On the agenda: Union City Planning Commission - Apr 03, 2025 — ALPR (Apr 7)

CITY OF UNION CITY
AGENDA FOR THE REGULAR PLANNING COMMISSION MEETING
ON THURSDAY, APRIL 3, 2025 7:00 PM
City Hall- Council Chamber
34009 Alvarado-Niles Road
Union City, CA 94587

1.

CALL TO ORDER:
A.

PLEDGE OF ALLEGIANCE

B.

ROLL CALL:

Chairperson Seyi McIelland; Vice Chairperson Ignacio Romero
Commissioners: Jo Ann Lew, Lee Guio, Prairna Gupta Garg
Alternates: Francisco Elizondo
2.

APPROVAL OF MINUTES:
A.

3.

Planning Commission minutes for Regular Meeting of February 20, 2025

ORAL COMMUNICATIONS:
(This is an opportunity for persons to speak on items not listed on the agenda. According to the California Government code the
commission is prohibited from taking any immediate action on an item which does not appear on the agenda.)

4.

WRITTEN COMMUNICATIONS:

5.

PUBLIC HEARINGS:

6.

A.

CONTINUED HEARINGS:

B.

NEW HEARINGS:

SUPPLEMENTAL STAFF REPORTS:
A.

CONTINUED REPORTS:

B.

NEW REPORTS:
1.

2024 General Plan and Housing Element Annual Progress Reports?Update

7.

ECONOMIC DEVELOPMENT REPORTS:

8.

COMMISSION MATTERS:

9.

A.

Follow-up on Planning Commission referrals to the City Council.

B.

Upcoming applications for the Regular Planning Commission meeting on April 17, 2025.

GOOD OF THE ORDER:

10.

ADJOURNMENT:

A complete agenda packet is available for review at City Hall or on our website www.unioncity.org
Any writings or documents provided to a majority of City Council or Planning Commission members regarding any item on this agenda will be
made available for public inspection at the City Clerk's Counter at City Hall, located at 34009 Alvarado-Niles Road, Union City, California,
during normal business hours.
Assistance will be provided to those requiring accommodations for disabilities in compliance with the Americans with Disabilities Act of 1990.
Interested person must request the accommodation at least two working days in advance of the meeting by calling (510) 675-5319.

Agenda Item

ATTACHMENTS:
Description

Type

PCMN-2025-0220 - Draft

Attachment

CITY OF UNION CITY
MINUTES FOR THE REGULAR PLANNING COMMISSION MEETING
ON THURSDAY, FEBRUARY 20, 2025 AT 7:04 P.M.
IN THE COUNCIL CHAMBERS OF CITY HALL
34009 ALVARADO-NILES ROAD
UNION CITY, CA 94587
1.

2.

CALL TO ORDER
A.

PLEDGE OF ALLEGIANCE

B.

ROLL CALL

PRESENT:

Vice Chairperson Seyi Mclelland, Commissioners Lee Guio,
Ignacio Romero, Amandeep Sandhu and Alternate Prairna
Gupta Garg

ABSENT:

Chairperson Jo Ann Lew and Alternate Francisco Elizando

STAFF:

Derek Farmer (Planning Manager); Alex Mog (Deputy City
Attorney); Tommy Cho (Principal Engineer); Sam Fluhmann
(Assistant Planner) and Tracey Barragan (Administrative
Assistant III)

ELECTION OF OFFICERS

Derek Farmer, Planning Manager detailed the process for nominations of Chair and Vice
Chair.
Commissioner Guio nominated Seyi Mclelland as the Chair of the Planning Commission.
Commissioner Romero seconded the nomination. There being no further nominations the
nominations are closed. Seyi Mclelland is elected the Chair of the Planning Commission
by voice vote.
Commissioner Guio nominated Ignacio Romero as the Vice Chair of the Planning
Commission. Chairperson Mclelland seconded the nomination. There being no further
nominations the nominations are closed. Ignacio Romero is elected the Vice Chair of
the Planning Commission by voice vote.
In response to Commissioner Sandhu who stated she spoke with Economic &
Development Director Carmela Campbell about the Election of Officers, Deputy City
Attorney Alex Mog was uncertain what conversation Commissioner Sandhu had with Ms.
Campbell, but the Planning Commission has the discretion to choose the Chair and Vice
Chair. There was a motion and second on the floor with the vote taken.
Commissioner Sandhu clarified her yes vote on the motion.
3.

APPROVAL OF MINUTES
A.

Planning Commission minutes for Regular Meeting of January 16, 2025

The regular Planning Commission minutes for January 16, 2025 were accepted as written.
4.

ORAL COMMUNICATIONS: None

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February 20, 2025

5.

WRITTEN COMMUNICATIONS: None

6.

PUBLIC HEARINGS
A.

CONTINUED HEARINGS: None

B.

NEW HEARINGS
1.

SULLIVAN S. SANTOS AND SURIYA MOHAMMAD, ON
BEHALF OF BASHIR AHMADI: ADMINISTRATIVE USE PERMIT
(AUP-24-001) AND ADMINISTRATIVE SITE DEVELOPMENT
REVIEW (ASD-24-007); Sullivan S. Santos and Suriya
Mohammad of 3 Ducks Preschool and Daycare, on behalf of
Bashir Ahmadi, Property Owner, is seeking Administrative Use
Permit (AUP-24-001) and Administrative Site Development
Review (ASD-24-007) approvals for a new 3 Ducks Preschool
& Daycare facility, in an existing 1,450 square-foot building,
construction of a new 1,070 square-foot playground, and
related site improvements on an existing 0.33-acre site located
at 3801 Smith Street (APN: 483-0015-088-00) within the VMU
(Village Mixed Use) Zoning District. CEQA Determination:
Staff is recommending that this project be considered
categorically exempt from the California Environmental
Quality Act (CEQA), per Section 15303, New Construction or
Conversion of Small Structures, Class 3, of the CEQA
Guidelines.

Commissioner Sandhu recused herself from public hearing, Item 6B (1) since she may have a
conflict of interest given the proximity of her residence to the property. She left the meeting at
this time.
Sam Fluhmann, Assistant Planner, provided a PowerPoint presentation for Sullivan S. Santos
and Suriya Mohammad, on behalf of Bashir Ahmadi, Administrative Use Permit (AUP-24-001)
and Administrative Site Development Review (ASD-24-007). Staff recommends the Planning
Commission adopt the attached resolution approving Administrative Use Permit (AUP-24-001)
and Administrative Site Development Review (ASD-24-007).
Commissioner Gupta Garg understood the site fence is six feet at the front and four feet on the
back, with an existing six-foot fence shown on the drawings. She asked if the existing fence will
be replaced with a lower fence at the rear pursuant to Sheet A-4.
Mr. Fluhmann suggested the architect provide clarification once the public hearing is open.
Commissioner Gupta Garg referenced the separation between the existing residence and the day
care facility at the time of use and asked if the path of travel for visitors will be separated from the
day care facility.
Mr. Farmer understood the path of travel will be through the front along Smith Street, but deferred
to the applicant since the intention of access to the day care is through the back. Access to the
residences through Smith Street is possible as well as out of the other route of travel, the cul-desac, and there are no restrictions in access to the residences as part of the project.
Commissioner Gupta Garg understood there will be a new fence at the front of Smith Street. She
asked if it will be only in front of the playground since it appears there is an opening at the concrete
driveway. Given that Smith Street is a thoroughfare, she expressed concern with the security and
safety of children.
Planning Commission Minutes
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February 20, 2025

Mr. Fluhmann explained there will be a six-foot high fence with bollards to protect children along
Smith Street and along the driveway with a gate to access the playground. The children will be
escorted by staff.
Commissioner Gupta Garg asked for assurance there will be safety measures taken into account
for the path of travel and that the children will be escorted at all times.
Vice Chair Romero referenced Smith Street and asked if there is any marking of any type the
applicant will provide either on the floor or elsewhere to indicate children will be dropped-off or
picked-up during the commute hours, and also asked if the traffic circulation will impact the
general public.
Mr. Fluhmann acknowledged the applicant initially proposed the children be dropped-off and
picked-up on Smith Street but once Randall Court was found to be an acceptable alternative, staff
determined that all drop-off and pick-up points will occur on Randall Court, which is why there is
a path on the side. The only time there will be a drop-off or pick-up on Smith Street will be for
handicap accessibility.
Mr. Farmer clarified there is no signage for this application. As part of the use permit and per the
Statement of Use, the applicant will have drop-offs in the morning, with point persons at each step
for the drop-offs and with someone from the facility at the corner of the cul-de-sac to escort people
through the path and someone to escort people directly into the day care facility. The day care
will also serve infants who will be either carried or strolled into the facility. No signage is part of
the application since staff and the City Engineer in working with the applicant team found there is
sufficient operation of people in the back and around the cul-de-sac bulb to address any safety
concerns.
Vice Chair Romero asked if the drop-offs at the rear will be provided any cover in the event of
inclement weather.
Mr. Fluhmann understood that no covering will be provided but there are trees towards the path
since the path shared a bit with a park. The applicant can be requested to provide umbrellas to
ensure children are covered.
Mr. Farmer added that Randall Court is a public street and there cannot be a private amenity in a
public right-of-way (ROW). No awnings or any coverings will be allowed to extend out to Randall
Court.
Vice Chair Romero asked if emergency services have been addressed.
Mr. Fluhmann confirmed emergency services will be able to access any part of the facility either
on Randall Court or on Smith Street.
Mr. Farmer identified the two points of access for emergency access, if needed.
Commissioner Guio commented he had visited the site and found that it looks good. He
referenced the right of the existing facility to be used and noticed a bunch of bushes. Even though
a fence will be installed, he expressed concern children can get into the bushes. He hoped the
area will be cleaned up.
Mr. Fluhmann explained as part of the playground conditions of approval, the applicant will be
required to obtain approval from the State Department of Social Services. The playground will
require building permits and the hedge issue can be resolved once the applicant goes through
the official process.
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February 20, 2025

Mr. Farmer stated there is a condition of approval which requires the applicant to submit a Final
Landscape Plan. The application falls within the realm of prescriptive measures pursuant to
Chapter 18.112 of the Union City Municipal Code (UCMC) but the concern will be noted in the
minutes and staff will ensure the issue is addressed at the time the applicant submits a Final
Landscape Plan.
Commissioner Guio referenced the drawings and understood there will be a six-foot high fence
around the playground and the entire facility with one side of the walkway 42-inches in height. He
asked for confirmation as to whether or not that is correct.
Mr. Fluhmann clarified that in front of 3801 Smith Street there will be a fence that will be 42-inches
in height. In addition, along the front of the residence at 3811 Smith Street, there will also be a
fence 42-inches in height. The fence material will be wrought iron with views through the fence.
He identified the start and end locations of the fence pursuant to the project plans.
Commissioner Guio commented he walks by the area occasionally and found the sliding gate at
the front always open. He hoped once the day care facility is in operation the gate will be closed.
Mr. Fluhmann suggested the applicant provide clarification on the status of the gate.
Commissioner Guio identified the Birdhaus operation located next door and asked if it will be an
issue.
Mr. Fluhmann reported the Police Department reviewed the application and other than initial
concerns with traffic on Smith Street, which are largely mitigated with the drop-offs and pick-ups
being moved to Randall Court, the Police Department has indicated no additional issues.
Mr. Farmer advised the Birdhaus operation is currently under entitlement review. There is a lot
of activity along Smith Street including the bird house operation and staff is looking at traffic
impacts related to several different current and pending applications. The Police Department
voiced no objections or comments about the Birdhaus operation in relation to the proposed day
care facility.
Commissioner Guio expressed concern with the hours of operation related to people walking
through the walkway after hours and picking up children after dark. He asked if there are any
lighting plans proposed for the area.
Mr. Fluhmann advised a couple of light poles will be positioned along the path to ensure the
pathway is well lit if drop-offs and pick-ups occurred during hours of darkness.
Mr. Farmer identified Public Works Condition 24, which reads: The applicant shall provide
adequate private lighting from Randall Court to the proposed rear entrance of the facility.
Commissioner Guio understood Americans with Disabilities Act (ADA) compliance will be required
for the area of the walkway off of Randall Court. He asked whether or not the area is currently
ADA compliant.
Mr. Farmer advised the Building Division is responsible for compliance with ADA and referenced
Condition of Approval 13, which reads: The applicant/property owner shall maintain all public and
exterior private improvements to be in compliance with the Americans with Disabilities Act (ADA).
Tommy Cho, Principal Engineer, described the area being discussed as sand-based, which is
non-ADA compliant in that the surface must consist of a firm and non-slip material to be ADA
compliant.
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February 20, 2025

Commissioner Guio understood the trash will be screened from the street but asked if the trash
area will be screened all the way around.
Mr. Fluhmann clarified the intention to have the trash screened from the street and screened on
all sides.
Commissioner Guio understood Knox Box(s) will be required on the building and asked if that is
a normal requirement for a day care facility.
Mr. Farmer identified Condition of Approval 20 which reads: New or existing Fire Department
Knox Box shall be provided at the main entrance of each building. He is uncertain if this is a
standard condition and stated that will have to be researched to see if it has also been conditioned
on other day care facilities.
Chair Mclelland understood the playground will be in front of one of the residential buildings and
asked why it is not being placed in front of the day care itself.
Mr. Fluhmann understood that the location of the playground is a design choice of the architect
and the applicant. The original idea for the playground was to place it in the rear of the lot but the
owner decided it should be in front of 3805 Smith Street.
Mr. Farmer explained this issue was discussed extensively with the owner/applicant team given
the location of a playground on the street. After back and forth with the applicant, the fencing and
bollards were required along Smith Street. Staff recognizes the playground location is not ideal
but the applicant has been in touch with the other residents on the lot and they are in agreement
with the placement of the playground. Staff determined as long as there is extra protection with
the bollards and supervision on the playground at all times by the day care staff, that will be
sufficient to recommend approval of the project.
Chair Mclelland understood the day care will be open seven days a week and while children may
not be using the playground at all times, she asked about potential noise impacts to the existing
residents given the playground will be up on the property.
Mr. Farmer reported all property owners within 300 feet of the property were noticed of the
application and staff has not received any comments about the project. He explained that there
is a balance of the various physical components of the site. Smith Street is a busier street with a
higher level of noise than a normal residential street. The property is within the Village Mixed Use
(VMU) Zoning District, and there are a lot of different uses along Smith Street, with single-family
residential a legal non-conforming use in the District. Due to the different uses, there is a little
higher noise component than found in regular single-family residential neighborhoods.
Chair Mclelland understood the idea of the day care but remained concerned with the playground
being right up on someone else’s property and with the day care in operation seven days a week.
Commissioner Gupta Garg reiterated her concern with the safety of the children, particularly when
crossing a concrete driveway where cars traveled. She asked if the applicant had considered
other areas for the playground and asked why the ADA stall could not be placed to the south and
the playground located directly adjacent to the building where it can be cordoned off.
Mr. Farmer suggested some of the questions be deferred to the applicant and reiterated the
considerations between the applicant and the existing residents, which has guided the placement
of different components. He reiterated the applicant agreed for the pick-ups and drop-offs to
occur along Randall Court, per the staff recommendation, but the applicant should clarify why
some of the various components had been selected.
PUBLIC HEARING OPENED

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February 20, 2025

Sullivan Santos, Designer/Architect, present via Zoom from Manila, Philippines, had little to add
beyond what staff had presented for the project but he welcomed any questions.
Commissioner Guio again asked if the sliding gate will be closed during the operation of the day
care facility.
Suriya Mohammad, Preschool Owner, clarified the gate will be closed.
Commissioner Guio asked the status of the Knox Box.
Mr. Santos acknowledged the Knox Box is a standard requirement.
Vice Chair Romero asked about the design and the reasoning for not flipping the location of the
playground and parking slot in front of the home.
Mr. Santos explained the size of the structure and the playground dictates how many children can
be accommodated by the day care facility. If the area is flipped, it will greatly limit the number of
children the facility can serve undermining the use of the facility, and the five-foot wide clear
walkway must be maintained in front of the building. The existing ADA walkway will serve as the
entrance directly from the publicly accessed street and it makes no sense to redesign it to provide
direct access. The size of the playground is the perfect size for the number of children to be
served in the day care facility.
Vice Chair Romero understood the drop-off location with fencing is where parents and children
were coming from the back and walking to the front, but to get into the facility they had to come
through the front side of the building, the side facing Smith Street, while all of the others are exits.
He asked for verification whether or not that is correct.
Mr. Santos identified the entry and exit at the rear of the building and where parents and children
may come directly through. Pursuant to the site plans, they had to identify the exits for Building
Code requirements. Pursuant to Sheet A.1.1, there is an entry at the front which is the main entry,
and because of the code, there needs to be at least one ADA-accessible entrance from the public
space with one at the back and two along the side of the existing driveway. Children will be coming
from Randall Cout and escorted by staff up to the one door. Pursuant to Sheet A.2, he again
identified the entry and exit locations and clarified only two exits are required but they provide
more than required in the event of an emergency. Children coming in from Randall Court will
enter through a rear door, which is the infant room, to be escorted by staff all the way until entering
the building.
Commissioner Gupta Garg understood the reasoning for not flipping the playground but asked if
the applicant can change the entry sequence for the day care facility.
Mr. Santos reiterated the access from Smith Street is required pursuant to the Building Code and
he again detailed the requirements for a minimum five-foot width in front of the building and under
a minimum four feet directly from the street. If using the area as the playground, they would still
have to keep the four-foot-wide walkway but will be left with almost no playground since access
must go directly to the door and it cannot be rerouted.
Commissioner Gupta Garg wanted to mitigate the cross traffic in the walkway and potential
conflicts between the children and vehicles.
Mr. Santos reiterated the gate will be closed during operations and the only time it will be open
will be in the event of an emergency or if a resident came in with their car, which activity will be
rare since residents will have to leave early in the morning and come back at the end of the day.
There will be little traffic coming in when the facility is in operation.
Planning Commission Minutes
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February 20, 2025

Commissioner Gupta Garg asked if the existing residents had any concerns with the day care
facility.
Mr. Santos noted the residents have been informed of the operation and agreed with how it will
operate along with the access in and out through the front gate.
Commissioner Gupta Garg asked in the event the ownership of the existing residences changed,
and if a future resident had an issue with the day care facility, how the applicant will resolve any
issues or whether a City standard will apply.
Mr. Santos understood there has to be some sort of easement or agreement for current residents.
Again, the existing residents have been notified of the application, which includes residents within
the 300-foot radius and the residences along Randall Court.
Mr. Farmer advised the entitlement for the Use Permit, if approved, runs with the property and
any future owner will be made aware of the permitted use.
Commissioner Gupta Garg asked for clarity on the fence height and whether it will be six feet in
height all around.
Mr. Santos explained the four foot fence surrounding the existing residence is not required to be
taller and the fence is there to separate the children coming in and out and from wandering into
the residence.
Chair Mclelland asked about the amount of time the children will potentially spend on the
playground on average during the day.
Ms. Mohammad advised the children will be in the playground around 45-minutes in the morning
and evening.
Chair Mclelland asked if the family living behind the playground are comfortable with the
playground and potential noise.
Ms. Mohammad confirmed that is the case.
PUBLIC HEARING CLOSED
Commissioner Gupta Garg understood the existing residents had no concerns with the existing
layout but asked if that had been provided in writing.
Mr. Farmer advised the owner of the property has to sign the application for the entitlement and
in order to file an application the City must have the signature of the property owner and/or
owners. That is the assurance the City has that the property owner in addition to any tenants or
other users on the property can file an application with the City. There are also standard noticing
requirements for the neighbors and that is part of the City’s due diligence to ensure the project
being proposed has the property owner’s permission.
Mr. Mog clarified the subject application is only one parcel of land.
Vice Chair Romero asked if the Planning Commission approval of the application will set a
precedent for others to do the same.
Mr. Farmer described the process as site-by-site consideration with every site reviewed
individually per its location, residence, neighbors, site characteristics and the like. Anyone may
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February 20, 2025

file for a Use Permit and staff will review whether the use is permitted outright or conditionally
permitted pursuant to the zoning district, with Planning Commission review of any Use Permit.
Commissioner Gupta Garg asked if there is a time limit for the Use Permit.
Mr. Mog explained a Conditional Use Permit runs with the land and will be forever as long as the
applicant complies with the conditions and the use has not become a nuisance. It is possible for
the Planning Commission to revoke a Use Permit if the use is found to be in violation of the City’s
conditions, or otherwise in violation of state law, which will involve a noticed public hearing
process, which has happened occasionally. He stated the City cannot have a set term on a Use
Permit.
Commissioner Gupta Garg asked if the application is approved whether it applies only to the
1,450 square feet of the facility. She asked if one of the residents wanted to demolish and build
something else, whether another day care or a commercial mixed-use building will be allowed
and if it will require additional review or be permitted.
Mr. Mog commented depending on what a property owner wants to do, it may already be
permitted. The City’s code lays out the requirements of what is permitted and what is not.
Demolition of a building, as an example, involves a ministerial approval. Expansions are done
administratively and larger expansions involve Planning Commission review. Staff and the
Planning Commission may take into consideration anything existing on the site. In this case, the
Planning Commission is considering the approval of an application for one parcel and using a
portion for the particular day care facility.
Mr. Farmer added that since the single-family residential uses along Smith Street are legal nonconforming uses and within the VMU Zoning District, if a single-family home is demolished, staff
will have to review the tenancy, and if vacant for some time, it may expire in terms of the legal
non-conformity, but such instances will be reviewed on a case-by-case basis.
Commissioner Guio moved that the Planning Commission adopt the attached resolution
approving Administrative Use Permit (AUP-24-001) and Administrative Site Development Review
(ADS-24-007), confirming this action and subject to the conditions as stated and the findings as
stated in the document.
Commissioner Gupta Garg seconded. A Roll Call vote was taken.
The motion passed 4-0.
7.

SUPPLEMENTAL STAFF REPORTS
A.

CONTINUED REPORTS: None

B.

NEW REPORTS: None

8.

ECONOMIC DEVELOPMENT REPORTS: None

9.

COMMISSION MATTERS
A.

Follow-Up on Planning Commission Referrals to the City Council

Mr. Farmer reported on February 6, 2025 the Planning Commission recommended approval of
Zoning Text Amendment AT-25-001, to rescind and replace the Accessory Dwelling Unit
Ordinance to the City Council with the City Council to consider the recommendation at a public
hearing scheduled for March 11, 2025.
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February 20, 2025

B.

Upcoming Applications for the Regular Planning Commission Meeting on
March 20, 2025

Mr. Farmer reported the Planning Commission meeting of March 6, 2025 has been canceled with
the next meeting scheduled for March 20, 2025. The Planning Commission may tentatively
consider a Use Permit and Site Development Review for the expansion of the Masjid Al-Huda
Mosque at 3880 Smith Street.
10.

GOOD OF THE ORDER

Vice Chair Romero announced International Women’s Day on March 8, 2025, and thanked
women for everything they did in the world making all the difference.
Commissioner Guio announced the Lions Club and Police Officers Association (POA) Crab Feed
at Southern Alameda County Buddhist Church on February 22, 2025, with tickets $80 per person
and the Senior Services Fair at the Ruggieri Center on February 26, 2025 from 9:30 to 10:30 a.m.
Mr. Farmer reported that resolutions have been attached to the Planning Commission packets to
allow Commissioners to review them prior to adoption and some of the content will be removed
from the staff report and placed in the resolution, such as the findings and conditions of approval,
in an effort to reduce duplication.
11.

ADJOURNMENT: 8:13 P.M.

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February 20, 2025

Agenda Item

ATTACHMENTS:
Description

Type

Staff Report

Staff Report

Attatchment 1 - City Council Resolution #2025-040

Attachment

Exhibit A - General Plan Annual Progress Report

Exhibit

Attachment 1 to Exhibit A - Summary table of General Plan Annual Progress Report

Attachment

Exhibit B - Housing Element Annual Progress Report

Exhibit

Presentation

Attachment

Agenda Item

DATE:

APRIL 3, 2025

TO:

PLANNING COMMISSION

FROM:

CARMELA CAMPBELL, ECONOMIC AND COMMUNITY
DEVELOPMENT DIRECTOR

SUBJECT:

2024 GENERAL PLAN AND HOUSING ELEMENT ANNUAL
PROGRESS REPORTS UPDATE

The City Council held a public hearing and adopted the attached resolution (Attachment 1)
accepting a report on the General Plan Annual Progress Report (“GP APR”) (Exhibit A) and the
Housing Element Annual Progress Report (“HE APR”) (Exhibit B). Staff is presenting the 2024
General Plan and Housing Element Annual Progress Reports (APRs) to the Planning
Commission for informational purposes.
I. BACKGROUND
California Government Code Section 65300 requires each city and county to adopt a general plan
for the physical development of the jurisdiction. On December 10, 2019, the City Council adopted
the Union City 2040 General Plan. The Housing Element, a plan to meet the existing and projected
housing needs, is one of several mandated elements of a general plan. The City’s Housing
Element for the 6th cycle, which covers the period from 2023 to 2031, was adopted on May 23,
2023.
Consistent with California Government Code Section 65400(a)(2), the City is required to submit
the GP APR and HE APR to the Governor's Office of Land Use and Climate Innovation, and to
the California Department of Housing and Community Development by the April 1st deadline. The
State requires the reports be presented for review and acceptance by the City’s legislative body,
which is the City Council. Due to delays in the gathering of necessary data from multiple City
departments and the requirement to have the Council accept the reports prior to the April 1, 2025,
State submission deadline, these reports first were considered by the City Council. Therefore, the
traditional Planning Commission action recommending acceptance of the reports to the City
Council did not occur with this cycle.
On March 25, 2025, the reports were presented to the City Council at a publicly noticed hearing
so that members of the public may be informed of the progress on the City’s goals, as laid out in
the 2040 General Plan. Similarly, Implementation Program HE-1.K of the Housing Element
includes a requirement that the City prepare an annual progress report to review the progress of
meeting housing needs and implementation objectives of the Housing Element and to present the
report to the City Council at a public hearing. Although not required by State law, staff are also
bringing these reports to the Planning Commission as an informational item because the
implementation programs include land use and housing components.

The GP APR (Exhibit A) addresses several components including the City’s compliance with
General Plan implementation programs, notable General Plan and Zoning amendments, and an
overview of any required tribal consultation as required by State law when a General Plan
amendment is proposed.
The HE APR (Exhibit B) includes the progress in meeting its share of regional housing needs and
the City’s consistency with implementation programs included in 6th Cycle 2023-2031 Housing
Element. The HE APR is prepared using standards, forms, and definitions adopted by the
Department of Housing and Community Development.
II. DISCUSSION
Attached to this staff report is the City’s 2024 GP APR, labeled Exhibit A, and the HE APR, labeled
Exhibit B. The contents of the reports are briefly summarized in sections A and B below.
A. General Plan Annual Progress Report
Consistency with State General Plan Guidelines
The Background section of the GP APR describes the process of shaping the 2040 General Plan
and the implementation programs to guide the plan’s goals.
Status of the General Plan Implementation Progress
The GP APR provides the status of the 2040 General Plan’s implementation programs. The status
is provided in the GP APR Summary Table, Attachment 1 to Exhibit A, which provides a list of
programs that implement each element. There are a total of 116 implementation programs, which
implement the General Plan’s nine (9) elements. Several of the implementation programs have
been completed. A description of the notable progress implementing the General Plan in 2024 is
highlighted below for each element.
Economic Development
• ED - 1. A - Economic Development Strategic Plan. An update to the Economic Development
Strategic Plan is in progress. The revised plan will encompass updated demographic data,
business sector trends, employment patterns, non-residential land supply, and stakeholder
outreach, culminating in the development of new economic goals, strategies, a comprehensive
outcomes measurement matrix, and an actionable work plan. Completion of the Economic
Development Strategic Plan is anticipated for Fall 2025.
• ED - 4. A - High-Speed Internet Program. The IT Department has incorporated the HighSpeed Internet Program into their work plan and Public Works staff is incorporating upgrades
into City projects, where appropriate. The Union City Blvd Bike Lane Project includes an
upgrade to an existing interconnect cable with fiber optic cables from Smith Street to Lowry
Road, with a central hub located inside Mark Green Sports Center. A secondary high-speed
wireless connection to the central hubs is in progress. Economic Development Staff will
continue to identify business needs for enhanced fiber optic and/or wireless 5G options.
• ED - 5. A - Warehouse Transformation Strategy. One aspect of the City's "Warehouse
Transformation Strategy" was an update to the City's Business License Tax rates, which the
voters approved in 2024, to ensure that warehouse uses paid their fair share. The updated
business license tax rates will begin to be applied in Spring 2025.

