Imperial Beach City Council
August 5, 2026

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5.3 Metro System Costs. The following shall at a minimum be considered Metro System Costs for purposes of calculating the annual FAB rate:

5.3.1 Except as provided in Section 5.4 (Excluded Costs), the annual Operation and Maintenance Costs and annual costs associated with administration, replacement, annual debt service costs and other periodic financing costs and charges, capital improvement, insurance premiums, claims payments and claims administration costs of the Metro System, including projected overhead, shall be calculated using generally accepted accounting practices to reflect the costs of the Metro System.

5.3.2 Fines or penalties imposed on the City as a result of the operation of the Metro System, unless the fine/penalty is allocated to the City or a Participating Agency as provided in Section 2.5.5.

5.4 Excluded Costs. The following items shall not be considered Metro System Costs for purposes of calculating the annual FAB rate:

5.4.1 Costs related to the City of San Diego’s municipal sewer, water (including City Water Utility PWP Costs), and/or stormwater systems as determined by City’s reasonable calculations consistent with sound engineering and best management practices.;

5.4.2 Right-of-way charges for the use of public streets of the City or any Participating Agency. The City and the Participating Agencies agree not to impose a right-of- way charge for the use of its public rights-of-way for Metro System purposes;

5.4.3 Capital Improvement Costs or Operations and Maintenance Costs of any non-Metro System facility not included in Exhibit A, including, but not limited to, any costs associated with the ECAWP Project;

5.4.4 Those costs otherwise identified as excluded costs in Section 6.3.

5.5 Metro System Revenues and Allocations. The following revenues shall be at a minimum considered Metro System Revenues for purposes of determining the annual FAB rate:

5.5.1 Any grant or loan receipts or any other receipts that are attributable to the Metro System or Metro System components of the Pure Water Program, including, but not limited to, all compensation or receipts from the sale, lease, or other conveyance or transfer of any asset of the Metro System or Metro System components of the Pure Water Program. Any such receipts attributable to the Metro System components of the Pure Water Program shall be allocated among the City and the Participating Agencies in the proportions set forth in Exhibit B Fixed Capacity amounts.

5.5.2 All compensation or receipts from the sale or other conveyance or transfer of any Metro System byproducts, including, but not limited to, gas, electrical energy, sludge products, and Recycled Water produced at the NCWRP and SBWRP and the future Central Area Plant.

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5.5.3 Payments by the City’s Water Utility for the Capital Expense Rate, as calculated under provisions in Section 6.7. These proceeds shall be allocated among the City and Participating Agencies in the proportions set forth in Exhibit B Fixed Capacity amounts.

5.5.4 Those portions of Repurified Water Revenue attributable to the Metro System, as calculated under provisions in Section 6.6.3. These revenues shall be allocated among the City and Participating Agencies in the proportions set forth in Exhibit B Fixed Capacity amounts.

5.5.5 Any other non-operating revenues, including, but not limited to interest income included in the income credit portion of the annual audit.

5.6 Excluded Revenue. The following revenues shall be excluded from Metro System Revenues for purposes of determining the annual FAB rate:

5.6.1 Proceeds from the issuance of debt for Metro System projects.

5.7 Estimate and Billing Schedule and Year End Adjustment.

5.7.1 The City shall estimate the FAB rates on an annual basis prior to January 15 and provide budget estimates for the upcoming fiscal year to all Parties. The City shall quantify the FAB rates by estimating the quantity of Flow, Strength, and Fixed Capacity Charges for each Party, based on that Party’s Metered Flow for the past year and the cumulative data of sampling for Strength constituents such as COD and TSS over the preceding five years and Fixed Capacities set forth in Exhibit B. If the cumulative five-year Strength data is no longer indicative of discharge from a Party, and a Contract Capacity Transfer has been approved pursuant to Sections 4.4.3.1,

4.4.3.2, or 3.2, then the City may eliminate the previous higher readings subject to the City’s Administrative Approval.

5.7.2 Prior to March 1 of each year the City will provide a mid-year review of the current year’s Metro System Capital Improvement Costs and Operations and Maintenance Costs and offsetting non-operating revenues such as grant or loan proceeds, including fiscal year-end projections and provide such reviews to the Participating Agencies.

5.7.3 The City shall determine the volume of MBC Return on an annual basis and for billing purposes only. The costs of treating MBC Return shall be allocated to the Parties in proportion to their Metered Flow and Strength. If a Party’s Monthly Average Daily Flow plus MBC Return exceeds their Contract Capacity set forth in Exhibit B, it shall not be treated as an exceedance pursuant to Section 4.4.3.1.

5.7.4 The City shall bill the Participating Agencies quarterly, invoicing on August 1, November 1, February 1 and May 1. Each bill shall be paid within thirty (30) days of mailing. Quarterly payments will consist of the total estimated cost for each Participating Agency, based on their estimated Flow, Strength, and Fixed Capacity Charges, divided by four.

5.7.5 At the end of each fiscal year, the City shall determine the actual Metro System Costs and the actual Metered Flow as well as the cumulative Strength data for the City and

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each of the Participating Agencies. The City shall make any necessary adjustments to the unit rates for Flow and Strength such as COD, TSS and Fixed Capacity Charges based on actual costs for the year as determined through the annual audit process in Section 5.8.2 of this Agreement. The City shall then recalculate the FAB rate for the year using actual audited costs for the year, actual Metered Flow, Residuals, MBC Return, cumulative Strength factors, and Fixed Capacity Charges for the City and for each Participating Agency. The City shall credit any future charges or bill for any additional amounts due against the quarter after the prior year costs have been audited.

5.8 Financial Statements.

5.8.1 The City shall keep records and accounts of all costs and expenses relating to conveyance, treatment, disposal, and reuse of wastewater, and production of Repurified Water, and the acquisition, planning, design, construction, administration, monitoring, operation and maintenance of the Metro System and Water Repurification System, and any grants, loans, or other revenues received therefor. The City shall keep such records and accounts for at least four (4) years after the completed audit, or for any longer period required by law or outside funding sources.

5.8.2 Annual Audit. Said records and accounts shall be subject to reasonable inspection by any authorized representative of any Participating Agency at its expense. Further, said accounts and records shall be audited annually by an independent certified public accounting firm appointed by the City. A copy of said report shall be available to any Participating Agency.

As part of said audit, the actual amount of City Water Utility’s PW Costs, Pure Water Program costs attributable to the Metro System, Repurified Water Revenue, and the Capital Expense Rate shall be determined and audited by the City’s external auditors and Participating Agency representatives, and a cumulative and annual summary of such amounts shall be included as a footnote or attached to the audit of the Metro System. Cost summaries shall include separate lines for Capital Improvement Costs and Operation and Maintenance Costs.

5.8.3 The City shall make a good faith effort to complete the annual audit, and any related adjustments under this Agreement as described in Section 5.8.2, by the end of the following fiscal year.

5.9 Debt Financing. The City retains the sole right to determine the timing and amount of debt financing required to provide Metro System Facilities. The annual debt service plus inprogress Capital Improvement Costs to maintain capacity in and of the Metro System shall be allocated to the Participating Agencies consistent with the Exhibit B Contract Capacity allocations effective on the date the debt is issued. If a Participating Agency wishes to prepay Capital Improvement Costs, and the City is able to accommodate such a request, then a Participating Agency may prepay their proportional share of Capital Improvement Projects. If a Participating Agency wishes to withdraw or reduce their Flows and/or Strengths from the Metro System per Section 2.3.3 of this Agreement, such agency will remain responsible for its pro-rata share of all outstanding debt incurred at the time the debt was issued until it is satisfied, irrespective of withdrawal, reduction in Flows and/or Strengths, or Agreement expiration. If the City refunds debt, it shall allocate such refunds consistent with the Exhibit B Contract Capacity allocations effective on the date the debt was issued.

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5.10 Allocation of Operating Reserves and Debt Service Coverage. The Parties shall continue to comply with the protocol set forth in Exhibit C, Administrative Protocol on Allocation of Operating Reserves and Debt Service Coverage to Participating Agencies, which exhibit may be amended from time to time consistent with Section 5.11.

5.11 Amending the System of Charges. Except as otherwise provided in Section 5.2.1.63, the Parties may amend any provision in this Section 5 regarding the Finance, Budgeting, and Accounting System of Charges in an Administrative Agreement subject to the Joint Administrative Approval Process set forth in Section 15.

6. FINANCE, BUDGETING, AND ACCOUNTING: PURE WATER PROGRAM COST ALLOCATION AND REVENUES – PHASE 1

6.1 North City Water Reclamation Plant Modification. As part of Phase 1 of the Pure Water Program, the City intends to modify the North City Water Reclamation Plant (a Metro System facility) and expand its capacity to 52 MGD. In addition, the City intends to construct the North City Pure Water Facility on a nearby site to produce Repurified Water. This Section sets forth the costs and revenues associated with the Pure Water Program attributable to the Metro System. Exhibit A includes current constructed Metro System facilities and existing and proposed future Phase 1 facilities.

6.2 New, Expanded or Modified Metro System Facilities. Each new, expanded, or modified Metro System facility, which is part of the Pure Water Program, and is used in relation to the production of Repurified Water (in addition to the modification and expansion of the North City Water Reclamation Plant) shall be governed by this Section.

6.3 Costs Excluded from Metro System Costs – Phase 1. All of the following Pure Water Program costs, including Capital Improvement Costs, Operation and Maintenance Costs, and other related costs (including administration, insurance, claims, and overhead) shall be excluded from Metro System Costs for purposes of calculating the annual FAB rate.

6.3.1 General Exclusions:

6.3.1.1 Costs of the Water Repurification System and any Metro System facilities to the extent constructed, modified, expanded, or used for the purpose of treating wastewater beyond secondary treatment (ocean discharge standard under current law). This shall include costs for preliminary treatment, primary treatment, and secondary treatment to the extent such costs are higher than they would otherwise be due to the production of Repurified Water.

6.3.1.2 Costs for fail-safe disposal, if necessary, for design capacity for Repurified Water, including, but not limited to, any costs associated with the reservation of capacity at the Point Loma Wastewater Treatment Plant.

6.3.1.3 Costs for the demolition or replacement of existing Metro System facilities with similar facilities for the purpose of making space available for Water Repurification System facilities. Such costs may consider the current asset value or market value of the existing Metro System facility.

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6.3.2 Cost Exclusions Specific to North City Water Reclamation Plant Improvements:

6.3.2.1 Costs for increased aeration tank volume to the extent the new volume exceeds the amount necessary to provide 52 MGD capacity. Determination of sizing to provide 52 MGD capacity shall be based on the current tank volume necessary to provide 30 MGD capacity.

6.3.2.2 Costs for the methanol feed system.

6.3.2.3 Costs for RSDP disposal, including, but not limited to, pump stations, pipelines, retreatment, ocean outfall, and monitoring.

6.3.2.4 Costs for the use of existing tertiary water filters for Repurified Water purposes. Such costs may consider the depreciated value of such filters or use such other appropriate valuation methods as agreed by the City and authorized representatives of the Metro JPA. Costs under this section shall be reimbursed or credited by City’s Water Utility to the Metro System.

6.4 North City Water Reclamation Plant Improvement Costs Included as Metro System Costs. Notwithstanding the above exclusions, the City and the Participating Agencies have specifically agreed that the following Capital Improvement Costs and Operation and Maintenance Costs related to North City Water Reclamation Plant improvements shall be included as Metro System Costs for purposes of calculating the annual FAB rate (and therefore not qualify as City Water Utility PW Costs):

6.4.1 Costs for chemically enhanced primary treatment for up to 52 MGD capacity.

6.4.2 Costs for primary effluent equalization for up to 52 MGD capacity.

6.4.3 Costs for increased volume of aeration tanks that will provide up to, but not exceeding, 52 MGD capacity.

6.4.4 Costs to add secondary clarifier tanks sufficient for up to 52 MGD capacity.

6.4.5 Costs for wastewater conveyance facilities to provide wastewater for replacement of Centrate flows that cannot be treated at the North City Water Reclamation Plant due to the production of Repurified Water.

6.4.6 Costs for treatment and conveyance of all MBC Return (micro-filtration and tertiary backwash) based on Flow, COD, and TSS.

6.5 Reallocation of PWP Costs incurred since FY 2014.

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6.5.1 The allocation of Pure Water Program costs, retroactive to June 30, 2014, will be calculated the year the Agreement goes into effect, will be completed no less than two fiscal years following the production of 30 MGD by Phase 1 of the Pure Water Program.

6.5.1.1 All the O&M task orders, or costs that cannot be directly assigned to a PWP Phase 1 capital improvement project such as program management, environmental documents, etc., will be reallocated by the final water/wastewater cost split, and will include interest accruing since June 2014 at the interest rate earned by the City of San Diego for each applicable fiscal year as shown by the sample interest calculation included in Exhibit G, Sample of Interest Calculation. This postpones the reconciliation of costs until the substantial completion of all construction projects for Phase 1 (City Water Utility PW Costs and Metro). This reconciliation will be performed during the audit of the fiscal year in which substantial completion of all projects occurs.

6.5.1.2 All Phase 1 PWP CIP projects were bid and awarded by October 2022 which is FY2023. All shared Phase 1 CIP projects will be reallocated to the actual construction cost split once the project is awarded, and the cost loaded CPM is completed and negotiated between the City and the Participating Agencies during the FY2023 audit. All CIP soft costs incurred since 2014 will be reallocated like the O&M task orders during the audit of the year of substantial completion of the actual Phase 1 CIP projects. If interest is owed to the Metro System for soft costs starting in FY 2014, such interest shall be considered Metro System Revenues consistent with Section 5.5.5.

6.6 Revenue Sharing for Repurified Water.

6.6.1 Background. Initially, the Parties anticipate that the cost per acre foot associated with the production of Repurified Water will be more expensive than the cost per acre foot of untreated imported water. However, it is anticipated that Repurified Water produced under Phase 1 will be less expensive than untreated imported water sometime in the future. Once Repurified Water produced under Phase 1 becomes less expensive than the cost of untreated imported water, the Parties agree that there will be revenue from the Pure Water Program.

6.6.2 Calculation. Revenue sharing shall occur in each fiscal year during which the annual cost per acre foot associated with the production of Repurified Water is less than the cost of untreated water per acre foot from the San Diego County Water Authority (“CWA”). The annual cost difference shall be known as “Repurified Water Revenue.” Repurified Water Revenue shall be determined as follows:

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Annual cost per acre foot of CWA untreated water purchased by the City for delivery at Miramar Reservoir (which shall be determined based on the total costs for water actually billed to the City by CWA for water delivered at Miramar Reservoir in a fiscal year, divided by the number of acre-feet of CWA water delivered at Miramar Reservoir that year)
less
Annual cost per acre-foot of City Water Utility PW Costs (which shall be determined based on total annual City Water Utility PW Costs divided by the number of acre-feet of Repurified Water actually produced in that year) the result of which is multiplied by
The number of acre feet of Repurified Water produced by Pure Water Program facilities during the applicable fiscal year.

Exhibit H, Summary of Billings from County Water Authority Showing Costs for Untreated Water, is a summary of the most recent CWA rate structure and cost allocations to the City of San Diego for untreated water. The Parties agree that Exhibit H shall be referred to by the Parties in the future in determining how costs for water delivered at Miramar Reservoir are calculated. If no untreated water is delivered at Miramar Reservoir in a given year, then the closest point of delivery of untreated water to the City shall be used. The City shall annually update Exhibit H to reflect the most recent CWA rate structure and cost allocations to the City of San Diego.

The City shall estimate whether there will be Repurified Water Revenue in the upcoming fiscal year prior to January 15 of each year, and these amounts shall be incorporated into the budget estimates for the upcoming fiscal year to all Parties.

6.6.3 Revenue Sharing. Repurified Water Revenue shall initially be shared between the City’s Water Utility and the Metro System based on the relative actual Capital Improvement Costs for the Pure Water Program contributed by City’s Water Utility and the Metro System. Such Capital Improvement Cost contributions are currently estimated as 62% City’s Water Utility and 38% Metro System. The Metro System’s portion of the Repurified Water Revenue shall be applied to debt attributable to the Metro System first, until the debt attributable to the Metro System is fully paid.

Following full payment of debt attributable to the Metro System, Repurified Water Revenue shall be shared based on the relative actual Operation and Maintenance Costs for Pure Water Program facilities contributed by City’s Water Utility and the Metro System, calculated annually. Such Operation and Maintenance Costs are currently estimated as 76% City’s Water Utility and 24% Metro System on an annual basis.

In all instances referred to in this Section 6.6.3, the Metro System portion of the Repurified Water Revenue shall be allocated among the City and the Participating Agencies consistent with Section 4.4.2.

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6.6.4 Year-End Adjustment. At the end of each fiscal year during which there is Repurified Water Revenue, the City shall determine the actual cost per acre foot of CWA untreated water purchased by the City, the actual cost per acre foot of City Water Utility PW Costs, and the actual amount of Repurified Water produced at Pure Water Program facilities.

Based on the actual cost and production information, the City will recalculate the Repurified Water Revenue for the prior fiscal year. The City will credit any future charges or bill for any additional amounts due the quarter after the prior year costs have been audited.

6.6.5 Change in Potable Reuse Method. The Parties acknowledge that the Pure Water Program Phase 1 will initially use indirect potable reuse surface water augmentation. The use of CWA untreated water costs in calculating Repurified Water Revenue is intended to provide an appropriate point of comparison to costs for producing Repurified Water that will be introduced into surface water. The Parties agree that if the City desires to implement direct potable reuse (in which Repurified Water would be introduced directly into a water supply pipeline or facility), the Parties shall meet and negotiate in good faith regarding an amendment to this Section 6.6, to appropriately update the formula for Repurified Water Revenue, which form of amendment shall occur via an Administrative Agreement and shall be subject to the Joint Administrative Approval Process set forth in Section 15.

6.7 Capital Expense Rate.

6.7.1 Background. The Point Loma Wastewater Treatment Plant operates under a National Pollutant Discharge Elimination System (“NPDES”) permit modified under section 301(h) & (j)(5) of the Clean Water Act. If such modified permit were ever revoked or not renewed, the Parties agree that, under current law, the City would have an obligation to upgrade the PLWTP to secondary treatment. The Parties further agree that $1.8 billion is a fair and comprehensive estimation of the costs that could be incurred by the Metro System to meet the legal requirements related to the Metro System under current law. The estimate of $1.8 billion is based on the net present value of the capital cost to develop 180 MGD of secondary treatment at PLWTP as of November 15, 2018.

Therefore, the Parties agree that $1.8 billion represents the maximum amount of Capital Improvement Costs that the Metro System should be obligated to contribute to the Pure Water Program, the purpose of which is not solely the disposal of wastewater, but also the production of Repurified Water. The Parties agree that this $1.8 billion maximum contribution should apply whether or not the PLWTP is actually upgraded to secondary treatment to meet legal requirements in the future because, as of the date of the Agreement, the Parties have the option of upgrading the PLWTP to full secondary treatment for the cost of approximately $1.8 billion.

In light of the above, the Parties have agreed that if Metro System costs related to the Pure Water Program exceed the $1.8 billion, City’s Water Utility will pay a charge for each acre foot of secondary treated effluent produced by Metro System facilities and used for the production of Repurified Water.

