pay $90 million for the property. On December 14, 2021, City Council adopted Resolution 5874-21, approving an Exclusive Negotiating Rights Agreement (“ENA”) with City Ventures Homebuilding, LLC for the sale and development of that portion of the Gateway site.

The term of that ENA has been extended several times, most recently on April 28, 2026, when the City Council authorized extending the agreement to June 7, 2027, to continue good-faith negotiations on a Property Sale Agreement between the City and the developer. The extensions were also needed to ensure the City and its project team could progress toward the design and construction of Quarry Lakes Parkway, Phase 2 (Segment 2), the segment of the future multimodal corridor located between AlvaradoNiles Road and Old Alameda Creek and crossing through the Gateway site. Phase 2 includes realigning Quarry Lakes Drive closer to Old Alameda Creek, constructing a new Quarry Lakes Parkway, and modifying Alvarado-Niles Road. The Quarry Lakes Parkway Phase 2 Project Title Sheet is included as Exhibit F.
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Agenda Item No. 4.3
City Council Staff Report Page 3 of 4 July 14, 2026
The final design of Quarry Lakes Parkway Phase 2 will establish the boundaries of the Gateway site available for residential development, a step required to negotiate the terms of a Property Sale Agreement with City Ventures. Unfortunately, the final design of Phase 2 has been delayed by engineering challenges, design complexities, extended coordination with funding agencies, and prolonged coordination with regulatory agencies and other jurisdictions on stormwater treatment and environmental mitigation strategies, among other key challenges.

DISCUSSION
Pursuant to Section 1.3 of the PSA, the City is required to pay Caltrans the land cost payment no later than six years after the PSA is approved by the CTC, which gives the City and Caltrans until June 23, 2027, to complete the sale of the Gateway site. In late 2025, as it became apparent to staff that the PSA term would not provide enough time to complete the roadway construction or give the City and the developer adequate time to complete the land sale transaction, the City and its consultant contacted Caltrans staff to begin discussions on extending the term of sale identified in the PSA. By late June 2026, the City and Caltrans had mutually agreed on the terms of an amendment extending the term of sale, thereby ensuring that the roadway construction and land sale transaction could be completed.

The First Amendment to the Purchase and Sale Agreement extends the term of sale by six (6) years. Once the First Amendment is executed by both parties, the full deposit for the purchase price of the Route 84 Excess Properties will be due to Caltrans on June 23, 2033. The amendment also defines the fair market value of the Route 84 Excess Properties as the 2021 Caltrans-appraised land value of $86,184,000.

The term extension will provide the City and its project team with additional time to complete the design and construction of Quarry Lakes Parkway Phase 2. Staff currently anticipates that the final design, including the detailed preparation of final plans, specifications, and estimates (PS&E) for contract bidding, will be completed by late 2026.

Approval of construction funding from Alameda CTC is also anticipated by early 2027, with the construction contract awarded by mid-2027. Construction is anticipated to commence by late 2027, with the roadway expected to be completed by the end of 2029.

The term extension should also give the City adequate time to complete the land sale transaction with the prospective developer. Once the City Council authorizes the execution of this First Amendment, the City and the developer, City Ventures, will ramp up negotiations on the terms of a Property Sale Agreement. The City is also developing a tentative parcel map for the Quarry Lakes Parkway Phase 2 project, which will be used in the Property Sale Agreement with the developer to define the boundaries of the Gateway site available for sale and residential development. The City anticipates approval of the tentative parcel map by the Union City Planning Commission by late 2026.

Once the tentative parcel map is approved, the City can execute a Property Sale Agreement with the developer. As noted previously, the current ENA was extended to June 7, 2027, establishing a deadline for the City and the developer to define terms and execute the agreement. Upon execution of the Property Sale Agreement, the City and the 270 of 330
Agenda Item No. 4.3
City Council Staff Report Page 4 of 4 July 14, 2026
developer will complete the transaction and pay the land cost to Caltrans before the new term of sale expires on June 23, 2033.