• ED - 7. A - Business Outreach Program. Staff worked with several businesses and property
owners in 2024 on business retention and attraction, and support on a variety of issues
including homelessness. Economic Development staff provided support to businesses through
coordination with other City departments and outside agencies such as Union Pacific Railroad
to address encampments and related impacts. Economic Development staff also participates
in the City's Homeless Task Force and functions as a liaison to Union City businesses in this
role.
Health & Quality of Life
• HQL-2.A - Parks and Recreation Master Plan. Staff from Community and Recreation
Services and the Public Works Department issued a Request for Proposals (RFP) to hire a
consultant to update the City's Park and Recreation Master Plan. In late 2024, CRS and Public
Works staff reviewed proposals from four qualified applicants. Interviews with the candidates
will be held to inform selection of a consultant in Spring 2025.
• HQL-4.C - Public Service Needs Assessment and Funding Strategy. An update to the
Needs Assessment was prepared and approved by the City Council in 2023. The Needs
Assessment was utilized to establish priorities as part of the FY 24-25 CDBG Annual Action
Plan.
The
document
can
be
accessed
on-line
at
https://www.unioncity.org/DocumentCenter/View/11907/AAP-2024-2025---UC-Final
Community Design
• CD-6.B - Mural Program. In 2024, five utility boxes in Union City were painted with murals.
The locations of the utility boxes are as follows: 1) intersections of Perry Road & Decoto Road,
2) Mission Boulevard & Decoto Road, 3) Mission Boulevard & Whipple Road, 4) Western
Avenue & Alvarado-Niles Road, and 5) Alvarado-Niles Road & Dowe Avenue.
Mobility
• M-1.A - Complete Street Design Standards. The City incorporates Complete Streets
design standards into street resurfacing projects, when feasible. Recent projects include Dyer
Street and Decoto Road. Upcoming projects, such as bike lanes on Union City Boulevard
and Quarry Lakes Parkway, will expand the adoption of these standards, and will include
features for bike signals, Class I bike paths (off-road pathways for cyclists and pedestrians),
and Class IV separated bikeways (dedicated lanes for cyclists, protected from vehicular
traffic by barriers such as flexible posts, planters, parked vehicles, or curbs).
• M-3.B - Bus Service to Connect Employment Centers to Intermodal. Union City Transit
updated its schedules and services in August 2024 according to plan. Schedule adjustments
now coincide with the new August BART schedules. Two changes to the Union City Transit
service include publishing the Route 8, New Haven Unified District (NHUSD) sponsored
service in the public schedule, and expanding the Flea (Flexible, Local, Easy, Access) micro
transit service to almost all parts of Union City east of I-880.
• M-2.B - ADA Transition Plan-related Improvements. In 2024, all wheelchair ramps were
updated to meet current ADA requirements as part of the Decoto Road Pavement Overlay
Project, from the Alameda Creek Bridge to just past the Oakland Subdivision Railroad Tracks
at the BART Overhead bridge. In addition, the City conditions all private projects to meet ADA

requirements and has a recurring sidewalk replacement project to remove tripping hazards in
the Public right of way.
Safety
• S-2.B - Local Hazard Mitigation Plan & S-6 A – External Adaptation Coordination. The
City, in partnership with the City of Newark, City of Fremont, and Special Districts Alameda
County Water District (ACWD) and Union Sanitary District (USD), prepared a multijurisdictional Local Hazard Mitigation Plan and submitted the plan to Federal Emergency
Management Agency (FEMA) and California Office of Emergency Services (Cal OES) for
review and approval. The LHMP was completed and approved by FEMA and Cal OES on
August 23, 2024.
• S-2.G Emergency Shelter Guidelines & S-2.H - Implementation of Assembly Bill (AB) 747
and Senate Bill (SB) 99. In 2024, the City Released an RFP to update the Comprehensive
Emergency Management Plan (CEMP) and selected contractor Howell Consulting. The City
is currently in the process of updating the CEMP plan including updates focused on compliance
with Assembly Bill (AB) 747 and Senate Bill (SB) 99. The updates also include Annex for
sheltering that will address planning around the needs of those with disabilities and others with
access or functional needs and pets. The City anticipates presenting the updated CEMP plan
to City Council for adoption by the end of the calendar year.
Public Facilities
• PF-9.D - Assess Police Department Facilities and Equipment Needs. Aligning with Goal
C, Strategy 13, Goal C. Economic, Community Development and Public Safety of the City of
Union City's Strategic Plan, the Police Department has purchased essential equipment which
enhances community needs. These items include the Peregrine analysis program and Flock
ALPR system. UCPD continues to integrate the Peregrine analysis program and the Flock
ALPR system into our strategic policing model. UCPD continues to assess and propose
additional enhancements.
Resource Conservation
• RC-7.A - Update the Climate Action Plan. In 2024, the City began progressing its efforts to
update the Climate Action Plan (CAP). Staff is evaluating proposals for the CAP update and
anticipates having a consultant on board by Spring 2025. The City will ensure the CAP Update
not only meets local climate objectives but also aligns with broader regional and state policies.
Special Areas
• SA-1.B - Funding for Station District Public Improvements. In 2024, Union Pacific (UP)
and the California Public Utilities Commission (CPUC) approved the City's request to phase
the Station District Public Improvements project. This allows the At-Grade Pedestrian Crossing
at BART component to go to bid in early 2025, while the Decoto Road Oakland Subdivision
work undergoes agency approval. Additionally, the City plans to replace concrete panels at the
Oakland Subdivision as a stand-alone project in Summer 2025. Funding for the project includes
$3 million from the Safe Routes to BART (SR2B) grant, $3 million from Regional Measure 3
(RM 3), and $1.17 million from Local Funds (Measure BB & RDA Bonds).
General Plan and Zoning Amendments

2024 General Plan Amendments
In 2024, the City processed the following general plan amendments:
• City-initiated amendments were made to the General Plan Land Use Diagram for multiple sites
throughout the City. The purpose of the General Plan amendments were to align designations
with current and historic property uses as well as property lines.
• The City approved the demolition of an existing fuel dispensing station and construction of a
Chevron/Power Market. The site, initially within the Union Landing Commercial (CUL) Zoning
District where service stations are not permitted, was rezoned to Community Commercial (CC),
which allows service stations as a conditionally permitted use to facilitate the project. To ensure
consistency, General Plan amendments were also approved to update the Land Use Diagram,
re-designating the site from Regional Retail Commercial to Retail Commercial, a land use
designation that accommodates smaller-scale commercial uses.
2024 Zoning Map Amendments
In 2024, the City processed the following zoning map amendments:
• In compliance with State law, several parcels were rezoned for consistency with the 2040 GP
and to also align designations with current and historic property uses as well as property lines.
• The City approved a Zoning Map amendment to rezone a site from Union Landing Commercial
(CUL) to Community Commercial (CC), where service stations are conditionally permitted, to
facilitate the renovation of an existing service station and convenience store.
Consultation with California Native American Tribes
Chapter 905 of the Statutes of 2004 requires that when preparing or amending a general plan or
adopting a specific plan, opportunities for involvement of citizens of the California Native American
tribes must be provided by cities and counties. For updates to the City-initiated Zoning and
General Plan amendments, the City sent out notices to Native American tribes but did not receive
any requests for consultation. For the Chevron/Power Market project, letters were sent to 11 tribal
representatives notifying them of the proposed amendments. Corrina Gould, Tribal Chair of the
Confederated Villages of Lisjan (Ohlone) Nation, responded requesting documents related to the
project and to be notified if a discovery is made that may be of Native American origin; the City
complied with these requests.

B. Housing Element Annual Progress Report
The HE APR provides progress on housing development and housing-related programs for 2024.
The State requires detailed and specific reporting of the City’s progress in meeting its share of
the regional housing need allocation (RHNA).
In addition to the progress in meeting its share of regional housing needs, the reporting
requirements address information related to discretionary applications for new housing
development, compliance with various state requirements including identification of the City’s
surplus lands and projects that were processed consistent with SB 35, and status on State grants
that the City received. Please note that there were several of these items that the City did not
have anything to report on. Only sheets that the City did have something to report on are attached
to this staff report.

The HE APR tracks housing progress by reporting on the number of discretionary housing
applications submitted and building permits issued and/or received their final inspection. For
housing projects completed or building permits issued/finaled, the reporting requires the units to
be broken into affordability categories based on Area Median Income (AMI) for households. The
categories include: Very Low Income (0-50% AMI), Low Income (50%-80% AMI), Moderate (80%120% AMI), and Above-moderate (Above 120% AMI). AMI for 2024 for a family of four is broken
down as follows:
• Very Low Income was between $0–$77,850,
• Low Income was between $77,850- $120,800,
• Moderate Income was between $120,800 - $186,850, and
• Above-moderate Income was $186,850or more.
For 2024, the City issued building permits for 49 units including 10 Very Low-Income units, 10
Low-income units, ten 10 Moderate Income units, and nineteen 19 Above-moderate income units.
All of the Very Low-Income, Low-Income, and Moderate-Income units were accessory dwelling
units (ADUs). The breakdown of affordability for ADUs was based on feedback from the State
Housing and Community Development Department. The Above-moderate units were associated
with permits issued for 19 single family residences including several permits issued associated
with the Turk Island project located in the 511 neighborhood.
The Planning Division also approved 75 residential units within the Station East Mixed Use
Residential Development, including 47 rental apartments and 28 townhomes, which are
categorized as moderate-income and above-moderate-income. Additionally, a project for 80
single-family units at the end of Appian Way was deemed complete and is entering the
environmental review phase.
As part of the HE APR, a Housing Programs Progress Report is also included that summarizes
implementation of the Housing Element programs.
A description of the notable progress implementing the Housing Element is highlighted below.
• HE-1.J - Facilitate Site Consolidation. Initial outreach to property owners who had parcels
that could be consolidated in the Housing Element Sites Inventory was completed as part of
the 6th Cycle Housing Element process (i.e., FY 23/24). The property owner for one of these
sites, located at 35124 & 35136 Alvarado Niles Road (site LM-3), submitted a preliminary
application for a 100-percent affordable housing development project comprising 103 units.
The City is awaiting the submittal of a formal application.
• HE-5.B - Code Enforcement. The City continues to utilize code enforcement to facilitate the
rehabilitation of substandard residential properties. In 2024, a total of 279 code enforcement
cases were successfully closed.
• HE-7.B - Partnerships to Address Homeless Needs. The City partnered with Hayward and
Bay Area Community Services (BACS), to acquire and rehabilitate a single-family home for
supportive housing. The City applied for the State Homekey program and received a
conditional award of Homekey funds in November 2023. In November 2024, the City worked
with the State and its partners to finalize a Standard Agreement and Restrictive Covenant. The
Homekey funds supported the acquisition and rehabilitation of the project, and the City

explored additional funding sources, including federal HOME dollars, to subsidize supportive
services. Additionally, the City participates in the bi-annual, county-wide homeless count, with
the most recent Point-in-Time (PIT) count completed in January 2024. The most recent PIT
report was released in May 2024.

III. Next Steps
Staff will submit the GP APR and the HE APR to the Governor's Office of Land Use and Climate
Innovation and California Department of Housing and Community Development, by the April 1st
deadline.

IV. RECOMMENDATION
Staff recommends that the Planning Commission hold a meeting to review the 2024 GP
APR and HE APR and allow staff to provide clarity on any questions the Planning
Commission may have.

Prepared by
Natalie Dean, Associate Planner
Submitted by
Natalie Dean, Associate Planner
ATTACHMENTS:
•

Attachment 1 City Council Resolution

•

Exhibit A General Plan Annual Progress Report

•

Exhibit B Housing Element Annual Progress Report

Docusign Envelope ID: A8AE2F35-C0D4-463D-B15D-0778D8E4EF43

Attachment 1

RESOLUTION No. 2025-040
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
UNION CITY ACCEPTING THE 2024 GENERAL PLAN
ANNUAL PROGRESS REPORT AND THE 2024 HOUSING
ELEMENT ANNUAL PROGRESS REPORT
WHEREAS, a General Plan Annual Progress Report (“GP APR”) and a Housing
Element Annual Progress Report (“HE APR”) were prepared for calendar year 2024,
labeled Exhibit A and Exhibit B, respectively, attached hereto and made a part hereof;
and
WHEREAS, consistent with California Government Code Section 65400(a)(2), the
City is required to prepare and submit the reports to the Governor's Office of Land Use
and Climate Innovation and to the California Department of Housing and Community
Development by the April 1, 2024, deadline; and
WHEREAS, Implementation Program HE-1.K of the Housing Element also
requires an annual progress report be prepared to review the progress of meeting housing
needs and implementation objectives of the Housing Element as well as a public hearing
be held by the City Council; and
WHEREAS, a duly advertised public hearing was held before the City Council of
the City of Union City on March 25, 2025, to consider the GP APR and HE APR and at
which time all interested parties had the opportunity to be heard.
NOW, THEREFORE, BE IT RESOLVED that the City Council of Union City hereby
accepts the 2024 General Plan Annual Progress Report and the 2024 Housing Annual
Progress Report.

Docusign Envelope ID: A8AE2F35-C0D4-463D-B15D-0778D8E4EF43

Resolution No. 2025-040
Accepting 2024 General Plan Annual Progress Report and Housing Element Annual Progress Report

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Union
City at a regular meeting held on the 25th day of March 2025 by the following vote:
AYES:

Councilmembers Nishihira,
Sakakihara, and Mayor Singh

NOES:

None

ABSENT:

None

ABSTAIN:

None

Patiño,

Wang,

Vice

Mayor

APPROVED:

GARY SINGH
Mayor

ATTESTED:

APPROVED AS TO FORM:

THAI NAM N. PHAM
City Clerk

KRISTOPHER J. KOKOTAYLO
City Attorney

3/26/2025

Attachments:
1. Exhibit A – 2024 General Plan Annual Progress Report (“GP APR”)
2. Exhibit B – 2024 Housing Element Annual Progress Report (“HE APR”)

Page 2 of 2

EXHIBIT A

City of Union City
General Plan Annual Progress Report
2024

Reviewed by:
City of Union City, City Council on March 25, 2025

Submitted by:

Carmela Campbell, Economic &
Community Development Director

Introduction and Purpose
California Government Code Section 65400 mandates local planning agencies to:
“Investigate and make recommendations to the legislative body regarding reasonable and
practical means for implementing the general plan or element of the general plan, so that
it will serve as an effective guide for orderly growth and development, preservation and
conservation of open- space land and natural resources, and the efficient expenditure of
public funds relating to the subjects addressed in the general plan.” An annual report must
be prepared and accepted by the City of Union City ( “ C i t y ” ) Council and
submitted to the State of California Office of Planning and Research and
Department of Housing and Community Development (HCD), by April 1st of each
year.
The purpose of this report is to meet the requirements of State law, as well as to inform
the Planning Commission, City Council, and the community of the status of the
implementation of the General Plan. Since many of the factors and issues that the
General Plan addresses change from year to year, an annual review and reporting of
implementation will help ensure the City is moving forward to achieve the Plan’s
vision.
This report covers the reporting period from January 1, 2024 – December 31, 2024.

2

Table of Contents
Introduction and Purpose ..................................................................................................... 2
General Plan Background ..................................................................................................... 4
Consistency with State General Plan Guidelines ............................................................ 4
Status of the General Plan Implementation Progress .................................................... 6
General Plan and Development Code Amendments ...................................................... 7
Consultation with California Native American Tribes ................................................... 10

3

General Plan Background
Consistency with State General Plan Guidelines
The General Plan was prepared using the State’s General Plan Guidelines (Government
Code 65040.2). The last comprehensive update was approved by the City Council on
December 10, 2019. The document contains goals and policies upon which the City
Council, Planning Commission, and City staff will base their decisions. The general plan
lays out a plan “for the physical development of the city and any land outside its
boundaries that bears relation to its planning” (California Government Code Section
65300). The horizon year for Union City’s General Plan is 2040.
The 2040 General Plan was shaped over a four-year period by an extensive public
outreach process that included over 65 meetings with residents, business owners,
commissions, committees, and decision-makers. The 2040 General Plan describes the
community’s vision, and contains the goals, policies, and implementation programs to
achieve that vision. California State Law requires every city and county to adopt a general
plan that serves as the jurisdiction’s “constitution” or “blueprint” for development. All
specific plans, subdivisions, public works projects, and zoning decisions must be
consistent with a local jurisdiction’s general plan. It also provides guidance on how other
City ordinances, plans, and programs should be updated to implement the City’s General
Plan policies.
Government Code section 65302 requires general plans to include seven elements which
are listed below along with the corresponding Union City General Plan element in
parenthesis:
•

Land Use Element (Chapter 3 – Land Use Element);

•

Circulation Element (Chapter 5 – Mobility Element);

•

Conservation Element (Chapter 8 – Resource Conservation);

•

Open Space Element (Chapter 8 – Resource Conservation);

•

Noise Element (Chapter 6 – Safety Element);

•

Safety Element (Chapter 6 – Safety Element);

•

Environmental justice (Chapter 2 – Health and Quality of Life); and

•

Housing Element (under a separate cover from the General Plan).
4

The General Plan also includes five optional elements: Economic Development (Chapter
1), Health and Quality of Life (Chapter 2), Community Design (Chapter 4), Public
Facilities and Services (Chapter 7), and Special Areas (Chapter 11).
Specific implementation programs are contained in each element and summarized in
Chapter 10, “Implementation Programs” for ease of review. The General Plan APR
Summary Table (Attachment 1) provides the progress toward implementing the various
programs.

5

Status of the General Plan Implementation Progress
The City made progress on various General Plan Implementation programs in 2024. For
ease of reference, the implementation programs are listed by element in the General Plan
APR Summary Table (Attachment 1). The table summarizes the implementation progress
of the various elements of the General Plan during calendar year 2024.
To move forward on policies that support the goals of the General Plan, a focus on the
Implementation Programs was imperative. Progress was made toward the goals in all
General Plan elements.
Station District Specific Plan – SA-1.C
In 2024, the City approved modifications to previously approved major development
applications, which was Planning Area 2 of the Station East Subarea of the Station District
Specific Plan (SDSP) area. The 2021 approval for the included 136 condominium units on
PA 2 in two five-story mixed use buildings; in 2023, an amendment to the Station East
Project included 159 rental units on PA 2 in a mixed-use building. The currently approved
project will include 75 units comprised of 28 condominium units, 47 rental units, and
9,466 square feet of retail in a 5-story mixed use building. Despite a reduction in units,
the reduction in the number of units in Station East is consistent with the City’s adopted
general plan, including the Housing Element. The sites identified in the Housing
Element, including the reduction in the number of units in Station East, are adequate to
accommodate the Regional Housing Need Allocation (RHNA) for the 2023-2031 planning
period Projects in Station East. The project will also be subject to the General Plan’s
implementation programs including but not limited to M-5.A, Station District
Transportation Demand Management Strategies, SA-1.E, Station District Streetscape Master
Plan, and LU.3.A, Update Mixed Use Regulations in Municipal Code for streamlined
permitting.
Design Criteria for Shopping Centers – CD-1.A
In Fall of 2024, Planning Division staff began an update to Chapter 18.36, Commercial
Districts. The update will include new design criteria and performance standards to
ensure future commercial developments are well-designed and accommodate a variety
of uses.

6

Update the Climate Action Plan - RC-7.A
In 2024, the City of Union City commenced a focused effort to update its Climate Action
Plan (CAP). At present, City staff are actively evaluating the proposals submitted for the
CAP update and anticipate selecting a consultant by Spring 2025.
The City will ensure the revised CAP not only aligns with local climate goals but also
supports broader regional and state initiatives. The City is closely tracking the
development of the Bay Area Regional Climate Action Plan (BARCAP) to identify
opportunities for enhanced integration between local actions and regional priorities.
Additionally, staff are closely monitoring state-level requirements, including those set
forth by SB 272, and enhancing their understanding of the Regional Shoreline Adaptation
Plan (RSAP) to assess its potential impact on the CAP update.
The primary objective of this effort is to identify tailored strategies that both advance
regional and state climate goals and ensure the City’s CAP remains a practical and
impactful tool for reducing greenhouse gas emissions, integrating climate adaptation
measures, and refining implementation programs.

General Plan and Development Code Amendments
The City made several amendments to the General Plan and to the Zoning Ordinance in
2024. Below is a list of the amendments approved/adopted in 2024, which provides a
high-level discussion of the purpose of each amendment.

Zoning Map and General Plan Land Use Diagram Consistency (AG24-001 and A-24-001). The City of Union City amended the General Plan Land
Use Diagram for multiple sites throughout the City. The purpose of the General Plan
amendments was to do the following:
•

Align with current and historic property uses

•

Ensure a designation does not split a building

•

Ensure a designation follows property lines

•

Align designation boundary with adjacent property

The amendments were primarily focused on properties designated with Special
Industrial and Light Industrial land use classifications. These amendments were made to
ensure that such designations do not divide existing buildings and that they align with
property boundaries. Specifically, two sites previously designated as Residential (10-17
7

du/ac) were redesignated to Private Institutional to reflect the current and historic use of
the properties. Additionally, one site was redesignated from Residential (10-17 du/ac) to
Open Space (OS) to align with its use as a drainage canal.
Furthermore, two sites with Special Industrial and Light Industrial designations were
redesignated to Civic Facility to better reflect the current and historic use of these
properties. These changes were also intended to facilitate business expansion and
encourage the redevelopment of certain sites, supporting the City's broader economic
and planning objectives and facilitate business expansion and redevelopment of certain
sites.
The General Plan and the Zoning Map were amended as follows:
o General Plan Amendment (AG-24-001). The City amended the land Use
Diagram 2040 to align zoning and general plan boundaries with existing

property lines, existing building locations, and/or with historic and current
uses of the property. Examples of sites requiring amendments included:
o

Masjid Al-Huda, 3880 Smith Street. A portion of the site had a general
plan and zoning designation of RM 2500, permitting multi-family
residential development; the remainder of the site had a general plan and
zoning designation of Private Institutional (PI). The City updated the
designation from RM 2500 to PI to align the existing use with
zoning/general plan designations for the remainder of the site. The
amendments were prompted by upgrades to the existing faith-based
facility.

o Dowe Business Park, Central Plaza, Provender Business Park, and

Tarlton Properties, Alvarado-Niles Road. Along portions of AlvaradoNiles Road generally between Western Avenue and Hop Ranch Road, the
first 90 feet of frontage on the easterly side of Alvarado-Niles Road has a
general plan and zoning designation of Special Industrial (MS) and the
remaining portion of the property has a general plan and zoning
designation of Light Industrial (ML). The split configuration resulted in a
boundary between two designations going though sites and /or buildings,
which required staff to make an interpretations on which designations to
apply. The General Plan and Zoning Map Amendments relocated the

8

boundary lines of the two designations to align with property lines and
reflect the designations historically applied to the properties.
o

US Post Office, 33168-31170 Alvarado-Niles Road. The Post Office site
was redesignated from MS/ML to City Facility (CF) consistent with all
public buildings/sites within Union City.

o Zoning Map Amendment (A-24-001). Parcels were rezoned for consistency
with the 2040 GP adopted December 10, 2019. State law requires that the

Official Zoning Map be consistent with the adopted General Plan Land Use
Diagram. Several sites were rezoned from Community Commercial (CC) to
Corridor Mixed Use Commercial (CMU) to align with the 2040 General Plan;
many sites were also rezoned from Multifamily Residential (1500) – Housing
Element (RM 1500-HE) to Multifamily Residential (1500) to align with 2040 GP
and Housing Element.

Chevron/Power Market (AG-24-002 and A-24-002). An application was
received to demolish an existing fuel dispensing station and convenience store/auto
repair bays and to construct a new 2,875 square foot solar canopy over four (4) fuel
dispensing islands and a 2,375 square foot convenience store, and related
improvements. The project included a General Plan and Zoning Map amendment, as
well as an environmental review that resulted in adoption of a Mitigated Negative
Declaration.
o General Plan Amendment to Land Use Diagram and Special Areas

Diagrams. A General Plan amendment related to the Zoning Map amendment

was adopted to update the City’s General Plan Land Use Diagram included in
Chapter 3, Figure LU-1, to re-designate the site from Regional Retail
Commercial to Retail Commercial. The Regional Retail Commercial
designation allows for commercial uses serving citywide or regional market,
with large floor areas. The Retail Commercial designation allows for smaller
scale uses such as retail, personal services, etc., with smaller floor area ratios,
making the designation more appropriate for the retail sales of gasoline and
the on-site convenience store. The General Plan amendment also included
updates to several Union Landing figures included in Chapter 9, Special Areas
Element. These include Figure SA-1: Special Areas, Figure SA-12.1: Union
Landing General Plan Land Use, and Figure SA-12.2: Union Landing
Commercial Development Type Sub-Areas.
9

o Zoning Map Amendment to Rezone from CUL to CC (A-24-002). The City of

Union City amended the Zoning Map. The Union Landing Commercial (CUL)
Zoning District does not permit service stations; therefore, the current use, a
gas station, is legal nonconforming. To facilitate the reconstruction of the
service station, the General Plan and Zoning Map were amended. The
applicant is requesting to rezone the lot from CUL to Community Commercial
(CC), where service stations and gas station marketeers are a conditionally
permitted use.

Consultation with California Native American Tribes
When amending the General Plan or adopting a specific plan, the City complies with
Chapter 905 of the Statutes of 2004. See below for a detailed overview of compliance.
Amendments to Land Use Diagram and Zoning Map
The City of Union City amended the General Plan Land Use Diagram for multiple sites
throughout the City. Consistent with SB 18, the City notified the list of California Native
American tribes, provided by the State Native American Heritage Commission, who
have the potential to be impacted by the proposed general plan amendments, an
opportunity to consult with the City. Consistent with SB 18, the City provided 90 days
for the tribal representative to reach out. This period concluded on February 28 and the
City did not receive any requests for consultation.
Chevron/Power Market
As detailed above, a General Plan amendment was granted to re-designate a site from
Regional Retail Commercial to Retail Commercial to accommodate a renovated service
station and convenience market. For consistency with SB18 (Chapter 905 of the Statutes
of 2004) and AB 52, on March 14, 2023, the City sent letters to 11 tribal representatives
notifying them of the proposed amendments. On April 4, 2023, Tribal Chair of the
Confederated Villages of Lisjan (Ohlone) Nation responded requesting a copy of
technical reports and records searches related to the project. A response was provided on
August 23, 2024, and included all documentation requested. The tribal Chair reached out
again on October 2, 2024, requesting to be notified if a discovery is made that may be of
Native American origin. Through her comment was outside of the 30-day public
comment period, the City was able to comply with this request. No other responses were
received.
10

Applicable General Plan Policies
The Resource Conservation Element of the 2040 General Plan lists policies for ensuring
the identification and protection of significant archaeological resources, pursuant to
Policies RC-4.5 and RC-4.7.