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6.7.2 Capital Expense Rate. Under the circumstances described in this Section 6.7, City’s Water Utility shall pay a charge (“Capital Expense Rate”) for each acre-foot of secondary treated effluent produced by Metro System facilities and used for the production of Repurified Water. The Capital Expense Rate costs or revenues attributable to the Metro System shall be assessed or credited consistent with Section 4.4.2. City’s Water Utility shall pay the Capital Expense Rate if the following costs alone, or in combination, exceed $1.8 billion (which amount shall be adjusted for inflation):

6.7.2.1 The sum of all Capital Improvement Costs and associated debt attributable to the Metro System components of the Pure Water Program under this Section 6.7.2; and/or

6.7.2.2 The sum of all Capital Improvement Costs and associated debt for the full or partial upgrading of the PLWTP to secondary treatment.

Notwithstanding the above, the Capital Expense Rate shall not apply if the PLWTP is actually upgraded to secondary treatment (or beyond) due to: (a) a change in federal or state statutory law making it necessary to upgrade the PLWTP to comply with such new discharge standard; or (b) a final decision by a state or federal court or a federal administrative agency of competent jurisdiction that an NPDES permit modified under section 301(h) & G)(5) of the Clean Water Act is thereby revoked or denied renewal due to a finding that the discharge from the PLWTP violates anti-degradation rules or regulations promulgated under section 403 of the Clean Water Act.

6.7.3 Calculation of Capital Expense Rate. The amount per acre-foot of the Capital Expense Rate shall be determined as follows:

The sum of all Capital Improvement Costs and associated debt attributable to (i) the Metro System components of the Pure Water Program under this Section 6 and (ii) upgrading of the PLWTP to secondary treatment (if any) less
$1.8 billion, as adjusted for inflation each July 1 (starting on July 1, 2019) to reflect the annual percentage change in the Engineering News Records – Los Angeles construction cost index

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the result of which is multiplied by

1.42 (which estimates the total interest on a 30-year State Revolving Fund loan with an interest rate of 2.5%)
the result of which is divided by
The total number of acre feet per year of secondary treated effluent that is expected to be produced by Metro System facilities for the production of Repurified Water over a period of thirty (30) years.

The City shall estimate whether the Capital Expense Rate shall apply to the upcoming fiscal year (and its amount) prior to January 15 of each year, and the estimated amount of the Capital Expense Rate shall be effective on July 1 of the upcoming fiscal year.

For purposes of this Section 6.7.3, Capital Improvement Costs and associated debt shall include such costs and revenue incurred by the Metro System prior to the effective date of the Agreement.

6.7.4 Year-End Adjustment. At the end of each fiscal year during which the Capital Expense Rate applies, the City shall determine the actual Capital Improvement Costs and associated debt attributable to the Metro System components of the Pure Water Program under this Section 6 and any upgrading of the PLWTP to secondary treatment, and the actual amount of secondary treated effluent produced by Metro System facilities and used for the production of Repurified Water.

Based on the actual cost, interest, and effluent information, the City will recalculate the Capital Expense Rate for the prior fiscal year. The City will credit any future charges or bill for any additional amounts due the quarter after the prior year costs have been audited.

6.7.5 Duration; Expiration. The Capital Expense Rate shall continue until the cost difference between (a) the actual sum of Pure Water Program Capital Improvement Costs and associated debt attributable to the Metro System under Section 6.7 and/or the costs to upgrade the PLWTP and (b) $1.8 billion (as adjusted for inflation), has been fully paid, or the Agreement expires, whichever is sooner. Notwithstanding, it is the express intent and desire of the City and the Participating Agencies that if the Agreement expires before the cost difference has been paid through the Capital Expense Rate, that the Capital Expense Rate continue in any extension of this Agreement negotiated by the Parties pursuant to Section 14.2 until the cost difference has been fully paid.

6.8 Amending Pure Water Program Cost Allocation and Revenues – Phase 1. Except as otherwise provided in Section 6.6.2, the Parties may amend any provision in this Section 6 regarding the Finance, Budgeting, and Accounting for the Pure Water Program Cost Allocation and Revenues for Phase 1 in an Administrative Agreement subject to the Joint Administrative Approval Process set forth in Section 15.

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7. FINANCE, BUDGETING, AND ACCOUNTING: PURE WATER PROGRAM COST ALLOCATION AND REVENUES – PHASE 2

7.1 Pure Water Program – Phase 2. The Second Phase of the Pure Water Program (“Phase 2”) shall create up to an additional 53 MGD of Repurified Water at Phase 2 facilities. The Parties agree to incorporate all terms relating to Phase 2 into this Agreement through an Administrative Agreement subject to the Joint Administrative Approval Process set forth in Section 15, subject to the requirements set forth in this Section 7 below.

7.2 Costs Excluded As Metro System Costs.

Costs Excluded from Metro System Costs for Phase 2 shall be identified in an Administrative Agreement subject to the Joint Administrative Approval Process and approvals set forth in Section 15. However, the Administrative Agreement must reflect that all of the following PWP Phase 2 costs, including Capital Improvement Costs, Operation and Maintenance Costs, and other related costs (including administration, insurance, claims, and overhead) shall be excluded from Metro System Costs for the purposes of calculating the annual Phase 2 FAB rate, and shall be City Water Utility PW Costs:

7.2.1 Costs of the Phase 2 Water Repurification System and any Metro System facilities to the extent constructed, modified, expanded, or used for the purpose of treating water beyond secondary treatment (ocean discharge standard under current law). This shall include costs for preliminary treatment, primary treatment, and secondary treatment to the extent such costs are higher than they would otherwise be due to the production of Phase 2 Repurified Water.

7.2.2 Costs for fail-safe disposal, if necessary, for design capacity for Phase 2 Repurified Water, including, but not limited to, any costs associated with the reservation of capacity at the Point Loma Wastewater Treatment Plant.

7.2.3 Costs for the demolition or replacement of existing Metro System facilities with similar facilities for the purpose of making space available for Phase 2 Water Repurification System facilities. Such costs may take into account the current asset value or market value of the existing Metro System facility.

7.2.4 Costs for the Phase 2 methanol feed system.

7.2.5 Costs for Phase 2 RSDP disposal including, but not limited to, pump stations, pipelines, retreatment, ocean outfall, and monitoring.

7.2.6 50% of the costs for the MBR Tanks and system for Phase 2.

7.2.7 All membrane integrity monitoring systems for Phase 2.

7.2.8 All Phase 2 systems downstream of MBR’s.

7.3 Revenue Sharing for Repurified Water – Phase 2. Terms regarding revenue sharing for Repurified Water for Phase 2 shall be identified in an Administrative Agreement subject to the

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Joint Administrative Approval Process set forth in Section 15. However, this Administrative Agreement must reflect terms related to Phase 2 revenue sharing for Repurified Water that conceptually mimic those terms set forth in Section 6.6. The Metro System portion of the Repurified Water Revenue for Phase 2 shall be allocated among the City and the Participating Agencies consistent with Section 4.4.2, as may be amended or updated to account for changes in PWP Phase 2.

7.4 Capital Expense Rate – Phase 2. Terms regarding the Capital Expense Rate for Phase 2 shall be identified in an Administrative Agreement subject to the Joint Administrative Approval Process and approvals set forth in Section 15. However, this Administrative Agreement must reflect terms that conceptually mimic the terms in Section 6.7, reflecting a continuation of the Capital Expense Rate through Phase 2 up until the PWP achieves up to 83 MGD of Repurified Water, taking into account production of water suitable for potable reuse occurring at all treatment processes for wastewater upstream from and at the PLWTP. The Pure Water Program Capital Expense Rate costs or revenues attributable to the Metro System shall be assessed or credited consistently with Section 4.4.2, as may be amended or updated to account for changes in PWP Phase 2.

8. FUTURE NEGOTIATIONS AND COOPERATION
This Agreement specifically contemplates Phase 1 and Phase 2 of the Pure Water Program, which consists of new, expanded, or modified Metro System and Water Repurification System facilities projected to produce up to 83 million gallons per day of Repurified Water. The Parties intend to meet and negotiate in good faith regarding the referenced Administrative Agreements identified in this Agreement. All items outside the scope of the Joint Administrative Approval Process shall be negotiated by the Parties through the amendment processes described in Section 16.3, if necessary.

9. THE METRO COMMISSION

9.1 Establishment and Membership. The 1998 Agreement created and established (and the ARA reestablished) the Metro Commission as a commission consisting of one representative from each Participating Agency. On October 25, 2000, the Participating Agencies entered into a Joint Exercise of Power Agreement which created a separate public entity, the Metro Wastewater Joint Powers Authority (“Metro JPA”), for the purpose, among others, of taking responsibility, actions, and making decisions pertaining to the 1998 Agreement on behalf of the Participating Agencies. The Metro Commission and the Metro JPA are and shall hereinafter be treated as one and the same entity for all intents and purposes under this Agreement, including for the purpose of accepting and executing the responsibilities delegated to the Metro JPA in this Agreement. Each Participating Agency shall have the right to appoint a representative of its choice to the Metro Commission/Metro JPA, and the Participating Agency’s appointee to the Metro Commission shall also serve as that Participating Agency’s representative on the Metro JPA Board of Directors. If a Participating Agency is a dependent district whose governing body is that of another independent public agency, that Participating Agency shall be represented on the Metro Commission/Metro JPA by a representative appointed by the governing body which shall have no more than one representative no matter how many Participating Agencies it governs. Each member

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has one vote in any matter considered by the Metro Commission/Metro JPA. The Metro Commission/Metro JPA shall establish its own meeting schedule and rules of conduct. The City may participate in the Metro Commission on an ex officio, non-voting basis. To the extent this Agreement expands or amends the powers or purposes set forth in the Metro JPA Joint Exercise of Powers Agreement, the Participating Agencies expressly agree to such expansion or amendment consistent with the terms of this Agreement.

9.2 Advisory Responsibilities of Metro JPA.

9.2.1 The Metro JPA shall act as an advisory body to the Mayor and City Council on policy issues and matters affecting and relating to the Metro System and shall be included in the City’s list of boards and commissions on the City’s website. The City shall present the position of the majority of the Metro JPA to the City’s governing body in written staff reports. The Metro JPA may prepare and submit materials in advance and may appear at any City hearings on Metro System matters and present its position to the governing body of the City.

9.2.2 The Metro JPA may advise the City of its position on any issue relevant to the Metro System.

9.3 Delegation of Decision-Making Authority of the Metro JPA. The Participating Agencies hereby delegate to the Metro JPA the authority to take certain actions pursuant to the approval processes provided in this Agreement, as permitted by law, including but not limited to Government Code 6506. The Participating Agencies agree that the Metro JPA has delegated authority to approve Administrative Agreements on behalf of each Participating Agency pursuant to the process set forth in Section 15. The Participating Agencies agree and acknowledge that the Metro JPA has authority to bind each Participating Agency to Administrative Agreements through the Joint Administrative Approval Process. All Participating Agencies agree to promptly execute Administrative Agreements after approval by the Metro JPA. By signing this Agreement, each Participating Agency is expressly preapproving such actions.

9.4 Standing. If a dispute arises among the Parties relating to or arising from a Party’s obligation under this Agreement or an associated Administrative Agreement, the Metro JPA shall have standing to enforce the terms of this Agreement against the City on behalf of two or more Participating Agencies if a majority of the Metro JPA votes to take action relating to this Agreement on behalf of two or more Participating Agencies.

10. DISPUTE RESOLUTION
This Section governs all disputes arising out of this Agreement and any associated Administrative Agreements.

10.1 Mandatory Non-Binding Mediation. If a dispute arises among the Parties relating to or arising from a Party’s obligations under this Agreement or an associated Administrative Agreement that cannot be resolved through informal discussions and meetings, the Parties involved in the dispute shall first endeavor to settle the dispute in an amicable manner, using mandatory non-binding mediation under the rules of JAMS, AAA, or any other neutral

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organization agreed upon by the Parties before having recourse in a court of law. Mediation shall be commenced by sending a Notice of Demand for Mediation to the other Party or Parties to the dispute. A copy of the notice shall be sent to the City, all other Participating Agencies, and the Metro JPA.

10.2 Selection of Mediator. A single mediator that is acceptable to the Parties involved in the dispute shall be used to mediate. The mediator will be knowledgeable in the subject matter of this Agreement, if possible, and chosen from lists furnished by JAMS, AAA, or any other agreed upon mediator.

10.3 Mediation Expenses. The expenses of witnesses for either side shall be paid by the Party producing such witnesses. All mediation costs, including required travel and other expenses of the mediator, and the cost of any expert advice produced at the direct request of the mediator, shall be Metro System costs.

10.4 Conduct of Mediation. Mediation hearings will be conducted in an informal manner. Discovery shall not be allowed. The discussions, statements, writings and admissions and any offers to compromise during the proceedings will be confidential to the proceedings (pursuant to California Evidence Code sections 1115 - 1128 and 1152) and will not be used for any other purpose unless otherwise agreed by the Parties in writing. The Parties may agree to exchange any information they deem necessary. The Parties involved in the dispute shall have representatives attend the mediation who are authorized to settle the dispute, though a recommendation of settlement may be subject to the approval of each agency’s boards or legislative bodies. Either Party may have attorneys, witnesses or experts present.

10.5 Mediation Results. Any resultant agreements from mediation shall be documented in writing. The results of the mediation shall not be final or binding unless otherwise agreed to in writing by the Parties. Mediators shall not be subject to any subpoena or liability and their actions shall not be subject to discovery.

10.6 Performance Required During Dispute. Nothing in this Section shall relieve the City and the Participating Agencies from performing their obligations under this Agreement. The City and the Participating Agencies shall be required to comply with this Agreement, including the performance of all disputed activity and disputed payments, pending the resolution of any dispute under this Agreement.

11. INSURANCE

11.1 City Shall Maintain All Required Insurance.

11.1.1 Throughout the term of this Agreement the City shall procure and maintain in effect liability insurance covering Metro System assets and operations in the same manner, and to the same extent, as the City insures similar assets and operations of the City. Such insurance may be provided through separate policies for the Metro System, or by consolidating the Metro System with other City assets and operations for insurance purposes. If the Metro System is insured separately, policy limits, deductibles, and self-insured retentions shall be equivalent to what the

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City procures for other similar City assets and operations. The City shall maintain all insurance required by law, including workers’ compensation insurance, and may self-insure for certain losses when allowed by law. The proportionate cost of insurance for the Metro System shall be included in the computation of the FAB.

11.1.2 If the Metro System is insured separately, any policy or policies of liability insurance carried by the City for the Metro System shall name the Participating Agencies as additional insureds with evidence of same supplied to each upon request.

11.1.3 Upon request by the Metro JPA or a Participating Agency, the City shall promptly provide written coverage and policy information, including, but not limited to, the scope of coverage, policy limits, deductibles, and self-insured retentions, including information on any claims made against the policies and remaining limits and deductibles.

11.2 Substantially Equivalent Coverage. In the event of a transfer of the Metro System to a nonpublic entity pursuant to Section 2.1, coverage substantially equivalent to all the above provisions shall be maintained by any successor in interest.

12. INTERRUPTION OF SERVICE
Should the Metro System services to the Participating Agencies be interrupted as a result of a major disaster, by operation of federal or state law, or other causes beyond the City’s control, the Participating Agencies shall continue all payments required under this Agreement during the period of interruption.

13. NOTICES REQUIRED UNDER AGREEMENT
The City and each Participating Agency shall give notice when required by this Agreement.

All notices required by this Agreement must be in writing and must be sent via email and either served personally or mailed via first class U.S. mail. The notices shall be sent to the officer listed for each Party, at the address and email address listed for each Party in Exhibit D, Notice Listing, in accordance with this Section. If a Party wishes to change the officer and/or address to which notices are given, the Party shall notify all other Parties in accordance with this Section. Upon such notice, the City shall amend Exhibit D to reflect the changes. The amendment shall be made within sixty (60) days after receipt of the Party’s notice regarding the change in officer and/or address.

The City shall keep an updated version of Exhibit D, notated with the most recent amendment date, on file with the City Public Utilities Department. The City shall provide a copy of the amended Exhibit D to all Parties by no later than sixty (60) days after amending Exhibit D.

14. EFFECTIVE DATE AND EXPIRATION

14.1 Effective Date. ThisOnce all Parties have executed this Agreement, this Agreement shall be considered effective on July 1, 2026 irrespective of the fiscal year commencing after execution by the City and all of the Participating Agencies and shall be dated as of the signature date ofon which the last executing Party. For example, irrespective of whether the last executing Partyparty signs this Agreement on September 1, 2025, January 1, 2026, or June 30, 2026, the effective date of the Agreement would be July 1, 2026..

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14.2 Expiration. Subject to the rights and obligations set forth in Section 14.3, unless amended, replaced, or terminated earlier by mutual consent of all the Parties, this Agreement shall expire on June 30, 2065. This Agreement is subject to extension by agreement of the Parties. The Parties shall commence discussions on an agreement to provide wastewater treatment services beyond the year 2065 on or before December 31, 2055, or at such time, if any, that the PLWTP is required to be upgraded to secondary treatment. The Parties may create, amend or terminate any associated Administrative Agreements addressing implementation of this Agreement, as provided in this Agreement.

14.3 Contract Capacity Rights Survive Expiration. The Participating Agencies’ Contract Capacity rights and rights to obtain wastewater treatment services from the facilities referred to in, or constructed pursuant to this Agreement shall survive the expiration of the Agreement. Provided, however, for any Participating Agency to exercise such rights, the Participating Agency shall comply with all the following requirements: (a) provide at least six months’ written notice prior to the expiration of this Agreement; (b) upon expiration of this Agreement, pay their proportional share of Metro System Costs according to the billing methodologies set forth in this Agreement in order to maintain their right(s) to such wastewater treatment services; and (c) agree to recalculate and pay proportional share of future Metro System Costs based on the City’s and all remaining Participating Agencies’ proportionate shares. In the event this Agreement expires and one or more Participating Agency(ies) continue to pay their proportional share of all Metro System Costs, the City shall have the right to continue managing, operating, and expanding the Metro System subject to the same terms set forth in this Agreement, unless otherwise agreed to in writing by and between the City and a Participating Agency. In the event one or more Participating Agency(ies) exercise its/their right(s) to maintain Contract Capacity and wastewater treatment services, such Participating Agency(ies) shall also maintain the right to continue receiving any and all revenues contemplated by this Agreement, including, but not limited to, Metro System Revenues.

14.4 Abandonment. After June 30, 2065, the City may abandon operation of the Metro System upon delivery of notice to the Participating Agencies ten (10) years in advance of said abandonment. Upon notice by the City to abandon the Metro System, the Parties shall meet and confer over the nature and conditions of such abandonment. In the event the Parties cannot reach agreement, the matter shall be submitted to mediation under Section 10. In the event of abandonment, the City shall retain ownership of all Metro System assets free of any claim of the Participating Agencies. Abandonment by the City with continued operation by a different entity shall not terminate or affect a Contract Capacity rights of a Participating Agency so long as that Participating Agency has continued to pay their proportional share of Capital Improvement Costs and Operation and Maintenance Costs according to the billing methodologies set forth in this Agreement. Nothing in this language shall be construed to require the City to continue as operator of the Metro System after the ten-year (10) notice period has run.