FISCAL IMPACT
There is no fiscal impact to the City for approving this First Amendment to the Purchase and Sale Agreement and Caltrans.

RECOMMENDATION
Staff recommends that the City Council adopt a resolution authorizing the City Manager to execute the First Amendment to the Purchase and Sale Agreement for the Route 84 Excess Properties with the California Department of Transportation.

Prepared by: Jonathan Segarra, Management Analyst II
Submitted by: Marilou Ayupan, Public Works Director
Attachments

1. Draft Resolution

2. Exhibit A: First Amendment to the Purchase and Sale Agreement with Caltrans

3. Exhibit B: 2019 Purchase and Sale Agreement for the Route 84 Excess Properties

4. Exhibit C: 2021 California Transportation Commission Action Item Memo

5. Exhibit D: Director’s Grant Deed for the Route 84 Excess Properties

6. Exhibit E: LATIP List of Projects

7. Exhibit F: Quarry Lakes Parkway Phase 2 Project Title Sheet 271 of 330

Page 1 of 3 ends

RESOLUTION NO. 2026-XXX

ADOPT A RESOLUTION AUTHORIZING THE CITY MANAGER TO

EXECUTE THE FIRST AMENDMENT TO THE PURCHASE AND SALE

AGREEMENT WITH THE CALIFORNIA DEPARTMENT OF
TRANSPORTATION (CALTRANS) FOR THE ROUTE 84 EXCESS

PROPERTIES
WHEREAS, the former State-owned Route 84 Excess Properties, or Gateway Site, is a 36-acre collection of parcels roughly bound by Osprey Drive, Alvarado-Niles Road, the Fremont city limit, and Old Alameda Creek. The parcels were formerly secured by the California Department of Transportation (“Caltrans”) for the expansion of the Historic Route 84 Corridor. The Alameda County Transportation Authority – predecessor to the Alameda County Transportation Commission (“Alameda CTC”) – took over the project in 2003 and renamed it the East-West Connector; and WHEREAS, on March 22, 2018, the Alameda CTC approved the request from the City of Union City to be the project sponsor for the remaining phases of the I-880 to Mission Boulevard/East West Connector Project and to update the project description eligible for the remaining commitment from the 1986 Measure B Transportation Expenditure Plan to reflect the name change to “Quarry Lakes Parkway Project”; and WHEREAS, on February 12, 2019, the City Council adopted Resolution No. 5444- 19, which authorized renaming the East West Connector Project to the Quarry Lakes Parkway Project; and
WHEREAS, on July 9, 2019, the City Council adopted Resolution No. 5546-19, which authorized the City Manager to negotiate and execute a Purchase and Sale Agreement (“PSA”) with Caltrans for the purchase of the certain Route 84 Excess Properties referred to as the Gateway Site. That executed Purchase and Sale Agreement is attached as Exhibit B; and
WHEREAS, on Section 1.3, Term of Sale of the Purchase of Sale Agreement states that the full Purchase Price is due and payable by the City of Union City to Caltrans at a date no later than six (6) years following the approval of the Purchase and Sale Agreement by the California Transportation Commission (“CTC”); and WHEREAS, on June 23, 2021, the CTC approved Item 2.4d. (3), which approved the conveyance of the certain Route 84 Excess Properties referred to as the Gateway Site to the City of Union City making the full deposit of Purchase Price due on June 23, 2027. The CTC action item memo is attached as Exhibit C. On July 29, 2021, the City received the recorded Director’s Deed Grant transferring the Route 84 Excess Properties to the City of Union City. That Director’s Grant Deed is attached as Exhibit D; and WHEREAS, the City of Union City is required to pay Caltrans the land cost payment received for the purchase of the real estate property, which may not be less than Caltrans’ appraised land value of $86,184,000. The land cost paid to Caltrans will be deposited into a Local Alternative Transportation Improvement Program (“LATIP”) account and distributed to LATIP projects as approved by the CTC on December 30, 2009. Proceeds from the sale of the Caltrans parcels will fund the LATIP, of which $41.8 Million is for the Quarry Lakes Parkway project. The LATIP List of Projects is attached as 272 of 330
Resolution 2026-XXX
Approve First Amendment to Caltrans PSA