11

Attachment 1 to Exhibit A

General Plan Summary Table

1

Identifier

Program

ECONOMIC DEVELOPMENT

Responsible
Implements
Department/
Policy
Division

Economic Development Strategic Plan
The City shall review and update the Economic Development Strategic
Plan every five years or as market conditions change. The Plan shall
EDSP: All
ED - 1. A identify short- and mid-term goals and strategies to diversify and expand
Policies
Union City’s economy. The Economic Development Strategic Plan shall
be the City’s primary tool for implementing economic developmentrelated policies of the General Plan.

Industrial Land Conversion Decision Matrix
The City shall develop a decision matrix to evaluate any proposed
rezoning of industrial or commercial lands to alternate uses. The matrix
ED - 1. B
shall include scoring criteria to help decision makers evaluate the
potential impacts of the proposed conversion. The evaluation shall not
apply to sites identified as part of the Housing Element.

Targeted Business Attraction Strategy
The City shall review and update the list of targeted industries at least
ED - 2. A every five years, based on market research and analysis, and develop
marketing strategies that target investors and businesses with a focus in
the targeted industries.

Website and Marketing Materials
The City shall actively maintain and improve the City’s Economic
ED - 2. B Development webpages and marketing materials to provide investors
and businesses with information needed to encourage them to locate in
Union City.

Time
Frame

Updated Status for 2023

Economic
and
FY 19/20
An update to the Economic Development Strategic Plan will begin in
and every
Community
Spring/Summer 2024. The project was delayed due to other Department
Development five years
priorities and lack of staffing. Economic Development staff is currently
Department,
or as
working with a consultant to refine the scope of work for the update. In
market
Economic
February 2024, the newly created Economic Development Coordinator
Development conditions
position was filled and will be assisting on the project.
Advisory
change
Team (EDAT)

Economic
and
Community
Development
FY 23/24
ED-1.3, 1.4 Department,
Economic
Development
Advisory
Team (EDAT)

Due to other Department priorities and low staffing levels, a formal decision
matrix has not been completed. Until the matrix is completed, any
applications which come in that propose to re-designate non-residential
lands for residential uses will be evaluated to determine any potential
impacts on a case by case basis.

Updated Status for 2024

An update to the Economic Development Strategic Plan is currently
in progress. The City has engaged Strategic Economics as a
consultant to collaborate with staff on this update. The revised plan
will encompass an analysis of updated demographic data, business
sector trends, employment patterns, non-residential land supply, and
stakeholder outreach. These efforts will culminate in the
development of new economic goals, strategies, a comprehensive
outcomes measurement matrix, and an actionable work plan. The
updated Economic Development Strategic Plan is anticipated to be
completed by Fall 2025.

A formal decision matrix has not been completed. Applications
which come in that propose to re-designate non-residential lands for
residential uses will be evaluated to determine any potential impacts
on a case by case basis.

City
Manager’s
Office,
In 2023, the city’s three Industrial Districts were mapped identifying business
Economic
sectors and businesses by NACIS codes to identify shrinkage and growth of
See related response ED1.A. The updated Economic Development
and
various sectors. In addition, building types, vacancy rates, ownership
Strategic Plan will result in updated business retention and attraction
Community
Ongoing profiles, land, building, and business acquisitions noted to create the basis
ED-2.1, 2.2
strategies based upon available real estate inventory, opportunties
Development
for retention and attraction efforts. Updating this data is an on-going effort
for business growth, and market conditions.
Department,
and will be used to support the 2024 Economic Development Strategic Plan
Economic
update.
Development
Advisory
Team (EDAT)
City
Manager’s
Office,
Economic Development staff periodically reviews the City’s website to ensure Updates to the Economic Development webpage occurred in 2024.
ED-2.1, 2.2,
Economic
Ongoing information is accurate. Effort to revamp the Economic Development
Major updates will occur as a follow up to the completion of the
2.4,
and
webpage will occur in 2024.
Economic Development Strategic Plan in late 2025.
2.8, 7.6
Community
Development
Department

GENERAL PLAN IMPLEMENTATION TRACKER

2

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

Commercial/Industrial Sector and Real Estate Indicators Program
The City shall develop and maintain a commercial/industrial sector
ED - 2. C
ED-2.8
database by industry type, and match business prospects with real estate
vacancies or key development opportunities.

City
Manager’s
Office,
Economic
In addition to efforts identified in ED-2.A, Economic Development has
and
implemented an industrial business communication database by sector.
Community
Staff also tracks new businesses in collaboration with the Building and
Development
Ongoing
Planning Divisions. Staff also have industry software to track industrial
Department,
inventories and marketplace data, along with quarterly industrial market
Administrative
reports.
Services
Department
(Management
Information
Systems)

High-Speed Internet Program
ED - 4. A The City shall strive to implement Wi-Fi and/or access to high speed
internet with other city facilites.

Advanced Mobility Group evaluated available city conduit connecting
The IT Department has incorporated the High-Speed Internet
intersections in the City and concluded that replacing the copper cables
Program as part of their work plan and Public Works staff is
Economic
inside the existing signal interconnect conduit with fiber optic cables along
incorporating upgrades into City projects where appropriate. The
Ongoing
and
Union City Blvd, Dyer Street, Alvarado-Niles Road, Decoto Road, Central
Union City Blvd Bike Lane Project includes an upgrade to an
(implemen
Community
Avenue, Alvarado Blvd, and Whipple Road, along with the wireless
existing interconnect cable with fiber optic cables from Smith Street
tation
Development
communication on Mission Hill, would establish a comprehsive traffic signal to Lowry Road, with a central hub located inside Mark Green Sports
underway
and communication network, extending to various city facilities. As part of the Center. A secondary high-speed wireless connection to the central
Department,
in Station
Union City Blvd Bike Lanes Improvment Project, existing interconnect cable hubs is in progress and two of the three hubs has been moved over
Public Works
District)
will be replaced with fiber optic cables from Smith Street to Lowry Road, with to the new connections. Economic Development Staff will continue to
Department
identify business needs for enhanced fiber optic and/or wireless 5G
a central hub located inside MarK Green Sport Center. Construction is
options to ensure business needs are met.
expected to commence in Spring 2024 and be completed by Winter 2025.

ED-4.1

City
Manager’s
Office,
Economic
Warehouse Transformation Strategy
and
The City shall develop strategies to support the conversion of warehouse ED-1.1, 2.7,
Community
ED - 5. A uses to flex space for manufacturing and research and development,
5.1,
FY 20/21
Development
5.2, 5.3
Class A office space, and generally a more diverse mix of commercial
Department,
and industrial uses.
Economic
Development
Advisory
Team (EDAT)

Economic Development has implemented an industrial business
communication database by sector. Economic Development staff
also tracks new businesses in collaboration with the Building and
Planning Divisions and the Finance Deparment through the Business
License process. Staff also utilizes industry software to track
industrial inventories and marketplace data, along with quarterly
industrial market reports.

The City Council adopted Ordinance 918-23 approving an amendment to Chapter
18.40, Industrial Districts to support implementation of Strategic Plan Goal C.1,
“Analyze the feasibility of transforming warehouses to attract high-value industrial and
commercial uses for the benefit of the community.” The amendment includes the
addition of design criteria and performance standards to ensure that future industrial One aspect of the City's "Warehouse Transformation Strategy" was
an update to the City's Business License Tax rates, which the voters
developments are well-designed and accommodate flex-industrial uses such as
office, research and development, and employee amenities, and also strategies to
approved in 2024, to ensure that warehouse uses paid their fair
ensure warehouse, wholesale, and distribution activities ​in newer buildings generate share. The updated business license tax rates will begin to be
City revenue. As older warehouse buildings are redeveloped, these standards
applied in Spring 2025.
ensure our business parks adapt to vibrant and attractive employment centers. Also,
the City Council provided direction to explore an update to the City's Business
License Tax to ensure warehouse uses pay their fair share compared to other
industrial and commercial uses.

GENERAL PLAN IMPLEMENTATION TRACKER

3

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Union Landing maintains its position as a successful regional shopping center. The
shopping center contributes significant sales tax revenue to the city’s General Fund.
In addition, the Property Business Improvement District (managed by the Union
City
Retail Performance Monitoring
Manager’s
Monitor Landing Property Owners Association (ULPOA) supports the funding of three
The City shall periodically evaluate the performance of the city’s shopping
Office,
sales tax dedicated police officers assigned to the shopping center. With successful rezoning
centers. The City shall support property owners and brokers leasing
ED-6.3, 6.4,
regulations and collaboration with the ULPOA, the shopping center experienced low
Economic
performan
efforts by matching business prospects with real estate vacancies or
vacancy rates in 2023. An accomplishment in 2023 included renovation of the
ED - 6. A
6.6,
and
ce on a center’s Gateway areas at Alvarado-Niles Road / Dyer Street (privately owned) and
development opportunities. The City shall conduct outreach efforts with
6.7
Community
quarterly Courthouse Drive / Dyer Street (City-owned). Improvements included an update to
owners and brokers of underperforming retail centers to discuss options
Development
basis
for rehabilitation, modernization, or intensification of the centers; possible
the monument signage and repainting and repair of low landscape walls that the
Department
changes in retail mix; or conversion to non-retail uses.
signage is affixed to reflect the center's new branding as well as installation of new
landscaping. Staff also worked with a landscape architect on plans to renovate the
medians along Union Landing Boulevard and Courthouse Drive.

Business Outreach Program
The City shall continue to reach out to Union City businesses to learn
about new industries and technologies, discuss specific needs of local
ED - 7. A
businesses, identify business expansion opportunities, and determine if
City policies and regulations are reflective of changing and emerging
business needs.

ED-7.1

Green Business Support
The City shall encourage participation in the Alameda County Green
Business Program by including program information in business license
applications, hosting outreach events, and coordinating with the Chamber
ED - 9. A
ED-9.1, 9.2
of Commerce. The City shall recognize green businesses in the
community through actions such as listing green businesses on the City
website, hosting recognition ceremonies for businesses that achieve
certified green business status, and providing award certificates.

HEALTH AND QUALITY OF LIFE

Updated Status for 2024

Union Landing continues to maintain its position as a successful regional
shopping center. The shopping center contributes significant sales tax
revenue to the city’s General Fund. The Union Landing Property Owners
(ULPOA) approved annual funding for FY 24/25. The funding included a
budget for three dedicated officers, related administrative costs, marketing
and promotions. Funds dedicated for marketing contributed to the
renovation of the center's north and south freeway pylons. Work included
repainting and updating the signs with the Shopping Center's new branding.
Also, in November 2024, the median landscape on Courthouse Drive and
Union Landing Boulevard were completed along with wayfinding signs on
city-medians directing drivers to the center. Work is underway to renew the
term of the Property Business Improvement District (PBID) to ensure onongoing funding for security and marketing services.

City
Manager’s
Office,
Economic
and
Community
Development
Department

Economic Development staff worked with several business and
property owners in 2024 on business retention / attraction, and
support on a variety of issues including homelessness. Economic
Development staff provided support to businesses through
Post pandemic, businesses located in the industrial sectors have been
coordination with other City departments and outside agencies such
impacted by illegal dumping, camping on inactive railroad spurs, business
as Union Pacific Railroad to address encampments and related
vandalism and theft to vehicles and property. Staff launched a “Public
impacts. Economic Development staff also participates on the City's
Ongoing Private Strategies to a Clean and Safe Industrial Sector” initiative. Two
Homeless Task force and functions as a liaison to Union City
industrial roundtables were held to engage business leaders on ways to
businesses in this role. The City has formed a Homeless Task Force
improve the safety of their businesses, employees, and property and how the
headed by the City Manager Office with participation of Homeless
city can support their efforts.
Coordinator staff, Public Works, Economic Development, and the
Police Department. Economic Development staff will continue to
support the efforts of the Task Force to serve as a resource to
businesses.

Economic
and
Community
Development
Department

Union City continues as an active participant in the Alameda County Green
Business Program. As of March 1, 2024, there are eight businesses in the
Ongoing city with Green Business certification. The businesses are listed at
https://greenbusinessca.org/AlamedaCounty. The Union City webpage for
the program is: https://www.unioncity.org/331/Green-Business-Program.

Union City continues as an active participant in the Alameda County
Green Business Program. In 2024, there were five businesses in the
city with a Green Business certification. The Union City webpage for
the program is located at https://www.unioncity.org/331/GreenBusiness-Program

GENERAL PLAN IMPLEMENTATION TRACKER

4

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

HQL-1.1,
1.2

Economic
and
Community
Development
Department

Community gardens are permitted by right in the Civic Facilities (CF) zoning
district. Through Ordinance 903-22, adopted November 2022, the City added
Completed in 2022. Since adoption of the 2040 General Plan in
farmer's markets as a conditional use in the new Marketplace Mixed Use,
FY 20/21
2019, the City has not received any new applications for fast food
and Village Mixed Use zoning districts. Farmers' markets are also
outlets near schools.
conditionally permitted in the Station Mixed Use Commercial and
Neighborhood Commercial zoning districts.

Parks and Recreation Master Plan
The City shall periodically update the Parks and Recreation Master Plan to address
a variety of issues related to the City’s parks and recreational facilities, including but
not limited to: an inventory of potential sites for future parks or recreational
opportunities, which includes a high-level feasibility assessment that takes into
consideration a variety of factors including, but not limited to, configuration, location,
access, current use, availability, and ownership. The assessment shall also provide
HQL-2.1,
feedback on the types of parks or recreational facilities most appropriate for the site.
2.4, 2.7,
HQL-2.A The inventory of potential sites shall include, but is not limited to, the Turk Island
2.8, 2.13
landfill site, lands owned by Masonic Homes located east of Mission Boulevard, a
portion of the Gateway Site identified in the Land Use Element for new residential
housing and a park, and open space lands west of Union City Boulevard. • An
assessment of existing parks and recreational facilities to determine what
improvements or renovations are needed to address the diverse needs of existing
and future users. This shall include developing guidelines that recognize the life
span of various park components and a time line for replacement.

Community
and
Recreation
Services,
Economic
and
Community
Development
Department,
Public Works
Department

FY 20/21,
and
periodicall
y
Staff from Community and Recreation Services (CRS) and the Public Works
thereafter, Department are working on a Request for Proposals to bring on a consultant
dependent to prepare an update to the City's Park and Recreation Master Plan.
upon
budget
availability

Update Park Facilities Fee
The City shall update the Park Facilities Fee to better reflect current costs
and needs. Any future nexus study conducted to justify a revised park
impact fee should also consider the feasibility of expanding it to apply to HQL-2.3,
HQL-2.B
commercial and industrial development. Adoption of a nonresidential fee 2.4
should be contingent upon a market study indicating the amount of the
fee that would be feasible without affecting the City’s economic
development goals.

Finance
Department,
Community
and
Recreation
Services,
Economic
and
Community
Development
Department

FY 20/21

Amend Zoning Ordinance for Health Foods The City shall review
and amend its Zoning Ordinance, as appropriate, to increase
HQL-1.A opportunities for healthy foods, including healthy food retail outlets,
community gardens, farmers markets, backyard gardens. The City shall
also consider adopting limitations on fast food outlets near schools.

Staff from Community and Recreation Services (CRS) and the Public
Works Department issued a Request for Proposals (RFP) to hire a
consultant for updating the City's Park and Recreation Master Plan.
In late 2024, CRS and Public Works staff reviewed proposals from
four qualified applicants. Interviews with the candidates will be held
to inform selection of a consultant in Spring 2025.

An impact fee study is underway to update all City development impact fees, An impact fee study is underway to update all City development
including the Park Facilities Fee.
impact fees, including the Park Facilities Fee.

GENERAL PLAN IMPLEMENTATION TRACKER

5

Identifier

Program

Joint Use Agreements with NHUSD
The City shall work collaboratively to update joint use agreements with
the New Haven Unified School District to maximize public access to
HQL-2.C school recreational facilities and grounds during non-school hours. The
City shall emphasize agreements that: (a) provide access to facilities
which are currently lacking in existing City parks; and (b) benefit areas
that currently lack neighborhood or community parks.

Landscape and Lighting District Parcel Tax
HQL-2.D Evaluate updating the Landscape and Lighting District parcel tax, and
focus on park maintenance.

Responsible
Implements
Department/
Policy
Division
Community
and
Recreation
Services,
HQL-2.9
Economic
and
Community
Development
Department

Time
Frame

Updated Status for 2023

On December 6, 2022, the City Council approved (Resolution No.
On December 6, 2022, the City Council approved (Resolution No. 6048-22) a
6048-22) a land exchange agreement, a master joint use agreement
land exchange agreement, a master joint use agreement and joint use
and joint use agreements for Pioneer Park, Shorty Garcia Park,
agreements for Pioneer Park, Shorty Garcia Park, James Logan Tennis
Ongoing
James Logan Tennis Center, and Dan Oden Swim Complex with
Center, Dan Oden Swim Complex with New Haven Unified School District.
New Haven Unified School District. Staff obtained the final
Staff is working on obtaining the final signatures on the land exchange and
signatures on the land exchange and joint use agreements in late
joint use agreements.
2024.

HQL-2.12

Public Works
Department

FY 22-23

Community and Recreation Services Activity Guide
HQL-3.A The City shall prepare and distribute an Activity Guide of Community and HQL-3.6
Recreation Services.

Community
and
Recreation
Services,
Economic
and
Community
Development
Department,
City
Manager’s
Office

Community and Recreation Services (CRS) is continuing the same process
of producing three activity guides annually, with the summer guide getting
mailed out to the residential homes in Union City. We also created
Three
supplemental guides as needed. a small amount of each guide is printed to
times per
be distributed at each of our four (4) community centers. We also create a
year
supplemental ONLINE ONLY guide for our summer programs that goes out
to the public in late winter. as deemed necessary. All information is
available in digital versions on the City's website.

Community
and
Recreation
Maintain List of Social and Community Services
HQL-4.1,
Services,
HQL-4.A The City shall periodically update the City’s website to maintain a current 4.2, 4.3, 4.4, Economic
4.5, 4.6
and
list of local social and community services.
Community
Development
Department,

Updated Status for 2024

Updates to the Landscape and Lighting District (LLAD) Parcel Tax require
voter approval. To date, there has not been support to update this tax.

The evaluation of a need for an updated Landscape and Lighting
District parcel tax will be brought to the attention of the City Council
with the approval of the Landscape and Lighting District (LLAD) for
the upcoming year is brought up for approval. The LLAD amount of
$96 per year per residence has not increased in 26 years whereas
the costs have increased due to inflation.

Community and Recreation Services (CRS) continues to create three
activity guides each year, but no longer mails them to residents in
Union City. CRS does inform residents of their availability through
email and social media posts. CRS prints 2,000 copies of each guide
and distributes them equally to each of our four community centers.
We also create an online-only version of the guide that highlights our
summer programs and this is presented to the public in mid to late
February.

Community and Recreation Services (CRS) staff is no longer working
on a handout for social services resources. But CRS did create a
Senior / Active Adults 50 + resource card to be distributed at the
CRS staff is working on a handout of social service resources for distribution
Ongoing
Ruggieri Senior Center. CRS staff continues to maintain and update
to the community.
a list of social services resources in its Activity Guide, which can be
found on-line at: https://www.unioncity.org/192/CommunityRecreation-Services.

GENERAL PLAN IMPLEMENTATION TRACKER

6

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

HQL-4.9

Economic
and
Community
Development
Department,
City Council

In Program Year 2024 (PY24), the City received a CDBG entitlement grant of
$493,771 and receipted $180 of program income. Union City used CDBG
funds for various activities that helped benefit low-moderate income people
throughout the City. Some of those activities included funding social service
The City allocates the maximum 15 percent of its federal Community
programs including a Senior Nutrition Program, support for survivors of
Development Block Grant (CDBG) funding to public service providers and
also contributes General Fund dollars to support public service providers The domestic violence with, support fair housing and tenant/landlord counseling
FY 19/20,
programs, assistance to in-home child care providers, repair and
City has a bi-annual Public Service grant application process, to coincide
and
rehabilitation grants to low-income homeowners. The City also receives a
with the City’s bi-annual budget. In 2023, the City allocated $80,000 in
HOME allocation each year. For PY24, the City received an allocation of
biennial
CDBG funding and $245,000 in General Fund monies to support public
$117,839 in HOME funds. The City allocated $78,801 to the Bay Area
thereafter
service providers. For more information, see the City's FY 23 Annual Action Community Services (BACS) reclamation project as a scattered site model
Plan on-line at https://www.unioncity.org/DocumentCenter/View/10348/UC- for providing housing that would be for the purchase of a single-family home
AAP-2023-Draft-6823-update.
in order to rehabilitate it into supportive housing for individuals experiencing
homelessness. $32,187 was also allocated to the City of Fremont's Tenant
Based Rental Assistance (TBRA) program to provide rental assistance to low
income residents.

Public Service Needs Assessment and Funding Strategy
The City shall periodically update the Public Services Needs Assessment
HQL-4.C
HQL-4.9
and Funding Strategy Report to establish funding priorities for the Public
Service Grants Program.

Economic
and
Community
Development
Department,
City Council

An update to the Needs Assessment was prepared and approved by
FY 20/21, An update to the Needs Assessment was prepared and approved by the City the City Council in 2023.The document was then utilized to establish
and every Council in Spring 2023.You can access the document on-line at
priorities as part of the FY 24-25 CDBG Annual Action Plan. The
five years https://www.unioncity.org/DocumentCenter/View/10486/2023-Needsdocument can be accessed on-line at
thereafter Assessment-City-of-Union-City---FINAL-6523.
https://www.unioncity.org/DocumentCenter/View/11907/AAP-20242025---UC-Final .

Guide to Senior Services
HQL-6. A The City shall prepare and distribute a Union City Resource Guide for
Seniors.

Community
and
Recreation
Services

FY 20/21
and
In addition to the three activity guides, the City has a monthly newsletter for
annually seniors and senior resource information included on the City website.
thereafter

Public Service Grants
HQL-4.B The City shall continually apply for grant funding and distribute these
funds on a bi-annual basis as part of the City’s budgeting process.

HQL-6.1,
6.2, 6.6

The newsletters continue to be produced and made available at the
Senior Center. The newsletter is also sent to members of the Senior
Center (currently over a thousand) electronically each month. CRS
staff also created a postcard resource for seniors identifying social
services.

LAND USE
Economic
Update Infill Regulations in Municipal Code
and
LU-1.1,
1.2,
The City shall evaluate and update, as appropriate, the Municipal Code
LU-1.A
Community
regulations and procedures for infill development to ensure compatibility 1.3, 1.6
Development
with the City’s infill development goals, as articulated in the General Plan.
Department

The City Council adopted Ordinance No. 917-23 which added objective
design standards for mixed use developments to facilitate infill development.
The majority of the City's vacant opportunity sites allow for mixed-use
Completed in 2023.
FY 20/21
developments. The standards provide certainty to developers regarding the
City's expectations for infill development and streamlines the development
review process.

GENERAL PLAN IMPLEMENTATION TRACKER

7

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Economic
Update Mixed Use Regulations in Municipal Code
and
The City shall evaluate and update, as appropriate, the Municipal Code LU-3.1, 3.2,
LU-3.A
Community
regulations and procedures to ensure compatibility with the City’s mixed- 3.3
Development
use development goals, as contained in the General Plan.
Department

Update Residential Impact Fees
The City shall review and update its residential impact fees to ensure that
LU-5.A
LU-5.8
they adequately address the costs to the City of providing services now
and in the future.
Maintenance Standards for Shopping Districts
LU-6.A The City shall develop maintenance standards for its shopping districts to LU-6.2
improve their appearance.

Update Zoning Ordinance to Encourage Intensification in
Commercial Zones
LU-6.B The City shall review the Zoning Ordinance to ensure that standards for
commercial zones encourage higher-intensity, infill development, and
experience-oriented uses within shopping districts.

COMMUNITY DESIGN

Updated Status for 2023

Updated Status for 2024

The City Council adopted Ordinance No. 916-23 to amend Chapter 18.41 to
add a new zoning district, referred to as “Corridor Mixed Use Employment
(CMUE) District,” consistent with the Union City 2040 General Plan
designation of Mixed-Use Employment (EMU). Chapter 18.41 was renamed
“Mixed Use Employment." The City amended the official Zoning Map to
Completed in 2023.
FY 21/22
rezone properties along the Union City Blvd. to CMUE for consistency with
the General Plan. The amendment also updated the SEE District to modify
and standardize uses and update standards for consistency with the CMUE
District. The City Council also approved Ordinance No. 917-23 which added
objective design standards for mixed use developments.

Economic
and
Community
An impact fee study is underway to update to all City development impact
Development FY 20/21
fees, including fees for residential development.
Department,
Administrative
Services
Economic
In 2022, the City Council adopted Ordinance 930-22, which added
and
FY 21/22
maintenance standards for commercial uses in the Station District area.
Community
Development

Economic
and
LU-6.1, 6.3,
Community
6.4, 6.5, 6.7
Development
Department

Reviewing Zoning Ordinance to Respond to Market Trends
The City shall review and update the Zoning Ordinance periodically to
facilitate the conversion of the City’s business and industrial parks to
more job-intensive uses. The City shall regularly review the Zoning
LU-7.A
LU-7.2, 7.3
Ordinance thereafter to respond to real estate market and development
trends, as well as changes in technology, including a review of the lists of
permitted and conditionally permitted uses in industrial areas to ensure
that desired and potentially compatible uses are not excluded.

Time
Frame

In 2023, the City Council adopted Ordinance No. 917-23, which added
FY 20/21 objective design standards for mixed-use developments to facilitate infill
development.

Economic
In 2023, the City Council adopted Ordinance No. 918-23, which amended
and
FY 21/22; Chapter 18.40, Industrial Districts, to update the list of permitted and
Community
and
conditional uses, among other things. These updates modified the existing
Development
ongoing use categories by clarifying language, combining similar uses,
Department,
thereafter updating/removing antiquated use classifications, and adding new uses,
Planning
which better reflect the current market conditions.
Commission

An impact fee study is underway to update to all City development
impact fees, including fees for residential development.

Completed in 2022.

Completed in 2023.

Completed in 2023. Staff reviewed the Zoning Ordinance with
respect to this policy and did not recommend any additional updates
in 2024.

GENERAL PLAN IMPLEMENTATION TRACKER

8

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

Amending Zoning Ordinance to Include Design Criteria for Shopping
Economic
and
Centers
CD-1.2, 1.3,
CD-1.A The City shall amend the Zoning Ordinance to include design criteria and
Community
1.4
Development
maintenance standards for new and substantially renovated shopping
Department
centers.

FY 20/21 Planning Division staff anticipates starting this project in FY 24/25.

Update Zoning Ordinance to Ensure Compatible Single Family Infill
Development
The City shall review and update the Zoning Ordinance to incorporate
CD-1.B
CD-1.14
appropriate regulations to ensure the scale, massing, and design of new
homes and additions to existing homes in single-family residential
neighborhoods is compatible with surrounding single-family development.

Economic
and
Community
Development
Department

In 2022, the City Council approved Ordinance No. 900-22 to add objective
FY 19/20 design standards for single-family residences, SB 9 residential projects, and Completed in 2022.
accessory dwelling units.

Prepare Streetscape Master Plans for Major Corridors
The City shall prepare streetscape master plans for the major arterial
corridors that have not yet had plans prepared, such as Alvarado-Niles
CD-3.A
Road, Decoto Road, Union City Boulevard, and Whipple Road.
Streetscape master plans that have already been prepared shall be
updated as appropriate.