15. ADMINISTRATIVE AGREEMENTS

15.1 Use and Process for Administrative Agreements.

15.1.1 Purpose. Administrative Agreements are intended to implement the intent of the Parties in an efficient and effective manner without reopening or renegotiating the terms of

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this Agreement. Administrative Agreements are limited to addressing issues that are authorized by this Agreement. Administrative Agreements are separate and distinct from Exhibits to this Agreement, and are designed to address procedural, operational, technical, and administrative issues. Terms in this Agreement may only be modified through the Joint Administrative Approval Process if this Agreement expressly authorizes the use of an Administrative Agreement.

15.1.2 Amendments, Supplements, or Successors to Administrative Agreements.

Where this Agreement refers to an Administrative Agreement, such reference shall include any amendment(s) to that Administrative Agreement or supplemental or successor Administrative Agreement(s).

15.1.3 Function. Administrative Agreements are made among all the Parties but deal with a specific function or group of like functions, for the benefit of regional wastewater treatment within the Metro System, or for the implementation of this Agreement.

15.1.4 Current Agreements. The Administrative Agreements which are approved and executed simultaneously with the execution of this Agreement are listed Exhibit I, List of Administrative Agreements. The City shall update Exhibit I each time an Administrative Agreement is approved, amended, revised or terminated pursuant to this Agreement.

15.1.5 Development and Joint Administrative Approval Process. Any Party can present an Administrative Agreement, or an amendment or supplement thereto, or termination thereof, to the City for approval by way of the Joint Administrative Approval Process set forth in this Section. The City will endeavor in good faith to respond within 60 days of submission of a proposed Administrative Agreement. If the City needs additional time to evaluate the proposed Administrative Agreement, it will advise all Participating Agencies in writing of the anticipated review time. Once an Administrative Agreement receives City’s Administrative Approval, then, with respect to the Participating Agencies, the proposed Administrative Agreement may be presented to the Metro JPA at a duly noticed meeting for review and a first reading. Sixty (60) days or more after the first reading, after the Metro JPA Directors have had opportunity to consult with their respective agency staff and governing boards, the Administrative Agreement may be presented at a duly noticed meeting for a second reading and approved upon an affirmative vote by no less than two-thirds of the members of the Metro JPA during a duly noticed public meeting (in other words, upon the affirmative vote of at least eight or more of the twelve members of the Metro JPA, irrespective of how many Metro JPA Directors are present at the meeting, unless the number of Participating Agencies changes).), except that any changes to (i) the FAB, including the Functional Design Methodology required to be approved by way of an Administrative Agreement under Section 5.2.1.3, (ii) how Repurified Water Revenue is shared under Section 6.6, (iii) how the Capital Expense Rate is determined as set forth in Section 6.7; or (iv) how Pure Water Program Cost Allocation and Revenues for Phase 2 are calculated under Section 7, shall require approval by no less than three-quarters of the members of the Metro JPA during a duly noticed public meeting (in other words, upon the affirmative vote of at least nine or more of the twelve members of the Metro JPA, irrespective of how many Metro JPA Director are present at the meeting, unless the number of Participating Agencies changes). If the second reading does not occur within One Hundred and Twenty (120) days after the first reading, the proposed Administrative Agreement shall no longer be taken into consideration, unless the City and the Metro JPA Directors agree to a

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different timeline. An Administrative Agreement, amendment thereto, or termination thereof, must receive City’s Administrative Approval and at least a two-third affirmative vote by the Metro JPA Directors before it can become effective. Administrative Agreements are binding contracts as against the City and all Participating Agencies, irrespective of whether or not any Participating Agency’s particular Metro JPA Director voted to approve the agreement or not, or was absent or abstained. The Metro JPA has the authority to bind the Participating Agencies to Administrative Agreements pursuant to the delegated authority provided to the Metro JPA in Section 9.3 herein.

16. GENERAL

16.1 Exhibits.

16.1.1 Exhibit List. This Agreement references Exhibits A through J. Each exhibit is attached to this Agreement and is incorporated herein by reference. All exhibits to this agreement shall be listed in Exhibit JK, Exhibit List. The City shall update the Exhibit List from time to time each time an Exhibit is amended or revised pursuant to this Agreement.

16.2 Electronic Exhibits and Attachments. Acknowledgement and Acceptance: The Parties hereby acknowledge and agree that the exhibit(s) and attachment(s) related to this Agreement, or any of its associated Administrative Agreements, indicated as an Electronic Exhibits above (collectively, the “Electronic Exhibits”) may be in an electronic format that cannot be readily or accurately converted into a physical or printed form. The Parties expressly agree that such Electronic Exhibits shall nonetheless be deemed to be valid and enforceable attachments to this Agreement and shall be incorporated by reference as if fully set forth herein.

16.2.1 Identification and Access: All Electronic Exhibits shall bear the same Exhibit identifier and name (i.e., Exhibit A – Metro Facilities) set forth in the Exhibit List, and shall be clearly identified as an Electronic Exhibit in the Exhibit List, including a file name, a time stamp of file, and a note indicating the software used to open and view the file, including version.

The Electronic Exhibit shall be loaded on to a CD-ROM, DVD-ROM, or other electronic storage medium that is a write-once medium without the ability to further edit. Each Party shall receive an identical copy of the Electronic Exhibit(s) via identical storage mediums. The City shall ensure that all Participating Agencies have full and unrestricted access to Electronic Exhibits for the duration of the Agreement and any applicable retention period thereafter, including by providing access to any necessary software, applications, or systems required to view, interact with, or manipulate the Electronic Exhibits in their native format; such as through website access via the GIS Online platform: https://sandiego.maps.arcgis.com. No interaction or manipulation of any Electronic Exhibit shall in any way constitute a bona fide change or amendment to the Electronic Exhibit.

16.2.2 Storage and Security: Each Party shall be responsible for securely storing and maintaining the integrity of the Electronic Exhibits in their possession or control. This includes, but is not limited to, implementing and maintaining reasonable and appropriate technical, administrative, and physical safeguards to protect the confidentiality, availability, and integrity of the Electronic Exhibits, and to prevent unauthorized access, disclosure, alteration, or destruction thereof.

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16.2.3 Authentication and Admissibility: The Parties hereby stipulate and agree that the Electronic Exhibits shall be deemed to be original documents and authentic for all purposes under applicable law, and that the Parties may rely upon and introduce such Electronic Exhibits as evidence in any proceeding arising out of or relating to this Agreement, without the need for further foundation, authentication, or certification.

16.2.4 Receipt and Completeness: Each Party hereby acknowledges and confirms that they have received, reviewed, and had a reasonable opportunity to inspect all Electronic Exhibits that are attached to and incorporated into this Agreement as of the Effective Date. By executing this Agreement, each Party represents and warrants that, to the best of their knowledge, the Electronic Exhibits are complete, accurate, and free from material errors, omissions, or defects.

The Parties further agree to notify the other Party promptly upon discovering any discrepancies or inaccuracies in the Electronic Exhibits, and to cooperate in good faith to resolve any such issues in a timely manner.

16.2.5 Amendments and Modifications to Electronic Exhibits: Any amendments or modifications to the Electronic Exhibits shall be made in accordance with the procedures set forth in this Agreement for amending or modifying the terms and conditions hereof, and any such amended or modified Electronic Exhibits shall be deemed to replace and supersede any prior version thereof. Amended Electronic Exhibits shall also be loaded onto a new and separate CDROM, DVD-ROM, or other electronic storage medium that is a write-once medium without the ability to further edit. Each Party shall receive identical copies of the Electronic Exhibits via identical storage mediums. Amended Electronic Exhibits shall bear identical Exhibit Identifiers as their predecessor exhibits, but with a different suffix (for example, Exhibit A, when amended, shall be identified as Exhibit A-1, a subsequent amendment shall be identified as Exhibit A-2, etc.).

16.3 Amendments to Agreement. There shall be four (4) ways to amend, modify, and/or change the terms set forth in this Agreement:

16.3.1 Amendments. Except as set forth in Sections 16.3.2, 16.3.3, and 16.3.4, amendments to this Agreement require the approval of all Parties. Such amendments must be in writing and signed by a duly authorized representative from each Party. Unless specifically referenced as being subject to one of the approval mechanisms set forth in Sections 16.3.2, 16.3.3, or 16.3.4 below, any amendment, modification, and/or changes to the terms of this Agreement must occur pursuant to this Section 16.3.1. This provision controls over all other provisions in this Agreement.

16.3.2 Joint Administrative Approval Process. As set forth in this Agreement, the Joint Administrative Approval Process requires the approval described in Section 15.1.5. The following actions may be taken subject to the Joint Administrative Approval Process:
(a) Agreements for New Contract Capacity as specifically set forth in Section 3.3
(b) Addition of new Metro Facilities or conversion of City facility to a Metro facility as specifically set forth in Section 4.2

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(c) Changes to Exhibit E (Methodology for Contract Capacity Transfers)
(d) Revisions to FAB as specifically set forth in Section 5.2.1.3, except as provided therein
(e) Changes to Finance, Budgeting, and Accounting System of Charges as specifically set forth in Section 5.11
(f) Changes to Costs Excluded from Metro System Costs – Phase 1 as specifically set forth in Section 6.3
(g) Amending the formula for Repurified Water Revenue as specifically set forth in Section 6.6.2
(h) Changes to Finance, Budgeting, and Accounting for the Pure Water Program Cost Allocation and Revenues for Phase 1 as specifically set forth in Section 6.8
(i) Certain terms relating to Phase 2 as specifically set forth in Section 7.1
(j) Changes to Costs Excluded from Metro System Costs – Phase 2 as specifically set forth in Section 7.2
(k) Terms regarding revenue sharing for Repurified Water for Phase 2 as specifically set forth in Section 7.3
(l) Terms regarding the Capital Expense Rate for Phase 2 as specifically set forth in Section 7.4
(m) Creation, changes, amendments, modifications to, or terminations of any Administrative Agreements as specifically set forth in Article 15.

16.3.3 Two-Party Approval. As set forth in this Agreement, Two-Party Approval requires the City’s Administrative Approval and a two-thirds (2/3) vote or greater of the Metro JPA Directors present at a duly noticed Metro JPA public meeting. The following actions may be taken subject to Two-Party Approval:
(a) Determinations regarding liability as specifically set forth in Section 2.5.5
(b) Contract Capacity Transfers – Decreases as specifically set forth in Section 4.4.3.2

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(c) Changes to Strength measurements as specifically set forth in Section 4.5.2

16.3.4 City Administrative Approval. As set forth in this Agreement, the City’s Administrative Approval requires discussion, evaluation, and approval by the Director of the City of San Diego’s Public Utilities Department or their designee. The City may, in the City’s sole discretion, refer a decision subject to the City’s Administrative Approval to the City Council for a recommendation, approval, or other action. No action is required on the part of a Participating Agency. The following actions may be taken subject to the City’s Administrative Approval:
(a) Transfers of Contract Capacity as specifically set forth in Section 3.2
(b) Reductions in Metro System Capacity as specifically set forth in Section 3.4
(c) Amending Exhibit B as specifically set forth in Section 3.6 (d) Amending Exhibit A as specifically set forth in Section 4.2 (e) Contract Capacity Transfers – Increases as specifically set forth in Section 4.4.3.1
(f) Changes to Exhibit F (Metro System Flow Formulas and Sampling Locations) as specifically set forth in Section 4.5.1
(g) Changes to FAB to include measurements required by law as specifically set forth in Section 5.2.1.3
(h) Changes to Exhibit H if CWA changes their rate structure as specifically set forth in Section 6.6.2
(i) Changes to Exhibit D (Notice) as specifically set forth in Section 13.

16.4 Construction of Agreement.

16.4.1 Drafting of Agreement. It is acknowledged that the City and the Participating Agencies, with the assistance of competent counsel, have participated in the drafting of this Agreement and that no ambiguity should be construed for or against the City or any Participating Agency on account of such drafting.

16.4.2 Entire Agreement. The City and each Participating Agency represent, warrant and agree that no promise or agreement not expressed herein has been made to them, that this Agreement contains the entire agreement between the Parties, that this Agreement supersedes any and all prior agreements or understandings between the Parties unless otherwise provided herein, and that the terms of this Agreement are contractual and not a mere recital; that in executing this Agreement, no Party is relying on any statement or representation made by the other Party, or

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the other Party’s representatives concerning the subject matter, basis or effect of this Agreement other than as set forth herein; and that each Party is relying solely on its own judgement and knowledge.

16.4.3 Agreement Binding on All; No Third-Party Beneficiaries. This Agreement shall be binding upon and shall inure to the benefit of each of the Parties, and each of their respective successors, assigns, trustees or receivers. All the covenants contained in this Agreement are for the express benefit of each and all such Parties. This Agreement is not intended to benefit any third parties, and any such third-party beneficiaries are expressly disclaimed.

16.4.4 Severability.

16.4.4.1 Should any provision of this Agreement or any associated Administrative Agreement be held invalid or illegal, such invalidity or illegality shall not invalidate the whole of the Agreement, but, rather, the Agreement shall be construed as if it did not contain the invalid or illegal part, and the rights and obligations of the Parties shall be construed and enforced accordingly except to the extent that enforcement of the Agreement without the invalidated provision would materially and adversely frustrate either the City’s or a Participating Agency’s essential objectives set forth in this Agreement or the applicable Administrative Agreement.

16.4.4.2 Should a court determine that one or more components of the allocation of costs set forth in this Agreement or any associated Administrative Agreement places the City or a Participating Agency in violation of Article XIII D, Section 6 of the California Constitution with respect to their ratepayers, such components shall no longer be of force or effect.

In such an event, the City and the Participating Agencies shall promptly meet to renegotiate the violative component of the cost allocation to comply with Article XIII D, Section 6 of the California Constitution, and use the dispute resolution process in Section 10 of this Agreement if an agreement cannot be reached through direct negotiation.

16.4.4.3 Should a state or federal agency provide a final, written determination that the method of allocating Pure Water Program Capital Improvement Costs under this Agreement violates the requirements of state or federal grants or loans which are, or will be, used to fund the wastewater components of the Pure Water Program, such allocation method will no longer be of any force or effect. In such an event, the allocation of Repurified Water Revenue and the Capital Expense Rate will continue to be based on the Parties’ actual payments to fund the Pure Water Program Capital Improvement Costs attributable to the Metro System. The City and the Participating Agencies shall also promptly meet to negotiate an alternative cost allocation method that would comply with such grant or loan funding requirements.

16.4.5 Choice of Law. This Agreement and any of its associated Administrative Agreements shall be construed and enforced pursuant to the laws of the State of California.

16.4.6 Recognition of San Diego Sanitation District as Successor to Certain Parties. The Parties hereby acknowledge and agree that the San Diego County Sanitation District is a Participating Agency under this Agreement as the successor in interest to the Alpine Sanitation

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District, East Otay Mesa Sewer Maintenance District, Lakeside Sanitation District, Spring Valley Sanitation District, and Winter Gardens Sewer Maintenance District.

16.5 Declarations Re: Agreement.

16.5.1 Understanding of Intent and Effect of Agreement. The Parties expressly declare and represent that they have read the Agreement and that they have consulted with their respective counsel regarding the meaning of the terms and conditions contained herein. The Parties further expressly declare and represent that they fully understand the content and effect of this Agreement and they approve and accept the terms and conditions contained herein, and that this Agreement is executed freely and voluntarily.

16.5.2 Warranty Regarding Obligation and Authority to Enter Into This Agreement. Each Party represents and warrants that its respective obligations herein are legal and binding obligations of such Party, that each Party is fully authorized to enter into this Agreement, and that the person signing this Agreement hereinafter for each Party has been duly authorized to sign this Agreement on behalf of said Party.

16.6 Right to Make Other Agreements. Nothing in this Agreement limits or restricts the right of the City or the Participating Agencies to make separate agreements among themselves, including through joint powers agreements, without the need to amend this Agreement, provided that such agreements are consistent with this Agreement. Nothing in this Agreement or Section 6 limits or restricts the right of the City or the Participating Agencies to enter into separate agreements regarding the industrial pretreatment program, or for the purchase or sale of Repurified Water produced by the Water Repurification System, or sharing in City Water Utility PW Costs; however, such agreements shall not affect the cost allocation and Metro System revenues delineated in Section 5.

16.7 Statute of Limitations to Resolve Billing Issues. Notwithstanding any longer statute of limitations in State law, if the City or a Participating Agency wishes to dispute a bill (including, but not limited to, an audited bill or an audit reconciliation) on the basis of an alleged overpayment or underpayment arising under this Agreement, the Party alleging the dispute must provide written notice regarding the disputed bill to all Parties to this Agreement promptly upon discovery of such a billing issue. The written notice shall invoke or reference this Section. The Parties agree that such refunds or collections shall not accrue for more than three (3) years from the date that such billing is received by the Participating Agency, or one (1) year from the date that an audited reconciliation is received by the Participating Agency, whichever date is later. The City and the Participating Agencies hereby waive any applicable statute of limitations available under State law that exceed the time frames set forth in this Section 16.7. Upon receipt of the written notice regarding the billing dispute, any Participating Agency wishing to participate in the resolution of the dispute shall be allowed to do so and to present evidence to all Parties in support of their position. The involved Parties’ determination regarding the outcome of the billing dispute, including any related adjustments to each Participating Agency’s share of net Metro System costs or revenues resulting from the resolution of such billing issues, shall be final. Nothing in this section relieves a Participating Agency from its obligations to make timely payments under this

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Agreement irrespective of whether or not a bill is being disputed. If the Parties are unable to resolve a billing dispute, the Parties shall utilize the dispute resolution processes in this Agreement.

16.8 Counterparts and Electronic Signatures. This Agreement may be executed in counterparts. This Agreement shall become operative as soon as one counterpart hereof has been executed by each Party. The counterparts so executed shall constitute one Agreement notwithstanding that the signatures of all Parties do not appear on the same page. A faxed, .pdf, or other electronic copy of the fully executed original version of this Agreement shall have the same legal effect as an executed original for all purposes. Electronic signatures (including but not limited to signatures via DocuSign) shall be acceptable, enforceable, and shall have the same legal effect as an original signature.

16.9 Transparency. Upon request, the City shall promptly provide each Participating Agency with access to all records and information reflecting Flow and Strength of sewage in the Metro System, including, but not limited to, Flow data from all Metro System meters, worksheets or calculations that are used by City to develop cost information for any costs contemplated by this Agreement, and any Strength or other data utilized by the City when calculating annual sewage Flow and/or other costs imposed pursuant to this Agreement (including, but not limited to, pretreatment costs). The Parties shall work in good faith together to ensure the Participating Agencies have reasonable and full transparency under this Agreement.

16.10 Incorporation of Recitals. All of the recitals set forth in this Agreement, and all of the exhibits attached to this Agreement, are by this reference incorporated in and made a part of this Agreement as though fully set forth herein.

16.11 Joint Exercise of Power. It is the intent of the Parties that this Agreement is intended to exercise the governmental authority granted pursuant to Gov. Code Section 6500 et seq. which provides for the joint exercise of governmental powers.

IN WITNESS WHEREOF, the Parties have executed this Second Amendment and Restated Regional Wastewater Disposal Agreement and the associated Administrative Agreements(s) identified herein as of the date first set forth above.