Page 2 of 3 ends

Exhibit E; and
WHEREAS, pursuant to the Surplus Lands Act, the City issued a Notice of Availability of approximately 25.4 acres of the Gateway Site for sale to qualified housing developers on June 28, 2021. City Ventures Homebuilding, LLC submitted a statement of interest by the deadline, proposing to pay Union City $90 million for the property; and WHEREAS, the City Council adopted Resolution 5874-21 approving an Exclusive Negotiating Rights Agreement (“ENA”) with City Ventures Homebuilding, LLC for the sale and development of a portion of the Gateway property on December 14, 2021. The term of that ENA has been extended several times, and most recently on April 28, 2026, when the City Council authorized the extension of the agreement to June 7, 2027 to continue good faith negotiations on a Property Sale Agreement between the City and the developer; and
WHEREAS, the extensions were also needed to ensure the City and it’s project team could progress toward the design and construction of Quarry Lakes Parkway, Phase (Segment) 2, which is the segment of the future multimodal corridor located between Alvarado-Niles Road and Old Alameda Creek and crosses through the Gateway Site.

Phase 2 includes realigning Quarry Lakes Drive closer to Old Alameda Creek, constructing new Quarry Lakes Parkway and modifying Alvarado-Niles Road. The Quarry Lakes Parkway Phase 2 Project Title Sheet is included as Exhibit F; and WHEREAS, the final design of Quarry Lakes Parkway Phase 2 will set the boundaries of the Gateway Site available for residential development, which is required to negotiate the terms of a Property Sale Agreement with City Ventures Homebuilding, LLC; and
WHEREAS, the final design of Quarry Lakes Parkway, Phase 2 has experienced delays due to engineering challenges, design complexities, extended coordination with funding agencies, and prolonged coordination with the regulatory agencies and other jurisdictions on stormwater treatment and environmental mitigation strategies, among other key challenges; and
WHEREAS, in late 2025, as it became apparent that the term of the Purchase and Sale Agreement would not provide enough time to complete roadway construction, nor provide the City and developer with adequate time to complete the land sale transaction, the City and its consultant contacted Caltrans staff to begin discussions on extending the term of sale identified in the Purchase and Sale Agreement. By late June 2026, the City and Caltrans staff mutually agreed on the terms of the amendment; and WHEREAS, the First Amendment of the Purchase and Sale Agreement between the City of Union City and Caltrans for the Route 84 Excess Properties revises the Agreement to extend the Term of Sale by six (6) years, requiring the full deposit of the purchase price of the Route 84 excess properties to be due to the California Department of Transportation on June 23, 2033; and:

WHEREAS, the First Amendment of the Purchase and Sale Agreement between the City of Union City and Caltrans defines the fair market value for the Route 84 Excess Properties as the Caltrans appraised land value of $86,184,000; and 273 of 330
Resolution 2026-XXX
Approve First Amendment to Caltrans PSA

Page 3 of 3 ends

WHEREAS, except as provided in the First Amendment, all other terms and conditions of the Purchase and Sale Agreement shall remain in full force and effect.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Union City hereby authorizes the City Manager to execute the First Amendment to the Purchase and Sale Agreement (Exhibit A) between with the California Department of Transportation for the Route 84 Excess Properties, in a form approved by the City Attorney.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union City at a regular meeting held on the 14th day of July 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:

GARY SINGH
Mayor
ATTESTED: APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk
KRISTOPHER J. KOKOTAYLO
City Attorney
Attachments:

1. Exhibit A: First Amendment to the Purchase and Sale Agreement with Caltrans

2. Exhibit B: 2019 Purchase and Sale Agreement for the Route 84 Excess Properties

3. Exhibit C: 2021 California Transportation Commission Action Item Memo

4. Exhibit D: 2021 Director’s Grant Deed for the Route 84 Excess Properties

5. Exhibit E: LATIP List of Projects

6. Exhibit F: Quarry Lakes Parkway Phase 2 Project Title Sheet 274 of 330

Page 1 of 4 ends

FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT
Between
City of Union City and
California Department of Transportation
This First Amendment to the Purchase and Sale Agreement (“Amendment”) is entered into by and between the City of Union City ("City") and the State of California, acting by and through its Department of Transportation ("Department") as of _ ___________, 2026

RECITALS
WHEREAS, the City and the Department entered into that certain Purchase and Sale Agreement (“Agreement”) effective August 16, 2019, which Agreement sets forth the terms and conditions for the Department’s sale to the City of certain State Route 84 Excess Properties; and
WHEREAS, Section 13.2 of said Agreement allows for
amendment or modification of the Agreement by writing executed by all parties; and
WHEREAS, difficulties financing land transactions like those contemplated by this Agreement continue as a result of market uncertainties and economic fluctuations; and
WHEREAS, the parties to this Agreement wish to extend
certain deadlines to reflect the unforeseen global pandemic and resulting market uncertainties and economic fluctuations and their impacts on the sale of the properties subject to this Agreement.

FIRST AMENDMENT
NOW, THEREFORE, City and Department now enter into this First Amendment to Purchase and Sale Agreement as follows:

1. Section 1.3 of the Agreement, is hereby amended to extend the term of the sale by six (6) additional years and shall now read as follows:

1.3 Term of Sale. The purchase of the Property shall be an all-cash transaction for the Property Purchase Price defined in Sections 2.1 below. Subject to the provisions of Section 4, the Property Purchase Price shall be paid over the course of twelve (12) years or sooner, as the Property is sold by City to third parties or as otherwise paid for by City, with the full Property Purchase Price due and payable by City to Department by a date no later than twelve (12) years following the approval of this Purchase and Sale Agreement by the 275 of 330

Page 2 of 4 ends

California Transportation Commission (CTC), which occurred on June 23, 2021.

2. Section 2 of the Agreement is hereby amended to add Section 2.2 Fair Market Value

2.2 Fair Market Value. “Property Purchase Price” as determined by the process defined in Section 2.1 is $86,184,000.

3. Section 5.1 of the Agreement is hereby amended and shall now read as follows:

5.1. In the event City fails to pay the full Purchase Price by the end of the 12-year term, specified in section 1.3 of this Agreement, Department may, at its option, either:
a. Subject to 4.2, exercise its Power of Termination as to the Property; or
b. With the written agreement of City, extend the time
for City to pay the Property Purchase Price for a
mutually agreeable time period contingent upon
City paying Department, subject to the exceptions
below, a fee equal to one percent (1%) of the
Parcel Purchase Price of the remaining unpaid-for
Parcels for each month payment of the full Parcel
Purchase Price is delayed beyond the12-year
payment due date set forth in Section 1.3. It is
understood and agreed that this entire fee, which
will be deposited into the LATIP account as
applicable, shall not be credited toward any Parcel
Purchase Price and must be paid in full prior to
Department’s Relinquishment of the Power of
Termination. This fee shall not apply to Parcels
that if on the 12-year payment due date the
Property is either: i) in escrow; or ii) the subject of a letter of intent to purchase or subject to an option
which reflects an anticipated date of sale within 90
days of the 12-year payment due date. If any
properties within (i) or (ii) have not closed escrow
within 180 days of the 12-year payment due date,
the fee shall begin to apply on the 181st day after
said due date unless the City surrenders the
property to the department before the 181st day
described above.
c. Prior to exercising its Power of Termination, the
Department shall provide the City with a written
notice of its intention to exercise its Power of
276 of 330