Public Works
Department

As funding As part of the Station District Specific Plan update completed in 2022,
becomes standards related to streetscape design were developed for a portion of
available Decoto Road.

CD-3.1

Planning Division staff is currently working on an update to Chapter
18.36, Commercial Districts.

Some standards were established in 2022. No additional funding has
been identified for preparation of streetscape master plans.

GENERAL PLAN IMPLEMENTATION TRACKER

9

Responsible
Implements
Time
Identifier
Program
Department/
Updated Status for 2023
Updated Status for 2024
Policy
Frame
Division
Public Works
Department,
Economic
Masonry Wall Master Plan
and
As part of the Development Review process, the City works with
As funding As part of the Development Review process, the City works with property
The City shall prepare a master plan to identify the replacement of
Community
property owners to replace wooden residential fences on major
CD-3.B wooden residential fences on major arterials with well-designed masonry CD-3.6
becomes owners to replace wooden residential fences on major arterials on a projectDevelopment
arterials on a project-by-project basis. No additional funding has
available by-project basis.
walls, and develop a program to identify methods of funding the
Department,
been identified for preparation of a masonry wall master plan.
replacements.
City
Manager’s
Office
Gateway Sign Program
Public Works
The City shall create a consistent wayfinding sign program for gateway
CD-4.A
CD-4.2
FY 22/23 Due to other City priorities and low staffing levels, this project has not started. Due to other City priorities, this project has not started.
Department
signs along major corridors to help distinguish Union City from Fremont
and Hayward.

Public Art Master Plan
The City shall work through the Arts & Culture Commission to prepare a
CD-6.A
citywide Public Art Master Plan that identifies opportunities for public art
throughout Union City.

CD-6.1

Mural Program
The City shall implement a mural program, in which the City contracts
CD-6.B
CD-6.2
with local artists to paint murals on utility boxes, buildings, and structures
throughout the city.

Public Art Inventory
CD-6.C The City shall conduct and maintain an inventory of existing public art
throughout the city and make the inventory available online.

MOBILITY

CD-6.4

Economic
and
Community
Development
Department /
Community
and
Recreation
Services.

Economic
and
Community
Development
Department /
Community
and
Recreation
Services.
Economic
and
Community
Development
Department /
Community
and
Recreation
Services.

Pursuant to Union City Municipal Code, Chapter 12.40, The Art in Public
Places Program, promotes the visual arts in Union City by requiring the
inclusion of a public artwork component in new development projects. The
chapter requires certain City-sponsored and private developments to install
FY 23/24 publicly accessible works of art or pay an equivalent in-lieu fee into the
Public Art Fund. Final public art designs are reviewed by the Union City Arts
and Culture Commission, which is supported by the Arts and Culture
Commission. To date, a citywide Public Art Master Plan has not been
developed.

The Arts and Culture Commission has discussed the preparation of a
citywide Public Art Master Plan to identify opportunities for public art
throughout Union City; however, implementation has not yet
occurred.

The City has an on-going Request for Proposals for artists to apply to its
ongoing
Utility Box Mural Program.

In 2024, five utility boxes in Union City were painted with murals. The
locations of the utility boxes are at the intersections of Perry Road &
Decoto Road, Mission Boulevard & Decoto Road, Mission Boulevard
& Whipple Road, Western Avenue & Alvarado-Niles Road, and
Alvarado-Niles Road & Dowe Avenue.

The Arts and Culture Commission has discussed conducting an
This project has not started but has been designated as a priority for the Arts
inventory of existing public art throughout the city, but implementation
FY 21/22
& Culture Commission starting in 2024.
has not yet occurred.

GENERAL PLAN IMPLEMENTATION TRACKER

10

Identifier

M-1.A

M-1.B

M-1.C

M-2.A

Program

Responsible
Implements
Department/
Policy
Division

Complete Street Design Standards
The City shall review and update its Standard Specifications and Design
Criteria for streets to include complete streets standards as well as green
M-1.1, 1.2,
street standards, with an overall goal of making the transportation system
1.3, 1.4
that is less auto-centric. Standards should accommodate multiple
transportation modes within rights-of-way and achieve mutually
supportive land use, transportation, and urban design objectives.

Evaluate Performance of Transportation Network for All Users
The City shall perform periodic evaluations of how well the streets and
transportation network of the City are serving each category of users by
collecting baseline data and collecting follow-up data on a regular basis.

M-1.1, 1.4,
1.6

Time
Frame

Updated Status for 2023

Updated Status for 2024

Public Works
Department

The City of Union City incorporates Complete Streets design
The City is reviewing its current Standard Specifications and Design Criteria
standards into street resurfacing projects, when feasible. Recent
for streets and may need to update these to ensure they are consistent with
improvements can be observed on Dyer Street and Decoto Road.
the City’s Complete Streets policy. The current policy was adopted in 2012
Upcoming projects, such as bike lanes on Union City Boulevard and
to align with best practices in active transportation planning and engineering.
Quarry Lakes Parkway, will expand the adoption of these standards,
FY 23/24 The Alameda County Transportation Commission's (Alameda CTC) 2014
including features like bike signals, Class I bike paths (off-road
Transportation Expenditure Plan (TEP) identified funding for major
pathways for cyclists and pedestrians), and Class IV separated
transportation projects within Union City, which includes Quarry Lakes
bikeways (dedicated lanes for cyclists, protected from vehicular
Parkway and Decoto Complete Streets, and this will fund the updated
traffic by barriers such as flexible posts, planters, parked vehicles, or
Complete Streets Design Standards.
curbs).

Public Works
Department

The City continues to monitor its transportation network on a periodic and continuous
basis to ensure that all updated requirements are being incorporated in its infrastructure
as new technology and standards are adopted. For example, the City recently updated
FY 21/22, all its traffic signal controllers to 2070 Intelight Maxtime which is a more advanced
and at system that is able to adapt to real-time traffic flow demand. In addition, the City is
gradually replacing traffic signal detector loops with cameras, which are more accurate
least
and cost-effective and don't require replacement of loops following a paving project. The
every five City is also adding buffered bike lanes following a paving project. This requires
years narrowing travel lanes which also helps manage traffic speeding issues. Approximately,
thereafter 97% of the street corners in the City are already fitted with some type of wheelchair
ramp. However, the City continues to update the ramps which no longer meet current
standards. In addition, the City has a sidewalk shaving and replacement project to
minimize trapping hazards.

Vision Zero Action Plan
The City shall prepare and adopt a Vision Zero Action Plan that uses
historic crash data to pinpoint the factors contributing to traffic deaths and M-1.10
serious injuries and identifies safety countermeasures to address those
factors.

Public Works
Department

Bicycle & Pedestrian Master Plan Update
The City shall review and update the Pedestrian and Bicycle Master Plan
every 5 -10 years. The Plan shall identify a cohesive bikeway and
M-2.1, 2.3
pedestrian network and maintain a list of priority bicycle and pedestrian
improvement projects. The Plan update shall include an analysis to
determine existing challenges, opportunities, and priority investments.

Public Works
Department,
Economic
and
Community
Development
Department

The City continues to enhance bicycle infrastructure by adding
buffered bike lanes and improving intersection safety, guided by the
Local Roadway Safety Plan for all travel modes. The 2070 Intelight
Maxtime controller and adaptive system optimize traffic flow at all
signalized intersections and major corridors. As part of the PG&E
gas main replacement project, the City has upgraded traffic signal
loops to a camera detection system along the southbound direction
of Central Ave and Dowe Ave. The City remains committed to
expanding bike lanes and upgrading ramps through ongoing paving
resurfacing and sidewalk repair projects.

The City Council adopted Resolution No. 5923-22 accepting a grant from
the California Department of Transportation for the preparation of the Local The City developed the Local Roadway Safety Plan (LRSP), which
Roadway Safety Plan (LRSP) (City Project No. 21-25). Public outreach
identifies the High Injury Network and outlines effective
meetings with stakeholders and the community were held in 2022 for the
countermeasures to reduce collisions. While the LRSP does not
FY 22/23 LRSP. Program objectives include enhancing safety for all users of the City’s replace a Vision Zero Plan, it aligns with similar principles by
roadway system such as reducing incidents and the severity of incidents,
identifying issues and establishing strategies to improve safety for all
identifying high need areas, etc. An existing conditions assessment was also roadway users. Similarly, the Union City Bicycle & Pedestrian Master
conducted. The information obtained from the LRSP program will inform the Plan, adopted in 2021, includes collision analyses for cyclists and
development of a Vision Zero Action Plan.
pedestrians to better understand accident patterns, guiding network
improvements aimed at reducing injuries and enhancing safety.
The updated Bicycle & Pedestrian Master Plan (Plan) was adopted by the
City Council in 2021 (Resolution No. 5859-21). The Plan updates the existing
FY 19/20, Master Plan (approved in 2011) and provides a framework for a bicycle and
and every pedestrian network for all ages and abilities. Staff remains vigilant with
Completed in 2021.
5-10 years regards to the opportunities to implement any of the projects included in the
thereafter adopted Plan as part of their standard projects, such as roadway paving
projects. In addition, staff is always looking for grant opportunities to
implement the various bike & pedestrian projects.

GENERAL PLAN IMPLEMENTATION TRACKER

11

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

M-2.B

ADA Transition Plan-related Improvements
The City shall examine sidewalk conditions and pedestrian crossings and
prioritize locations for implementing and maintaining pedestrian friendly
improvements, including replacement of damaged or uplifted sidewalks
M-2.9
that present tripping hazard to pedestrians, crosswalk striping, pedestrian
actuation, pedestrian countdown signals, signal re timing, audible
pedestrian signals, and ADA improvements (e.g., curb ramps, sidewalk
gaps, and sidewalk obstructions).

In addition to the ADA access issues in the public right of way, the ADA
FY 22/23, Transition Plan also identifies deficiencies in public buildings, restroom and
Public Works and every parks. Staff is working on the third update to the ADA Transition Plan which
Department
5 years will reflect the improvements that have been made since the last plan was
thereafter adopted. The ADA Transition Plans helps monitor and guide the City's
progress as it gradually transitions to a fully ADA compliant City.

In 2023, the Old Alvarado Park was renovated to enhance
accessibility, with improvements made to ensure compliance with the
Americans with Disabilities Act (ADA). All walkways, park entrances,
and park amenities were redesigned for ADA accessibility. In 2024,
all wheelchair ramps were updated to meet current ADA
requirements as part of the Decoto Road Pavement Overly Project,
from the Alameda Creek Bridge to just past the Oakland Subdivision
Railroad Tracks at the BART Overhead bridge. In addition, the City
conditions all private projects to meet ADA requirements and has a
recurring sidewalk replacement project to remove tripping hazards in
the Public right of way. .

M-2.C

Outreach Materials on Biking and Walking
The City shall develop outreach materials, such as route maps for new
bicycle and pedestrian facilities to encourage their use, as well as bicycle
and pedestrian safety information for bicyclists, pedestrian, and drivers. M-2.14
The City shall develop these materials in multiple languages, and
distribute via the City’s website, printed materials, and through other
media.

Public Works
Department

Ongoing

No additional work was completed on this task in 2024.

Union City
Transit

The Public Works Department has set aside funds for an update to the Short
The City of Union City's Union City Transit was supposed to
Range Transportation Plan (SRTP) but Transit Department staffing
complete the Short-Range Transit Plan (SRTP) using the formula
shortages have not allowed the project to move forward. The Bay Area
FY 19/20,
transit landscape has been rapidly changing in 2023 with new requirements, template provided by MTC by December 31, 2022. The City was
and
regulations, and potential new funding sources. Once the Transit Department unable to complete the plan as Union City Transit was in the RFP
update as
is partially or fully staffed, it will pursue a consultant to address the SRTP
process for a new operations and maintenance contract. New pricing
required
ensuring its conformance with the Transit Transformational Action Plan,
for the SRTP exceeded available funding resulting in the SRTP
by MTC
Regional Network Management, highlighting potential operating and capital being delayed. The SRTP is anticipated to be completed sometime in
FY 25-26 using the latest guidelines and available funds from MTC.
fund shortfalls, and upcoming State legislation for a possible new funding
source on the ballot in 2026.

M-3.A

Short-Range Transit Plan
The City shall continue to prepare and implement the Union City Transit
Short-Range Transit Plan to plan for transit system and route
adjustments, capital improvements, equipment (i.e., buses),
administrative and operational changes, maintenance and other
recommendations presented in the Short-Range Transit Plan to the
extent feasible to provide better and more efficient transit service.

M-3.15

Updated Bicycle and Pedestrian Network Maps have been added to the
City's website.

GENERAL PLAN IMPLEMENTATION TRACKER

12

Identifier

M-3.B

M-3.C

M-4.A

Program

Bus Service to Connect Employment Centers to Intermodal
Station Union City Transit shall review the need for route modifications,
based on demand, to connect employment centers with the Intermodal
Station.

Convert Bus Fleet
The City shall convert the bus fleet to a zero-emission fleet as vehicle
replacement funds become available through MTC and the Federal
Transit Administration (FTA).

Identify Transportation Projects in the CIP Update
The City shall identify infrastructure projects every two years as part of
the Capital Investment Plan (CIP) to provide for the roadway facility
improvements necessary to implement the Circulation Diagram and
roadway improvements called for in the General Plan.

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

Union City Transit updated its schedules and services in August
2024 according to plan. Schedule adjustments were made to
Union City Transit is now coordinating all bus service changes with BART
coincide with the new August BART schedules, but frequencies
service changes. As of September 2023, BART has revamped their
remained the same as 2023. Two changes to the Union City Transit
schedules and are no longer catering a commute direction. Union City
service include publishing the Route 8 New Haven Unified District
Ongoing Transit is now providing 20-minute weekday AM and PM service for Routes
(NHUSD) sponsored service in the public schedule, and expanding
1, 2, and 5 along with an expanded service area and hours for the FLEA until
the Flea (Flexible, Local, Easy, Access) micro transit service to
the next BART service change in August 2024. Unfortunately, 30-minute
almost all parts of Union City east of I-880 with node stops at Union
service for Routes 1 and 5 on weekends is no longer feasible.
Landing Transit Center and Calaveras Landing bus stop. Flea
service is expected to expand in August 2025.

M-3.3, 3.4,
3.16

Public Works
Department,
Union City
Transit,
Economic
and
Community
Development
Department

M-3.21

Union City Transit’s fourteen battery-electric buses are currently
scheduled to enter production in October 2025 to replace buses that
Union City Transit is still in the process of procuring electric buses for fixedhave exceeded their twelve (12) year useful lives. The anticipated
route service along with related charging infrastructure. Getting the charging
cost of Charging as a Service (CaaS) with Ava Community Energy
infrastructure has proved to be a challenge due to coordination with PG&E
was going to exceed Union City Transit’s current fuel budget and
FY 20/21,
and Ava Community Energy (formerly EBCE). In addition, the Public Works
Public Works
would provide no cost savings. As a result, the electric vehicle
FY 22/23,
Department is evaluating an update to its Maintenance Facility located on 7th
Department,
charging infrastructure has been rolled into the Corporation Yard
FY 24/25,
Street in order to accommodate the Quarry Lakes Parkway project. Lastly,
Union City
Master Plan, which is part of the Quarry Lakes Parkway (QLP)
and
pursuing additional electric vehicles has proven challenging with several
Transit
project. The project may potentially receive rebates from PG&E for
ongoing
vehicle manufacturers and battery suppliers abruptly leaving the industry
the chargers. Due to the uncertainty of funding at the Federal level,
resulting in Union City Transit reconsidering gasoline vehicles until suppliers
Union City Transit may need to request a waiver from the California
and vehicle manufacturers have some stability.
Air Resources Board for Compressed Natural Gas buses, which can
be purchased using funds that won’t be rescinded.

M-4.2, 4.7,
4.13, 4.14,
4.15, 4.16,
4.17

The AC Transit Dumarton Express Corridor Improvement Project was
completed in late 2023, which consisted of installing pre-emption devices on
traffic signals to give priority to AC Transit Vehicles. Union City Transit also
FY 19/20
has a similar system in place. The Decoto Road Street Rehabilitation project,
Public Works and every
No projects have been added because the latest CIP has not been
from the Alameda Creek bridge to Station Way, is planned to go to bid in the
updated.
Department
two years
first half of 2024 with expected completion in the next several months. The
thereafter
Union City Blvd. Bike Lanes Project was awarded on 2/27/2024 and will
begin construction in mid 2024 and be completed in approximately 18
months.

GENERAL PLAN IMPLEMENTATION TRACKER

13

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

M-4.4

Economic
and
Community
Development
Department,
Public Works
Department

The City plans to establish a threshold for VMT once the Alameda
Countywide Travel Demand Model ("Model) is updated to be
consistent with Plan Bay Area 2050. The model is periodically
updated to be consistent with the most recent land use and socioIn 2023, the City received some technical assistance through an ABAG/MTC economic data from of Association of Bay Area Governments
program to develop a VMT threshold for Union City. The project was put on (ABAG) and assumptions of the Metropolitan Transportation
FY 19/20
hold when the staff person working on the project left Union City for another Commission (MTC)’s regional travel demand model. The most recent
position.
Model was completed in May 2019 and includes land use data and
transportation assumptions that were updated for consistency with
Plan Bay Area 2040. A more recent update to the Model that is
consistent with Plan Bay Area 2050 is underway by the Alameda
County Transpiration Commission.

M-4.6

Public Works
Department

An impact fee study is underway to update to all City development impact
An impact fee study is underway to update to all City development
FY 21/22 fees, including impact fees related to transportation impacts, which could be impact fees, including impact fees related to transportation impacts,
used for bicycle and pedestrian infrastructure.
which could be used for bicycle and pedestrian infrastructure.

M-4.B

Establish VMT Threshold
The City shall adopt a vehicle miles travelled threshold to be used for
CEQA analysis in place of level of service standards.

M-4.C

Establish Impact Fee to Include Other Modes
The City shall conduct an AB1600 nexus study to establish a
transportation impact fee to ensure fair share contributions to
transportation improvements that may include, but are not limited to
streets, public transit, bicycles and pedestrian improvements.

M-4.D

Pavement Management Program
The City shall review and update the Pavement Management Program
every two years to ensure the ability to apply for grant funding through the M-4.9
Metropolitan Transportation Commission (MTC) to rehabilitate and
provide the necessary ongoing maintenance of the roadway network.

M-5.A

Station District Transportation Demand Management Strategies
The City shall incorporate transportation demand management (TDM)
strategies into the Decoto Industrial Park Study Area (DIPSA) Specific
M-5.1
Plan Update to discourage the use of single-occupancy vehicles over
time and encourage the use of public transit, bicycling and walking within
the Station District.

FY 19/20,
Public Works and every The City's Engineering Division plans to apply for the next grant cycle when
Department
two years offered by MTC in 2025.
thereafter

Economic
and
Community
Development
Department

The City's Engineering Division plans to apply for the next grant cycle
when offered by MTC in 2025.

The DIPSA Specific Plan was comprehensively updated and rebranded as
the Station District Specific Plan (SDSP) in 2022 (Resolution No. 6026-22).
The SDSP incorporates transportation demand management (TDM) policies
FY 20/21 for the Station District to address congestion, VMT, and parking demand by Completed in 2022.
reducing automobile reliance. In addition, new projects within the Station
District area are conditioned to incorporated TDM strategies into their
projects.

GENERAL PLAN IMPLEMENTATION TRACKER

14

Responsible
Implements
Time
Identifier
Program
Department/
Policy
Frame
Division
Public Works
Revise Parking Regulations
Department
The City shall review and revise, as appropriate, the parking
and
M-6.1, 6.2,
requirements in the City Zoning Ordinance to identify opportunities for
M-6.A
FY 20/21
Economic
parking reductions, shared parking, unbundling, and other strategies that 6.4, 6.5
and
would reduce the land area dedicated to parking in the city while still
Community
meeting the community’s parking needs.
Development

Updated Status for 2023
Parking regulations in the Zoning Ordinance were updated for consistency
with the Station District Specific Plan update in 2022. The Specific Plan and
Ordinance updates facilitate parking reductions in the Station District by
creating a "maximum" parking standard in Mixed Use Marketplace (MMU),
Station East- Residential (SEMU-R), and Station East Employment (SEE)
Zoning Districts.

Updated Status for 2024

Completed in 2022.

Station District Paid Parking Program
The City shall continue to implement and enforce a paid parking program
M-6.7
in the Station District, monitor the parking, and make changes as
necessary. The City shall designate preferential parking spaces for car
share vehicles at the Intermodal Station.

Public Works
Department
City
Manager's
Office

The Station District Paid Parking Program was launched to direct
The Station District Paid Parking Program was launched to direct BART
BART commuter parking to City-owned lots and to make short-term
commuter parking to City-owned lots and to make short-term on-street
on-street parking available in and around the Station District. Due to
parking available in and around the Station District. Due to the COVID
the COVID pandemic, demand for BART parking was substantially
pandemic, demand for BART parking was substantially decreased and, to
decreased and, to date, has not returned to pre-pandemic levels.
Ongoing date, has not returned to pre-pandemic levels. The paid parking program will
The paid parking program will expand to the Station East area when
expand to the Station East area when the recently approved Station East
the recently approved Station East Residential Mixed-Use
Residential Mixed-Use development is constructed as well as other areas
development is constructed as well as other areas where new multiwhere new multi-family development has been approved subject to the City
family development has been approved subject to the City having
having adequate staffing to support the program.
adequate staffing to support the program.

M-6.C

Address Parking Issues in Business Parks
The City shall study and recommend solutions for parking problems
caused by warehouse conversion to more employment-intensive uses.
Allowance for off-site parking, shared parking, and innovative
transportation solutions shall be considered.

Economic
and
Community
Development
Department,
Economic
Development
Coordinator

The City Council adopted Ordinance No. 915-23, which updated parking
Ongoing
standards in the City's industrial areas.

M-7.A

Maintain Truck Routes
The City shall maintain designated truck routes that will minimize noise
and other impacts on the community. The City shall periodically evaluate
M-7.1, 7.2
the established truck routes in response to changes in traffic patterns,
traffic volumes, new land uses, level of usage, and adequacy of routes to
serve local truck needs.

No changes are proposed to the truck routes identified in the 2040 General
FY 22/23,
Public Works
Plan. There have been no changes in traffic patterns, traffic volumes, new
and
Department
land uses, level of usage, and adequacy of routes significant enough to
ongoing
require an update.

Maintain Codes and Regulations to Ensure Safety
The City shall periodically review and revise building codes and
S-1.1, 1.2
regulations to incorporate the latest information and technology related to
natural hazards, such as earthquakes and flooding.

November
2019
adoption
for
Economic
January The City Council adopted an update to the Building Code in November 2022 Completed in 2022. The Building Code will be updated again in 2025
and
(Ordinance No. 910-22), which went into effect January 1, 2023 for
for the next Building Code cycle, which goes into effect January 1,
2020
Community
2026.
Development implement consistency with the 2022 California Building Standards Code.
ation,
Department
minimum
every
three

M-6.B

SAFETY

S-1.A

M-6.11

Completed in 2023.

No changes are proposed to the truck routes identified in the 2040
General Plan. There have been no changes in traffic patterns, traffic
volumes, new land uses, level of usage, and adequacy of routes
significant enough to require an update.

GENERAL PLAN IMPLEMENTATION TRACKER

15

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

In 2024, the City's Office of Emergency Services (OES) began an
update to the City's CEMP, which includes an Annex for sheltering
that will address planning around the needs of those with AFN and
pets. We will address this item in the update of the CEMP plan
which will begin in Spring 2025 and is projected to be completed by
the end of the year.

City
Manager’s
Office, as
assigned

FY 19/20;
every five Update on hold while working on updating Local Hazard Mitigation Plan will
years
begin process to update CEMP upon completion of the LHMP project
thereafter

City
Manager’s
Office, as
assigned

Completed in 2024. Union City, in partnership with the City of
Newark, City of Fremont, and Special Districts Alameda County
FY 22/23,
Water District (ACWD) and Union Sanitary District (USD), prepared a
The City in partnership with the City of Newark, City of Fremont, and Special
and every
multi-jurisdictional Local Hazard Mitigation Plan and submitted the
Districts ACWD & USD has started work on a multi-jurisdictional Local
5 years
plan to Federal Emergency Management Agency (FEMA) and
Hazard Mitigation Plan.
thereafter
California Office of Emergency Services (Cal OES) for review and
approval. The LHMP was completed and approved by FEMA and Cal
OES in August 23, 2024. The next update is due by August 23, 2029.

S-2.C

Expand Multicultural Participation in CERT Program
The City shall provide multicultural training presentations and handouts in
S-2.10
multiple languages to expand participation in the Community Emergency
Response Team (CERT) programs.

City
Manager’s
Office, as
assigned

The CERT Program received funding to help with outreach and an
intern was added to help with community outreach, marketing and
updating the City's internal documentation. Union City staff are
working with City of Newark CERT program to roll out monthly
trainings in multiple languages. Union City staff will work with ACFD
to look at offering CERT Academy in multiple languages in 2025.

S-2.D

Feasibility Study for Emergency Operations Center
The City shall seek funding to prepare a feasibility study for
modernization and/or relocation of the existing Emergency Operations
Center to Fire Station 3 or other appropriate site.

City
Manager’s
Office, as
assigned

S-2.A

S-2.B

Comprehensive Emergency Management Plan
The City shall work with the Alameda County Fire Department to regularly S-2.2
review and update the Comprehensive Emergency Management Plan.

Local Hazard Mitigation Plan
The City shall prepare and update every five years a FEMA- and State
approved Local Hazard Mitigation Plan.

S-2.3

S-2.4

The CERT Program, in partnership with the Alameda County Fire
FY 20/21 Department, held an in-person CERT Academy in October 2023, which
produced new active CERT members.

FY 20/21

The City is currently seeking grant funding to complete the Feasibility Study
for an updated/new Emergency Operations Center.

Preparation of a feasibility study for modernization/relocation of the
existing EOC will be part of the citywide Facilities Master Plan.
There is no established timeline to begin this work. This project is
currently pending, based upon staff's workload and funding.

GENERAL PLAN IMPLEMENTATION TRACKER

16

Identifier

Program

S-2.E

Adopt an Ordinance to Address Post-Disaster Recovery
The City shall prepare and adopt an ordinance to address post disaster
conditions regarding land use, sheltering, and rebuilding.

S-2.F

Establish Redundant Data
The City shall establish redundant, offsite copies of crucial information
and all City data to be able to maintain basic network functions during a
disaster.

S-2.G

S-2.H

S-3.A

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

S-2.14

City
Manager’s
Office,
Economic
and
Community
Development
Department

S-2.13

The IT Department works with a third-party vendor to store the
Administrative
The IT Department works with a third-party vendor to store the majority of the
Services
Ongoing
majority of the City’s crucial information in a cloud-based storage
City’s crucial information in a cloud-based storage system.
Department
system and is an ongoing process.

Emergency Shelter Guidelines
The City shall prepare guidelines for establishment of emergency shelters S-2.11, S2.12
including the accommodation for those persons with Access and
Functional Needs (AFN), and pets.

Implementation of Assembly Bill (AB) 747 and Senate Bill (SB) 99
The City currently contracts with Alameda County Fire Department
(ACFD) to provide fire and emergency response services. In partnership
with the City, ACFD provides input into the City’s Comprehensive
Emergency Management Plan (CEMP) that describes how the City will
effectively prepare for, respond to, recover from, and mitigate against all
hazards. As part of the CEMP, the City shall include capacity-based
analysis of its evacuation network, consistent with the statutory
requirements of AB 747. At a minimum, this analysis shall identify
evacuation routes and their capacity, safety, and viability under a range of
emergency scenarios. Finally, as part of subsequent updates to the
CEMP, the City shall address evacuation of existing residential
developments within hazard areas with limited accessibility (i.e., less than
two points of access) consistent with SB 99.