CITY OF CHULA VISTA

Name:

Title:

Approved as to Form:

Name:

Title:

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CITY OF CORONADO

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF DEL MAR

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF EL CAJON

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF IMPERIAL BEACH

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF LA MESA

Name:

Title:

Approved as to Form:

Name:

Title:

LEMON GROVE SANITATION DISTRICT

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF NATIONAL CITY

Name:

Title:

Approved as to Form:

Name:

Title:

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OTAY WATER DISTRICT

Name:

Title:

Approved as to Form:

Name:

Title:

PADRE DAM MUNICIPAL WATER

DISTRICT

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF POWAY

Name:

Title:

Approved as to Form:

Name:

Title:

CITY OF SAN DIEGO

Name:

Title:

Approved as to Form:

Name:

Title:

SAN DIEGO COUNTY SANITATION

DISTRICT

Name:

Title:

Approved as to Form:

Name:

Title:

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EXHIBIT A
Metro Facilities (Electronic Exhibit); file name: 2025-10_Exhibit A Metro Facilities.aprx; time stamp of file: 10/23/2025 3:38 PM, software used to open and view file including version: ArcGIS Pro 3.5.0; included herewith as CD-ROM/DVD-ROM

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EXHIBIT B

DISTRIBUTION OF WASTEWATER SYSTEM CAPACITY RIGHTS

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EXHIBIT C

ADMINISTRATIVE PROTOCOL ON ALLOCATION OF OPERATING RESERVES

AND DEBT SERVICE COVERAGE TO PARTICIPATING AGENCIES

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EXHIBIT D

NOTICE LISTING

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EXHIBIT E

METHODOLOGY FOR CONTRACT CAPACITY TRANSFERS

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EXHIBIT F

METRO SYSTEM FLOW FORMULAS AND SAMPLING LOCATIONS

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EXHIBIT G

SAMPLE OF INTEREST CALCULATION

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EXHIBIT H

SUMMARY OF BILLINGS FROM COUNTY WATER AUTHORITY SHOWING COSTS

FOR UNTREATED WATER

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EXHIBIT I

LIST OF ADMINISTRATIVE AGREEMENTS
NO. TITLE EFFECTIVE
DATE

AMENDMEN
T DATE

1. Agreement Between City of San Diego and
Participating Agencies in the Metropolitan Sewerage
System for Unified Management of Industrial Waste
Discharge Pretreatment and Enhanced Source
Control Programs

2. Formatted: Title

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EXHIBIT J

SAMPLE FAB CALCULATION

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EXHIBIT JK

EXHIBIT LIST
Exhibit Name Amended Date
A
Metro Facilities (Electronic Exhibit); file name: 2025-10_Exhibit A Metro Facilities.aprx; time stamp of file: 10/23/2025 3:38 PM, software used to open and view file including version: ArcGIS Pro 3.5.0; included herewith as CD-ROM/DVD-ROM
B Distribution of Wastewater System Capacity Rights
C Administrative Protocol on Allocation of Operating Reserves and Debt Service Coverage to Participating Agencies
D Notice Listing
E Methodology for Contract Capacity Transfers
F Metro System Flow Formulas and Sampling Locations
G Sample of Interest Calculation
H Summary of Billings from County Water Authority Showing Costs for Untreated Water
I List of Administrative Agreements
J Sample FAB Calculation
JK Exhibit List

P a g e | 1
August 5, 2026
ITEM TITLE: RESOLUTION NO. 2026-073 AWARDING A PUBLIC WORKS CONTRACT TO AZTEC LANDSCAPING, INC. TO PERFORM BICENTENNIAL TRIANGLE PARK IMPROVEMENTS. (0940-10 & 0680-95 & 0920-60)
ORIGINATING DEPARTMENT:

Public Works
EXECUTIVE SUMMARY:

The Bicentennial Triangle Park Improvements project would construct beautification improvements including restabilizing and recompacting decomposed granite and enhancing landscaping elements.

Resolution No. 2026-073 would award a public works contract to Aztec Landscaping, Inc. to perform Bicentennial Triangle Park Improvements for a not-to-exceed amount of $100,000. Aztec Landscaping, Inc. was the lowest responsible and qualified bidder.

RECOMMENDATION:

Adopt Resolution No. 2026-073 to award a public works contract to Aztec Landscaping, Inc. for an amount not-to-exceed $100,000 for the Bicentennial Triangle Park Improvements project.

OPTIONS:
 Approve resolution and recommendation from staff; or
 Reject bids and provide direction to staff on how to proceed on the project, or  Request additional information and an additional report.

BACKGROUND/ANALYSIS:

In 2004 voters in San Diego County approved a 40-year extension to TransNet, a program designed to fund improvements to the region’s transportation system first initiated in 1987. The prime component of the program is a half-cent sales tax. In addition to the sales tax extension, the TransNet program required implementation of a new local funding source for the Regional Transportation Congestion Improvement Program (RTCIP). The purpose of the RTCIP is to ensure that new development directly invests in the region’s transportation system to offset the negative impacts of growth on congestion and mobility. Beginning July 1, 2008 each local agency had to collect $2,000 for each new residence constructed and revenues had to be expended on improvements to the Regional Arterial System. Each year the SANDAG Board of Directors adjust the RTCIP fee to account for inflation to ensure that purchasing power is maintained. The current fee for fiscal year 2027 is $3,109.88. State Route 75 is the only City roadway included in the Regional Arterial System.

In recent years, the RTCIP fee has funded a variety of improvements on State Route 75. The current RTCIP balance is approximately $136,000.

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On April 2, 2025, Resolution No. 2025-014 approved the RTCIP Project Plan to construct beautification improvements including restabilizing and recompacting of decomposed granite and enhancing landscaping elements at Bicentennial Triangle Park and appropriated $75,000 from the RTCIP balance to the overall project budget.

The City utilized the California Uniform Public Construction Accounting Act, which allows for informal or formal bidding procedures for public projects less than $220,000. The City emailed a Request for Proposals, which included a scope of work, to five qualified contractors that are listed on the City’s list of qualified contractors.

The City received two proposals. The following are the bid results:

Contractor Bid

1. Aztec Landscaping, Inc. $96,154.00

2. Ace Excavating and Environmental Services, Inc. $137,350.00 Upon review of the bids, the lowest responsible and qualified bid was submitted by Aztec Landscaping, Inc. Staff recommends awarding the contract for a not-to-exceed amount of $100,000 to Aztec Landscaping, Inc., which includes the Bid for $96,154, a Performance Bond for the contractor in the amount of $1,243 and $2,603 in Contingency.

ENVIRONMENTAL DETERMINATION:

Not a project as defined by CEQA.

FISCAL IMPACT:

Fiscal Year: FY27
Budgeted: Yes
Budget Amendment: Yes
Account No(s).: P26102
Project No(s).: 202-5016-531.2006
Fiscal Analysis: Resolution No. 2026-073 authorizes the Finance Director to execute an amendment to the FY27 budget to allocate an
additional $25,000 of RTCIP funds to the GL account 202- 5016-531.2006 project account #P26102. The City has
collected enough RTCIP funds to cover the additional
expenditure.

Current Budget: $75,000
Anticipated Expenditure: $100,000
ATTACHMENTS:

ATT 1- Resolution No. 2026-073

ATTACHMENT 1
RESOLUTION NO. 2026-073

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA, AWARDING A PUBLIC WORKS CONTRACT TO AZTEC LANDSCAPING, INC. TO PERFORM

BICENTENNIAL TRIANGLE PARK IMPROVEMENTS AND APPROPRIATING AN ADDITIONAL $25,000 FROM THE REGIONAL TRANSPORTATION CONGESTION IMPROVEMENT PROGRAM (RTCIP) FUND TO THE PROJECT BUDGET.

WHEREAS, on April 2, 2025, Resolution No. 2025-014 approved the RTCIP Project Plan to construct beautification improvements including restabilizing and recompacting of decomposed granite and enhancing landscaping elements at Bicentennial Triangle Park; and WHEREAS, the City utilized the California Uniform Public Construction Accounting Act which allows for informal or formal bidding procedures for public projects less than $220,000; and WHEREAS, the City emailed a Request for Proposals, which included a scope of work, to five qualified contractors that are listed on the City’s list of qualified contractors; and WHEREAS, the lowest responsive and qualified bidder was Aztec Landscaping, Inc. at a bid price of $96,154.00; and
WHEREAS, Resolution No. 2025-014 appropriated $75,000 for the overall Bicentennial Triangle Park Improvements budget; and
WHEREAS, bids came in over the budgeted amount; however, the RTCIP balance has enough funds to cover the additional $25,000 needed for the project.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach, California, as follows:

1. The above recitals are true and correct.

2. The City Manager or designee is authorized to sign the Public Works Contract with Aztec Landscaping, Inc. for the Bicentennial Triangle Park Improvements for a not-toexceed amount of $100,000, which includes a performance bond for the contractor and contingency.

3. The Finance Director is authorized to amend the FY27 budget in account number 202- 5016-531.2006 and increase expenditures for the RTCIP funds in the Bicentennial Triangle Park Improvements Project P26102 by $25,000.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach, California, at its meeting held on the 5
th day of August 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

Resolution No. 2026-073

MITHCELL D. MCKAY, MAYOR
ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

P a g e | 1
August 5, 2026
ITEM TITLE: ADOPT RESOLUTION 2026-080 RATIFYING A SUBRECIPIENT AGREEMENT TO ACCEPT AND APPROPRIATE $54,085 IN GRANT FUNDING FROM THE REGIONAL

TASK FORCE ON HOMELESSNESS TO FUND THE COMMUNITY OUTREACH WORKER POSITION FOR 2026-2027 FISCAL YEAR. (0390-84 & 0520-05) ORIGINATING DEPARTMENT:

Community Development
EXECUTIVE SUMMARY:

Resolution No. 2026-080 seeks the ratification of a subrecipient agreement to accept and appropriate $54,085 from the Regional Task Force on Homelessness (“RTFH”), which amount would be used to provide funding for one half of a full-time employee in the position of Community Outreach Worker. The city already budgets for one half of the position out of the general fund, and this grant would allow for the continuation of a full-time Community Outreach Worker by providing funding for the remaining half. The resolution also authorizes the Finance Director to deposit said grant funds and to process budget amendments to accept funds and appropriate expenditures as needed. The receipt of the grant, as well as any related expenditures, would be included in the upcoming FY2026/FY2027 budget.

RECOMMENDATION:

Adopt Resolution No. 2026-080 ratifying an agreement to accept and appropriate $54,085 from the RTFH to provide funding for one half of a full-time employee in the position of Community Outreach Worker. Authorize the Finance Director to process budget amendments to accept funds and appropriate expenditures as needed.

OPTIONS:

The City Council can also:
 Request modifications of the proposed resolution and adopt Resolution No. 2026-080 as amended; or
 Continue the discussion to a future meeting with direction to the City Manager.

BACKGROUND/ANALYSIS:

The RTFH is looking to continue its partnership with the City of Imperial Beach and to provide funding for one half of a full-time employee in the position of Community Outreach Worker. The City already partners with the RTFH through a similar grant and for a comparable purpose, supporting efforts to address homelessness in the community. Recognizing the need for a fulltime position, the City applied for an additional grant from the RTFH, which was awarded. The City previously budgeted for only one half of a full-time Community Outreach Worker out of the general fund; this new grant will provide funding for the remaining half, allowing for a full-time

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equivalent staff member dedicated to these efforts. The grant funding from the RTFH is for the 2026-2027 fiscal year. This staff position works closely with the RTFH, receives extensive training from the RTFH, and is responsible for the collaboration with the RTFH in building a systematic approach to solving homeless issues within the City by creating and working from a by-name list of clients, utilizing motivational interviewing, following a trauma informed care approach, and collaborating with a multidisciplinary care team from various agencies to support and connect clients with the appropriate services.

ENVIRONMENTAL DETERMINATION:

Not a project as defined by the California Environmental Quality Act.

FISCAL IMPACT:

Fiscal Year: 2026/2027
Budgeted: $54,085
Budget Amendment Yes
Account No(s).: 101-0000-334.4002 (Miscellaneous Grant) Project No(s).: GRT102
Fiscal Analysis:

The Regional Task Force on Homelessness
awards the City a $54,085 grant to fund one
half of a full time in the position of Community
Outreach Worker. Increase revenue in GL
account 101-0000-334.4002 (Miscellaneous
Grant) by $54,085 for the receipt of the grant
funds. The expenditures are to be disbursed
via regular payroll process, as such no
expenditure budget amendment is required at
this time.

Current Budget: $0
Anticipated Expenditure: $54,085
ATTACHMENTS:

ATT 1 – Resolution No. 2026-080
ATT 2 – RTFH Subrecipient Agreement

ATTACHMENT 1
RESOLUTION NO. 2026-080

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA, ACCEPTING $54,085 IN GRANT FUNDING FROM THE REGIONAL

TASK FORCE ON HOMELESSNESS TO PROVIDE PARTIAL FUNDING FOR A COMMUNITY OUTREACH WORKER FOR THE 2026-2027 FISCAL YEAR WHEREAS, the City of Imperial Beach Council has prioritized finding solutions for and making progress on reducing homelessness within the City; and WHEREAS, the City of Imperial Beach has had limited access to shelter beds, counseling and medical services, and other resources for its homeless population; and WHEREAS, the City of Imperial Beach currently has a dedicated staff member whose job is to focus on the resources, and programs available to the homeless; and WHEREAS, the City of Imperial Beach benefits from having this dedicated staff member able to focus their efforts on building relationships with the City’s homeless population and assist them in accessing said existing programs throughout the County of San Diego; and
WHEREAS, the City of Imperial Beach is being allocated grant funds as a subrecipient in the amount of $54,085 funded through the Regional Task Force on Homelessness (“RTFH”) to provide funding for one half of a full-time employee in the position of Community Outreach Worker; and
WHEREAS, the City of Imperial Beach has entered into an Subrecipient Agreement with the RTFH.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Imperial Beach, California, hereby finds and declares:

1. The above recitals are true and correct.

2. The subrecipient agreement and its award of $54,085 from the RTFH to provide funding for one half of a full-time employee in the position of Community Outreach Worker for the 2026-2027 fiscal year is ratified and accepted and the receipt of the grant, as well as any related expenditures will be included in the upcoming FY26/FY27 budget.

3. The City Manager or designee is authorized to accept the funds distributed.

4. The Finance Director is authorized to increase revenues in account 101-0000- 334.4002 (Miscellaneous Grant) by $54,085 for the deposit of said funds and process the budget adjustment to accept the funds.

Resolution No. 2026-080

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach, California at its meeting held on the 5th day of August 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

MITCHELL D. MCKAY, MAYOR
ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

P a g e | 1
August 5, 2026
ITEM TITLE: NOTIFICATION OF TRAVEL AND DESIGNATION OF VOTING DELEGATE AND ALTERNATE FOR THE 2026 GENERAL ASSEMBLY AT THE LEAGUE OF CALIFORNIA CITIES ANNUAL CONFERENCE & EXPO, SEPTEMBER 23-25, 2026, AT THE ANAHEIM CONVENTION CENTER. (0140-10 & 0410-60)
ORIGINATING DEPARTMENT:

City Clerk
EXECUTIVE SUMMARY:

In accordance with the League of California Cities (Cal Cities) Bylaws, every member city may designate a voting delegate, and up to two alternates, subject to City Council approval, to participate in the League of California Cities General Assembly to be held on September 25, 2026.

RECOMMENDATION:

1. That the City Council designate Mayor McKay as the voting delegate for the 2026 League of California Cities General Assembly; and

2. That the City Council designate Councilmember Seabury as the alternate voting delegate; and

3. That the City Council authorizes the City Clerk to submit the City’s delegate and alternate information through the Cal Cities online submission portal no later than September 1, 2026.

4. That the City Council authorize Mayor McKay and Councilmember Seabury travel to attend the League of California Cities Annual Conference & Expo from September 23-25, 2026, in Anaheim, California, and approve the expenditure of necessary funds for such participation.

OPTIONS:
 That City Council designates a City voting delegate and an alternate for the 2026 League of California Cities Annual Conference General Assembly and authorizes the City Clerk to submit the delegate information through the Cal Cities online submission portal by September 1, 2026 and approve the travel for Mayor McKay and Councilmember Seabury.  Do not designate a City voting delegate or alternates to participate in the League of California Cities Annual Conference General Assembly.
 Provide further direction to staff.

BACKGROUND/ANALYSIS:

The 2026 League of California Cities Annual Conference & Expo will be held September 23–25, 2026, at the Anaheim Convention Center. A key component of the conference is the General

P a g e | 2
Assembly, scheduled for Friday, September 25, which provides city officials with an important opportunity to participate directly in the development of the League of California Cities policies.

The City Council may designate one voting delegate and up to two alternates. An alternate may vote in the event the designated voting delegate is unable to serve in that capacity. It is recommended that Mayor McKay is designated as the primary voting delegate for the 2026 League of California Cities General Assembly, and Councilmember Seabury as the alternate voting delegate.

Notification of Travel
Mayor McKay and Councilmember Seabury are scheduled to attend the conference. Mayor McKay serves as the Primary representative and Councilmember Seabury serves at the 1st Alternate to the League of California Cities San Diego Division as well as the League of California Cities San Diego Division - Legislative Subcommittee and the Coastal Cities Interest Group.

ENVIRONMENTAL DETERMINATION:

Not a project as defined by CEQA.

FISCAL IMPACT:

The estimated travel costs per attendee are as follows:
 Conference registration: $675.00 (early bird registration fee)  Lodging/hotel: $440.00 estimated
 Meals and incidentals: $200.00 estimated
 Transportation: $60.00 estimated
 Estimated Total: $1,375.00
The FY 2026-27 Operating Budget includes funds for City Council travel and related expenses.

P a g e | 1
August 5, 2026
ITEM TITLE: ADOPTION OF RESOLUTION NO. 2026-071 ACCEPTING A $28,000 OFFICE OF

TRAFFIC SAFETY (OTS) GRANT FOR CHILD PASSENGER SAFETY TRAINING PROGRAM AND AUTHORIZE THE CITY MANAGER TO EXECUTE RELATED AGREEMENTS. (0390-88 & 0250-63)
ORIGINATING DEPARTMENT:

Fire
EXECUTIVE SUMMARY:

The Fire-Rescue Department has successfully secured a Federal Office of Traffic Safety (OTS) grant totaling $28,000 for fiscal year 2027. This funding would be used to support the training and implementation of a Child Passenger Safety Program, enabling department personnel to become certified Child Passenger Safety Technicians and provide essential child safety seat services to the community. Adoption of Resolution No. 2026-071 would officially accept the grant allocation in the form of reimbursement, strengthening the department’s commitment to child passenger safety and public education.

RECOMMENDATION:

That the City Council adopt Resolution No. 2026-071 accepting the Federal Fiscal year 2027 Office of Traffic Safety (OTS) grant allocation of $28,000 in the form of reimbursement for the training and implementation of a Child Passenger Safety Program and giving the City Manager authority to execute any agreement with OTS.

OPTIONS:
 Adopt Resolution No. 2026-071
 Request additional information and an additional report  Provide direction to the City Manager to take another specific action BACKGROUND/ANALYSIS:

The Fire-Rescue Department applied for and was awarded a Federal Office of Traffic Safety (OTS) Grant in the amount of $28,000 for the training and implementation of a Child Passenger Safety Program.