Page 3 of 4 ends

Termination on the Property. The City shall have ninety (90) days from the notice to pay Department the full Property Purchase price and any and all other funds owing by the 90th day from the Department’s notice, Department may exercise its Power of Termination as to the Property without any further notice or concern

4. This Amendment may be executed in counterparts, each of which will be deemed an original, but all of which together will constitute one and the same instrument, and a true and correct copy of this Amendment shall have the same force and effect of an original for all purposes allowed by law.

5. Except as provided for in this Amendment, all other terms and conditions of the Agreement shall remain in full force and effect.

6. By signing below, the parties represent and warrant that the person signing on behalf of each respective party is duly authorized to legally bind said party to the conditions herein.

Signatures on next page
277 of 330

Page 4 of 4 ends

IN WITNESS WHEREOF, the parties have executed this First Amendment to Purchase and Sale Agreement.

CALIFORNIA

DEPARTMENT OF

TRANSPORTATION
Date:

By
Julie McDaniel
Deputy District Director
Right of Way and Land Surveys
Approved as to Form:

Lucille Y. Baca
Assistant Chief Counsel
Dept. of Transportation, Legal
Division
CITY of UNION CITY
Date:

By
Joan Malloy, City Manager
Approved as to Form:

Kristopher Kokotaylo, City Attorney
Attachments: Purchase and Sales Agreement effective August 2019 278 of 330
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State of California California State Transportation Agency

DEPARTMENT OF TRANSPORTATION
“Provide a safe and reliable transportation network that serves all people and respects the environment.”

MEMORANDUM
To: CHAIR AND COMMISSIONERS CTC Meeting: June 23-24, 2021

CALIFORNIA TRANSPORTATION COMMISSION
From: STEVEN KECK, Chief Financial Officer
Reference Number: 2.4d.(3), Action Item
Prepared By: Kimberly Ellis Erickson, Chief
Division of Right of Way and Land Surveys
Subject: CONVEYANCE OF EXCESS STATE-OWNED REAL PROPERTY – UNION CITY ISSUE:

Should the California Transportation Commission (Commission) approve execution of a Director’s Deed to Union City?
RECOMMENDATION:

The California Department of Transportation (Department) recommends the Commission authorize execution of the Director’s Deed summarized below. The conveyance of excess State-owned real property is pursuant to Section 118 of the Streets and Highways Code.

The Director’s Deed included in this item involves an appraised fair market value of $86,184,000. All proceeds from this sale will be deposited into the State Route (SR) 84 Local Alternative Transportation Improvement Plan (LATIP); corresponding maps are attached. 308 of 330
CHAIR AND COMMISSIONERS Reference No.: 2.4d.(3)
CALIFORNIA TRANSPORTATION COMMISSION June 23-24, 2021

Page 2 of 3 ends

“Provide a safe and reliable transportation network that serves all people and respects the environment.”
DIRECTOR’S DEED:
01-04-ALA-238 PM 5.9X Union City
Disposal Unit #DD 034410-01-01 37.12 acres
Convey to: City of Union City $86,184,000
(Appraisal $86,184,000)
Direct sale. Parcel is being sold to a public agency for public purposes at the appraised value.

The properties comprising the disposal unit were purchased for the SR 84/238 Interchange which was part of the SR 84 Realignment Project. Disposal unit does not meet DGS’ criteria for Executive Orders N-06-19 or N-23-20.