Maintain Records of Geologic and Soils Reports
The City shall file and maintain geologic and soils reports and information
S-3.1, 3.2
by parcel Number or street address, in accordance with the City’s
approved Records and Information Management Program Policy.

City
Manager’s
Office,
Economic
and
Community
Development
Department

The City has not adopted an ordinance to address post-disaster
The City has not adopted an ordinance to address post-disaster recovery.
recovery. However, the City will continue to support the Community
FY 20/21 However, the City will continue to support the CERT Program and community
Emergency Response Team (CERT) Program and community
engagement for disaster preparedness.
engagement for disaster preparedness.

In 2024, the City's Office of Emergency Services Released an RFP
In April 2024, the City's OES will begin an update to the City's CEMP, which to update the Comprehensive Emergency Management Plan
includes an Annex for sheltering that will address planning around the needs (CEMP) and selected contractor Howell Consulting. The City is
FY 20/21 of those with AFN and pets. We will address this item in our update of the
currently in the process of updating the CEMP plan, which includes
CEMP project which will begin in February 2025 and projected to be
an Annex for sheltering that will address planning around the needs
completed in November 2025.
of those with disabilities and others with access or functional needs
and pets.

City
Manager’s
Upon
Office, Public
In April 2024, the City's OES will begin an update to the City's CEMP and
each
Works,
will work with Police Department and Fire and contractor to address the AB
subseque
Economic
747 and SB 99 requirements. The CEMP update project will begin in
nt CEMP
and
February 2025 and projected to be completed by November 2025.
update
Community
Development

In 2024, the City's Office of Emergency Services Released an RFP
to update the Comprehensive Emergency Management Plan
(CEMP) and selected contractor Howell Consulting. The City is
currently in the process of updating the CEMP plan including updates
focused on compliance with Assembly Bill (AB) 747 and Senate Bill
(SB) 99. The City anticipates presenting the updated CEMP plan to
City Council for adoption by the end of the calendar year.

Public Works
Department;
Building
Department

The Engineering Division maintains an electronic map that shows
each location for which a soils report is available. The map also links
to the soils reports, which are indexed by parcel.

The Engineering Division maintains an electronic map that shows each
Ongoing location for which a soils report is available. The map also links to the soils
reports, which are indexed by parcel.

GENERAL PLAN IMPLEMENTATION TRACKER

17

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Work with ACWD to Install Resilient Water Infrastructure
The City shall support efforts by the Alameda County\ Water District
S-3.3
(ACWD) to design and install seismically-resilient backbone water
pipelines in Union City and ensure the availability of potable water supply
during an emergency.

Time
Frame

Updated Status for 2023

Updated Status for 2024

Public Works
Department

Phase 2 of the ACWD's Seismic Retrofit project is being finalized and is
Phase 2 of the ACWD's Seismic Retrofit project is being finalized
expected to start construction in mid to late 2024. The limits of the project
and is expected to start construction in mid to late 2024. The limits of
Ongoing extend from Central Avenue to Decoto Road. A portion of this project
the project extend from Central Avenue to Decoto Road. A portion of
consists of making improvements at the water main as it crosses underneath this project consists of making improvements at the water main as it
the railroad tracks on Smith Street.
crosses underneath the railroad tracks on Smith Street.

City
Manager’s
Office,
Economic
and
Community
Development

The City, in partnership with the City of Newark, City of Fremont, and
Special Districts Alameda County Water District (ACWD) and Union
The City partnered with Newark, Fremont, ACWD and USD to develop a
Sanitary District (USD), prepared a multi-jurisdictional LHMP, which
Local Hazard Mitigation Plan (LHMP) that identifies, plans and develops
was submitted to Federal Emergency Management Agency (FEMA)
Ongoing
action plans that address potential impacts of climate hazards from sea level and the California Office of Emergency Services (Cal OES) for
rise and flooding.
review and approval. The LHMP was completed and approved by
FEMA and Cal OES in August 23, 2024. The next update is due by
August 23, 2029.

S-6.B

Public Climate Hazard Education and Awareness
The City shall develop a multi-pronged outreach and awareness strategy,
partnering with regional and local jurisdictions and organizations to
S-6.3
educate residents on their level of risk to climate hazards and actions
they could take to become more climate resilient, including the promotion
of existing incentive programs.

City
Manager’s
Office,
Economic
and
Community
Development

The Tri-City Local Hazard Mitigation Plan (LHMP) implemented a
comprehensive public outreach strategy, utilizing a range of
communication methods, including direct outreach (phone calls,
This program is identified as an action item in the current version of the Local
emails, meetings) and broader channels (e-newsletters, website
Hazard Mitigation Plan (LHMP) currently under review by FEMA and Cal
Ongoing
postings, newspaper articles), to engage a wide audience. The
OES. In addition, outreach to the community regarding climate hazards and
LHMP Planning Committee, consisting of city officials, stakeholders,
resiliency will also be part of the Climate Action Plan update.
and community members, ensured diverse perspectives were
incorporated. Meetings were publicly noticed, and existing
community events were leveraged to maximize participation.

S-7.A

Ensure Compliance with Hazardous Materials Regulations
The City shall routinely review the following for compliance with Federal,
State, and local laws, regulations, and ordinances:
• Hazardous Materials Release Response Plans and Inventories,
• Underground Storage Tanks,
• Above Ground Petroleum Storage Tanks,
• Hazardous Waste Generators
• Onsite Treatment of Hazardous Waste,
• California Accidental Release Prevention Program, and
• California Fire Code Hazardous Materials Requirements
Facilities shall be inspected in accordance with the required minimum
frequency as defined in State law, with a goal of conducting more
frequent inspections at higher hazard facilities.

Implementation of updates to hazardous materials management regulations
Environmenta
has not progressed due to other Division priorities and low staffing levels.
l Programs
The Division was recently audited by the State of California Environmental
Division;
Protection Department and received an overall rating of "Satisfactory with
Economic
Improvement Needed." The two existing staff are working diligently on
and
Ongoing significant program improvements based on the audit, such as a completely
Community
new CUPA Inspection and Enforcement Plan drafted in February 2024, and
Development
a new structure of quarterly enforcement action. CUPA inspection frequency
Department;
was exceeded in 2022 due to outstanding effort by the Environmental
Public Works
Programs Inspector, but lagged in 2023. Inspection numbers in 2024
Department
exceeded minimum inspection frequencies.

S-3.B

S-6.A

External Adaptation Coordination
The City shall coordinate with other neighboring jurisdictions, regional
agencies (e.g., Alameda County Flood Control and Water Conservation
District, Alameda County Water District, Union Sanitary District), and
S-6.2
community-based organizations, to identify, plan for, and implement
adaptation strategies to address the potential impacts of climate hazards
(e.g., sea level rise, flooding).

S-7.1, 7.2

In 2024, Environmental Programs staff successfully implemented a
hazardous materials management program through thorough
inspections and enforcement. Due to these efforts, the review of
hazmat permit submittals is current. Most facilities have been
inspected within the required frequency, and the
Environmental/CUPA (Certified Unified Program Agency) Division
plans to complete inspections for all facilities by June 30, 2025,
including enforcement actions for overdue facilities. A high-priority,
high-hazard facility, as classified under the California Accidental
Release Prevention (CalARP) program, is overdue for inspection,
with completion expected between March and July 2025. Annual
reviews of policies and procedures remain compliant.

GENERAL PLAN IMPLEMENTATION TRACKER

18

Responsible
Implements
Time
Identifier
Program
Department/
Updated Status for 2023
Updated Status for 2024
Policy
Frame
Division
Environmenta
l Programs
Division, with
The Hazardous Materials Area Plan was not reviewed annually as required in
review by:
2023 due to higher Division priorities and low staffing levels in the
City
The Hazardous Materials Area Plan was reviewed and revised in
Environmental Programs Division. This deficiency was identified in the 2023
Manager’s
Hazardous Materials Area Plan
February 2024. It is current with changes and improvements
CUPA Evaluation Summary of Findings by the CalEPA. The Area Plan was
Office;
expected throughout the year as the Environmental Programs
The City shall conduct a complete review of its Hazardous Materials Area
S-7.B
S-7.1
FY 20/21 reviewed and revised in February 2024. It is current with changes and
Economic
Division significantly revised its plans, policies and procedures as a
Plan every three years and submit certification to the California Office of
improvements expected throughout the year as the Environmental Programs
and
response to the state audit by the Certified Unified Program Agency
Emergency Services (Cal OES) in a manner consistent with State law.
Division significantly revised its plans, policies and procedures as a response
Community
(CUPA). The Area Plan will be reviewed and updated in 2025.
to the state CUPA audit. The Area Plan will be reviewed and updated in
Development
2025.
Department;
Police
Department;
Fire
Economic
and
Review Community Noise Ordinance
Community
No changes to the Noise Ordinance have been required. City staff
No changes to the Noise Ordinance have been required. City staff
S-8.A The City shall review and update the Community Noise Ordinance, as
S-8.13
Development FY 21/22
addresses individual noise concerns on a case by case basis.
addresses individual noise concerns on a case by case basis.
Department;
necessary.
Public Works
Department
PUBLIC FACILITIES AND SERVICES
Finance
FY 22/23
Capital Improvement Program
The City’s 5-Year Capital Improvement Plan (CIP) was adopted June
Department,
and every The City’s 5-Year Capital Improvement Plan (CIP) was adopted June 20,
PF-1.A The City shall continue to update its Capital Improvement Program every PF-1.6, 1.14 All City
20, 2023 (Resolution No. 6146-23) for FY 2023-2024 through FY
five years 2023 (Resolution No. 6146-23) for FY 2023-2024 through FY 2027-2028 .
departments,
2027-2028. No updates were completed in 2024.
five years to address the city’s existing and projected public facility needs.
thereafter
City Council
Finance
Fee Schedules Update
Department,
The City shall annually review and update its development fees to ensure
PF-1.B
PF-1.8, 1.9 All City
adequate funding to deliver and maintain the service levels set out in this
departments,
General Plan.
City Council

Annually

Customer Service Improvements
The City shall routinely assess how to improve customer service,
including identification of strategies for enhancing customer service at
PF-2.A
City Hall and other City facilities. Strategies may include access to
additional City services online and providing a “one-stop shop” or
“concierge” service at City Hall.

City
PF-2.1, 2.2 Manager’s
Office

Goal B. Governance and Organization Effectiveness, of the City's Strategic
Plan, work is planned to Increase staff efficiency and responsiveness by
Ongoing improving the design of and access to self-service options for the public and
employees (e.g., human resources portals, permit system, customer service
portals); work is planned for FY 23-24 and FY 24-25.

Comprehensive Operational Audit
PF-2.B The City shall complete a comprehensive operational audit on city
policies, procedures, service provision and productivity.

City
PF-2.4, 2.5 Manager’s
Office

2020,
The City Manager’s Office continually audits City policies, procedures,
The City Manager’s Office continually audits City policies,
every 5
service provisions, and productivity in response to both internal and external procedures, service provisions, and productivity in response to both
years
factors.
internal and external factors.
thereafter

Develop Renewable Energy Sources at Municipal Facilities
The City shall continually seek out opportunities and grant funding for the PF-2.14,
PF-2.C
2.15
development of renewable energy sources, such as the installation of
photovoltaic systems, at municipal facilities.

Public Works
Department

Ongoing

The City annually reviews and updates its fees through the Master Fee
Schedule update process.

The City annually reviews and updates its fees through the Master
Fee Schedule update process.
The City regularly provides customer service training for all front
counter and public facing staff. Further, the City continues to migrate
information to the City's website for easy public access. Work is
ongoing to automate permitting systems making it easier for
applicants to apply and obtain Planning, Building and Public Works
permits.

City staff continually seeks out grants for upgrades to City facilities including City staff continually seeks out grants for upgrades to City facilities
opportunities for renewable energy sources.
including opportunities for renewable energy sources.

GENERAL PLAN IMPLEMENTATION TRACKER

19

Identifier

Program

Update City Website to Promote Bay-Friendly Landscaping
PF-3.A The City shall update the City website to provide information regarding
bay-friendly landscaping, including examples of bay-friendly gardens.

Responsible
Implements
Department/
Policy
Division

PF-3.8

Public Education Program on Waste Reduction, Recycling,
Composting, and Green Purchasing
The City shall establish a public education campaign to encourage
PF-6.A
PF-6.5
residents, schools, institutions and businesses to reduce, reuse, recycle,
and compost appropriately, and purchase recycled and nontoxic
products.

Expand High-Speed Internet
The City shall pursue opportunities to expand high speed internet in
PF-8.A Union City, including implementing the installation of dark fiber in the
Station District, studying the feasibility of expanding dark fiber citywide,
and pursuing the ability to connect to BART’s lit fiber network.

Economic
and
Community
Development
Department

City
Manager’s
Office, Public
Works
Department,
Economic,
Information
Technology,
and
Community
Development
Department

Updated Status for 2023

Updated Status for 2024

City staff regularly posts the most up-to-date Landscape guidance on the
City's website; including the "Landscape Standards Policy Statement." The
Policy Statement features the Bay-Friendly Basics Landscape Checklist,
which includes required practices that address established principles for
FY 20/21
Completed in 2022.
protecting the environment. Also, the City's Clean Water Program website
was reviewed and updated in 2023. It contains current links for rain gardens,
rain barrels, storm water requirement forms, and links to the Alameda County
Clean Water Program website.

City
Manager’s
Office –
Ongoing
Recycling and
Solid Waste
Division

City
Manager’s
Office,
Economic
PF-8.1, 8.3
and
Community
Development
Department

Standards for Broadband Infrastructure
The City shall develop and adopt standards for broadband infrastructure
installation, including the development of:
• A dig once, open trench and shadow conduit standard;
PF-8.B • A preferred business model for management and use of city owned
PF-8.6
telecommunication assets, which may include a master lease agreement;
• Standards for new construction or major remodels;
• Standard specifications for conduit and broadband facilities, permitting
procedures and master plans.

Time
Frame

Effective July 1, 2021, the City commenced collecting a fee to assist with funding regulatory
The City continues to promote its waste reduction and recycling
obligations pursuant to SB 1383. This act requires public education and outreach to encourage
the diversion of organics (compostable materials) from landfill disposal. In October 2021, the programs provided to residents and businesses primarily through the
two collection services Franchise Agreements. Marketing and
City added Chapter 7.24 - Organics Reduction and Recycling Ordinance, to the Union City
Municipal Code adopting the countywide Organics Reduction and Recycling Ordinance which promotional efforts conducted include distribution of sector specific
mandates various provisions of SB 1383. The City accepted FY 2022-2023 SB 1383 grant
(i.e., single-family, multi-family and commercial) quarterly
funds from CalRecycle in March 2024. The City's Franchise Agreements for landfill, compost,
newsletters, postcards, advertisements, newspaper articles, and bill
and recycle collection services include public education and outreach obligations which the
inserts (commercial sector). In addition, the City opened its
City manages in concert with its efforts to support the State's landfill regulations such as AB
community compost hub in 2024, which provides all residents and
939, AB 341, AB 1826 and SB 1383. Outreach includes issuing residents and businesses
newsletters; annual comprehensive Services Guides; periodic postcards and more and are
businesses the opportunity to acquire free compost seven days a
available for customers to download from: www.UnionCityRecycles.org. Other direct outreach week. The City's programs and services are promoted through signs
activities include providing technical assistance to multi-family properties and commercial
at the compost hub and QR codes to the City's website pages which
businesses and conducting lid flipping campaigns which include leaving notices on landfill,
are kept up to date.
compost, and compost collection carts and bins.

Construction for the high-speed Internet program has commenced
along Union City Blvd, with the replacement of an existing
interconnect cable with fiber optic cables from Smith Street to Lowry
Upgrade data connections between City facilities as necessary is in
Road. A central hub has been established at the Mark Green Sports
Ongoing progress. IT and Public Works staff are working to evaluate the cities
Center. Progress is ongoing for a secondary high-speed wireless
available conduit and deploy citywide fiber to City intersections and facilities.
connection to the hubs, with two of the three hubs now connected.
There are no updates regarding dark fiber for the Station District, and
no further action will be pursued regarding BART’s fiber connection.

2020

New City policies for broadband infrastructure installation are being
evaluated for future standards.

New City policies for broadband infrastructure installation are being
evaluated for future standards.

GENERAL PLAN IMPLEMENTATION TRACKER

20

Identifier

Program

Standards for Small Cell Sites
PF-8.C The City shall establish design standards and a legal framework for
accommodating small cell technology in the public rights-of-way.

Responsible
Implements
Department/
Policy
Division

PF-8.8

City
Manager’s
Office,
Public Works
Department

Time
Frame

Updated Status for 2023

Updated Status for 2024

2020

In July 2021, “Small Cell” design guidelines were prepared and presented to
cellular providers. To date, the City has entered into Master License
Completed in 2021.
Agreements with three providers.

Broadband Asset Management
The City shall develop a detailed geodatabase of City owned traffic signal
PF-8.5
PF-8.D
and street light conduits and existing fiber optic networks and information
regarding ownership.

City
Manager’s
Office,
Public Works
Department

2020

The City has added the location of all streetlights to the City’s GIS system.
The new system allows pole details to be documented and small cell
installation information to be tracked.

Dark fiber updated in goal ED – 4. A

Explore Creation of Internet Connectivity Fee
PF-8.E The City shall explore the creation of an internet connectivity fee to help
fund the expansion of broadband access throughout the city.

City
Manager’s
Office,
Finance
Department

2021

Due to the other Department priorities, this project has not begun.

Due to the other Department priorities, this project has not begun.

Cybersecurity Manager position has been filled on July 3, 2023: Dwayne
Thaele is Union City's Cybersecurity Manager. Tasks completed included:
-Cybersecurity Awareness Training program and policy for all Union City
employees
-Cybersecurity Roadmap created
FY 20/21
-Cybersecurity Assessments and Maturity Model completed
-Cybersecurity Risk Register Created
-Migration to new Advanced Fortinet Networking Infrastructure underway
-Disaster Response & Business Continuity Planning policy underway
-AI Usage Policy is created and under review

Union City has made significant progress in advancing and
implementing our Cybersecurity Plan in 2024, including the following
key achievements:
• A formal Cybersecurity Awareness Training program and policy
were established for all employees, with 60 minutes of annual
instruction delivered.
• A new Generative AI Usage policy was introduced.
• The Cybersecurity Roadmap was updated to reflect changing
priorities and resource availability.
• ITS completed its Annual Cybersecurity Assessment and Maturity
Model, now aligned with NIST CSF 2.0. The Cybersecurity Risk
Register has been updated to reflect current risks.
• The transition to the new Advanced Security Fortinet Networking
Infrastructure is nearly complete.
• ITS implemented new Endpoint and Identity Managed Detection
and Response services.

Cybersecurity Plan
PF-8.F The City shall develop a cybersecurity plan to protect City infrastructure
and government data against cyberattacks.

PF-8.3

PF-8.10

City
Manager’s
Office, as
assigned

GENERAL PLAN IMPLEMENTATION TRACKER

21

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Police Department Strategic Plan
The City shall maintain and implement a comprehensive Police
PF-9.A Department Strategic Plan, based on incremental time periods of three to PF-9.1-9.8
five years, unless designated otherwise, and shall update the plan
periodically as plan items are accomplished or achieved.

CALEA Certification
The City Police Department shall seek, earn, and maintain national
accreditation by the Commission on Accreditation of Law Enforcement
Agencies (CALEA). Being an accredited agency ensures formalization of
PF-9.B essential management procedures, fair and nondiscriminatory personnel PF-9.1-9.8
practices, enhanced crime prevention, increased efficiency of police
service delivery to the community, solidified interagency cooperation and
coordination, and increased community and staff confidence in the
agency.

Periodic Staffing Studies
The City Police Department shall conduct periodic staffing studies to
determine staffing needs to meet best-practice obligations. These
PF-9.C
studies, beyond baseline personnel-per-one-thousand staffing ratio
formula, shall focus on actual workload demands and community
priorities to determine staffing needs to meet those obligations.

PF-9.1

Time
Frame

Updated Status for 2023

Updated Status for 2024

Police
Department

2021, and
The Police Department completed the third year of it's 5-Year
updated
Strategic Plan, which emphasizes transparency, accountability, and
The Police Department completed the second year of it's 5-Year Strategic
every
increased communication. Highlights include the 2023 inauguration
Plan, which emphasized transparency, accountability, and increased
three to
of a District Policing Model, a pivotal step in fostering community
communication. Highlights include the 2023 inauguration of a District
five years,
engagement, identifying emerging crime trends, and optimizing
Policing Model, a pivotal step in fostering community engagement, identifying
as
resource deployment. District Policing breaks the city into smaller
emerging crime trends, and optimizing resource deployment.
appropriat
areas, known as Districts, to improve the City's ability to interact with
e
and understand the needs of the community.

Police
Department

The Police Department did not pursue CALEA Certification as a
The Police Department continues to pursue other priorities. The Police
priority in 2024. Further, the Police Department's updated Strategic
2019, and
Department's updated Strategic Plan does not include the pursuit of CALEA
Plan does not include the pursuit of CALEA Certification as a plan
ongoing
Certification as a goal.
goal.

Police
Department

The Police Department continues to complete regular staffing studies, per
2019, and our 2022-2026 Strategic Plan. These studies have proven beneficial as
ongoing UCPD boasted the lowest vacancy rate in the county among comparable
organizations.

The Police Department continues to complete regular staffing
studies, per our 2022-2026 Strategic Plan. These studies have
proven beneficial as UCPD boasted the lowest vacancy rate in the
county among comparable organizations.

GENERAL PLAN IMPLEMENTATION TRACKER

22

Identifier

Program

Assess Police Department Facilities and Equipment Needs
Biannually with the preparation of the City budget, the City shall assess
PF-9.D
local police facilities and equipment needs and develop strategies that
strive to maintain the service standards established in Policy PF-9.1.

Responsible
Implements
Department/
Policy
Division

PF-9.2

Police
Department,
City Council

Evaluate Feasibility of Building a New Library
The City shall evaluate the feasibility of funding the construction of a new,
PF-12.1
PF-12.A
state-of-the-art library to implement the Alameda County Library Facilities
Master Plan.

City
Manager’s
Office,
Public Works
Department

Fund Extended Library Hours
PF-12.B The City shall fund extended hours of operation at the library, subject to
budgetary constraints.

PF-12.2

City
Manager’s
Office

RESOURCE CONSERVATION
Green Infrastructure Plan
Public Works
The City shall prepare, adopt, and implement a Green Infrastructure Plan
RC-3.A
RC-3.4, 3.5
Department
in compliance with NPDES Stormwater Municipal Regional Permit (MRP
2.0) requirements.

Maintain Inventory of Historical Resources
RC-4.A
The City shall maintain an inventory of historical resources.

Economic
and
RC-4.2, 4.4 Community
Development
Department

Time
Frame

Updated Status for 2023

Aligning with Goal C, Strategy 13, the Police Department has purchased
2019, and essential equipment which enhances community needs. These items
ongoing include the Peregrine analysis program and Flock ALPR system. UCPD
continues to assess and propose additional enhancements.

2022

Aligning with Goal C, Strategy 13, Goal C. Economic, Community
Development and Public Safety of the City of Union City's Strategic
Plan, the Police Department has purchased essential equipment
which enhances community needs. These items include the
Peregrine analysis program and Flock ALPR system. UCPD
continues to integrate the Peregrine analysis program and the Flock
ALPR system into our strategic policing model. UCPD continues to
assess and propose additional enhancements.

The first step in the process is preparation of a Facilities Master Plan.
The first step in the process is preparation of a Facilities Master Plan. There
There is no established timeline to begin this work. This project is
is no established timeline to begin this work. This project is currently pending.
currently pending, based upon staff's workload and funding.

2020, and
every two
Based on current budgetary constraints, extension of library hours is not
year
budget recommended.
cycle
thereafter

2019

Updated Status for 2024

Based on current budgetary constraints, extension of library hours is
not recommended.

The City's Green Infrastructure (GI) Plan was prepared in compliance
with NPDES Stormwater Municipal Regional Permit (MRP 2.0)
The City's Green Infrastructure Plan was prepared in compliance with
NPDES Stormwater Municipal Regional Permit (MRP 2.0) requirements and requirements and was adopted in September 2019. The GI Plan
must be updated every five years. The City needs to secure funding
was adopted in September 2019.
and hire a consultant, which may require an RFP process.

An Historical Resource Inventory is maintained by the City (i.e., Union City
An Historical Resource Inventory is maintained by the City (i.e.,
Cultural Resources Survey) and is updated on a project-by-project basis. The Union City Cultural Resources Survey) and is updated on a projectOngoing City's Landmark and Historic Preservation Ordinance, updated through
by-project basis. The City's Landmark and Historic Preservation
Ordinance No. 670-06 § 3, in 2006, provides guidance to designate and
Ordinance, updated through Ordinance No. 670-06 § 3, in 2006,
preserve historic resources.
provides guidance to designate and preserve historic resources.

GENERAL PLAN IMPLEMENTATION TRACKER

23

Identifier

Program

Responsible
Implements
Department/
Policy
Division

RC-4.B

Cultural Resources Study Requirement
If a project requires activities that have the potential to impact cultural resources, the City
shall require the applicant to retain a qualified archaeologist meeting the Secretary of the
Interior’s (SOI) Professional Qualification Standards (PQS) in archaeology and/or an
architectural historian meeting the SOI PQS standards in architectural history to complete
a Phase 1 cultural resources inventory of the project site (NPS 1983). A Phase 1 cultural
resources inventory should include a pedestrian survey of the project site and sufficient
background archival research and field sampling to determine whether subsurface
prehistoric or historic remains may be present. Archival research should include a records
search conducted at the Northwest Information Center (NWIC) and a Sacred Lands File
(SLF) search conducted with the Native American Heritage Commission (NAHC). The
technical report documenting the Phase 1 cultural resources inventory shall include
recommendations to avoid or reduce impacts to cultural resources. These
recommendations shall be implemented and incorporated in the project.

Economic
and
RC-4.6, 4.7,
Community
4.8
Development
Department

High-Efficiency or Alternatively-Powered Water Heater Replacement
Program
The City shall provide educational material and information on the City
website and through the Building Division on high-efficiency and
alternatively-powered water heater replacement options available to
current homeowners considering water heater replacement. The City
shall streamline the permitting process for high efficiency and
RC-6.9
RC-6.A
alternatively-powered water heat replacement, and develop appropriate
financial incentives by working with energy utilities or other partners.
Replacement water heaters could include high efficiency natural gas (i.e.,
tankless) or other alternatively-powered water heating systems that
reduce or eliminate natural gas usage such as solar water heating
systems, tankless or storage electric water heaters, and electric heat
pump systems.

Update the Climate Action Plan
The City shall periodically update the Climate Action Plan to address
municipal operations, maintain compliance with GHG reduction targets
RC-7.A
set forth by the California Air Resources Board, integrate climate
adaptation, and assess and modify existing CAP implementation
programs.

SPECIAL AREAS

Economic
and
Community
Development
Department

Time
Frame

Updated Status for 2023

Updated Status for 2024

Projects that have the potential to impact cultural resources are addressed
Ongoing on a case by case basis through the City's development review process as
part of the California Environmental Quality Act (CEQA) review.

Projects that have the potential to impact cultural resources are
addressed on a case by case basis through the City's development
review process as part of the California Environmental Quality Act
(CEQA) review.