The department regularly receives requests for child safety seat installation from a diverse range of community members, including seniors caring for grandchildren, expectant mothers with spouses deployed, and parents. Firefighters are committed to becoming certified Child Passenger Safety Technicians to provide expert support. With this grant funding, overtime, hotel and travel expenses for Firefighters attending non-local training to become certified child passenger safety technicians would be covered. Additionally, the grant enables the department to provide child safety seats to families whose current equipment is unsafe. The department would also be able

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to host Child Safety Seat events within the City. This program ensures that parents receive proper protection for their children, and certified CPS Technicians among First Responders would educate the public both at the station and throughout the community.

ENVIRONMENTAL DETERMINATION:

Not a project as defined by CEQA.

FISCAL IMPACT:

The Child Passenger Safety Program is being funded by an Office of Traffic Safety (OTS) Grant.

Expenditures will be offset with grant revenue being received.

Fiscal Year: 2026-27
Budgeted: No
Budget Amendment Yes
Account No(s).:

Revenue Account: 214-0000-
334.5003 FEDERAL GRANTS
$28,000
Expense Account: 214-3020-
422.2808 COMMUNITY
PROGRAMS $28,000
Project No(s).: GRT103-OTS Child/Passenger
Safety Program
Fiscal Analysis:

Increase Revenue Account: 214-
0000-334.5003 FEDERAL GRANTS
$28,000
Increase Expense Account: 214-
3020-422.2808 COMMUNITY
PROGRAMS $28,000 resulting in a
“net-zero” impact.

Current Budget: $0
Anticipated Expenditure: $28,000
ATTACHMENTS:

ATT 1 - Resolution 2026-071

ATTACHMENT 1
RESOLUTION NO. 2026-071

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA,

ACCEPTING A GRANT FROM THE OFFICE OF TRAFFIC SAFETY(OTS) IN THE AMOUNT OF $28,000 FOR THE TRAINING AND IMPLEMENTATION OF A CHILD PASSENGER

SAFETY PROGRAM AND AUTHORIZE THE CITY MANAGER TO EXECUTE RELATED AGREEMENTS.

WHEREAS, the Office of Traffic Safety (OTS) awards grants yearly; and WHEREAS, the Office of Traffic Safety (OTS) awarded the Imperial Beach Fire-Rescue Department a $28,000 grant for training and implementation of a Child Passenger Safety Program; and
WHEREAS, the Community members frequently seek assistance from the Imperial Beach Fire-Rescue Department for child safety seat installation; and WHEREAS, the Fire-Rescue Department wants to ensure they provide the highest standard of care by becoming certified Child Passenger Safety Technicians.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach, California, as follows

1. The Imperial Beach Fire-Rescue Department has been awarded a grant from the Office of Traffic Safety for $28,000 for training and implementation of a Child Passenger Safety Program.

2. The City Manager is authorized to receive the grant and execute any agreement and related documents with OTS.

3. The Finance Director is authorized to increase revenue by $28,000 Revenue Account: 214-0000-334.5003 FEDERAL GRANTS and Expense by $28,000 Account: 214-3020-422.2808 COMMUNITY PROGRAMS
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach, California, at its regular meeting held on the 5th day of August 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

MITCHELL D. MCKAY, MAYOR
ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

P a g e | 1
August 5, 2026
ITEM TITLE: ADOPTION OF RESOLUTION NO. 2026-070 RATIFICATION OF RENEWAL

AGREEMENT WITH THE CITY OF CHULA VISTA FOR AMBULANCE SERVICES PROVIDED TO THE CITY OF IMPERIAL BEACH. (0250-20)
ORIGINATING DEPARTMENT:

Fire
EXECUTIVE SUMMARY:

The City Council previously entered into an agreement with the City of Chula Vista Fire Department for exclusive emergency ambulance services in Imperial Beach, effective from April 9, 2021 through June 30, 2026. The City of Chula Vista has demonstrated reliable partnership and delivered high-quality services to the Imperial Beach community. Since the city council was not in session for the month of July, the City Manager approved the agreement to prevent a gap in emergency medical response coverage for the community. This item is therefore presented as a ratification of the renewal agreement.

RECOMMENDATION:

That the City Council adopt Resolution No. 2026-070 ratifying the renewal agreement with the City of Chula Vista for ambulance services provided to the City of Imperial Beach.

OPTIONS:
 Adopt Resolution No. 2026-070
 Request additional information and an additional report  Provide direction to the City Manager to take another specific action BACKGROUND/ANALYSIS:

On April 9, 2021, the City Council authorized the City Manager to enter into an agreement with the City of Chula Vista, establishing exclusive emergency ambulance services for Imperial Beach.

This partnership continued through June 30, 2026, providing Imperial Beach residents with dedicated emergency medical support.

Through Resolution No. 2020-101, the City Council formalized this collaboration, ensuring that the City of Chula Vista would serve as the sole provider of emergency ambulance services during the specified term.

Since the city council was not in session for the month of July, the City Manager approved the agreement to prevent a gap in emergency medical response coverage for the community. This proactive measure ensured that essential services remained uninterrupted, safeguarding residents and maintaining public safety during the council's absence. This item is therefore presented as a ratification of the renewal agreement, allowing the city council to formally acknowledge the action taken to secure ongoing emergency medical services. The renewal

P a g e | 2
designates Chula Vista as Imperial Beach's sole provider of Emergency Ambulance Services for a proposed five-year term.

ENVIRONMENTAL DETERMINATION:

Not a project as defined by CEQA.

FISCAL IMPACT:

Imperial Beach receives an annual Qualified Base Cost Reimbursement of $109,300 for ambulance services provided through its agreement with Chula Vista. This amount is paid quarterly and recorded as revenue in the General Fund, forming part of the city's annual operating budget allocation.

ATTACHMENTS:

ATT 1 - Resolution 2026-070
ATT 2 - Ambulance Service Agreement

ATTACHMENT 1
RESOLUTION NO. 2026-070

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA,

RATIFICATION OF A RENEWAL AGREEMENT WITH THE CITY OF CHULA VISTA FOR AMBULANCE SERVICESPROVIDED TO THE CITY OF IMPERIAL BEACH.

WHEREAS, within Chula Vista, Bonita/Sunnyside and Imperial Beach (collectively “Agencies”) there is a public health and safety need for effective and efficient basic and advanced life support pre-hospital emergency medical care and ambulance transport services (“Emergency Ambulance Services”); and
WHEREAS, the City of Chula Vista has been the exclusive provider of emergency ambulance services within the City of Imperial Beach since April 9, 2021 with an expiration date of June 30, 2026; and
WHEREAS, the City of Chula Vista has demonstrated reliable partnership and delivered high-quality services to the Imperial Beach community; and WHEREAS, the City of Imperial Beach wishes to continue the ambulance services agreement with the City of Chula Vista; and
WHEREAS, since the city council was not in session for the month of July, the City Manager approved the agreement to prevent a gap in emergency medical response coverage for the community.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach, California, as follows

1. The above recitals are true and correct.

2. Ratify the renewal agreement for exclusive ambulance services with the City of Chula Vista for a five year term.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach, California, at its regular meeting held on the 5
th day of August 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

MITCHELL D. MCKAY, MAYOR
ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

ATTACHMENT
2

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August 5, 2026
ITEM TITLE: FAR WEST INDUSTRIES SEEKS APPROVAL TO CONSTRUCT ONE NEW, THREE-STORY, MIXED-USED BUILDING WITH 1,847 SQ. FT. OF COMMERCIAL SPACE, SIX DWELLING UNITS, AND 14 PARKING SPACES LOCATED AT 829 SEACOAST DR., & CEQA EXEMPTION PURSUANT TO SECTION 15332. (0600-20)
ORIGINATING DEPARTMENT:

COMMUNITY DEVELOPMENT
EXECUTIVE SUMMARY:

Far West Industries (“Applicant”) has initiated the process of constructing a new, three-story, mixed-use building with 1,847 square feet of commercial space, six dwelling units, and 14 parking spaces on a property located at 829 Seacoast Drive (“Project”). The property is zoned C/MU-2 (Seacoast Commercial & Mixed Use). The City Council previously approved the Project on June 17, 2026, through Resolution No. 2026-061. However, due to administrative changes implemented by the California Coastal Commission (“Coastal Commission”) following the original approval, the project must be reconsidered at a new public hearing before the City Council. The project remains unchanged from the version approved by the City Council in June 2026, and no modifications to the approved plans are proposed.

RECOMMENDATION:

That the City Council adopt Resolution 2026-076, approving Regular Coastal Permit CP-25-0005, Design Review Case DRC-25-0004, Site Plan Review SPR-25-0004, Tentative Map TM-25-0002, at 829 Seacoast Drive (APN 625-272-23-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) zone subject to the conditions as specified in the resolution.

OPTIONS:

In addition to reviewing this report and adopting staff recommendations, the City Council can:
 Approve the Project with modifications requested by the City Council; or  Deny the Project and the requested permits by making specific findings for denial; or  Continue the Public Hearing to a specific future meeting to allow staff to provide additional information upon which a decision can be rendered.

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BACKGROUND/ANALYSIS:

An application (USE-25-0034)
was submitted to the City on
August 14, 2025, for a
Regular Coastal Permit (CP25-0005), Design Review
Case (DRC-25-0004), Site
Plan Review (SPR-25-0004),
and Tentative Map (TM-25-
0002). The application
proposes the construction of
one new, three-story, mixeduse building with 1,847 sq. ft. of commercial space, six
dwelling units, and 14 parking
spaces. Each unit includes
three bedrooms and provides
between 1,667 and 2,009 square feet of habitable space.

The Project site is an existing 9,550 square foot lot located at the northeast corner of Seacoast Drive and Date Avenue. Vehicular ingress and egress to the property would be provided from a public alley which fronts Seacoast Drive and is immediately adjacent to the property on the north.

Both residential and commercial off-street parking would be accessed from the public alley.

Pedestrian access to the commercial space would be provided from Seacoast Drive via enhanced paving, while pedestrian access to the dwelling units would be provided from Date Avenue through pervious pavers and a security gate. The properties to the north, west, and south are also zoned C/MU-2 while the property to the east is zoned R-2000 (Medium Density Residential) and is currently being used for residential use.

Administrative Changes from the Coastal Commission
Following the City Council's approval of the Project on June 17, 2026, staff submitted a Notice of Final Action (“NOFA”) to the Coastal Commission pursuant to California Code of Regulations, Title 14, Section 13571. The NOFA serves as the official notification of local action on a Coastal Development Permit (“CDP”). Upon review, the Coastal Commission determined that the NOFA was incomplete because Resolution No. 2026-061 and the associated project documents, including the public notice and staff report, did not include information regarding the procedures for appealing the City's decision to the Coastal Commission or indicate that the local action was subject to appeal. The Coastal Commission advised that, based on the draft updated Coastal Zone jurisdictional boundary map, the project is located within the Coastal Commission's appeal jurisdiction rather than solely within the City's CDP jurisdiction, as described in the original resolution, staff report, and public notice. Staff noted that the City's certified 1986 Coastal Zone boundary map indicates the project is outside the Coastal Commission's appeal jurisdiction and that the original jurisdictional determination was based on the currently certified map. The Coastal Commission advised that, as the agency responsible for determining Coastal Zone jurisdictional boundaries, it considers the Project to be within its appeal jurisdiction based on the draft updated boundary map. Accordingly, the Project has been properly noticed and is being reconsidered by the City Council.

Building Orientation and Design:

The proposed development is a contemporary three-story mixed-use building designed to enhance the surrounding built environment while providing a modern, functional, and visually engaging architectural presence (Attachment 3). The building’s massing is articulated through a series of clean, geometric forms that establish a strong street identity and create visual interest

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from multiple vantage points. Expansive floor-to-ceiling glazing along Seacoast Drive activates the pedestrian realm and promotes natural daylight penetration into interior spaces, while angled glazing along the south façade frames preferred views for occupants and enhances visual articulation.

To further enhance the building’s architectural character and pedestrian experience along Seacoast Drive, a patio cover provides shade and visual definition to the first-floor elevations.. In addition, the building incorporates roof decks and balconies that foster indoor-outdoor connectivity and provide flexible gathering spaces for occupants.

The Project also incorporates building setbacks and stepbacks to reduce perceived massing and ensure compatibility with surrounding development. Along the eastern property line adjacent to the residential zoning, the design includes a five-foot setback and stepback at the first and second floors, with a ten-foot stepback at the third floor, providing visual relief and minimizing potential impacts. Along Seacoast Drive, the second and third floors are stepped back approximately 6 feet 10 inches to 14 feet 4 inches on each floor from the western property line, further reducing the building’s massing and enhancing its relationship to the public realm.

Building Height
When measuring from the average of the existing grade, the overall height of the building, including the roof decks and parapets, is approximately 33’ – 1 ½”. However, pursuant to Imperial Beach Municipal Code (“IBMC”) section 19.40.020, parapets may extend above the height limit.

Not including the parapets that extend above the height limit, the building height from the average of the existing grade is 29’ – 7 ½”, which complies with the 30’ building height limit in the C/MU-2 zone.

Pursuant to IBMC section 19.27.070 (B), all commercial spaces on the ground floor shall have a minimum fifteen-foot floor-to-ceiling height. The Project is proposing a floor-to-ceiling height of fifteen feet, which is compliant with the City’s regulations.

Building Materials:

The Project’s exterior design incorporates a refined palette of materials, including stucco, composite siding, metal/window trim, and stone tile veneer (Attachment 4). The stucco would be finished in Sherwin-Williams SW 7008 Alabaster (Omega White), while the composite siding would feature Sherwin-Williams SW 7015 Repose Gray. Window frames and metal trim elements would be finished in Sherwin-Williams SW 6258 Tricorn Black, creating a contrast against the lighter wall surfaces. The stone tile veneer would consist of Arizona Tile Anthea Dark with a matte finish, adding texture and visual depth to the façade. Complementing these primary materials, accent elements would incorporate Sherwin-Williams SW 6244 Naval as the primary accent color and Sherwin-Williams Indigo Batik as the secondary accent color. The exterior palette would be completed with Charcoal Timberline HDZ roof shingles, providing a cohesive and contemporary architectural appearance.

Landscaping
Pursuant to IBMC section 19.50.030, no less than fifteen percent of the total site shall be landscaped and permanently maintained. Based on the Project’s 9,550-square-foot lot size, a minimum of 1,432.5 square feet of on-site landscaping is required. The Project provides a total of 1,173 square feet (12.28%) of on-site landscaping, located along the site perimeter to enhance aesthetic appeal and site drainage, as well as within a second-floor courtyard in the form of planters. In recognition of the on-site landscaping requirement deficiency, the Applicant has proposed shade street trees and drought-tolerant landscaping within the public right-of-way along both Seacoast Drive and Date Avenue, totaling 352 square feet (2.72%) of additional landscaped area.

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During the project review, staff recommended that the Applicant comply with the minimum 15 percent on-site landscaping requirement. However, the Applicant respectfully requested that the landscaped areas within the public right-of-way be credited toward the Project’s total landscape calculations. The Applicant believes that including these areas would allow the Project to meet the minimum 15 percent landscaping requirement, while also contributing to the visual quality of the streetscape and enhancing the overall landscape performance of the development. In addition, the Applicant stated that the proposed public right-of-way landscaping further supports stormwater management objectives by capturing runoff and improving stormwater quality.

Because these improvements are directly adjacent to the Project site, are designed as an integrated extension of the Project’s landscape plan, and provide long-term public benefit, the Applicant requested that these landscaped areas be considered toward compliance. The landscaping within the public right-of-way along Seacoast Drive and Date Avenue would be installed and permanently maintained by the property owner.

Because this request requires consideration by both the Design Review Board and the City Council, staff sought input from the Design Review Board during a public meeting held on February 19, 2026. During the meeting, the Design Review Board reached a consensus to recommend approval of the request to allow off-site landscaping within the public right-of-way to count toward the Project's total on-site landscaping requirement. This recommendation was made with the conditions that the approval does not establish a precedent for future projects within the City of Imperial Beach and that the existing sidewalk widths along Seacoast Drive and Date Avenue are not reduced. Approval of this request form the Applicant would satisfy the 15 percent landscaping requirement established in IBMC Section 19.50.030(A). Notwithstanding the Design Review Board’s recommendation of conditioned approval, the City Council may, at its discretion, require that all required landscaping be provided on-site and exclude landscaping located within the public right-of-way from the calculation of the minimum landscaping area required under IBMC Section 19.50.030(A).

The proposed landscaping plan (Attachment 5) includes a variety of shade trees, accent shrubs, massing shrubs, screening shrubs, and vines. The plant palette features Bay Laurel and Evergreen Chinese Elm trees; accent and shrub plantings including Agave, Narrow-leafed Bird of Paradise, Cordyline, and New Zealand Flax; massing shrubs such as Dwarf Yeddo Hawthorn, African Daisy, Green Carpet Natal Plum, and Jade Plant; and screening shrubs including Slim Bottlebrush. Vines, including Red Trumpet and Star Jasmine are also proposed. The landscaping would be distributed throughout the Project site and within the public right-of-way to enhance aesthetic appeal and support site drainage.

In addition, the Project proposes the use of pervious paving materials for exterior commercial and residential pedestrian walkways, as well as for vehicle ingress and egress areas, to promote stormwater infiltration and sustainable site design.

Parking
The minimum parking requirement for projects proposing multiple-family residential is 1.5 spaces per dwelling unit, and for projects proposing commercial uses in the C/MU-2 zone the requirement is 1 space per 1,000 gross square feet of commercial (IBMC 19.48.035). Per IBMC section

19.48.070, where computation of required off-street parking results in a fractional requirement, the requirement shall be calculated as follows: If the fraction is one-half or more, it shall be calculated as one space. In total, the Project would be required to provide 10 spaces (9 spaces for the residential component and 1 space for the commercial space). The Project proposes 14 open parking spaces, which exceeds the amount required and is compliant with the IBMC.

Design Review Board Meeting (February 19, 2026)
The Design Review Board reviewed the Project on February 19, 2026, and recommended approval of the Project’s design with a vote of 4-0 (1 recused) with recommendations, to which

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the Applicant has provided responses (Attachment 6). Most of the Design Review Board's recommendations have been addressed and incorporated into the Project plans (Attachment 2) and/or included as conditions of approval in Resolution No. 2026-061 (Attachment 1).

With respect to Recommendation No. 9, which encouraged the Applicant to consider incorporating an elevator to serve the residential units, the Applicant was unable to incorporate this feature into the Project design. The Applicant made a good-faith effort to evaluate the feasibility of an elevator; however, its inclusion would reduce the area available for landscaping and compromise the Project's ability to satisfy the applicable landscaping requirements.

Regarding Recommendation No. 12, which suggested dedicating parking space No. 7 to the Americans with Disabilities Act (ADA)-accessible unit along Date Avenue, the Applicant was unable to implement this recommendation. Pursuant to California Building Code accessibility requirements, required accessible parking spaces cannot be reserved exclusively for a specific dwelling unit, as they must remain available to all qualifying users.

Lastly, Recommendation No. 15 encouraged the Applicant to consider a more vertical shade tree species, such as Sweet Shade, in place of the proposed Chinese Evergreen Elm within the public right-of-way. The Applicant was unable to incorporate this recommendation, noting that Sweet Shade trees are particularly susceptible to wind damage and generally perform best in more sheltered environments.