BACKGROUND:

Beginning in the 1960’s and continuing into the 1970’s the Department began acquiring properties for the SR 84 Realignment Project. The SR 84 Realignment Project was rescinded by the Commission in 1980. In 1986, the voters of Alameda County passed Measure B, which provided funding for critical infrastructure transportation projects including the Historic Parkway project on SR 84. The Historic Parkway project proposed an improved link between Interstate I-880 (I-880) and SR 238. Due to local opposition, the Federal Highway Administration did not issue a Record of Decision for the Historic Parkway project. A Memorandum of Understanding was executed in 2007 between the Department, Alameda County Transportation Authority, Union City, and Fremont, which identified projects to replace the Historic Parkway project.

Legislation passed in 2008 created a separate LATIP for SR 84. The Commission approved the LATIP in 2009, providing funding from the sale of excess state-owned properties originally purchased for the SR 84 Realignment Project for projects identified in the LATIP. In 2018 Union City became the sponsor of the Quarry Lakes Parkway, previously known as the East-West Connector identified in the LATIP. Subsequently, Union City approached the Department requesting to purchase the excess land from the SR 84 Realignment Project. The Department and Union City executed a Purchase and Sale Agreement in 2019.

The sale will provide significant funding to projects identified in the LATIP including the Quarry Lakes Parkway, which will serve the public by providing a multi-modal transportation corridor connecting to the Union City Station District BART Station, Class 1 and Class 4 bicycle paths that will provide connectivity to regional parks and trails, affordable housing development, and other community amenities. 309 of 330
CHAIR AND COMMISSIONERS Reference No.: 2.4d.(3)
CALIFORNIA TRANSPORTATION COMMISSION June 23-24, 2021

Page 3 of 3 ends

“Provide a safe and reliable transportation network that serves all people and respects the environment.”
Additionally, there is strong support from both local agencies, and past and present government officials as indicated by the submission of various letters from the following:

Bill Quirk, Assemblymember Alameda County Transportation Commission City of Fremont City of Union City
East Bay Regional Park District San Joaquin Regional Rail Commission BENEFITS:
• The Department will fulfill its obligation to dispose of the excess properties generated by the rescission of SR 84.
• Union City’s purchase of the property will facilitate construction of the Quarry Lakes Parkway.
• Proceeds from the sale will benefit transportation projects in South Alameda County that are identified in the LATIP.
• The Department will be relieved of liability and maintenance expenditures associated with owning the properties and the labor support expenditures from administration of the existing tenancies.

Attachment:

Exhibit 1A – Parcel Maps
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CALIFORNIA STATE TRANSPORTATION AGENCY

DEPARTMENT OF TRANSPORTATION

RIGHT OF WAY
EXHIBIT "B" MAP
DD-034410-01-01
Coordinates and bearings
are on CCS 1927 Zone III.

Distances and stationing
are grid distances.

Multiply by 1.0000668 to
obtain ground distances.

Al I distances are in feet
unless otherwise noted.

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09/05/2019 04 ALA 238 5,9x
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ADOPT A RESOLUTION AUTHORIZING THE
CITY MANAGER TO EXECUTE THE FIRST
AMENDMENT TO THE PURCHASE AND
SALE AGREEMENT WITH THE
CALIFORNIA DEPARTMENT OF
TRANSPORTATION (CALTRANS) FOR THE
ROUTE 84 EXCESS PROPERTIES
City Manager Report, Item 4.3
Jonathan Segarra, Management Analyst II
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2 Strategic Plan Consistency
Goal C, Strategy 2: Facilitate the build out of the greater Station District Area through the construction of the Quarry Lakes Parkway, completion of the pedestrian rail crossing, and implementing the recommendations of the Southern Alameda County Regional Rail Integration Study to make the Station District a passenger rail hub served by ACE.