A handout was prepared that addressed alternatively powered water heater
FY 22/23
replacements, which is available from the Building Division or on-line.

Completed in 2023.

Economic
2020 and
and
An update the to City's Climate Action Plan is planned to begin in Fall 2024.
every five
RC-7.1, 7.2 Community
The update has been delayed due to several vacancies in the Planning
years
Development
Division.
thereafter
Department

In late 2024, ECD staff issued an RFP to bring on a consultant to
assist staff in preparing the CAP. The City also hired a Civic Spark
Fellow to assist on the update. The City is taking a diligent and
strategic approach, ensuring that the CAP Update not only meets
local climate objectives but also aligns with broader regional and
state policies. As part of this effort, the City is closely monitoring the
development of the Bay Area Regional Climate Action Plan
(BARCAP) to identify opportunities for better integration between
local actions and regional priorities. Additionally, staff is staying
attuned to state-level requirements, including those introduced by SB
272, and is working to enhance their understanding of the Regional
Shoreline Adaptation Plan (RSAP) to determine how it may inform or
influence the CAP update.

GENERAL PLAN IMPLEMENTATION TRACKER

24

Identifier

Program

Expand Priority Development Area
The City shall work with the Association of Bay Area Governments
SA-1.A (ABAG) and the Metropolitan Transportation Commission (MTC) to
expand the Intermodal Station District Priority Development Area (PDA)
boundary to encompass the entire Station District.

Responsible
Implements
Department/
Policy
Division

Time
Frame

Economic
and
SA-1.1, 1.3 Community
Development
Department

The 2040 General Plan modified the boundaries of the former Decoto
Industrial Park Study Area (DIPSA) Specific Plan area, which was the
FY 20/21 precursor to the Station District Specific Plan. In 2020, Union City's PDA
was expanded for consistency with this expanded boundary and was also
incorporated into the Station District Specific Plan.

Funding for Station District Public Improvements
The City shall identify and aggressively seek grant funding and other external
sources of public funding to finance infrastructure and circulation improvements
within the Station District, including:
• Construction of an east entrance to the BART station, including a pedestrian
crossing of the Oakland Subdivision railroad tracks;
• Construction of a pedestrian crossing of the Niles Subdivision railroad tracks to link
SA-1.3, 1.7,
the Core Station District with Station East;
SA-1.B • Improved lighting, sidewalks and pedestrian amenities throughout the Station
1.9
District, especially along Decoto Road and 7th Street, and within any new
developments;
• Construction of new streets within the Station East area;
• Replace public parking within the Station District that may be removed as a result
of redevelopment;
• Construction of Quarry Lakes Parkway; and
• Construction of a passenger rail station at Union City BART.

Update DIPSA Specific Plan
SA-1.C The City shall review and update the Decoto Industrial Park Study Area
(DIPSA) Specific Plan for consistency with the General Plan.

Updated Status for 2023

Updated Status for 2024

Completed in 2020.

Union Pacific (UP) and the California Public Utilities Commission
In Summer 2022, the City secured the permits to construct the at-grade crossing from the
City
(CPUC) approved the City's request to phase the Station District
California Public Utilities Commission and Union Pacific Railroad. The funding sources for
Manager’s
design and construction of the at-grade crossing are a grant from the Alameda CTC and 2011 Public Improvements project. This allows the At-Grade Pedestrian
Office,
Redevelopment Bonds. Since 2022, City and Union Pacific (UP) staff have met monthly to
Crossing at BART component to go to bid in early 2025, while the
Economic
discuss design submittals, preemption calculations, and the anticipated project schedule. No
Decoto Road Oakland Subdivision work undergoes agency approval.
work
has
begun
on
the
pedestrian
crossing
over
the
Niles
Subdivision.
The
Station
East
Mixed
and
Use Residential project was approved in 2021 in the Station East area. The project proposes Additionally, the City plans to replace concrete panels at the Oakland
Community
Subdivision as a stand-alone project in Summer 2025. Funding for
new streets and related street improvements and improvements along Decoto Road and 7th
Development Ongoing Street. The project is in the process of obtaining approvals from the Public Works Department
the project includes $3 million from the Safe Routes to BART (SR2B)
Department,
and other entities for this work. No parking was removed as a result of the new development. grant, $3 million from Regional Measure 3 (RM 3), and $1.17 million
Administrative
Design work for Quarry Lakes Parkway is underway. Phase 1 of the Southern Alameda County
from Local Funds (Measure BB & RDA Bonds). The developer of the
Integrated
Rail
Analysis
(SoCo
Rail)
Study,
completed
by
the
Metropolitan
Transportation
Services
Commission (MTC), identified the Union City Intermodal Station as the preferred location for a Station East Mixed Use Residential Project has completed remedial
Division, and
“rail to rail” connection between the Altamont Commuter Express (ACE) and BART. Phase 2 and rough grading, and is collaborating with Public Works to phase
Public Works
of the project is currently underway and entails project development. Union City staff is
the installation of the storm and sewer systems ahead of future
Department
coordinating with ACE and MTC staff on the project design.
roadwork.

City Council,
City
Manager’s
Office,
SA-1.1, 1.14 Economic
and
Community
Development
Department

The Station District Specific Plan was adopted by City Council in October
FY 21/22 2022 (6026-22). The DIPSA Specific Plan was comprehensively updated and Completed in 2022.
rebranded as the Station District Specific Plan.

GENERAL PLAN IMPLEMENTATION TRACKER

25

Identifier

Program

Evaluate Impact Fees in the Station District
The City shall re-evaluate impact fees that could be a source of funding
for capital improvements in the Station District and assess the need for
SA-1.D
new fees to address the infrastructure and service impacts of highdensity development in the Station District. Alternative sources of funds
should be considered, such as infrastructure bonds, if appropriate.

Responsible
Implements
Department/
Policy
Division

SA-1.7

Station District Streetscape Master Plan
The City shall develop a streetscape master plan for the Station District
SA-1.E
that outlines a unified design theme consisting of landscaping, sidewalks,
pedestrian street crossings, and lighting.

Issue RFPs for Station District Development
SA-2.A When appropriate, the City shall issue developer requests for proposals
to implement General Plan objectives for the Core Station District.

Evaluate Development of Restoration Site
The City shall evaluate the development potential of and constraints on
SA-3.A
the Restoration Site and identify steps for redevelopment and reuse of
the property.

Time
Frame

Updated Status for 2023

Updated Status for 2024

City Council,
City
Manager’s
Office,
Finance
Department,
Economic
and
Community
Development
Department,
Public Works
Department

An impact fee study is underway to update to all City development impact
Ongoing fees, including fees that apply to the Station District such as the DIPSA
Infrastructure Fee.

An impact fee study is underway to update to all City development
impact fees, including fees that apply to the Station District.

Economic
and
Community
Development
Department,
Public Works
Department

FY 19/20
The Station District Specific Plan, which was adopted in October 2022,
through
provides details and guidance on streetscape design.
20/21

Completed in 2022.

In June 2021, the City issued a Notice of Availability (NOA), as required by
the Surplus Lands Act, for sale of the Gateway site located within the Station No RFPs were issued for Station District development in 2024. The
City is still in an Exclusive Negotiating Agreement with City Ventures
District Specific Plan area. In December 2021, the City entered into an
Exclusive Negotiating Agreement (ENA) with City Ventures for development for the Gateway site.
of the site, which is still valid.

SA-2.9

City
Manager’s
Office

As
needed

SA-3.1

City Council,
City
Manager’s
Office,
Economic
and
Community
Development
Department,
Public Works
Department

As part of the Draft 2023-2031 Housing Element update, Policy HE-1.C was
added to support the City's goal of developing the Restoration Site, which
states “The City shall facilitate development of a mix of high-density
residential and office uses on the City-owned Restoration Site by issuing a
FY 22/23 developer request for proposals and partnering with developers on site
remediation to maximize development potential of the site. The City is
working on next steps regarding a "Request for Proposals" to bring on an
environmental consultant to prepare CEQA documentation to remove the
contaminated soil as part of another project.

In 2024, the City entered into a Memorandum of Understanding with
San Joaquin Regional Rail Commission (SJRRC) regarding the
Union City Intermodal Station, Phase 3/Intercity Rail Station Project.
The project proposes a new Altamont Commuter Express (ACE) stop
at the Intermodal Station and includes removal of a portion of the
Restoration site to facilitate a layover yard for the trains. City staff
worked with SJRRC to engage an environmental consultant to
prepare CEQA documentation for the project .

GENERAL PLAN IMPLEMENTATION TRACKER

26

Identifier

Program

Issue RFPs for Station District Development
SA-3.B When appropriate, the City shall issue developer requests for proposals
to implement General Plan objectives for the Restoration Site.

Capital Improvements in the Station East Area
The City shall strive to provide capital improvements in the Station East
SA-4.A
area identified in the DIPSA Specific Plan, General Plan, and other
planning documents.

Cooperate to Address Flood Control
The City shall cooperate with the Alameda County Flood Control and
SA-8.A
Water Conservation District on any infrastructure improvements to
remove the Horner/Veasy Area from the flood plain.

Ensure Compliance with Amortization
The City shall ensure compliance with the terms of the amortization to
cease operation for the following properties that have nonconforming
uses in conformance with the dates listed below:
• APN 482-0020-007 (Williams) - September 3, 2023
SA-8.B
• APN 482-0027-007-19 (Goncalves) - September 3, 2023
• APN 482-0022-001-02, 482-0022-007, and 482-0022-009-01
(Bertelson) - September 3, 2023
• APNs 482-0020-008-02 and 482-0020-002-03 (Kirby) - January 28,
2024

Evaluate Lighting Levels in the Decoto Neighborhood
The City shall conduct an evaluation of existing lighting levels in the
SA-10.A
Decoto Neighborhood and shall identify opportunities for enhanced
lighting.

Responsible
Implements
Department/
Policy
Division

Time
Frame

City
SA-3.1, 3.2,
Manager’s
3.3
Office

As
needed

Updated Status for 2023

See discussion under SA-3. A.

Updated Status for 2024
To date, the City has not issued any RFPs for development of the
Restoration site.

SA-4.21,
4.22

City Council,
Economic
and
Community
Development
Department,
Public Works
Department

Improvements for the At-Grade Pedestrian Crossing To East Plaza project
Ongoing are included in the Capital Improvement Plan for fiscal years 2023/2024,
2024/2025, and 2025/2026.

Union Pacific (UP) and the California Public Utilities Commission
(CPUC) approved the City's request to phase the Station District
Public Improvements project. This allows the At-Grade Pedestrian
Crossing at BART component to go to bid in early 2025, while the
Decoto Road Oakland Subdivision work undergoes agency approval.
Additionally, the City plans to replace concrete panels at the Oakland
Subdivision as a stand-alone project in Summer 2025. Funding for
the project includes $3 million from the Safe Routes to BART (SR2B)
grant, $3 million from Regional Measure 3 (RM 3), and $1.17 million
from Local Funds (Measure BB & RDA Bonds). The developer of the
Station East Mixed Use Residential Project has completed remedial
and rough grading, and is collaborating with Public Works to phase
the installation of the storm and sewer systems ahead of future
roadwork.

SA-8.1

Public Works
Department,
Economic
and
Community
Development
Department

The City works cooperatively with the Alameda County Flood Control and
Water Conservation District on projects that impact their facilities.
Ongoing Additionally, the City works with applicants on new development located in
flood zones to ensure compliance with applicable requirements to minimize
flood risk.

No infrastructure projects are planned for the Horner/Veasy Area.
New construction in the area is required to meet the requirements in
the City's Flood Plain Ordinance, as well as meeting all requirements
of the Federal Emergency Management Agency (FEMA) .

SA-8.4

City
Manager’s
Office and
Economic
and
Community
Development
Department

The Planning Division will begin outreach in 2024 to impacted property
2023 and owners letting them know that the Amortization agreements that they entered Due to other Planning Division priorities, outreach to property owners
2024
into 10 years ago will be expiring and they will need to cease activities
has not occurred.
related to truck parking and outdoor storage.

Public Works
Department

The conversion of LED streetlights was initially planned to be carried out by
the city's streetlight maintenance contractor. However, a decision was later
A request for proposal to retain the services of a consultant to assess
made to engage a consultant to assess the lighting levels along the highFY 20/21
the lighting levels in the Decoto Neighborhood is underway and
injury network, as identified in the Local Roadway Safety Plan (LRSP), with a
being spearheaded by the Principal Civil Engineer.
focus on the Decoto neighborhood. In FY 24/25, the city will prepare a RFP
to solicit contractors for the project.

SA-10.6

GENERAL PLAN IMPLEMENTATION TRACKER

27

Identifier

Program

Update Old Alvarado Design Guidelines
The City shall review and update the Old Alvarado Design Guidelines to
reflect the development that has occurred since the Guidelines were
developed and to provide guidance for areas outside of the Smith Street
commercial core including UCB between the Mark Green Sports Center
SA-11.A
and Bettencourt Way, the Horner Street corridor, and the residential
neighborhoods located to the west of Union City Boulevard generally
between Marsten Avenue and Cambridge Way, including the Diamond
Mines site, and to the east of Union City Boulevard north of Smith Street
between Vallejo Street and Watkins Street.

Signage and Branding Program for Historic Alvarado District
City shall work with property owners and businesses in the Historic
SA-11.B
Alvarado District on developing and implementing a signage and
branding program for the area.

Review Permitted Uses in the Zoning Ordinance
The City shall review the Zoning Ordinance to determine if new types of
SA-11.C
commercial uses should be permitted to strengthen the Smith Street
Commercial Core (e.g., wine bars, entertainment uses).

Union Landing Retail Analysis
The City shall prepare a retail analysis to evaluate the changing retail
environment and develop strategies to address how Union Landing can
adapt. The analysis should consider, among other topics:
• Union Landing’s position in the Interstate 880 corridor;
• The changing retail environment for big-box-anchored tenants in
centers such as Union Landing;
SA-12.A
• Maintaining Union Landing as a sales tax generator and a regional
destination;
• Adjusting the permitted and conditionally permitted uses and
development standards to be competitive in the changing retail
marketplace; and
• Strategies to target a supportive mix of tenants when working with 16
different property owners.

Responsible
Implements
Department/
Policy
Division

Time
Frame

Updated Status for 2023

Updated Status for 2024

Economic
and
Community
Development
Department

Amendments were made to Title 18 of the Union City Municipal Code
(Ordinance 917-23) to establish objective design and development standards
for zoning districts that allow multi-family and/or mixed-use residential
development as a permitted or conditional use. The purpose of the
amendments is to ensure high-quality design, provide property owners and
FY 21/22 developers with certainty, streamline the development review process, and
Completed in 2023.
comply with recent state housing laws. The objective development standards
were incorporated as a new section (Section 18.24.050: Building and site
design standards) of Chapter 18.24. The new standards apply to the Village
Mixed Use (VMU) zoning district, which encompasses the Historic Alvarado
District.

SA-11.7

Economic
and
Community
Development
Department

In 2022, the Public Works Department was moving forward with finalizing the
agreement with a vendor to manufacture and install the approved Historic
Alvarado wayfinding signage. Due to changes in State law, the City was no
Project needs to be re-assessed among other City priorities and
Ongoing longer able to enter into a “Design/Build” agreement with the vendor due to
funding demands.
the cost of the work and the Public Works Department was required to rebid
the project. Due to other infrastructure projects moving forward and a lack of
staffing, this project has not been rebid.

SA-11.8,
11.9

Economic
and
Community
Development
Department

A new zoning district called “Village Mixed Use (VMU)” was developed and
applied to the Historic Alvarado District. This work was done as part of the
FY 19/20 Housing Element Zoning updates (Ordinance 903-22). The VMU Zoning
District was based on other mixed use zoning districts and added additional
commercial uses beyond what was previously allowed.

Economic
and
Community
Development
Department

In 2021, the City hired Kosmont Companies to prepare a Retail Study for
Union Landing to analyze local and subregional retail sector trends as well
as the City’s existing zoning regulations to ensure that the center was wellpositioned. The study informed amendments to Union Landing Commercial
(CUL) Zoning District. Some notable trends referenced in the study include:
• Entertainment uses, fitness centers and open space have become new
anchor
Completed in 2021.
FY 19/20
tenants for large shopping centers.
• Service businesses such as restaurants / drinking places expanded most in
15 years and now surpassed retail establishments in U.S. Union Landing has
less than 5% of space devoted to service businesses and about 15% for
restaurants.
• Consumers are more interested in seeking experiences during shopping
trips. .

SA-11.1,
11.2, 11.3,
11.5

SA-12.1,
12.3, 12.7,
12.8, 12.9,
12.10

Completed in 2022.

GENERAL PLAN IMPLEMENTATION TRACKER

28

Identifier

Program

Responsible
Implements
Department/
Policy
Division

Update CUL Zoning Provisions
SA-12.1,
The City shall review and consider updating the standards, allowed uses,
SA-12.B
12.4, 12.8,
and sub-area designations in the Union Landing Commercial (CUL)
12.9
Zoning District to reflect current conditions and changing markets.

Economic
and
Community
Development
Department

Rezone Calaveras Landing
SA-13.A The City shall rezone Calaveras Landing consistent with the Regional
Retail Commercial land use designation.

Updated Status for 2023

Updated Status for 2024

In summer 2021, the Union Landing Commercial (CUL) Zoning District was
amended. The amendments modified the list of permitted and conditionally
permitted uses to provide more consistency within subareas, to better reflect
current market trends, and to re-designate uses so they are permitted and do
not require discretionary review. The amendments updated development
FY 20/21
Completed in 2021.
type descriptions to provide experience-oriented uses and the addition of
breweries and wineries with on-site tasting and food service measuring up to
5,000 sq. ft. were added as a permitted use. The update also included
provisions related to trash and recycling facilities, property maintenance, and
outdoor dining.

When this ambitious goal was identified, market conditions supported
intensification of the center. However, in the current retail climate including
shrinkage of retail square footage, high interest rates, high materials and
labor cost, and the decline of retail centers along the I-880, these conditions
FY 24/25
have made intensification opportunities challenging. As the retail
marketplace continues to transform, investor interest in intensifying the
center could gain traction. However, until market conditions improve to
support intensification, this goal is on hold.

In 2024, staff spoke with some of the larger property owners in the
Union Landing shopping center regarding any
expansion/intensification plans. The feedback we received was
there was not interest to expand/intensify at this time.

SA-12.16,
12.18

City
Manager’s
Office,
Economic
and
Community
Development
Department,
Public Works
Department

A new branding/logo and color pallet was implemented in 2022 and was
FY 19/20 incorporated into the Gateway Area refresh project described above.
Banners reflecting the updated branding were also installed in 2022.

Completed in 2022.

SA-13.1,
13.4

Economic
and
Community
Development
Department

The proposed rezoning of the Calaveras Landing Shopping Center from
FY 20/21 Special Industrial (MS) to Community Commercial (CC) is currently
underway.

Completed in 2024. The site was rezoned from MS to CC to better
align with the existing land uses and the site's General Plan
designation of Regional Retail Commercial (CRR).

Guide for Intensification of Union Landing
Community
The City shall work with property owners and tenants to prepare a plan to
SA-12.1,
Development
guide intensification efforts at Union Landing, including a plan for
SA-12.C additional development, parking, urban design, plazas and gathering
12.11,
Department,
12.13, 12.14 Public Works
spaces, and pedestrian and automobile circulation improvements to
Department
ensure that Union Landing changes over time in order to remain
competitive.

Union Landing Sign, Wayfinding, and Branding Program
SA-12.D The City shall prepare a comprehensive sign, wayfinding, and branding
program for Union Landing.

Time
Frame

GENERAL PLAN IMPLEMENTATION TRACKER

29

Identifier

Program

Calaveras Landing Sign, Wayfinding, and Branding Program
SA-13.B The City shall prepare a comprehensive sign, wayfinding, and branding
program for Calaveras Landing.

Calaveras Landing Retail Analysis
Building off the study conducted for Union Landing (see Program SA12.A), the City shall prepare a retail analysis to evaluate the changing
retail environment and develop strategies to address how Calaveras
Landing can adapt. The analysis should consider, among other topics:
• Calaveras Landing’s position in the Interstate 880 corridor;
SA-13.C
• The changing retail environment for big-box-anchored tenants;
• Enhancing Calaveras Landing as a sales tax generator and a regional
destination; and
• Adjusting the permitted and conditionally permitted uses and
development standards to be competitive in the changing retail
marketplace.

Responsible
Implements
Department/
Policy
Division

Updated Status for 2023

Updated Status for 2024

SA-13.3,
13.3

City
Manager’s
Office,
Economic
and
Community
Development
Department,
Public Works
Department

City staff will continue to work with the Union Landing Property Owners
Association, to identify “place-making” opportunities to make the center a
FY 20/21
place that shoppers and visitors will enjoy as a clean and a desirable
destination.

No work has been completed on this project. Unlike Union Landing
which has a Property Business Improvement District (PBID),
Calaveras Landing is privately owned. Signage improvements and
branding updates to Union Landing were paid for by the PBID. In
2025, staff plans to reach out to the property owner(s) regarding this
policy.

SA-13.1

Economic
and
Community
Development
Department

FY 21/22

Due to other City priorities, it is anticipated that work on this program will
begin in FY 24/25.

Due to other City priorities, it is anticipated that work on this program
will begin in FY 25/26.

Seek Grant Funding for Access Improvements at the Four Corners
The City shall continue to seek grant funding to address issues such as SA-14.1,
SA-14.A
transit access, traffic circulation, and pedestrian access between the Four 14.2
Corners shopping centers.

Four Corners Signage and Branding Program
SA-14.B The City shall develop a signage and branding program for the Four
Corners shopping area.

Time
Frame

SA-14.1

Economic
and
Community
Development
Department,
Public Works
Department
Economic
and
Community
Development
Department

The City is always seeking grant funding for public improvements including
Ongoing
the development of bicycle, pedestrian, and transit facilities.

FY 22/23

The City is always seeking grant funding for public improvements
including the development of bicycle, pedestrian, and transit
facilities.

Due to other Department priorities, it is anticipated that work on this program
Due to other City priorities, this project has not begun.
will begin in FY 24/25.

EXHIBIT B

Please Start Here
General Information
Jurisidiction Name

Union City

Reporting Calendar Year

2024

Contact Information
First Name
Last Name

Francisco
Gomez Jr.

Title

Housing and Community Development Manager

Email
Phone

[email protected]

Optional: Click here to import last year's data. This is
best used when the workbook is new and empty. You
will be prompted to pick an old workbook to import
from. Project and program data will be copied exactly
how it was entered in last year's form and must be
updated. If a project is no longer has any reportable
activity, you may delete the project by selecting a cell in
the row and typing ctrl + d.
Click here to download APR Instructions

5106755322

Mailing Address
Street Address
City
Zipcode

34009 Alvarado-Niles Road
Union City

Click here to add rows to a table. If you add too many
rows, you may select a cell in the row you wish to
remove and type ctrl + d.

94587
v_02_12_25

Annual Progress Report

January 2020

Jurisdiction
Reporting Year

Union City
2024

(Jan. 1 - Dec. 31)

Housing Element Planning Period

6th Cycle

01/31/2023 - 01/31/2031

Building Permits Issued by Affordability Summary
Income Level
Deed
Restricted
Very Low
Non-Deed
Restricted
Deed
Restricted
Low
Non-Deed
Restricted
Deed
Restricted
Moderate
Non-Deed
Restricted

Current Year

0
10
0
10
0
10

Above Moderate

19

Total Units
Note: Units serving extremely low-income households are included in the very low-income
Units by Structure Type
Single-family Attached
Single-family Detached
2 to 4 units per structure
5+ units per structure
Accessory Dwelling Unit
Mobile/Manufactured Home
Total

Entitled

Permitted
0
0
0
0
0
0
0

Infill Housing Developments and Infill Units Permitted
Indicated as Infill
Not Indicated as Infill

49

Completed
0
15
0
0
34
0
49

# of Projects

0
0
0
0
4
0
4
Units

0
49

0
49

Housing Applications Summary
Total Housing Applications Submitted:
Number of Proposed Units in All Applications Received:
Total Housing Units Approved:
Total Housing Units Disapproved:

3
155
75
0

Use of SB 423 Streamlining Provisions - Applications
Number of SB 423 Streamlining Applications
Number of SB 423 Streamlining Applications Approved

0
0

Units Constructed - SB 423 Streamlining Permits
Income
Rental
Very Low
Low
Moderate
Above Moderate
Total

Streamlining Provisions Used - Permitted Units
SB 9 (2021) - Duplex in SF Zone
SB 9 (2021) - Residential Lot Split
AB 2011 (2022)
SB 6 (2022)
SB 423 (2023)

Ownership
0
0
0
0
0

Total
0
0
0
0
0

0
0
0
0
0

# of Projects
0
0
0
0
0

Units

# of

Units

Ministerial and Discretionary Applications
Ministerial
Discretionary

0
0
0
0
0

0
3

0
155

Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus
Number of Units in Applications Submitted Requesting a Density Bonus
Number of Projects Permitted with a Density Bonus
Number of Units in Projects Permitted with a Density Bonus

Housing Element Programs Implemented and Sites Rezoned
Programs Implemented
Sites Rezoned to Accommodate the RHNA

1
80
0
0

Count
50
0

Jurisdiction

ANNUAL ELEMENT PROGRESS REPORT

Union City

Reporting Year
Planning
Period

2024

(Jan. 1 - Dec.
31)

6th Cycle

01/31/2023 - 01/31/2031

Note: "+" indicates an optional field

Housing Element Implementation

Cells in grey contain auto-calculation formulas

Table A
Housing Development Applications Submitted
Project Identifier
1

+

Prior APN

Current APN

Street Address

Summary Row: Start Data Entry Below
087-0021-005Decoto Rd
02
087-0021-005Decoto Rd
02
087-0031-00602; 087-0034001-03; 0870034-001-04;
087-034-002-01;
087-0034-00208; 087-0034003-01; 0870034-003-02;
087-0038-05500; 087-0039057-00

3

2

+

Project Name

Local
Jurisdiction
Tracking ID

Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)

Proposed Units - Affordability by Household Incomes
5

4

Tenure
R=Renter
O=Owner

Date
Application
Submitted
(see
instructions)

Very LowIncome
Deed
Restricted

0

Station East PA 2Rental
Station East PA 2Owner

SD 23-006
SD 23-006

5+

VTM No. 8619; Louie
Ranch

6

Very LowLow-Income Low-Income
Income
Deed
Non Deed
Non Deed
Restricted
Restricted
Restricted

0

2

0

ModerateAbove
ModerateIncome Non
ModerateIncome Deed
Deed
Income
Restricted
Restricted

10

R

23
23

Total
PROPOSED
Units by
Project

Total
Approved
Units by
Project

Total
Disapproved
Units by
Project

Streamlining

Density Bonus Law
Applications

7

8

9

10

Total
APPROVED
Units by
project

Did the housing
Please select
development
state
application
Total
streamlining
seek incentives
DISAPPROVE
provision/s the or concessions
D Units by
application was
pursuant to
Project
submitted
Government
pursuant to.
Code section
65915?

Application
Project Type
Status

5+

11

12

13

Please
indicate the
status of the
application.

Is the project
considered a
ministerial
project or
discretionary
project?

Notes+

120
24

155
47

75
47

0
0

NONE

No

No

Approved

Discretionary

28

28

28

0

NONE

No

No

Approved

Discretionary

68

80

NONE

Yes

N/A

Pending

Discretionary

Part of Station East reported in 2021; m

O
5/29/2024

O

Notes

Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?