GENERAL PLAN/LOCAL COASTAL PLAN CONSISTENCY:

By providing a development that mixes commercial space with residential uses, as well as offering opportunities for visitor-serving commercial activities as allowed in the C/MU-2 zone, the Project meets the purpose and intent of the land use designation of the GP/LCP (Attachment 8).

SURROUNDING LAND USE AND ZONING:

Surrounding Areas Surrounding Zoning Surrounding Land
Use
North C/MU-2 (Seacoast Commercial & Mixed-Use) Mixed-Use South C/MU-2 (Seacoast Commercial & Mixed-Use) Mixed-Use East R-2000 (Medium Density Residential) Residential
West C/MU-2 (Seacoast Commercial & Mixed-Use) Commercial The Project should contribute favorably to the commercial activity of the mixed-use corridor and would comply with the purpose of the C/MU-2 zone. The C/MU-2 zone is intended to provide land to meet the demand for goods and services desired by both the tourist and local residential populations who use the beach area. The dominant type of commercial activity in the C/MU-2 zone is intended to be visitor-serving retail, such as specialty stores, surf shops, restaurants, and hotels and motels. Mixed-use and multiple-family residences are also permitted in the C/MU-2 zone.

COASTAL JURISDICTION:

This project is located in the Coastal Zone as defined by the California Coastal Act of 1976. The City Council public hearing will serve as the required coastal permit hearing, and the City Council will consider the findings under the California Coastal Act. Pursuant to the City of Imperial Beach Zoning Ordinance Section 19.87.050, review of the proposal will consider whether the proposed development satisfies the required findings prior to the approval and issuance of a CDP. The Project is located in the Appeal Jurisdiction of the Coastal Commission as indicated on the Local Coastal Program Post Certification and Appeal Jurisdiction Map and, as such, is appealable to the Coastal Commission under Section 30603(a) of the California Public Resources Code.

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ENVIRONMENTAL ANALYSIS:

The Project was reviewed for compliance with the California Environmental Quality Act (“CEQA”) and determined that it qualifies for a Class 32 categorical exemption pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the Project is consistent with the General Plan/Local Coastal Plan’s (“GP/LCP”) land use designation and policies. The Project is also consistent with the zoning designation and regulations, occurs within the city limits on a project site of no more than five acres, is substantially surrounded by urban uses, and is located on a site that has no value as a habitat for endangered, rare, or threatened species. Further, approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and none of the conditions outlined in Section 15300.2 for exceptions to the categorical exemption exist. No further environmental review is required.

FISCAL IMPACT:

The Applicant has submitted a fee of $29,339.00 to process the application for a Regular Coastal Permit, Design Review Case, Site Plan Review, Tentative Map, Grading Plan, and Outside Consultant Review.

ATTACHMENTS:

1. Resolution No. 2026-076

2. Project Plans

3. Project Renderings

4. Exterior Building Materials Board

5. Landscape Plans and Materials Board

6. Response to DRB Recommendations

7. Design Review Board Minutes (draft) 021926

8. General Plan/Local Coastal Plan and Zoning Ordinance Consistency Chart

9. Photometric Plan

Attachment 1
RESOLUTION NO. 2026-076

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA, APPROVING REGULAR COASTAL PERMIT (CP-25-0005), DESIGN REVIEW CASE (DRC-25-0004), SITE PLAN REVIEW (SPR-25-0004), TENTATIVE PARCEL MAP (TM25-0002), AND CEQA EXEMPTION PURSUANT TO SECTION 15332 TO CONSTRUCT ONE NEW, THREE-STORY MIXED-USE BUILDING WITH 1,847 SQUARE FEET OF COMMERCIAL SPACE, SIX DWELLING UNITS, AND 14 PARKING SPACES LOCATED AT 829 SEACOAST DRIVE SUBJECT TO SPECIFIED CONDITIONS OF APPROVAL. (USE-25- 0034/MF 1693)
APPLICANT: FAR WEST INDUSTRIES
WHEREAS, on August 5, 2026, the City Council of the City of Imperial Beach held a duly advertised and noticed public hearing to consider the merits of an application for Regular Coastal Permit (CP-25-0005), Design Review Case (DRC-25-0004), Site Plan Review (SPR-25- 0004), Tentative Map (TM-25-0002), and Categorical Exemption pursuant to CEQA guidelines section 15332 Class 32 (In-fill Development) to construct a new mixed-use building with 1,847 square feet of commercial space, six (6) dwelling units, and 14 parking spaces at 829 Seacoast Drive (APN: 625-272-23-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) zone (“Project”); and
WHEREAS, on February 19, 2026, the Design Review Board recommended approval of the Project’s design with a vote of 4-0 (1 recused); and WHEREAS, on June 17, 2026, the City Council of the City of Imperial Beach reviewed the Project, and the item was approved with a vote of 5-0; and WHEREAS, due to administrative changes implemented by the California Coastal Commission following the original approval, the Project must be reconsidered at a new public hearing before the City Council. The Project remains unchanged from the version approved by the City Council in June 2026, and no modifications to the approved plans are proposed; and WHEREAS, the Project is compatible in use with other developments in the vicinity and is consistent with Policy D-8 (Project Design) of the Design Element of the General Plan/Local Coastal Plan (“GP/LCP”); and
WHEREAS, the Project is in compliance with the Land Use and Housing Elements of the GP/LCP; and
WHEREAS, the Project was reviewed for compliance with the California Environmental Quality Act (“CEQA”) and determined that it qualifies for a Class 32 categorical exemption pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the Project is consistent with the GP/LCP’s land use designation and policies; and WHEREAS, the Project is also consistent with the zoning designation and regulations, occurs within the city limits on a project site of no more than five acres, is substantially surrounded by urban uses, and is located on a site that has no value as a habitat for endangered, rare or threatened species; and
WHEREAS, approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and none of the conditions outlined in Section 15300.2 of the CEQA Guidelines for exceptions to the categorical exemption exist; and

Resolution No. 2026-076

WHEREAS, the City Council further offers the following findings in support of its decision to conditionally approve the Project:

REGULAR COASTAL PERMIT (IMPERIAL BEACH MUNICIPAL CODE § 19.87.050):

1. The proposed development conforms to the certified Local Coastal Plan including coastal land use policies.

The GP/LCP designates the site as being within the C/MU-2 zone. The purpose of the C/MU-2 zone is to provide land to meet the demand for goods and services required primarily by the tourist population, as well as local residents who use the beach area.

Mixed-use and multiple family residences are also permitted in the C/MU-2 zone and in the Seacoast Mixed Use/Residential Overlay. The Project would provide a commercial use as well as six residential units which would serve both the local and tourist populations, meeting the intent of the land use designation. The Project site is located in a non-appealable Coastal Zone and therefore complies with the land use designation of the General Plan/Local Coastal Plan.

2. For all development seaward of the nearest public highway to the shoreline, the proposed development meets standards for public access and recreation of Chapter Three of the 1976 Coastal Act and regulations promulgated thereunder.

The Project site is not located between the seaward of the first public road. It is intended that the dominant type of commercial activity in the C/MU-2 zone will be visitor-serving retail such as specialty stores, surf shops, restaurants, and hotels and motels. The development standards of the C/MU-2 zone encourage pedestrian activity through the design and location of building frontages and parking provisions in Imperial Beach Municipal Code (“IBMC”) Section 19.27.010). The Project's design and location would promote pedestrian activity, while providing 14 open parking spaces, exceeding the minimum required by the City's zoning ordinance, to support visitors and patrons of the proposed uses. Also, the Project would have no impact to existing shore processes, public access, coastal views, or scenic views because it complies with the IBMC, does not exceed the height limit, and does not build in any areas with street end or other views. As such, the proposed development meets standards for public access and recreation of Chapter Three of the 1976 Coastal Act and regulations promulgated thereunder.

3. The proposed development meets the minimum criteria set forth in the City of Imperial Beach Zoning Ordinance, the City’s Minimum Landscape Planting and Irrigation Standards, and the City’s Design Guidelines, as applicable.

The development has been designed to meet the minimum criteria set forth in the City of Imperial Beach Zoning Ordinance, City’s Minimum Landscape Planting and Irrigation Standards, and the City’s Design Guidelines as further specified within the findings of this Resolution. The Project complies with the applicable development standards as they relate to maximum permitted residential density, building height, and on-site parking.

Pursuant to IBMC Section 19.50.030, not less than fifteen percent of the total site shall be landscaped and permanently maintained. Based on the Project’s 9,550-square-foot lot size, a minimum of 1,432.5 square feet of on-site landscaping is required. The Project as designed provides a total of 1,173 square feet (12.28%) of on-site landscaping, located along the site perimeter to enhance aesthetic appeal and site drainage, as well as within a second-floor courtyard in the form of planters. In recognition of the on-site

Resolution No. 2026-076

landscaping requirement deficiency, the Applicant has proposed shade street trees and drought-tolerant landscaping within the public right-of-way along both Seacoast Drive and Date Avenue, totaling 352 square feet (2.72%) of additional landscaped area. This deviation is found to be in compliance with design regulations and does not establish a precedent for future projects within the City of Imperial Beach and that the existing sidewalk widths along Seacoast Drive and Date Avenue are not to be reduced.

4. The proposed development meets minimum criteria set forth in Sections

19.81.060, 19.82.050., 19.83.120., 19.84.050., and 19.86.100., of IBMC Title 19 for site plans, conditional use permits, design review, variances, zoning classification and rezonings.

The development meets the minimum criteria set forth in Sections 19.81.060, and

19.83.120, (Sections 19.82.050, 19.84.050, and 19.86.100 are not applicable) for a Site Plan Review and Design Review Case subject to the findings provided within this Resolution. Sections 19.82.050, 19.84.050, and 19.86.100 are not applicable because the Project does not require a conditional use permit, variance, or a zoning classification/rezoning.

5. For all development involving the construction of a shoreline protective device, a mitigation fee shall be collected which shall be used for each sand replenishment purposes. The mitigation fee shall be deposited in an interest-bearing account designated by the Executive Director of the California Coastal Commission and the city manager of Imperial Beach in lieu of providing sand to replace the sand a beach area that would be lost due to the impacts of any proposed protective structure.

The subject site is not located near an area that would require shoreline protection. As such, the Project does not necessitate the construction of a shoreline protection device and would not have an impact on the sand in any beach area. Therefore, a mitigation fee is not required for the Project.

6. This Project complies with the CEQA.

This Project is categorically exempted from the requirements of CEQA as a Class 32 Project pursuant to CEQA Guidelines Section 15332 (In-Fill Development). The City has prepared a Categorical Exemption per the CEQA requirements for this Project and the Notice of Exemption will be filed with the County Clerk in compliance with CEQA.

7. Public Notice requirements, pursuant to Zoning Ordinance Section 19.87.090, of the Coastal Development Project have been satisfied.

The Project description and the date of the City Council public hearing were sent to property owners within 300 feet and occupants within 100 feet of the subject site on July 23, 2026, and a public hearing notice was published in the South County Eagle & Times newspaper on July 23, 2026.

DESIGN REVIEW/SITE PLAN REVIEW (IBMC § 19.81.060):

8. The proposed use does not have any detrimental effect upon the general health, safety and convenience of persons residing or working in the neighborhood, or is not detrimental or injurious to the value of the property and improvements in the neighborhood.

The Project will not have a detrimental effect on the general health, welfare, safety and convenience of persons residing or working in the neighborhood because it is consistent

Resolution No. 2026-076

with the intent of the development standards and zoning designations. The development would not be injurious to the value of the property and improvements in the neighborhood because the Project represents an improvement of the existing conditions and the Project could improve property values and stimulate growth in the area. Specific conditions have been set forth by the Community Development Department, Public Works Department, Building Department, Public Safety Department, and Engineering Department (Michael Baker International) to mitigate public safety and welfare concerns such a development project may raise in the Conditions of Approval.

9. The proposed use does not adversely affect the GP/LCP.

The proposed mixed-use Project does not adversely affect the GP/LCP because it would provide commercial and residential uses in an area allowing for the construction of mixed-use buildings. The use is similar to other uses in the vicinity, and it will provide additional housing in the community. Therefore, the Project meets the purpose and intent of the GP/LCP.

10. The proposed use is compatible with other existing and proposed uses in the neighborhood.

The areas to the north, south, and west of the site are also located in the C/MU-2 zone and include 801 Seacoast Drive (mixed-use building) and multifamily residences. The area to the east of the Project site is an existing residential use. The multi-family building to the east is zoned R-2000 (Medium Density Residential). The location and orientation of the buildings would be consistent with the surrounding area, which is comprised of commercial and mixed-use structures and uses along Seacoast Drive and residential uses to the east. The alley adjacent to the northern property line would be used for vehicle ingress and egress. The proposed mixed-use Project is compatible with other uses in the neighborhood because it proposes both residential and commercial uses.

11. The location, site layout and design of the proposed use orients the proposed structures to streets, driveways, sunlight, wind and other adjacent structures and uses in a harmonious manner.

One of the mixed-use building’s residential units would have a ground-floor entrance at the southeastern corner of the site, fronting Date Avenue. Vehicular ingress and egress would be provided from the alley along the northern property line. The Project is compatible with the surrounding development pattern, which consists of a mix of residential and commercial uses, and would contribute a similar mix of uses that is consistent with the character of the neighborhood.

12. The combination and relationship of one proposed use to another on the site is properly integrated.

The Project proposes a residential and commercial uses that are properly integrated.

The cohesive design style and the choice of building materials properly integrate the buildings.

13. Access to and parking for the proposed use does not create any undue traffic problem.

Vehicular ingress and egress would be provided via the alley adjacent to the northern property line. The Project design would maintain existing on street parking along Seacoast Drive and Date Avenue and remove the recessed curbs on Date Avenue to be consistent with San Diego County Regional Standards. In addition, the Project provides 14 covered parking spaces, including Americans with Disabilities Act (“ADA”)-accessible

Resolution No. 2026-076

parking spaces serving both the commercial and residential components. Accordingly, the proposed access, circulation, and parking configuration would not create undue traffic or parking impacts, as the Project complies with the off-street parking requirements of IBMC Section 19.48.

14. All other applicable provisions of the Zoning Code are complied with.

The Project complies with all other criteria set forth in the City of Imperial Beach Zoning ordinance.

15. Any other considerations as the Community Development Department deem necessary to preserve the health, safety and convenience of the City in general.

Standard and applicable conditions of approval have been included with the Resolution to further ensure that the health, safety, welfare, and convenience of the City in general is preserved.

16. Public Notice requirements, pursuant to Zoning Ordinance Section 19.81.050, have been satisfied.

The Project description and the date of the City Council public hearing were sent to property owners within 300 feet and occupants within 100 feet of the subject site on July 23, 2026, and a public hearing notice was published in the South County Eagle & Times newspaper on July 23, 2026.

TENTATIVE MAP FINDINGS (IBMC § 18.12.070):

17. The proposed tentative tract map is consistent with the GP/LCP.

The GP/LCP designates the site as C/MU-2 zone and the proposed tentative tract map is consistent with the GP/LCP because it complies with the land use designations and zoning ordinance.

18. The design or improvement of the proposed subdivision is consistent with the GP/LCP.

The GP/LCP identifies commercial buildings, detached and attached mixed-use developments, multiple-family dwellings, and businesses as being consistent with the land use designation and zone. Therefore, the proposed construction of a new mixeduse project meets the purpose and intent of the land use designation of the GP/LCP.

19. The site is physically suitable for the type of development.

The subject site is physically suitable for the mixed-use development because it is relatively flat and the proposed grading and drainage for the development of the Project has been reviewed so that no adverse impacts would occur.

20. The design of the subdivision will not cause substantial environmental damage or substantial and avoidable injury to fish or wildlife, or their habitat.

The Project involves new construction in a developed urban area that will not affect fish or wildlife habitat.

21. The design of the subdivision will not cause serious public health problems.

The development will meet all construction requirements and will be served by municipal water and sewer service and will not result in public health problems.

22. The design of the subdivision will not conflict with any easement of record.

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The design of the subdivision will not conflict with any easement of record.

23. All requirements of CEQA have been fulfilled.

This Project is categorically exempt from the requirements of CEQA pursuant to Article 19 Sections 15332 (In-Fill Development Projects). The City has prepared a Categorical Exemption per the CEQA requirements for this Project and the Notice of Exemption will be filed with the County Clerk in compliance with CEQA.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach, California, that the above-listed findings and recitals are true and correct and are incorporated by reference; and
BE IT FURTHER RESOLVED by the City Council of the City of Imperial Beach, California, that the Regular Coastal Permit (CP-25-0005), Design Review Case (DRC-25-0004), Site Plan Review (SPR-25-0004), and Tentative Parcel Map (TM-25-0002) for the Project are hereby approved subject to the following:

CONDITIONS OF APPROVAL:

PLANNNG

1. Approval for Regular Coastal Permit (CP-25-0005), Design Review Case (DRC-25- 0004), Site Plan Review (SPR-25-0004), and Tentative Map (TM-25-0002) is valid for three (3) years from the effective date following final action by the City Council (10 working days following final action) and shall expire at the end of business on August 24, 2029, unless vested with substantial construction pursuant to an approved building permit. Approvals for Regular Coastal Permit (CP-25-0005), Design Review Case (DRC25-0004), Site Plan Review (SPR-25-0004), and Tentative Map (TM-25-0002) shall run coterminous.

2. The site shall be developed in substantial compliance with the plans dated June 8, 2026, on file at the Community Development Department, or as otherwise amended and approved, and the conditions contained herein.

3. Noise shall not have a negative effect on the existing neighborhood. If the property receives any noise complaints, the property owner shall investigate said complaint and mitigate any issues to meet IBMC noise requirements (IBMC 9.32 – Noise).

4. Lighting shall not have a negative effect on the existing neighborhood. All lighting shall be situated and adjusted to shine only on the subject property. If the property receives complaints related to lighting, the property owner shall investigate said complaint and mitigate any issues (adjustment, shades, removal of light, etc.).

5. All lighting for the Project must be in conformance with IBMC Chapter 19.56 Lighting Regulations. Should neighborhood concerns or issues arise related to lighting, the owner is required to mitigate the impacts through modification, discontinuance or abatement of the lighting to the satisfaction of the City.

6. No work for which a building permit is required shall be performed within the hours of 7:00 P.M. - 7:00 A.M. Monday - Friday, nor prior to 8:00 A.M. or after 5:00 P.M. on Saturday nor anytime on Sundays. A sign shall be posted at a conspicuous location near the main entry to the site, prominently displaying these hour restrictions.

Resolution No. 2026-076

7. Any work proposed in the right-of-way requires issuance of a temporary encroachment permit prior to installation or approval.

8. Drought tolerant landscaping shall be provided throughout the site.

9. All landscaped areas on site and within the public right-of-way adjacent to the property shall be drought tolerant and shall be permanently irrigated and maintained by the applicant/owner in a healthy condition, free from weeds, trash, and debris.

10. A permanent irrigation system shall be installed and permanently maintained to serve all landscaped areas. The Applicant/owner shall comply with all State requirements for the Model Water Efficient Landscape Ordinance.

11. Prior to final inspection of the building permit, the property owner shall execute an encroachment permit agreement with the City of Imperial Beach for all landscaping and irrigation improvements located within the public right-of-way adjacent to 829 Seacoast Drive.