Caltrans PSA Amendment for Gateway Site
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3 Rte. 84 Excess Properties (“Gateway Site”) Timeline
§ 1960s/70s: Caltrans acquires properties for SR 84 Realignment Project § 1980: SR 84 Realignment Project rescinded by CTC
§ 1986: SR 84 parkway project (I-880 to SR 238) identified in 1986 Measure B § 2003: ACTA takes over former East-West Connector (EWC) project from Caltrans § 2009: Alameda CTC approves EIR for EWC; LATIP for excess Caltrans Route 84 properties (“Gateway Site”) approved by CTC
§ 2018: Alameda CTC names Union City as new project sponsor for EWC; later renamed named Quarry Lakes Parkway
§ 2019: PSA for the Gateway Site executed between City and Caltrans § 2021: CTC authorizes sale of Gateway Site to City; City executes ENA with City Ventures to purchase and develop land at Gateway Site
§ 2025: Quarry Lakes Parkway Phase 2 final design commences 323 of 330
4 Aerial View of Gateway Site
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5 Quarry Lakes Parkway Update
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6 Current PSA Terms
§ Purchase Price due to Caltrans by June 23, 2027
§ Purchase Price Amount: Caltrans’ appraised value ($86,184,000) § Proceeds from the sale fund the LATIP:

Caltrans PSA Amendment for Gateway Site
LATIP
Projec
t ID
Location Responsible
Agency
Improvement Name Estimated
LATIP
Balance or
Funds
1 Caltrans Land Deposit Frees $ 2,900,000
2 Fremont VTA I-880/262/Mission
Interchange
$ 7,350,000
3 Fremont Fremont Existing Route 84
Relinquishment
$17,720,000
4 Fremont &
Union City
Fremont
Union City
Decoto Complete Streets
Quarry Lakes Parkway
$16,400,000
$41,814,000
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7 Exclusive Negotiating Agreement (ENA) to Purchase Site § ENA w/ City Ventures Homebuilding, LLC
executed Dec. 14, 2021
§ $90 million proposed purchase price
§ 400 – 535 units; 25% affordable
§ Criteria for preserving historic resource area
§ ENA term most recently extended to June 7,
2027
§ Negotiations on Property Sale Agreement
dependent on completed design of
Quarry Lakes Parkway Phase 2
Caltrans PSA Amendment for Gateway Site
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8 Challenges to Quarry Lakes Parkway Phase 2 Design Project Caltrans PSA Amendment for Gateway Site
Roadway
Design
Stormwater
Drainage
Environmental
Mitigation
Regulatory
Permits
Project
Funding
- Updated EWC
designs to
“Complete
Streets”
standards
-Updated
geometrics &
R/W
-Extensive
hydrologic
analysis &
coordination w/
local, regional
agencies
-Relocated water
quality basins by
Old Alameda
Creek
-Evaluated
onsite
mitigation in
Old Alameda
Creek
-Coordination w/
neighboring
jurisdictions
-Extensive
coordination,
review, &
approval
process
with permit
agencies
-Evaluation of
offsite mitigation
-Extensive
coordination,
review, &
approval
process with
funding
agencies
-Secured
additional project
funding
(MTC RM3)
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9 Caltrans PSA Amendment for Gateway Site
New PSA Terms
§ Extends the Term of Sale by six (6) years.
§ Purchase Price now due to Caltrans by June 23, 2033
§ Memorializes Caltrans’ appraised value of $86,184,000 Impact on Roadway Project
§ Provides ample time to complete
design and construct Quarry
Lakes Parkway Phase 2.
§ Final Design Completed
before End of 2026
§ Construction Completed
before End of 2029
Impact on Development Project
§ Provides ample time to execute a
Property Sale Agreement and pay
purchase price to Caltrans.
§ Property Sale Agreement with
Developer before June 2027
§ Purchase Price Payment
before June 2033
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10 Recommendation
Staff recommends that the City Council adopt a resolution authorizing the City Manager to execute the First Amendment to the Purchase and Sale Agreement with the California
Department of Transportation (Caltrans) for the Route 84 Excess Properties.

Caltrans PSA Amendment for Gateway Site
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Union City City CouncilJuly 14, 2026

Union City City Council
July 14, 2026