5/29/2024

SFD

Appian Way

Date
Application
Submitted

Unit Types

Part of Station East reported in 2021; m

2

10

TTM-22-001

6/14/2024
0
0
0
0
0

Jurisdiction

Union City

Reporting
Year

2024

Planning
Period

6th Cycle

(Jan. 1 - Dec.
31)

ANNUAL ELEMENT PROGRESS REPORT

Note: "+" indicates an optional field

Housing Element Implementation

Cells in grey contain auto-calculation formulas

01/31/2023 01/31/2031

Table A2

Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units

Project Identifier

Unit Types

1

Prior APN+

Current APN

Street Address

2

Project Name+

Local
Jurisdiction
Tracking ID

Unit
Category
(SFA,SFD,2
to
4,5+,ADU,MH
)

Affordability by Household Incomes - Completed Entitlement

Tenure
R=Renter
O=Owner

Summary Row: Start Data Entry Below

Very LowIncome
Deed
Restricted

Very LowIncome
Non Deed
Restricted

0

543 043000900

32915 Monrovia St

BLDG-22-024372

ADU

O

486 005500300

2363 Sherman Dr

BLDG-22-025089

ADU

O

Affordability by Household Incomes - Building Permits

4

3

LowIncome
Deed
Restricted

0

5

LowIncome
Non Deed
Restricted

0

ModerateIncome
Deed
Restricted

0

ModerateIncome Non
Deed
Restricted

0

0

Entitlement
Date
Approved

Above
ModerateIncome

0

Affordability by Household Incomes - Certificates of Occupancy

7

6

Very LowIncome
Deed
Restricted

# of Units
issued
Entitlements

0

8

Very LowIncome
Non Deed
Restricted

LowIncome
Deed
Restricted

LowIncome
Non Deed
Restricted

10

0

10

0

ModerateIncome
Deed
Restricted

ModerateIncome Non
Deed
Restricted

0

Above
ModerateIncome

10

19

0

110 KATHY CT

BLDG-22-025124

ADU

483 009900502

31180 UNION CITY
BLVD

BLDG-22-025196

483 004501700
483 004700100
482-53-4

BLDG-22-025313

ADU

BLDG-23-025602

ADU

BLDG-23-026686

SFD

0

O

1

0

482-53-4
482-53-4

BLDG-23-026686

ADU

BLDG-23-026687

SFD

482-53-4
482-53-4

32634 CARMEL
WAY
32616 CARMEL
WAY
32626 CARMEL
WAY

BLDG-23-026687

ADU

BLDG-23-026688

SFD

BLDG-23-026689

SFD

O

482-53-4
482-53-4

32624 CARMEL
WAY
32646 CARMEL
WAY

BLDG-23-026689

ADU

BLDG-23-026690

SFD

482-53-4

32648 CARMEL
WAY

483 009610600

4466
QUEENSBORO
WAY

BLDG-23-026690

ADU

4840A CHRISTINE
CT

BLDG-23-026904

33605

8TH ST

BLDG-23-027231

483 011203400

4853 NADINE CT

483 002505400

3322 SAN LUCES
WAY

BLDG-23-027389

1

BLDG-24-027612

087 003701500

407 MONACO AVE

BLDG-24-027627

0

ADU

0

087 000812601

2851 BLOSSOM
CT

BLDG-24-027628

ADU

0

O

486 002407600

721 F ST

BLDG-24-027644

ADU

0

O

463 009111100

3519
SANDDOLLAR CT

BLDG-24-027667

ADU

409 F ST

BLDG-24-027753

ADU

33343

5TH ST

486 009600500

2649A ROYAL
ANN DR

BLDG-24-027754

ADU

0

ADU

0

3331 SAN
CARLOS WAY

BLDG-24-027796

ADU

0

2589 BING CT

BLDG-24-027821

ADU

0

0

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.
Affordability info was not available,
we utilized ADU affordability

1/29/2025

1

1

0

NONE

N

1

1

7/18/2024

0

0

NONE

N

1

0

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

0

0

0

1

11/25/2024

1

12/2/2024

9/16/2024

1

1

1/9/2025

9/26/2024

1

486 009205700

NONE

10/30/2024

1

483 002502600

0

7/30/2024

1

BLDG-24-027787

0

7/22/2024

1

486 001205400

1

1

0

1

486 001205400

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

1

11/13/2024

Demolished/Destroyed Units
20

19

0

N

4/15/2024

1

18

For units affordable
Assistance
without financial
Term of Affordability
Deed Restriction
Programs for Each
assistance or deed
or Deed Restriction
Type
Number of
Development
restrictions, explain how
(years) (if affordable Demolished/Destro
(may select
(may select
the locality determined the
in perpetuity enter
multiple - see
yed Units
multiple - see
units were affordable
instructions)
1000)+
instructions)
(see instructions)

NONE

3/8/2024

1

Housing without
Term of
Financial Assistance or Affordability or
Deed Restrictions
Deed Restriction

0

5/17/2024

1

17

0

5/17/2024

1

O

4

3/28/2024

1

O

0

16

0

1

0

ADU

1

5/2/2024

1

O

0

2/27/2024

0

ADU

2

Housing with Financial
Assistance and/or Deed
Restrictions

1

10/22/2024

1

O

0

Infill Units?
Y/N+

3/28/2024

0

ADU

3/28/2024

1

O

486 002409700

3/8/2024

1

0

ADU

1

How many of
the units
were
Extremely
Low Income?

3/8/2024

1

0

0

ADU

3/8/2024

1

O

483 011201300

1

0

O

BLDG-23-026791

1

0

O

0

Certificates of
Occupancy or
other forms of
readiness
(see
instructions) Date
Issued

3/28/2024

0

O

3/28/2024

1

O

49

Above
ModerateIncome

Please select
the state
streamlining
provision the
project was
APPROVED
pursuant to.
(may select
multiple)

3/8/2024

1

0

0

O

3/8/2024

1

O

482-53-4

3/13/2024

1

0

O

ModerateIncome Non
Deed
Restricted

15

3/21/2024
1

0

O

32608 CARMEL
WAY
32636 CARMEL
WAY

ModerateIncome
Deed
Restricted

Infill

14

9/24/2024

0
O

LowIncome
Non Deed
Restricted

# of Units
issued
Certificates
of
Occupancy
or other
forms of
readiness

Streamlining
13

6/25/2024

1

O

31424 SAN JOSE
CT
3179 SAN RAFAEL
WAY
32606 CARMEL
WAY

LowIncome
Deed
Restricted

1

0

ADU

Very LowIncome
Non Deed
Restricted

12

5/6/2024

1

O

# of Units Issued
Building Permits

Very LowIncome
Deed
Restricted

11

1/10/2024

1

O

087 009402400

Building
Permits Date
Issued

1

0

10

9

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Density Bonus
21

22

Notes
23

Number of Other
List the
Total Density Bonus
Incentives,
incentives,
Concessions,
Demolished/
Applied to the Project
concessions,
Demolished
Destroyed
(Percentage Increase in
Waivers, or Other
waivers, and
Units
Total Allowable Units or Modifications Given
modifications
or Destroyed
Units
Owner or
to the Project
(Excluding
Total Maximum Allowable
Renter
Residential Gross Floor (Excluding Parking Parking Waivers
Area)
Waivers or Parking
or Parking
Reductions)
Modifications)

24

25

Did the project
receive a reduction
or waiver of parking
standards? (Y/N)

Notes+

Jurisdiction

Union City

Reporting
Year

2024

Planning
Period

6th Cycle

(Jan. 1 - Dec.
31)

ANNUAL ELEMENT PROGRESS REPORT

Note: "+" indicates an optional field

Housing Element Implementation

Cells in grey contain auto-calculation formulas

01/31/2023 01/31/2031

1

486 003300500
482-53-4
482-53-4

33549 11TH ST
32656 CARMEL
WAY
32666 CARMEL
WAY

BLDG-24-027855

ADU

0

BLDG-24-027872

SFD

0

BLDG-24-027873

SFD

0

1

1
1

3/28/2024
3/28/2024

1

543 036306400

5318 FRANCO CT

BLDG-24-027999

ADU

0

33791 SYRACUSE
AVE

486 005606700
486-30-13-3

33566 HARTFORD
DR
33853 10TH ST

BLDG-24-028000

ADU

0

ADU
SFD

0
0

1

8/19/2024
10/24/2024

1

483 010611800

32539 SHEILA
WAY

BLDG-24-028408

ADU

0

483 004306500
486-30-13-4
482-53-4
482-53-4
482-53-4

31278 SANTA
CATALINA WAY
33846 11TH ST
32639 SINGH CIR
32627 SINGH CIR
32633 SINGH CIR

BLDG-24-028473
BLDG-24-028594
BLDG-24-028731
BLDG-24-028732
BLDG-24-028733

ADU
SFD
SFD
SFD
SFD

0
0
0
0
0

1
1
1
1

10/30/2024
10/24/2024
9/18/2024
9/18/2024
9/18/2024

1

482-53-4
482-53-4

32631 SINGH CIR
32636 SINGH CIR

BLDG-24-028733
BLDG-24-028734

ADU
SFD

0
0

1

9/18/2024
9/18/2024

1

482-53-4
482-53-4

32638 SINGH CIR
32656 SINGH CIR

BLDG-24-028734
BLDG-24-028735

ADU
SFD

0
0

1

9/18/2024
9/18/2024

1

482-53-4
482-53-4

32658 SINGH CIR
32646 SINGH CIR

BLDG-24-028735
BLDG-24-028738

ADU
SFD

0
0

1

9/18/2024
9/18/2024

1

482-53-4

32648 SINGH CIR

BLDG-24-028738

ADU

0
0
0
0
0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

0

NONE

N

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1
1
1
1

0
0
0
0

NONE
NONE
NONE
NONE

N
N
N
N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

1

0

NONE

N

0
0
0
0

0
0
0
0

11/13/2024

1

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

1

9/12/2024

1

BLDG-24-028342
BLDG-24-028392

12/16/2024

11/7/2024

1

486 005503300

1

7/9/2024

9/18/2024

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Affordability info was not available,
we utilized ADU affordability
assumptions from ABAG's ADU
affordability methodology for APR
covering calendar year 2023 and
2024. Breakdown 30% VLI, 30%
LI, 30% Moderate Income and 10%
Above Moderate Income.

Jurisdiction
Reporting Year

2024

(Jan. 1 - Dec. 31)

Planning Period

6th Cycle

01/31/2023 - 01/31/2031

This table is auto-populated once you enter your jurisdiction name and current year
data. Past year information comes from previous APRs.

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation

Union City

Please contact HCD if your data is different than the material supplied here

Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
Projection
Period

1

Income Level

Very Low
Low
Moderate
Above Moderate
Total RHNA
Total Units

Deed Restricted
Non-Deed Restricted
Deed Restricted
Non-Deed Restricted
Deed Restricted
Non-Deed Restricted

RHNA Allocation
by Income Level

862
496
382
988
2,728

2

Projection
Period 06/30/202201/30/2023

2023

2024

2025

2026

2027

2028

2029

2030

2031

1
2
17
-

6
5
7
3

10
10
10
19

-

-

-

-

-

-

-

20

21

49

-

-

-

-

-

-

-

3

4

Total Units
to Date (all
years)

Total Remaining
RHNA by
Income Level

17

845

17

479

34

348

22

966

90

2,638

Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).
5
Extremely lowIncome Need

Extremely Low-Income Units*

431

2023

2024
-

2025
-

2026
-

2027
-

2028
-

2029
-

2030
-

6
Total Units to
Date

2031
-

-

-

7
Total Units
Remaining
431

*Extremely low-income housing need determined pursuant to Government Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.
Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.
Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be
counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1).
Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that
were permitted since the start of the planning period. Projection Period units are in a separate column.
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].
VLI Deed Restricted
VLI Non Deed Restricted
LI Deed Restricted
LI Non Deed Restricted
MI Deed Restricted
MI Non Deed Restricted
Above Mod Income

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Jurisdiction
Reporting Year

Union City
2024

(Jan. 1 - Dec. 31)

Table D
Program Implementation Status pursuant to GC Section 65583
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the
housing element.
1
Name of Program
HE-1.A Maintain Vacant
land Inventory (6th Cycle
Housing Element)

HE-1.B No Net Loss
Procedure (6th Cycle
Housing Element)

2
Objective
Update vacant land inventory upon development of any
site inventory
Property.

Comply with State law.

3
Timeframe in H.E

Ongoing

Ongoing, as development
projects are approved

4
Status of Program Implementation
The City maintains an inventory of vacant Housing Element sites, which can be
accessed on the City’s website The City continues to update the inventory as
projects are approved and sites are rezoned.

Consistent with Government Code Section 65683, the City Council makes findings
related to the potential impact on the City’s ability to meet its unmet regional
housing needs allocation when approving applications to rezone sites included in
the lower- and moderate-income sites inventory or develop a lower- or moderateincome housing element site with fewer units or at a higher income than what is
assumed for the site in the Housing Element sites inventory.
The City made no-net-loss findings associated with a reduction in units for the
Station East Residential/Mixed-Use Development. Specifically, on July 23, 2024, the
City Council adopted Resolutions 6337-24 (EIR Addendum), 6638-24 (TTM), and 633924 (SDR), and on August 13, 2024, the City Council adopted Ordinance 924-22. The
City found that there is adequate capacity to meet its RHNA at all income levels.

The City shall continue to monitor the status of available
land owned by Caltrans and other public agencies and
actively work with developers that may wish to develop
such properties for housing. The City shall regularly
review the inventory of City-owned surplus, vacant, or
underused land, no longer needed for current or
foreseeable future public operations, that should be
HE-A.e Monitor Publiclyconsidered for sal or lease for development of affordable
Owned Land (5th Cycle
housing and/or shelters. City shall issue a Notice of
Housing Element)/HE-2.C Ongoing; Monitor at least
Availability or other competitive application processes to
Monitor Publicly Owned
annually
solicit affordable development proposals that incorporate
Land (6th Cycle Housing
innovative designs and housing options. If the publicly
Element)
owned sies included in the Housing Element sites
inventory are not developed with the anticipated number
of lower-or moderate-income units within two years of the
specified timeframe (see Programs HE-1.C and HE-1.E),
the City shall make not net loss fundings or find
replacement sites consistent with Government Code
Section 65863.

The City monitors publicly-owned land on an annual basis and will continue to do
so in order to identify surplus property to help with the development of housing
where at least 25% of the units will be affrodable to lower income households. Goal
is to provide 435 lower-income, 570 moderate-income, and 200 above-moderate
income housing unites on City-owned land.

HE-A.f Secondary Dwelling The City shall promote the development of secondary
Unit Information Program dwellings units by continuing to provide informational
(5th Cycle Housing
handouts at the Planning Division public counter and
Element)
posting information on the City's website.

An informational handout on Accessory Dwelling Units (ADU) is posted on the City's
website and is available at the Planning Division Counter. The City routinely updates
its accessory dwelling unit ordinance (and related handouts) in response to
changes in State law.

Ongoing

HE-1.C Restoration Site
(6th Cycle Housing
Element)

300 lower-income units and 370 moderate-income units,
as feasible.

HE-1.D Marketplace Mixed
Accelerate housing activity in the Marketplace Mixed Use
Use Property Owner
subarea
Coordination (6th Cycle
during the timeframe of the Housing Element.
Housing Element)

HE-1.E Gateway Site (6th
Cycle Housing Element)

HE-1.F Objective Design
Standards (6th Cycle
Housing Elements)

135 Lower-Income Units and 200 Moderate-Income and
200 Above Moderate-Income Units, as feasible.

To streamline and increase predictability in the
development review
process.

Ongoing, Secure
remediation funding and
begin remediation of the
site in 2023, obtain agency
permits and conduct
environmental review in
The City worked on a "Request for Proposals" to bring on an environmental
2024-25, complete
consultant to prepare CEQA documentation to remove the contaminated soil as part
remediation of the site in
of another project.
2026-2028, issue Request
for Proposals (RFP) in
2028, complete site
entitlements in 2028-29,
and begin site grading and
construction in 2029

Annually

Staff is finalizing an annual schedule for outreach to property owners for the
redevelopment of shopping centers within the Marketplace subarea of the Station
District. The intent of this program is to accelerate housing activity in the
Marketplace Mixed Use subarea during the timeframe of the Housing Element. The
goal is to complete outreach by the end of 2025 with the property owners of the
Marketplace subarea and the Station District.

Ongoing

The City is in an Exclusive Negotiating Agreement with the developer for the
Gateway site and has begun work on a Purchase and Sale Agreement. The City
continues to meet with the developer and provide support so that the project can
continue to move forward.

FY23/24

On September 27, 2022, the City Council adopted Ordinance 900-22, approving
zoning text amendments (AT-22-001 & AT-22-002) to Title 18, Zoning, of the Union
City Municipal Code (UCMC) to add objective design standards for single-family
residences, accessory dwelling units (ADUs), and SB 9 projects.
On September 26, 2023, the City Council adopted Ordinance 917-23, approving
zoning text amendments (AT-23-004) to UCMC Title 18 to establish objective design
for zoning districts that allow multi-family and/or mixed-use residential development
as a permitted or conditional use.

HE-1.G SB 35 Procedure
(6th Cycle Housing
Elements)

To establish procedures that accelerate housing
production consistent
with State law.

FY22/23

ECD staff has established written procedures to implement streamlined ministerial
approval for SB 35 projects.

To establish development standards that facilitate 45 units
HE-1.H Development
of “missing
Standarads for Missing
FY24/25
middle housing” that is affordable by design to middleMiddle Housing Types (6th
income households in higher opportunity and higher
Cycle Housing Element)
income single-family neighborhoods.

On September 26, 2023, the City Council adopted Ordinance 917-23, approving
zoning text amendments (AT-23-004) to UCMC Title 18 to facilitate the development
of missing middle housing .

The City shall review and amend the Zoning Code to
HE-1.I Modify
ensure the height, lot coverage, setback, open
Development Standards to
space, parking for studio units, and other development
Remove Constraints (6th
standards in the RM zones facilitate and do
Cycle Housing Element)
not constrain the development of multifamily housing.

On September 26, 2023, the City Council adopted Ordinance 917-23, approving
zoning text amendments (AT-23-004) to UCMC Title 18 to update standards that
apply to RM Zoning Districts to facilitate the development of multifamily housing .

FY23/24

Initial outreach to property owners who had parcels that could be consolidated in
the Housing Element Sites inventory was completed as part of the 6th Cycle
Housing Element process (i.e., FY 23/24).

HE-1.J Facilitate Site
Consolidation (6th Cycle
Housing Element)

400 lower-income units.

FY23/24

On July 26, 2024, the City of Union City (City) received a Preliminary Review
application for the construction of a 100-percent affordable housing development
project comprising 103 units on parcels located at 35124 & 35136 Alvarado Niles
Road (site LM-3). The City completed a multidisciplinary review on the preliminary
application materials and provided its comment to the applicant on September 10,
2024. The City is awaiting the submittal of a formal application.
Staff will continue to be available to any property owners/development interests that
seek parcel consolidation of any of the other identified sites (i.e., LM-6, LM-9, LM-13,
and LM-15).

HE-1.K Annual Review and One public hearing per year to evaluate housing
Monitoring (6th Cycle
production and
Housing Element)
successful implementation of housing programs.

The City shall continue to implement the Affordable
HE-B.a Affordable Housing Housing Ordinance. 375 lower-income housing units and
Ordinance (5th Housing
125 moderate-income housing units
Element Cycle)/(HE-2.A 6th to expand housing mobility opportunities for lower- and
Cycle Housng Element )
moderate-income
households

Ongoing

The City continues to prepare APRs regarding the City’s Housing Element. On
March 11, 2025 , the City Council received an informational report on the City’s 2024
APR. The City will submit its second APR for the current (sixth cycle) Housing
Element Planning Period to HCD and OPR by the April 1st deadline.
In addition, the Community Development Department continues to refine the City’s
permit tracking system to assist with addressing the new data reporting
requirements under state law.

Ongoing

The City shall continue to implement the Affordable Housing Ordinance and shall
ensure, through conditions of approval, that residential units that are required to
sell or rent at below-market-rates and are included within a housing development
are produced simultanesouly with market-rate housing.
The Planning Division will monitor the effectiveness of the City’s AHO and look for
any opportunities to create lower-income housing units and moderate-income
housing units to expand housing mobility opportunities for lower-and moderateincome households.
The City researches funding opportunities annually and pursues funding
opportunities for affordable housing development as it is available. As projects
arise, annual funding allocations are pursued as available through the coordination
with non-profit partners and affordable housing developers.

The City shall continue to provide financial and/or
HE-B.b Support Affordable technical support to local non-profit organizations and the
Housing Development (5th Alameda County Housing Authority to assist in the
Cycle Housing Element)/
acquisition of properties, pursue grant funding, and
Ongoing
(HE-2.B 6th Cycle Housing leverage City funds for the development of affordable
Element)
housing, including extremely low-income housing. 250
very low and 175 low-income housing units.

Currently, the City is working with the affordable housing developer MidPen
Housing Corporation to begin construction of the Lazuli Landing Project. The
Project is currently funded by Alameda County Measure A1 Base City and Regional
Pool funding, Housing In-Lieu Funds generated by the City, Former Redevelopment
Agency (RDA) Bond funding, land sale proceeds, Capital Improvement Program
(CIP) funds, and was awarded an Affordable Housing and Sustainable Communities
(AHSC) award in 2022.
City staff is working with the developer to apply for Tax Credits that will help fully
fund the Project so that construction can begin by the end of 2025.

Annually

The City monitors publicly owned land on an annual basis and will continue to do
so to identify surplus property to help with the development of housing where at
least 25-percent of the units will be affordable to lower income households. The
goal is to provide 435 lower-income, 570 moderate-income, and 200 above-moderate
income housing units on City-owned land.

The City shall continue to implement existing City
guidelines for the preservation of affordable units in Citybond and other publicly financed projects. The City shall
monitor assisted projects that are eligible to terminate
affordability controls and respond to any Notice of Intent
or Plan of Action that may be filed on local projects, which
are required at least 12 months prior to the proposed
termination date. This period of time allows the
opportunity for the City or a non-profit affordable housing
organization to consider options to continue the
affordability of the project. The City shall continue to
cooperate with the owners of housing developments with
units that have been set aside for lower-income
households in accordance with the requirements of
HE-B.d Preserve
Ongoing
Affordable Units (5th Cycle Federal subsidy programs and ensure that
Housing Element)
the owner has met the tenant noticing requirements as set
forth by California State Government code Sections
65863.10 , 65863.11 and 65863.13. Within three years prior
to the expiration of the owners' Federal set-side
obligations, the City shall initiate negotiations to extend
below-market-rate controls by offering City-provided
incentives. The City shall restructure existing regulatory
agreements, whenever possible, to allow the City or its
designee the opportunity to purchase the property at the
conclusion of the rent restrictions. Where permanent
preservation of existing or new subsidized units is not
possible, the City shall minimize displacement of current
tenants by negotiating anti-displacement policy or
relocation mitigation with the owner, whenever possible.

The City continues to conduct onsite monitoring visit and inspection of Wisteria
Place Apartments, a 40 unit affordable, senior housing project that received Federal
HOME funds. The City found Wisteria Place Apartments to be in compliance with the
HOME regulations. The City completed another onsite monitoring visit to Wisteria
Place in November 2023. The City continues to conduct desk audits of affordable
units. No affordable units were converted to market rate during the planning period.
The City will be planning to conduct another onsite monitoring visit at the beginning
of 2026.

HE-2.C Monitor Publicly
Ownerd Land (6th Cycle
Housing Element)

435 lower-income, 570 moderate-income, and 200 above
moderate income housing units on City-owned land.

On May 11, 2021, the City Council adopted Ordinance 883-21, approving zoning text
amendments (AT-21-005) to UCMC Title 18 to establish a stand-alone chapter for
ADUs. The 2021 amendments made key modifications to the City’s ADU regulations,
including, but not limited to, elimination of parking requirements; reduction of sideand rear-yard setbacks; clarification on the maximum ADU size limitations based on
number of bedrooms; and permitting ADUs in multifamily developments.
HE-2.D Accessory
Dwelling Unit (ADU)
Promotion (6th Cycle
Housing Element)

120 ADUs, with approximately 25 percent in high resource
areas to
Ongoing
improve housing mobility.

In response to legislative changes since 2021, Planning Division staff has proposed
amendments to the City’s ADU ordinance, which is codified in UCMC Chapter 18.34.
On February 6, 2025, the Planning Commission recommended approval of Zoning
Text Amendment (AT-25-001) to the City Council. On March 11, 2025, the City
Council will hold a public hearing and introduce an ordinance to rescind and replace
Chapter 18.34. The proposed amendments are designed to bring the City’s ADU
regulations into compliance with the most recent changes in state ADU law and
support the subject implementation program by simplifying ADU regulations,
address potential barriers to ADU development, promote streamlined approval
processes, incorporate best practices, and align the City’s regulations with the
flexible guidelines permitted under state law.

The City shall place general information regarding
affordable housing programs as well as promoting
specific projects on the City website, in the City
HE-B.e Promote Affordable
newsletter, at City Hall, in the local newspaper, and on
Housing (5th Cycle
Ongoing
local cable access. The City shall also continue to
Housing Element)
participate in annual housing fairs and other presentation
and workshops to promote the City’s housing programs in
the community.

Information on affordable housing opportunities is regularly updated and posted on
the City's website and is made available at City Hall and community centers. The
City maintains an affordable housing interest list and sends notifications to the list
when new affordable housing opportunities arise. The City also continues to
participate in presentations/meetings to promote the City's Housing programs. The
City also hosts the Alameda County Housing portal on its website to ensure that
residents are able to access new affordable housing developments throughout
Alameda County.The City also posts multilingual documents provided by our
partners on the website for different housing programs and affordable housing
developments.

HE-2.E Religious Facility
Housing Overlay (6th
Cycle Housing Element)

The City is working on the development of an overlay or other zoning mehcanism to
provide incentives for development on religious facility properties and will have that
in place by FY 25/26. Staff is working on the best methods for outreach and how to
provide technical assistance to these organizations once these incentives are
implemented.

50 units of affordable or transitional housing.

FY25/26

HE-2.F Housing Authorityowned Site in Decoto (6th 10 units of affordable housing.
Cycle Housing Element)

Annually

City staff has met with HACA staff to start to look at ideas on how to develop the
HACA-owned site. HACA had staff turnover but City staff is still engaged and will
continue to work with HACA to start identifying opportunities on how the site can be
developed. City staff meets quarterly with HACA to discuss the project. Currently,
the project is on hold due to lack of funding and federal funding cuts to HACA. This
impacts the viability of the project. City staff will continue to engage with HACA to
address these challenges and explore opportunities for initiating an outreach
process to identify potential project partners. Additionally, staff will maintain regular
meetings throughout 2025 to advance the project.

HE-3.A Monitor and
Preserve Affordable Units
(6th Cycle Housing
Element)

Ongoing

The City is in the process of establishing a formal review process for affordability
units across the community. Staff is finalizing a comprehensive inventory to
support outreach efforts and will initiate the outreach process by the end of 2025.

Ongoing

The City actively seeks new funding opportunities and promotes external
homeownership programs, including CalHFA, Alameda County BOOST, and the
Alameda County Downpayment Assistance Loan Program, through its website and
partner-provided materials. The City collaborates with Alameda County on targeted
outreach to increase homeownership access for historically marginalized
groups/communities. Program updates and resources are disseminated via the
City’s website and printed materials at City Hall.

HE-C.c Section 8 Rental
Assistance Program (5th
Cycle Housing Element)

The City shall continue to support the Alameda County
Housing Authority in its continuing administration of HUD
Ongoing
Section 8 rental certificates and vouchers to assist very
low-income Union City households.