12. The allowance of off-site landscaping to satisfy the 15% requirement is approved solely for this Project and shall not be construed as an IBMC interpretation, waiver, or precedent for any future development.

13. This Project is subject to all Model Codes, State Codes and City Ordinances adopted by the City of Imperial Beach.

14. The property owner shall pay off any deficits in his project account (USE-25-0034) prior to building permit issuance and prior to final inspection.

15. The Project shall be constructed in substantial conformance with the plans and Project materials approved by the City Council. In the event that approved exterior materials become unavailable or project cost considerations necessitate material substitutions, the Community Development Director and/or City Manager may approve alternative exterior materials administratively, provided the substitute materials are of comparable quality and appearance and maintain the overall design intent, architectural character, and visual quality of the approved Project. Any modification determined by the Community Development Director and/or City Manager to constitute a substantial deviation from the approved Project shall require review and approval by the original decision-making authority or other applicable reviewing body, as determined by the IBMC.

16. All privately owned public utility distribution systems and service facilities within the boundaries of any subdivision shall henceforth be placed underground. Transformers, terminal boxes, meter cabinets, pedestals, concealed ducts and other facilities necessarily appurtenant to such underground utilities and street lighting systems may be placed aboveground (IBMC Section 13.08.030).

17. At the discretion of the City Engineer, the Applicant may be required to prepare and submit a separate Public Improvement Plan illustrating all required improvements along Seacoast Drive and Date Avenue. If required, all applicable public improvements shall be reflected on the recordation mylars and other associated mapping documents to the satisfaction of the City Engineer.

18. The property owner shall read, understand, and accept the conditions listed herein and shall, within 30 days, return the signed Affidavit accepting said conditions.

BUILDING DIVISION

Resolution No. 2026-076

19. Applicant must obtain all required building permits (Building, Plumbing, Mechanical, Electrical, Grading etc.) for this Project. Construction shall comply with all applicable codes adopted at time of building permit application.

20. Provide a note on plans: “Prior to Foundation Inspection a survey of the property shall be conducted from a California Licensed Surveyor and survey pins shall be in placed to identify the corners”.

21. All projects greater than or equal to twenty-five thousand dollars ($25,000), or which involve the construction and/or demolition of two-hundred-fifty (250) square feet or more of floor space shall comply with IBMC Chapter 8.38. A completed Waste Management Plan shall be submitted with the building permit application.

22. Plans deviating from conventional wood frame construction shall have the structural portions signed and sealed by the California state licensed engineer or architect responsible for their preparation, along with structural calculations. (California Business and Professions Code).

23. Please contact the San Diego Gas & Electric (“SDGE”) Project Planning Team (Metro Service Order Team) at 619-230-7800 to confirm compliance with their service standards.

24. Per SDGE Service Standards and Guide SG 014.1-5, a service lateral will be provided to each building containing two (2) or more residential units on a single parcel of land.

Each building will have the meters for the units within that building grouped in one central location.

25. A soils report must be provided with the building permit application. The report shall include foundation design recommendations based on the engineer's findings and shall comply with Section R401.4.

26. Should the soils engineer recommend that he/she review the foundation excavations, provide a note on the foundation plan that states, "Prior to the contractor requesting a Building Department foundation inspection, the soils engineer shall advise the building official in writing that:
a) The building pad was prepared in accordance with the soils report, b) The utility trenches have been properly backfilled and compacted, and c) The foundation excavations, the soils expansive characteristics and bearing capacity conform to the soils report."

27. A letter will need to be provided from the soils engineer confirming that the foundation plan, grading plan and specifications have been reviewed and that it has been determined that the recommendations in the soils report are properly incorporated into the construction documents (when required by the soils report).

PUBLIC WORKS DEPARTMENT

28. Proposed sewer connection to City main to be shown on plans. Applicant may request during the plan check to connect each building sewer to a common sewer system extension that leads to the public sewer system provided that the sewer system extension is adequately sized.

29. New sewer connection to the main line shall be coordinated with the City Sewer Division.

Resolution No. 2026-076

30. Abandonment of the existing sewer lateral(s) shall occur pursuant to the Greenbook standards or other approved building standards. Include abandonment procedures on the building plans for City approval.

31. All sewer laterals shall be installed per Regional Standards SS-01 through SS-04. Upon completion, the Applicant shall contact the Public Works Department for an inspection of the tie to the Main by calling the Public Works Director or designee at (619) 423-8311.

32. Applicant will be required to install a new sewer manhole along the alley north of the property, at the point of connection to the existing sewer main.

33. No building roof or landscape water drains may be piped to the street or onto impervious surfaces that lead to the street. A design that has these water discharges directly into the storm drain conveyance system (onto an impervious surface that flows to the street) is in violation of the Municipal Storm Water Permit - Order R9-2013-0001.

34. The owner of private property adjoining the public right-of-way shall be responsible to plant, install, and maintain landscaping in the area between the curb and the private property line for the entire frontage of the property. Such maintenance shall include watering, mowing, edging, clearing of weeds, but excludes routine maintenance of Cityowned trees. The installation of a landscape-watering system to service the area between the curb and private property line is required per IBMC 19.50.040.F.

35. Tree wells along Seacoast Drive are to be constructed according to San Diego Regional Standard Drawings L-01, L-04, and L-06.

36. Building foundation elevations shall be at least one (1) foot above gutter line to minimize flooding during storm conditions.

37. The parcel’s impervious surfaces are not to increase beyond that proposed in the Project review drawings. This will be as a post-construction condition in order to maximize the water runoff infiltration area on the parcel in compliance with Municipal Storm Water Permit – Order R9-2013-0001.

38. Along the public right-of-way, the Applicant shall eliminate any existing tripping hazard caused by the condition of the existing public sidewalk along the property frontage. The remedial work required herein shall be performed to the satisfaction of the Public Works Director.

39. For any work to be performed in the street or alley, a traffic control plan must be submitted for approval by the Public Works Director a minimum of 5 working days in advance of any proposed street work. Traffic control plan is to be per Regional Standard Drawings or the California Department of Transportation (CALTRANS) Traffic Control Manual.

40. The Applicant shall be responsible for informing the public of the traffic conditions existing within the construction area at all times by placement of appropriate warning and advisory signs. The Applicant shall also provide and maintain all traffic control and safety items. Barricades and any other delineation in the right-of-way shall be required and maintained by Applicant for the duration of the right-of-way improvements. Applicant assumes sole and complete responsibility for the job and site conditions during the course of construction, including safety of all persons and property. This requirement shall apply continuously twenty-four (24) hours per day and shall not be limited to normal work hours.

41. For any project that proposes work within the public right-of-way (i.e., driveway removal/construction, sidewalk removal/construction, street or alley

Resolution No. 2026-076

demolition/reconstruction, sewer lateral trenching and installation, landscaping and irrigation, fences, walls within the public right-of-way, etc.), a Temporary Encroachment Permit (“TEP”) shall be applied for and approved either prior to or concurrent with issuance of the building permit required for the Project. Application for a TEP shall be made on forms available at the Public Works Department.

42. The proposed driveway shall be constructed in a manner so as to:
a) Maintain existing stormwater runoff flows;
b) Avoid the flow of stormwater across the new driveway (or associated sidewalk); and
c) Include the installation of an expansion joint between the paved surface on the private property and the paved surface of the public right-of-way.

43. For alley, sidewalk or curb & gutter replacement ensure compliance with San Diego Regional Standard Drawing G-11 (Concrete Curb, Gutter, Sidewalk & Pavement Removal and Replacement) in that, the “Area to be removed [must be] 5’ or from joint to joint in panel, whichever is less.” The distance between joints or score marks must be a minimum of 5-feet. Where the distance from “Area to be removed”, to existing joint, edge or score mark is less than the minimum shown, “Area to be removed” shall be extended to that joint, edge or score mark.

44. All existing sidewalks and pedestrian access ramps abutting the property that do not conform to ADA standards shall be reconstructed and replaced per SDRSD G-7, with sidewalk joint locations per SDRSD G-9 and concrete joint details per SDRSD G-10.

45. All existing sidewalk, curb, and gutter abutting the property along Date Avenue to be replaced with new sidewalk and standard G-11 curb and gutter.

46. A property relinquishment may be given to the City to move the existing pedestrian ramp at the southwest corner of the property into the City right-of-way. If such an agreement is not made, the existing pedestrian access ramp at southwest corner of the property is to be removed, replaced and to be bulbed out and relocated approximately three (3) feet south to eliminate existing access ramp conflict with proposed development and more closely match other pedestrian access ramps of Date/Seacoast intersection.

47. Where existing right-of-way pavement is to be removed, a clean, neat line shall be sawcut at the edge of existing pavement where the new replacement pavement is to be installed. A minimum twelve (12) inch cut shall be provided between a new driveway, curb or other concrete work that meets with asphalt. This will give a clean, compactable area to transition from new concrete to existing road surface. All driveways or sidewalks shall be poured as soon as possible after disturbance of existing pavement to prevent erosion of pavement integrity. Any damaged pavement shall be repaired with like material to the satisfaction of the Public Works Director. Existing street widths shall not be narrowed as a result of apron placement. All trench resurfacing shall be performed in accordance with the standards shown below and shall be subject to inspection by the City’s Public Work Director or designee. The permittee shall be responsible for calling for an inspection at (619) 423-8311. Trenches and improvements in streets shall conform to regional standards as follows:
a) Trenches wider than six (6) inches: Use Regional Standard G-24 type B. The base hall be compacted with twelve (12) inch maximum lifts to 95% modified proctor and test reports

Resolution No. 2026-076

b) Trenches six (6) inches or less: Use regional standard G-34 Type C. Call for an inspection prior to the Asphalt repair at (619) 423-8311. c) Traffic Control plans shall be followed per approved plans and adjusted by the contractor for changing conditions.
d) Trench plates used for a SDGE gas connection (which can take several weeks), or on downhill road sections, need to be ground down so plates are flush with roadway. All plates are to be slip resistant. All open trenches in roadway shall be plated and secured at the end of the workday. All other open trenches shall be plated or covered in heavy plywood.
e) Where a curb exists, the Applicant shall bore under curb or saw cut a minimum of the width of the asphalt patch and replace with same construction. f) No trench shall be opened in any street for the purpose of laying pipes, conduits or ducts except when the prior written consent of the Director of Public Works has been obtained. Construction shall include restoration of all speed controls (bumps or humps) and all striping and/or any signage that may be disturbed as the result of Project implementation. Restoration of disturbed speed humps shall include a double coat of speed hump paint with glass crystals. No open trench shall be allowed across any street or within 10 feet of any travel way.

48. All alley, driveway, sidewalk, or curb and gutter construction within the City right-of-way shall require either a “CLASS A” or “C-8” Contractor’s license. All sewer lateral installations and trenching work within the City right-of-way shall require a “CLASS A” Contractor’s license.

49. Permittee/Applicant shall schedule inspections with the Public Works Department (619) 423-8311 at least 24 hours prior to need as follows:
a) Sidewalk, Driveway, Curb and Gutter and other Concrete Work Pre-pour and Final
b) Street Excavation T-Cut and Final
c) Sewer Lateral Capping during Demolition and New Lateral Connection to Main d) All Other Encroachment Activity Final

50. Any disposal/transportation of solid/construction waste in roll off containers must be contracted through EDCO Disposal Corporation unless the hauling capability exists integral to the prime contractor performing the work.

51. Ensure construction design includes adequate storage (out of the front yard setback) for three (3) trash barrels (regular trash, recycled waste, green waste).

52. Property owner must institute Best Management Practices (“BMP”) to prevent contamination of storm drains, ground water and receiving waters during both construction and post construction. The property owner’s or Applicant’s BMPs shall include but are not limited to:
a) Containment of all construction water used in conjunction with the construction.

Contained construction water is to be properly disposed in accordance with Federal, State, and City statutes, regulations and ordinances. b) All recyclable construction waste must be properly recycled and not disposed of in the landfill.

Resolution No. 2026-076

c) Water used on site must be prevented from entering the storm drain conveyance system (i.e. streets, gutters, alley, storm drain ditches, storm drain pipes). d) All wastewater resulting from cleaning construction tools and equipment must be contained on site and properly disposed in accordance with Federal, State, and City statutes, regulations, and ordinances.
e) Erosion control - All sediment on the construction site must be contained on the construction site and not permitted to enter the storm drain conveyance system.

Applicant is to cover disturbed and exposed soil areas of the Project with plastic– like material (or equivalent product) to prevent sediment removal into the storm drain system. See California Stormwater Quality Association’s (CASQA) Construction Best Management Practices Handbook for other alternative erosion and sediment control BMPs.

53. Two days prior to any excavation, “Dig-Alert” (800) 227-2600 shall be notified to locate all known underground utilities.

ENGINEERING DIVISION (MICHAEL BAKER INTERNATIONAL)

54. The Applicant shall comply with all Conditions of Approval outlined in the Public Works Memorandum dated December 16, 2025. These conditions shall be incorporated into the Precise Grading Plan. At the time of Building Permit application, the Applicant shall also include a separate “Public Works Conditions of Approval” sheet that lists all applicable Public Works conditions.

55. Conditions shall be reflected upon the submittal of a Precise Grading Plan:
a) Site drainage shall be designed such that, in the event of plugged or overloaded inlets/outlets, storm flows will be conveyed in a manner that is not detrimental to the site or other properties; and
b) Patio/Deck drains, when used, shall be no more than 25 feet apart, and no single drain shall serve more than 250 square feet of area. There shall be no direct connection between the pool deck drains and the sewer or plumbing drainage systems. They shall not drain to the pool gutter or recirculation systems.

56. Conditions shall be reflected upon the submittal of a Precise Grading Plan:
a) The grading for the Project shall be performed under the observation of a Registered Civil Engineer whose responsibility shall be to coordinate site inspection and testing to ensure compliance with the approved Grading Plan.

The Project Engineer shall submit reports to the City Engineer to verify compliance, as deemed necessary.

57. Conditions shall be reflected upon the submittal of a Precise Grading Plan:

The Grading Plan shall be prepared to the satisfaction of the City Engineer and shall:
a) Include a topographic map to be prepared by a Registered Civil Engineer or a Licensed Land Surveyor. The topographic map shall indicate property lines, topographic features and existing and/or proposed structures. Said map shall include two-foot contour lines and/or sufficient spot elevations to clearly represent existing and proposed topographical features, and existing and proposed drainage patterns. Survey shall extend minimum 25-feet beyond limits of work. Said map shall also show entire property boundary including any assumed found monuments, and bearings and distances based on record information;

Resolution No. 2026-076

b) Include a grading cost estimate for review, based on the City of San Diego’s Unit Price List. A separate cost estimate shall be prepared for Private Improvements and one for public improvements;
c) Depict the limits of grading and provide at least two cross sections through the property;
d) Include provisions to collect, convey, and discharge storm water in an appropriate manner, considering the added impact of impervious surface area to the site and ensure that storm water will not be concentrated and discharged across adjacent properties;
e) Include a Hydrology/Hydraulic Report prepared by a Registered Engineer that addresses how storm water will be adequately collected and conveyed on and across the subject property. The report shall also address the tributary area for run-off directed to and across the subject property. The report shall Address:
i. The tributary area for run-off directed to and across the subject property. ii. Calculations and details demonstrating that if proposed inlets/outlets, etc. are plugged or overloaded, the site is capable of conveying storm flows in a manner that is not detrimental (including flooding and erosion) to surrounding properties.
iii. Shall address both existing and proposed conditions. iv. Shall provide calculations for the 100-year events for pre- and postconditions. f) Incorporate all recommendations pursuant to the Hydrology/Hydraulic Report prepared for the Project;
g) Include mitigation measures and Project modifications as recommended in the required Geotechnical Report prepared for the Project;
h) Depict the location of existing or proposed easements within the property boundary;
i) Depict the existing sewer and water mains and laterals serving the residence; j) Include the methods for providing temporary erosion control during the construction phase of the Project, complete with the inclusion of standard grading and erosion control notes on the plans;
k) Include storm drain run-off BMTs that minimize the volumes of urban run-off discharge to City rights-of-way, as acceptable to the City Engineer. Ensure that the development will minimize the amount of impervious surface area and maximize the on-site dissipation of storm water run-off; l) If the Project involves demolition of an existing structure or surface improvements, the grading and erosion control plans shall be approved by the City Engineer prior to the issuance of a demolition permit. No demolition shall be permitted without an approved erosion control plan;
m) The Demolition Plans must be submitted prior to or concurrent with the grading plans.
n) Include a Priority Development Project Storm Water Quality Management Plan (PDP SWQMP) that provides sizing for all necessary site design BMPs that

Resolution No. 2026-076

adheres to the City of Imperial Beach BMP Design Manual. The Project shall install and maintain all permanent stormwater treatment site designs and BMPs shown in the approved SWQMP, including but not limited to:
i. Impervious Area Dispersion
ii. Tree Wells
iii. Permeable Pavement
o) All BMPs shall be sized, constructed, and maintained in compliance with the approved SWQMP, the City of Imperial Beach BMP Design Manual, and applicable manufacturer specifications.
p) For stormwater pollution control purposes, all runoff from all roof drains shall discharge onto grass and landscape areas prior to collection and discharge onto the street and/or into the public storm drain system unless directly connected to an adequately designed BMP facility to the maximum extent practical.

Grass/landscape areas and BMPs designated for stormwater pollution control shall not be modified without a permit from the City; and q) Following construction completion, the Project designer shall inspect as-built improvements. Significant discrepancies, if any, between the approved plans and as-built conditions shall be brought to the attention of the Planning and Community Development Department and City Engineer. An as-built plan prepared by the Project designer will be required. Prior to final sign-off by the City Engineer, the Project designer shall sign the as-built plan indicating that the Project was completed in accordance with said plan.

58. The Applicant shall include a Geotechnical Report with their submittal for a Precise Grading Plan. The Report shall be prepared, signed and sealed by a Certified Engineering Geologist and a Geotechnical Engineer or Registered Civil Engineer. This Report shall be subject to review and approval by the City Engineer, City Building Department, and if deemed necessary, a third-party with expertise in geotechnical issues. The report required herein shall:
a) Include all standard information as required by the City’s Grading Ordinance; b) Evaluate existing site constraints;
c) Provide any mitigation measures as necessary;
d) Include the preparation of field tests to be performed at the site during construction, so as to ensure that field conditions are suitable for the approved construction. The results of such tests may necessitate revisions to the Project with such revisions subject to review by the appropriate City entities; e) Address the feasibility of long-term infiltration of stormwater runoff onsite, and if subdrains will be required for any proposed infiltration BMPs; f) Address the presence of groundwater and the need to provide subdrains for groundwater extraction. If extracted groundwater is discharged to surface waters, the Project must comply with State RWQCB Order No. R9-2008-0002; and g) Provide recommendations for any special construction methods as necessary.

59. Conditions shall be reflected upon the submittal of a Precise Grading Plan:

Resolution No. 2026-076

a) Prior to the issuance of Grading Permits, the Applicant shall obtain letters of permission from affected property owners if construction or construction access is required across property lines; and
b) The following note shall be included on the plans for the Permit: “No grading shall occur outside the limits of the approved grading plan unless prior written authorization is obtained from the City and the owners of any other affected properties”.