The City continues to support the Housing Authority in its administration of HUD
Housing Choice Vouchers. Currently, the City has 727 vouchers being utilized in
Union City. The vouchers cover 323 seniors, 310 people with disabilities, and 523
female-headed households or dealing with domestic violence. In Alameda County,
there are 6,981 Housing Choice Vouchers (HCV). There are also 3,522 applicants on
the waitlist for the HCV program in Alameda County. The City will continue to
provide information on the City website and outreach opportunities for Landlords to
learn more about the HCV program .

HE-4.B Housing Choice
Voucher Program (6th
Cycle Housing Element)

Increase HCVs in Union City single family neighborhoods
by 5 percent.

City staff is coordinating with HACA to identify programs that will support an
educational campaign for landlords, with implementation targeted for 2026. The City
will continue to share HACA resource links on its website and provide updates to
subscribers of the affordable housing interest email list.

Preservation of 206 at-risk affordable units.

HE-C.a First Time
Homebuyer Program (5th Connect 15 Union City households with first-time
Cycle Housing Element) / homebuyer resources to increase awareness of housing
HE-4.A (6th Cycle Housing mobility opportunities.
Element)

Ongoing

HE-C.d Homebuyer
Education (5th Cycle
Housing Element) / HE-4.C
Homebuyer Education and Prevent foreclosures.
Foreclosure Counseling
(6th Cycle Housing
Element)
HE-C.e Rental Assistance
Program (5th Cycle
Housing Element) / HE-4.D
Rental assistance to 170 households.
Rental Assistance
Program (6th Cycle
Housing Element)

HE-4.E Multilingual
Outreach on Affordable
Housing Opportunities
(6th Cycle Hosuing
Element)

Increase access to information about affordable housing
opportunities.

HE-D.a Housing
Rehabilitation (5th Cycle
Housing Element) / HE-5.A
Rehabilitate 25 units per year.
Housing Rehabilitation
(6th Cycle Housing
Element)

Ongoing

The City continues to support local HUD-approved counseling agencies by
providing updated information on homebuyer education and foreclosure
counseling. These resources are regularly posted on the City's website and made
available at City Hall and community centers. Staff is also exploring opportunities to
enhance multilingual outreach for these programs. Additionally, the City has posted
three foreclosure program notices on its website and offers promotional materials at
City Hall for residents.

Annually

The City continues to provide rental assistance to very low and extremely-low
income residents at the Tropics Mobile Home Park. In 2023, the City also provided
Tenant Based Rental Assistance in partnership with the City of Fremont utilizing
Federal HOME funds.

Ongoing

The City continues to provide outreach materials in multiple languages and works
with developers and partners to ensure these resources are accessible to residents.
These materials are available on the City's website, and staff is exploring additional
ways to enhance access to information about affordable housing opportunities. The
City also remains committed to participating in annual housing fairs, presentations,
and workshops to promote housing programs within the community.

Annually

The City continued to contract with Alameda County Healthy Homes Program to
administer the Housing Rehabilitation Program. In 2024, the Healthy Home program
was able to complete rehabiltation projects on 15 homes in Union City. The City
expended approximately $48,000 in CDBG funding to support this program.

HE-D.b Improvements in
the Decoto and Old
Alvarado Neighborhoods
(5th Cycle Housing
Element)

As appropriate, the City shall continue capitalimprovement and housing-rehabilitation programs to
Ongoing
upgrade infrastructure and housing in the Decoto and Old
Alvarado neighborhoods.

HE-D.c Code Enforcement
(5th Cycle Housing
Element) / HE-5.B Code
Respond to complaints within 10-14 days.
Enforcement (6th Cycle
Housing Element)
HE-E.a Support Fair
Housing Counseling
Services (5th Cycle
Provide fair housing services to 10 households annually
Housing Element) / HE-6.A and tenant/landlord counseling to 100 individuals each
Support Fair Housing
year.
Councseling Services (6th
Cycle Housing Element)

HOUSING REHABILITATION: The Housing Rehabilitation Program is available
citywide however minor home repair grants were provided during calendar years
2018 through 2020 to households living in Decoto and the Historic Alvarado District.
CAPITAL IMPROVEMENTS - DECOTO
1. Future sidewalk and wheelchair ramp project in the Decoto District as part of the
Lazuli Landing Project. AHSC award was received for the project from the State in
March of 2022.
2. The Decoto Road paving project began in early 2023, which supports the
residents and visitors to the Decoto Neighborhood.
3. Completed the construction of the South Decoto Street to I Street and 12th to 15th
Street improvements ($4 million) in 2016.
4. Completed Construction of the H Street–Green Street improvements ($3.75
million) in 2020.
5. Completed Construction of Phase 1 of the Conversion of the Kennedy Community
Center to the Kennedy Youth Center ($4 million)
6. Initial stages of Kennedy Park rehabilitation of parking lot and larger park rehab.
Major rehabilitation effort will begin in early 2026 as additional funding is identifed
to leverage the CDBG funds that have been allocated to the project.
CAPITAL IMPROVEMENTS - ALVARADO
1. Rehabilitation of the Old Alvarado/Cesar Chavez Park. Rehabilitation construction
began in Summer of 2022 and completion of full rehabilitation of the park was
completed by the winter of 2023.

Ongoing

The City continues to utilize code enforcement to facilitate the rehabilitation of
substandard residential properties. In 2024, a total of 279 code enforcement cases
were successfully closed. City staff remains committed to responding to complaints
within 10 to 14 days.

Ongoing

The City continues to allocate CDBG and General Fund resources to ECHO Housing
for fair housing counseling services. ECHO Housing also offers translation services
and conducts outreach in multiple languages. Additionally, the City provides
multilingual documentation on fair housing services for residents visiting City Hall.

HE-E.b Distribute Fair
Housing Information (5th
Cycle Housing Element) /
HE-6.B Distribute Fair
Housing Information (6th
Cycle Housing Element)

Distribute information to 25 prospective home sellers,
landlords, buyers,
and renters.

HE-6.C Enforce Tenant
Protection Ordinance (6th Protect tenants from displacement.
Cycle Housing Element)

Annually

The City regularly updates and shares information on fair housing laws and
programs through its website, City Hall, local library, and community centers. To
enhance accessibility, this information is available in multiple languages through
printed handouts at City Hall and translated documents linked on the City’s website.

Annually

The City provides information on the Eviction Harassment and Protection Ordinance
on its website and offers copies in multiple languages at City Hall. Additionally, City
staff coordinates with ECHO Housing to provide tenant and landlord services for
residents facing eviction or harassment.

HE-6.D Increase
Opportunities in the
Decoto and Historic
Alvarado District
Neighborhoods (6th Cyle
Housing Element)

Prioritize improvement of public facilities and
development of complete streets and transit amenities in
the Decoto Neighborhood and Historic Alvarado District to
Annually
encourage place-based revitalization and improve
pedestrian safety in older, relatively lower-income
neighborhoods.

The City prioritizes the improvement of public facilities and the development of
complete streets and transit amenities in the Decoto Neighborhood and Historic
Alvarado District to promote place-based revitalization and enhance pedestrian
safety in these older, relatively lower-income areas. In 2024, the City completed a
park upgrade in the Historic Alvarado District and identified a park project for the
Decoto Neighborhood, with work scheduled to begin in late 2025.

HE-6.E Community
Engagement and Capacity
Building (6th Cycle
Housing Element)

Build capacity and awareness of housing programs and
services to
historically underrepresented populations and residents
with the greatest need.

FY24-25

The City is developing targeted outreach strategies to engage residents with the
greatest need. Staff is working to build capacity and raise awareness of housing
programs and services, particularly for historically underrepresented populations.
The goal is to implement these strategies by the end of FY 2024-2025.

FY23/24; Ongoing

Due to othe Housing Element implementation projects moving forward, this project
is scheduled to begin in FY 2024-2025.

HE-7.A Zoning Ordinance
Amendments for Special
Ensure compliance with State law.
Needs Housing (6th Cycle
Housing Element)

The City continues to collaborate with organizations providing homeless services,
neighboring jurisdictions, and EveryOne Home to address homelessness in Union
City. The City is exploring programs such as the State Homekey program to support
the development of supportive housing for homeless residents and those at risk of
homelessness.

HE-F.b Partnerships to
Address Homeless Needs
(5th Cycle Housing
Element) / HE-7.B
Partnerships to Address
Homeless Needs (6th
Cycle Housing Element)

Provide shelter and/or temporary housing assistance for
100 unsheltered persons annually.

FY22/23; FY23/24;
Annually

The City partnered with Hayward and Bay Area Community Services (BACS), to
acquire and rehabilitate a single-family home for supportive housing. The City
submitted an application for the State Homekey program and received a conditional
award of Homekey funds in November 2023. In November 2024, the City worked with
the State and its partners to finalize a Standard Agreement and Restrictive
Covenant. The Homekey funds supported the acquisition and rehabilitation of the
project, and the City explored additional funding sources, including federal HOME
dollars, to subsidize supportive services.
The City also operates the CAREavan program, a safe parking initiative for
homeless individuals and families temporarily living in their cars. This collaborative
effort, involving the City, the school district's Kids' Zone program, and local
community and faith-based organizations, rotates between five locations, including
the City’s senior center. Since its inception in June 2016, the program has served
more than 360 adults and 173 children, with an average of 30 cars (50 people)
utilizing the program each night. The City allocates approximately $85,000 annually
for the overnight facility attendant.
Additionally, the City participates in the bi-annual, county-wide homeless count,
with the most recent Point-in-Time (PIT) count completed in January 2024. The most
recent PIT report was released in May 2024.

HE-F.c Affordable Senior
Housing (5th Cycle
Housing Element)

As appropriate, the City shall continue to partner with the
Housing Authority and non-profit developers to build
affordable senior housing on targeted sites within
proximity to amenities and key services for seniors.

HE-F.d Reasonable
Accommodation (5th Cycle
Provide accessible materials online and at City Hall and
Housing Element) / HE-7.C
the Union City
Reasonable Accomodation
Public Library as resources for disabled persons.
(6th Cycle Housing
Element)
HE-F.e Development of
Housing for Persons with
10 units for persons with disabilities to reduce
Disabilities (5th Cycle
Housing Element) / HE-7.D displacement risk.
Development of Housing
for Persons with

HE-7.E Safe Parking
Program (6th Cycle
Housing Element)

HE-7.F Scattered Site
Housing for Persons
Experiencing
Homelessness (6th Cycle
Housing Element)

Provide safe parking locations for 30 vehicles per night.

Ongoing;

The City partners with the Housing Authority and local nonprofit developers to build
affordable senior housing. More recently, the City’s priority has been building more
affordable housing for families. HACA owns three adjacent vacant parcels in Union
City within the Decoto neighborhood zoned for single family development. There is
an opportunity to create affordable housing on these properties. As appropriate, the
City shall continue to partner with the Housing Authority and non-profit developers
to build affordable senior housing. The City is also working with HACA to meet
quarterly in order to coordinate with staff to identify opportunities and how each
organization can support new housing developments.

FY23/24

The City has created a flyer on reasonable accommodation, which is available on
the City’s website. Printed materials are also provided at City Hall and the Union City
Public Library.

Ongoing

The City will continue to support applications for funding for as they arise.

Ongoing, Annually

The City will cotinue to run this program and provide safe parking locations.

Purchase 1-2 properties in partnership with BACS utilizing
the Homekey funds, if awarded, to provide extremely lowincome housing units for persons experiencing
2023, Ongoing
homelessness, with a goal of identifying the majority of
sites in high resource census tracts.

The City has worked closely with BACS and the City of Hayward to secure a
conditional award from the Homekey program. The goal was to acquire one to two
properties in partnership with BACS using Homekey funds to provide extremely lowincome housing for individuals experiencing homelessness, with an emphasis on
identifying sites in high-resource census tracts. BACS successfully secured one
property for the City, and the approval process with HCD was completed to enter
into a Standard Agreement. This agreement was finalized in November 2024. City
staff worked with BACS to prepare the properties for lease-up, and the properties
are expected to be fully leased by the end of FY 2024-2025.

The City shall continue to post and distribute information
HE-G.a Promote
on currently available weatherization programs and
Weatherization Programs
continue to work with neighboring jurisidictions in
Ongoing
(5th Cycle Housing
providing and sharing informaton regarding green/energy
Element) 6th Cycle update
conservation innovations and resources.

Information on weatherization programs is regularly updated and posted on the
City's website and is made available at City Hall and community centers.

The City shall collaborate with PG&E, Alameda County
HE-G.b Encourage Energy
Water District, and non-profit organizations to promote
Efficient Appliance
existing financial incentive programs to encourage
Upgrades (5th Cycle
voluntary replacement of inefficient appliances with new
Housing Element)/HE-G.c
Ongoing
Energy Star appliances. The City shall leverage the Energy
Energy Upgrade California
Upgrade California platform to promote Energy Star
(5th Cycle Housing
appliances and electronics.
The City shall support
Element)
regional efforts to implement Energy Upgrade California

The City continues to promote the Energy Upgrade program through its website,
permit center, periodic workshops, and direct mail. The City continues to promote
the Energy Upgrade program through its website, permit center, periodic
workshops, and direct mail.

HE-8.A Promote
Weatherization Programs
(6th Cucle Housing
Element)

Ongoing

Information on weatherization programs is consistently updated and posted on the
City’s website and is also available at City Hall and local community centers.

Partner with utility providers and regional organizations to
Ongoing
provide information and resources to residents.

The City will continue to explore opportunities to collaborate with utility providers
and regional organizations to provide relevant information and resources to
residents through the City’s website. Additionally, the City continues to utilize
outreach and educational materials from the Energy Upgrade California program,
specifically developed for residential property owners.

HE-8.B Encourage
Residential Energy
Efficient Retrofits and
Upgrades

Provide information and resources on the City website.

The City shall collaborate with PG&E, Alameda County
Water District, and non-profit organizations to promote
existing financial incentive programs to encourage
HE-G.b Encourage Energy voluntary replacement of inefficient appliances with new
Efficient Appliance
Energy Star appliances. The City shall leverage the Energy
Upgrades (5th Cycle
Upgrade California platform to promote Energy Star
Housing Element)/HE-G.c appliances and electronics.
The City shall support
Ongoing
Energy Upgrade California regional efforts to implement Energy Upgrade California
(5th Cycle Housing
program for residential property owners. The City shall
Element)
leverage Energy Upgrade California outreach and
educational materials to encourage energy efficiency
retrofits and the use of energy efficient, low-carbon, or
renewable technologies.

The City continues to promote the Energy Upgrade program through its website,
permit center, periodic workshops, and direct mail. The City continues to promote
the Energy Upgrade program through its website, permit center, periodic
workshops, and direct mail.

HE-8.A Promote
Weatherization Programs
(6th Cucle Housing
Element)

Ongoing

Information on weatherization programs is consistently updated and posted on the
City’s website and is also available at City Hall and local community centers.

Partner with utility providers and regional organizations to
Ongoing
provide information and resources to residents.

The City will continue to explore opportunities to collaborate with utility providers
and regional organizations to provide relevant information and resources to
residents through the City’s website. Additionally, the City continues to utilize
outreach and educational materials from the Energy Upgrade California program,
specifically developed for residential property owners.

HE-8.B Encourage
Residential Energy
Efficient Retrofits and
Upgrades

Provide information and resources on the City website.

Jurisdiction

ANNUAL ELEMENT PROGRESS REPORT

Union City

Reporting Period

2024

(Jan. 1 - Dec. 31)

Planning Period

6th Cycle

01/31/2023 - 01/31/2031

Table K
Tenant Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government
Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no
more than 90 days after the ordinance becomes operational.
Does the Jurisdiction have a local tenant preference policy?
If the jurisdiction has a local tenant preference policy, provide
a link to the jurisdiction's webpage containing authorizing
local ordinance and supporting materials.

Notes

No

Jurisdiction
Reporting Year

Union City
2024

(Jan. 1 - Dec. 31)

ANNUAL ELEMENT PROGRESS REPORT
Local Early Action Planning (LEAP) Reporting
(CCR Title 25 §6202)
Please update the status of the proposed uses listed in the entity’s application for funding and the corresponding impact on housing within the region or jurisdiction, as applicable, categorized based on the eligible uses specified in Section 50515.02 or 50515.03, as applicable.
Total Award Amount

$

Task

-

$ Amount Awarded

N/A

$0.00

Total award amount is auto-populated based on amounts entered in rows 15-26.

Task Status

$ Cumulative Reimbursement Requested

Other (Please Specify in Notes)

$0.00

Other
Funding

Notes

None

There were no LEAP funds utilized for 2024. All were
expended in 2023.

None
None
None
None
None
None
None
None
None
None
None

Summary of entitlements, building permits, and certificates of occupancy (auto-populated from Table A2)
Completed Entitlement Issued by Affordability Summary
Income Level
Deed Restricted
Very Low
Non-Deed Restricted
Deed Restricted
Low
Non-Deed Restricted
Deed Restricted
Moderate
Non-Deed Restricted
Above Moderate
Total Units

Very Low
Low
Moderate

Building Permits Issued by Affordability Summary
Income Level
Deed Restricted
Non-Deed Restricted
Deed Restricted
Non-Deed Restricted
Deed Restricted
Non-Deed Restricted

Above Moderate
Total Units

Very Low
Low
Moderate
Above Moderate
Total Units

Certificate of Occupancy Issued by Affordability Summary
Income Level
Deed Restricted
Non-Deed Restricted
Deed Restricted
Non-Deed Restricted
Deed Restricted
Non-Deed Restricted

Current Year
0
0
0
0
0
0
0
0

Current Year
0
10
0
10
0
10
19
49

Current Year
0
1
0
2
0
1
0
4

PLANNING COMMISSION
MEETING
APRIL 3, 2025

Planning Commission Hearing
Item 6.B: 2024 General Plan and Housing
Element Annual Progress Reports Update

2/X

BACKGROUND
Local planning agencies are required to
provide an annual progress report (APR) by
April 1
General Plan – Tracks progress on
Implementation Programs”(Included in
Chapter 10) and other GP related items
Housing Element – Tracks progress on
meeting fair share of Regional Housing Need
Allocation (RHNA) and other Housing related
issues
3

GENERAL PLAN ANNUAL PROGRESS REPORT

4

BACKGROUND
Required:

A. Degree to which
guidelines developed

approved General Plan complies with
and adopted pursuant to Section 65040.2

B. Overview of the City’s General Plan status and progress
C. Summary of recent, active General Plan and Zoning Ordinance
amendments
D. Progress adopting or amending General Plan or local open-space
element, compliant with obligations to consult with California Native
American tribes
5

2040 General Plan

2040 General Plan Elements
1. Economic Development
2. Health and Quality of Life
3. Land Use
4. Community Design
5. Mobility
6. Safety
7. Public Facilities and Services
8. Resource Conservation
9. Special Areas
10. Housing (published separately)

Economic Development Element
ED-1. A. Economic Development Strategic Plan Update
• Update currently underway
• Incorporates:
• Updated demographic data and business sector trends
• Analysis of employment patterns and non-residential land
supply
• Comprehensive stakeholder engagement and outreach
• The updated plan will outline:
• New economic goals and strategic priorities
• A detailed outcomes measurement framework
• An actionable work plan to guide implementation
• Completion of the updated plan is anticipated by Fall 2025
7

Economic Development Element
ED - 4. A - High-Speed Internet Program
• Broadband Infrastructure Upgrades – Broadband/ capital
improvement projects integration
• Future-Ready Connectivity – Cabling length of Union City
Boulevard for advanced digital infrastructure
• Business Wireless Needs Assessment – Evaluating connectivity
requirements for local businesses

ED - 5. A Warehouse Transformation Strategy
• Business License Tax Update – rates ensure warehouse uses
contribute equitably - begins Spring 2025
• Streamlined Developer Relations – Business-friendly processes
/ support to support economic diversification
8

Economic Development Element
ED - 7. A - Business Outreach Program
• Business & Property Owner Collaboration – Foster
partnerships to enhance economic growth and community
engagement
• Business Retention & Attraction – Implement strategies to
support existing businesses and attract new investment
• Homelessness & Encampments – Coordinate with
outside agencies (Union Pacific Railroad, etc.) to address
impacts on businesses and properties
• Homeless Task Force Liaison – Serve as a bridge
between Union City businesses and homelessness
response initiatives
9

Health and Quality of Life Element

HQL-2.A - Parks and Recreation Master Plan
• Staff reviewed proposals from four qualified consultants;
Interviews to be held Spring 2025

HQL-4.C - Public Service Needs Assessment and
Funding Strategy

• Needs Assessment was utilized to establish priorities
as part of the FY 24-25 CDBG Annual Action Plan
update
10

Community Design
• CD-6.B - Mural Program
• Five utility boxes were transformed with
vibrant murals to enrich Union City's
streetscape
• Mural Locations:
• Perry Road & Decoto Road
• Mission Boulevard & Decoto Road
• Mission Boulevard & Whipple Road
• Western Avenue & Alvarado-Niles Road
• Alvarado-Niles Road & Dowe Avenue
11

Mobility Element

M-1.A - Complete Street Design Standards
• Integrating Complete Streets – The City applies Complete
Streets design standards to street resurfacing projects where
feasible
• Recent Projects – Upgrades on Dyer Street and Decoto Road
incorporate multimodal improvements
• Upcoming Enhancements – bike lanes on Union City Boulevard
and Quarry Lakes Parkway, will expand these standards with:
• Bike Signals – Enhancing cyclist safety at intersections.
• Class I Bike Paths – Off-road pathways for cyclists and
pedestrians.
• Class IV Separated Bikeways – Dedicated bike lanes
protected from vehicle traffic by barriers
12

Mobility Element
M-3.B - Bus Service to Connect Employment Centers to
Intermodal Station
• Union City Transit Service Update – In August 2024, Union
City Transit adjusted its schedules to align with the updated
BART timetable
• Key Service Improvements:
• Route 8 Integration – New Haven Unified School District
(NHUSD) - sponsored service is now included in the public
schedule
• FLEA Micro transit Expansion – Flexible, Local, Easy Access
(FLEA) service now covers nearly all areas of Union City
east of I-880, improving transit accessibility

13

Mobility

M-2.B – ADA Transition Plan Improvements
• Enhanced Accessibility – wheelchair ramps Decoto Road
upgraded (Alameda Creek Bridge to Oakland Subdivision);
part of Decoto Road Pavement Overlay Project
• Ongoing Compliance & Safety Measures:
• Private Development Standards – private projects are
conditioned to meet ADA requirements
• Sidewalk Replacement Program –initiatives to improve
accessibility in the public right-of-way

14

Safety
S-2.B - Local Hazard Mitigation Plan & S-6 A – External Adaptation
Coordination
•Regional Collaboration –Partnered with the City of Newark, City of
Fremont, Alameda County Water District (ACWD), and Union Sanitary
District (USD) to develop a multi-jurisdictional Local Hazard Mitigation
Plan (LHMP)
S-2.G - Emergency Shelter Guidelines & S-2.H - Implementation of
Assembly Bill (AB) 747 and Senate Bill (SB) 99
• Comprehensive Emergency Management Plan (CEMP) Update – City
issued RFP; Consultant to update CEMP – projected completion 2025
• Legislative Compliance – CEMP incorporates Assembly Bill (AB) 747
and Senate Bill (SB) 99 to enhance emergency preparedness
Inclusive Sheltering Annex – provisions for ADA and pets

15

Public Facilities

PF-9.D - Assess Police Department Facilities and
Equipment Needs
• Technology Investments – UCPD procured key tools to
strengthen public safety efforts:
• Peregrine Analysis Program – Data-driven decisionmaking; mitigate incidents
• Flock ALPR System – Automated license plate recognition
technology to enhance investigative capabilities
• Ongoing Enhancements – UCPD continues to integrate
technologies into policing and assess equipment needs

16

Resource Conservation

RC-7.A - Update the Climate Action Plan

• Advancing Climate Initiatives – launched update to
Climate Action Plan (CAP) to address evolving
environmental goals
• Consultant Selection – Proposals under review;
anticipate consultant onboarding by Spring 2025
• Policy Alignment – CAP to align with local, regional, and
state policies

17

Special Areas
SA-1.B – Funding for Station District Public
Improvements
• Phased Project Approval – Union Pacific (UP) and
California Public Utilities Commission (CPUC) approved
City’s request for phasing
• Project Timeline:
• At-Grade Pedestrian Crossing at BART – Scheduled to
go to bid in early 2025
• Decoto Road Oakland Subdivision Work – Undergoing
agency approval.
• Concrete Panel Replacement (Oakland Subdivision) –
Planned as a stand-alone project in Summer 2025.
• Funding Sources:
•$3 million – Safe Routes to BART (SR2B) grant
•$3 million – Regional Measure 3 (RM 3)
•$1.17 million – Local Funds (Measure BB & RDA Bonds)
18

GP and Zoning Amendments
City-initiated amendments to General Plan Land Use Diagram and Zoning
Map
• Several parcels were rezoned for consistency with the 2040 GP
• Zoning /GP Designations were aligned with current and historic property uses
and property lines
Chevron/Power Market Project Approval
• Project Scope – Demolish existing fuel station and construction of a new
Chevron/Power Market.
• Zoning Amendment – Rezoned from Union Landing Commercial (CUL)
(where service stations are not permitted) to Community Commercial (CC)
(where service stations are conditionally permitted)
• General Plan Amendment – Land use designation amended from Regional
Retail Commercial to Retail Commercial, supporting smaller-scale commercial
19
uses

Consultation with California Native American Tribes
SB18 (Chapter 905 of the Statutes of 2004):
City-initiated Zoning and General Plan amendments
• Notices to Native American tribes; received any requests for
consultation
Chevron/Power Market project
• Notices to 11 tribal representatives; Tribal Chair of the
Confederated Villages of Lisjan (Ohlone) Nation, requested
documents related to the project and to be notified if a
discovery is made that may be of Native American origin; the
City complied with these requests
20

Housing Element Annual Progress Report

21

Housing Element Annual Progress Report
2024 Housing Element Annual Progress Report (APR)
Reports progress on housing development and housing related
programs for 2024

Purpose of APR

Detailed reporting on progress of meeting City's share of the regional
housing need allocation (RHNA) and housing related programs

Data tracked by APR

• Housing progress – entitled projects, building permits

• Housing programs
•Affordability, e.g., Very Low, Low, Moderate, and Above Moderate units
22

Housing Element Annual Progress Report

Progress on housing development -2024

• Building permits Issued - 49 units
• 30 ADUs
• 19 Above-moderate income units (single family
residences)
• Applications Approved or Deemed Complete
• Station East Mixed Use Residential Development
• 47 rental apartments
• 28 townhomes
• Louie Ranch / Appian Way
• 80 units including 72 single-family units and 4 duplexes

23

Housing Related Programs

HE-1.J - Facilitate
Site Consolidation

HE-5.B - Code
Enforcement

• Property owner outreach for parcels suitable for
consolidation in Sites Inventory
• Property owner 35124 & 35136 Alvarado Niles
Road (site LM-3), proposes 100-percent affordable
housing development project comprising 103 units

• Continue utilization of code enforcement to facilitate
rehabilitation
• 279 code enforcement cases successfully closed

24

Housing Related Programs

HE-7.B - Partnerships
to Address Homeless
Needs

• Homekey Program/Supportive Housing Initiative
• Homeless Count Participation

25

2040 General Plan

Recommendation

Staff recommends that the Planning Commission
hold a meeting to review the 2024 GP APR and
HE APR and allow staff to provide clarity on any
questions the Planning Commission may have.

26

PLANNING COMMISSION
MEETING
APRIL 3, 2025