60. For the Erosion Control Plan, the Applicant shall utilize sediment controls only as a supplement to erosion prevention for keeping sediment on-site during construction – NEVER as a single or primary method.
a) The Applicant shall clear and grade only the areas on the Project site that are necessary for construction. These areas shall be clearly denoted on the plans; b) The Applicant shall minimize exposure time of disturbed soil areas; c) E-7C It is the responsibility of contractor and homeowner to make sure that all debris tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris SHALL NOT be washed into the City’s MS4 system;
d) E-7D The Applicant shall submit a schedule to the City for review and approval, with proposed dates, demonstrating the minimization of grading during the wet season and coinciding the grading with dry weather periods, permanent revegetation and landscaping as early as feasible, temporary stabilization and reseeding of disturbed soil areas as early as feasible; and e) E-7E The contractor is required to provide periodic and continuous maintenance of all BMP devices/facilities listed in the City approved SWQMP for the Project. This includes but is not limited to, filter material replacement and sediment removal, as required to assure peak performance of all BMPs.

61. Upon the submittal of the Final Map, the Applicant shall prepare an updated title report dated within 90 days for the property.

62. Conditions shall be reflected upon the submittal of a Precise Grading Plan:
a) Since driveway access is from the Alley, a sight distance analysis will be required at the point of entry to public street traffic (the Alley). The exhibit will require review and approval prior to approval of the Grading/Drainage Plan.

63. Prior to issuance of Grading Permit the Applicant must provide a letter from any easement holder authorizing the proposed improvements within the existing easement.

64. Any proposed change to the approved Grading Plan or any expansion or modification to the approved development, including changes to structures, building locations, elevations, parking allocation, or utilities shall require that a construction change be submitted to City for review and approval.

65. Applicant is required to provide verification of post construction BMP maintenance provisions through a legal agreement, covenant, CEQA mitigation requirement, and / or Conditional Use Permit. Agreement is provided through the Public Works Department.

66. The perpetuation of survey monuments is required and intended to protect both public and private property rights in accordance with federal and state law. Monument perpetuation shall be performed with every Grading Plan and Street Improvement Plan.

Resolution No. 2026-076

A land surveyor shall, upon completion of Drainage/Grading Plan, or new improvements, reset any monuments that have been destroyed due to the construction of the Project and must file a post-construction Corner Record or Record of Survey with the County Surveyor.

67. A condominium Parcel Map shall be required to subdivide the property into one (1) parcel(s), consisting of six (6) residential dwelling units and one (1) commercial unit.

With the map, the Project developer shall set forth the maintenance areas of the proposed development and maintenance responsibilities. The Project developer shall record Covenants, Conditions, and Restrictions (CC&R) at the time of recordation of the map which shall create a Homeowners Association for the development. The CC&Rs shall be subject to the review and approval of the City Attorney, Community Development Director, and the City Engineer prior to recordation of the map. The Homeowners Association shall be responsible for the maintenance of the private street, private utilities, storm water treatment areas within the map boundary and the storm water treatment area within the Private Storm Drain Easement (PSDE) on the property and other common areas not within the area of a dedicated public street and facilities on the site. The Project CC&Rs shall include an exhibit showing the location of all the common private improvements to be maintained by the Homeowners Association. The City shall be granted the rights and remedies of the association, but not the obligation, to enforce the maintenance responsibilities of the property owner’s association;

68. Any dedications, open offers of dedication, or grants of easements to the City may be dedicated and accepted on the face of the map. Agreement or other required items shall be recorded as separate documents concurrently after recordation of the map;

69. The Applicant's engineer/surveyor shall submit a preliminary copy of the Parcel Map along with a preliminary copy of the title report, traverse calculations, monumentation bond estimate and a copy of the adjoining deeds and/or recorded maps to the City; and

70. The developer's title company shall record the CC&R's, Homeowner Association Maintenance Agreement, any grant deeds or easements, and any other required documents concurrently after recordation of the Final Map with the San Diego County Recorder's Office. After the recording of these documents the City shall be provided with a legible recorded copy.

CALIFORNIA AMERICAN WATER

71. Please contact Matthew Schuler at California American Water District; 619-446-5713 or [email protected], to determine water service requirements for the Project.

FIRE DEPARTMENT

72. Prior to issuance of building permits, the Applicant shall demonstrate compliance with the fire flow requirements and calculations approved by California American Water, dated January 26, 2026, to the satisfaction of the Imperial Beach Fire Department.

Appeal Process under the California Code of Civil Procedure (“CCP”): The time within which judicial review of a City Council decision must be sought is governed by Section 1094.6 of the CCP. A right to appeal a City Council decision is governed by CCP Section 1094.5 and Chapter 1.18 of the IBMC.

Resolution No. 2026-076

PROTEST PROVISION: The 90-day period in which any party may file a protest, pursuant to Government Code Section 66020, of the fees, dedications or exactions imposed on this development Project begins on the date of the final decision.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach, California, as follows:

1. That the foregoing recitals are true and correct.

2. That Regular Coastal Permit (CP-25-0005), Design Review Case (DRC-25- 0004), Site Plan Review (SPR-25-0004), Tentative Map (TM-25-0002), and CEQA Exemption pursuant to Section 15332 are approved for the construction of one new, three-story, mixed-use building with 1,847 square feet of commercial space, six (6) dwelling units, and 14 parking spaces at 829 Seacoast Drive (APN: 625-272-23-00), subject to the conditions set forth in this resolution.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Imperial Beach, California, at its regular meeting held on the 5 th day of August 2026, by the following
vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

MITCHELL D. MCKAY, MAYOR
ATTEST:

JACQUELINE M. KELLY, MMC

CITY CLERK

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-0.01

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

SITE
PLAN
CLIENT:PROJECT:

PLAN
NORTH
7 T
RASH
14 1 2 3 4 5 6
8 9 10 11 12
13 95.21'

5.10'

LANDSCAPE

5.00'

0.50'
[A]

6.67'
[B]

2.17'
[C]

22.00'
[D]

5.00'
[E]

26.00'
[F]

7.17'
[G]

21.50'
[H]

72.49' = 76%
(60% MIN.)

22.74' = 24%
(40% MAX.)

2.99' 91.00' [x 60% = 54'-8"]

STREET-FACING FACADES OF GROUND FLOOR NON-RESIDENTIAL USES

1.24'

12.8'1

2.8' 12.8' 1

3.3' 13.1' 13.1' 12.6' 12.4' 1

3.0' pL A L L E Y D A T E A V E N
UE
pL pL
pL

DIRECT PEDESTRIAN ACCESS FROM THE SEACOAST DRIVE
DIRECT PEDESTRIAN ACCESS FROM THE SEACOAST DRIVE [B+D+F= 54'-8"]

USABLEOPENSPACE
773sqft

CIRCULATION
125sqft

CIRCULATION
94sqft

LANDSCAPE
159sqft

LANDSCAPE
183sqft

S E A C O A S T D R I V E
N.A.P.

MEDIUM DENSITY RESIDENTIAL
R-2000
N.A.P.

SEACOASTCOMMERCIAL&MIXED-USE
C/MU2

TOWNHOME
UNIT101
571sqft

5.00' SETBACK±6.83' ± 12.3
4' U
NIT101
UNIT202
UNIT203
UNIT204
UNIT205
UNIT206GUEST
GUEST
GUEST
GUEST
GUEST
GUEST

COMMERCIALSPACE
UNIT001
1,847sqft
PLAN

NORTHSIT
E

EVERGREENAVE
ELMAVE

DATEAVE

DAISYAVE

DONAXAVE

DAHLIAAVE

PALMAVE
3rd ST

SEACOASTDR
2nd ST
4thST

PACIFIC
OCEAN
5th ST

CAROLINAST
7th ST
75 S
S
13 13
13 1
2 N0° 35' 15"E
N
8 9
°
1 9
'
5 7
"
W
N
8 9
°
1 3
'
4 9
"
W
13 0. 0
1 2
.00

12.00 12.00
12 .00
11 0. 0
4 0
2 1
1 .
2 7
S
TA
4 0
3 1
1 .
4 5
S
TA
4 0
4 1
1 .
1 7
S
TA
4 0
6 1
2 .
8 8
S
TA

SITEPLAN
05' 10' 20' VICINIT
Y
ZONE
C/MU-2
Seacoast Commercial And Mixed-Use Zone

LOT AREA
9,550 sq ft 3,000 sq ft min.

0.22 AC AC GROSS
BUILDING HEIGHT 3 STORIES 3 STORIES MAX.
30 FEET 30 FEET MAX.

BASE RESIDENTIAL DENSITY 1 DU/1,500 sq ft 6 DU 6.37 DU

TOTAL MIX

PARKING USABLE OPEN SPACE
1 BUILDING REQUIRED TOTAL REQUIRED PROPOSED

FIRST SECOND THIRD
*00 CIRCULATION 219 sq ft 93 sq ft 0 sq ft 312 sq ft 982 sq ft 001 COMMERCIAL 1,847 sq ft 0 sq ft 0 sq ft 1,847 sq ft 1,080 sq ft 1,115 sq ft 35 sq ft 10111 16.67%
300 sq ft x UNIT
503 sq ft 203 sq ft
20211 16.67% 702 sq ft 402 sq ft
2031 16.67% 768 sq ft 468 sq ft
20411 16.67% 211 sq ft -89 sq ft
20511 16.67% 927 sq ft 627 sq ft
20611 16.67% 861 sq ft 561 sq ft
TOTAL 13,139 sq ft66 100.00%
REQUIRED 10 SPACES
REQUIRED 1800 sq ft 6,069 sq ft
14 SPACES PROPOSED
R-1500 Standards 4,269 sq ft

BUILDING A TOTAL FIRST SECOND THIRD
FLOOR AREA 2,637 sq ft 6,466 sq ft 4,036 sq ft 13,139 sq ft SITE AREA 9,550 sq ft
FLOOR AREA RATIO MAX 2.5 1.38
FLOOR AREA RATIO (F.A.R.) = BUILDING AREA / SITE AREA

BUILDING A
6 UNITS
1 SPACE x
1,000 sq ft
REQUIRED 1
SPACES
60% of
REQ'D =

TOWNHOME
1,753 sq ft

1.5 SPACES x
UNIT
REQUIRED 1.5
SPACES

TOWNHOME
1,667 sq ft
REQUIRED 1.5
SPACES

TOWNHOME
1,772 sq ft
1 REQUIRED 1.5
SPACES

TOWNHOME
1,877 sq ft
REQUIRED 1.5
SPACES

SPLIT LEVEL
2,009 sq ft
REQUIRED 1.5
SPACES

SPLIT LEVEL
1,902 sq ft
REQUIRED 1.5
SPACES
SITE

BUILDING
UNITS

PARKING
SHEET
A-0.01
A-1.01
A-1.02
A-1.03
A-1.04
A-1.05
A-1.06
A-10.01
A-10.02
A-10.03
A-10.04
A-10.05
A-10.06
A-90.01
TITTLE
PLAN
1stFLOOR-RETAIL,RESIDENTIAL,&PARKING
2ndFLOOR-RESIDENTIAL
3rdFLOOR-RESIDENTIAL

ROOFTOP-RESIDENTIALOPENSPACE

ELEVATIONS

SECTIONS
101PLAN
202PLAN
203PLAN
204PLAN
205PLAN
206PLAN
1stFLOOR-RETAIL,RESIDENTIAL,&PARKING

SHEET INDEX
Attachment 2

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-1.01

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

BUILDING
1stFLOOR-RETAIL,

RESIDENTIAL,&
PARKINGCLIENT:

PROJECT:

PLAN
NORTH
7 T
RASH
14 1 2 3 4 5 6
8 9 10 11 12
13 95'-21/2"
5'-11/4"

LANDSCAPE
5'-0"
6"
[A]
6'-8"
[B]
2'-2"
[C]
22'-0"
[D]
5'-0"
[E]
26'-0"
[F]
7'-2"
[G]
21'-6"
[H]
72'-53/4" = 76%
(60% MIN.)
22'-83/4" = 24%
(40% MAX.)
2'-113/4" 91'-0" [x 60% = 54'-8"]

STREET-FACING FACADES OF GROUND FLOOR NON-RESIDENTIAL USES 1'-23/4"
3'-0"
A.D.A.

PATH
3'-0"
A.D.A.

PATH
3'-0"
A.D.A. PATH
3'-0"
A.D.A.

PATH
3'-0"
A.D.A. PATH
3'-0"
A.D.A. PATH

12.8'1

2.8' 12.8' 1

3.3' 13.1' 13.1' 12.6' 12.4' 1

3.0' 2
3 4
1 A
A-1.06
A
A-1.06
C
A-1.06
C
A-1.06
E
A-1.06
E
A-1.06
H
A-1.06
H
A-1.06
J
A-1.06
J
A-1.06
K
A-1.06
K
A-1.06
L
A-1.06
L
A-1.06
F.D. F.D. F.D. F.D. pL
ALLEY

DATEAVENUE
pL pL
pL
3CY

RECYCLE
3CY
TRASH
GATE

DIRECT PEDESTRIAN ACCESS FROM THE SEACOAST DRIVE

COMMERCIAL
BACKOF-HOUSE
3CY
TRASH
STOR.3
STOR.2STOR.1

METERSFIRE
STOR.4
TOWER

ELEMENT
3CY

RECYCLE

ORGANICS
95GAL.

ORGANICS
95GAL.

BICYCLE RACK
DIRECT PEDESTRIAN ACCESS FROM THE SEACOAST DRIVE [B+D+F= 54'-8"] EXIT
STAIR
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
GATE

USABLEOPENSPACE
773sqft

CIRCULATION
125sqft

CIRCULATION
94sqft

LANDSCAPE
159sqft

LANDSCAPE
183sqft

S E A C O A S T D R I V E
N.A.P.

MEDIUM DENSITY RESIDENTIAL
R-2000
N.A.P.

SEACOASTCOMMERCIAL&MIXED-USE
C/MU2

TOWNHOME
UNIT101
571sqft
5'-0"

SETBACK
±6'-10"
±12'-4"
18'-0"

DRIVEWAY

RESIDENTSPARKING

COMMERCIALPARKING
ENTRY
COURT
UNIT101
UNIT202
UNIT203
UNIT204
UNIT205
UNIT206GUEST
GUEST
GUEST
GUEST
GUEST
GUEST

COMMERCIALSPACE
UNIT001
1,847sqft
+++++++++++++++++
+
S
S
13 13
13 1
2 N0° 35' 15"E
N
8 9
°
1 9
'
5 7
"
W
N
8 9
°
1 3
'
4 9
"
W
13 0. 0
1 2
.00

12.00 12.00
12 .00
11 0. 0
4 0
2 1
1 .
2 7
S
TA
4 0
3 1
1 .
4 5
S
TA
4 0
6 4
0 5
4 0
8 1
4 .
1 1
S
TA
4 0
9 1
3 .
6 3
S
TA
4 1
7 1
4 .
4 7
S
TA
4 1
8 1
3 .
7 8
S
TA
1stFLOOR-RETAIL&PARKING
04' 8' 16'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-1.02

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

BUILDING
2ndFLOOR-

RESIDENTIAL
CLIENT:PROJECT:
2 3
4 1
A
A-1.06
A
A-1.06
C
A-1.06
C
A-1.06
E
A-1.06
E
A-1.06
H
A-1.06
H
A-1.06
J
A-1.06
J
A-1.06
K
A-1.06
K
A-1.06
L
A-1.06
L
A-1.06
18'-0"
11'-8"
±9'-1
3/4"
6'-0"
5'-0"

STEPBACK
± 1'-0"
±6'-10"
(5'-0"TO10'-0")
±14'-4
1/4"
(5'-0"TO10'-0")
10'-113/4"
[A]
25'-0"
[B]
36'-6"
[C]
3'-8"
[D]
17'-10"
[E]
1'-23/4"
[F]
95'-23/4"
±1'-2
3/4"

22.7' 22.7' 22.7' 22.7' 22.7' 22.7' 22.5' 28.1' 28.1' 27.9' 22.5' 22.5' F.D. F.D.F.D. F.D. F.D. F.D. p F.D. L pL pL pL

MID-LEVEL

MID-LEVEL
2ndFLOOR
2ndFLOOR
5'-0"TO 10'-0" STEPBACK FOR 50% MIN (47'-6") OF SEACOAST DRIVE UPPER STORY [A+C+F= 48'-9"]

COURTYARD

CIRCULATION
93sqft
UNIT204
141sqft DE
CK
DECK

OPENSPACE
978sqft

SPLIT-LEVEL
UNIT206
1,290sqft

TOWNHOME
UNIT101
735sqft

TOWNHOME
UNIT202
973sqft

TOWNHOME
UNIT203
997sqft

SPLIT-LEVEL
UNIT205
1,468sqft
UNIT206
288sqft

TOWNHOME
UNIT204
910sqft
UNITNO.

UNIT101
TYPE

TOWNHOME

TOWNHOME

TOWNHOME
STORY
123
AREA
571
735
447
UNITNO.
1,753ft²
UNIT202
TYPE

TOWNHOME

TOWNHOME
STORY
23 AREA
973
694
UNITNO.
1,667ft²
UNIT203
TYPE

TOWNHOME

TOWNHOME
STORY
23 AREA
997
775
UNITNO.
1,772ft²
UNIT204
TYPE

TOWNHOME

TOWNHOME
STORY
23 AREA
910
967
UNITNO.
1,877ft²
UNIT205
TYPE

SPLIT-LEVEL

SPLIT-LEVEL
STORY
23 AREA
1,468
541
UNITNO.
2,009ft²
UNIT206
TYPE

SPLIT-LEVEL

SPLIT-LEVEL
STORY
23 AREA
1,290
612
1,902ft²
157
s.f.
66 s.f.
2ndFLOOR-RESIDENTIAL
04' 8' 16'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-1.03

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

BUILDING
3rdFLOOR-

RESIDENTIAL
CLIENT:PROJECT:
2 3
4 1
A
A-1.06
A
A-1.06
C
A-1.06
C
A-1.06
E
A-1.06
E
A-1.06
H
A-1.06
H
A-1.06
J
A-1.06
J
A-1.06
K
A-1.06
K
A-1.06
L
A-1.06
L
A-1.06
10'-0"

STEPBACK
±14'-4
1/4"
(5'-0"TO10'-0")
10'-113/4"
[A]
25'-0"
[B]
36'-6"
[C]
11'-10"
[D]
9'-8"
[E]
1'-23/4"
[F]
95'-23/4"
±6'-10"
(5'-0"TO10'-0")
±9'-1
3/4"
(5'-0"TO10'-0")
±12'-4
1/4"
(5'-0"TO10'-0")
±1'-2
3/4"
± 1'-0"

32.9' 32.9' 32.9' 32.9' 32.9' 32.8' 32.8' 32.8' 32.8' 32.8' 32.8' 3

2.9' 32.8' F.D. F.D. F.D. F.D. F.D. F.D. R.D. R.D. R.D. R.D. R.D. 4:12 SLP. 4:12 SLP. 4:12 SLP. D.S. D.S. D.S. D.S. D.S. D.S. pL pL pL pL
3rdFLOOR
3rdFLOOR
[A+B+C+F= 73'-9"]
5'-0"TO 10'-0" STEPBACK FOR 50% MIN (47'-6") OF SEACOAST DRIVE UPPER STORY A/C

A/C A/C A/C
UNIT204
70sqft
UNIT205
65sqft
DECK
DECK
DECK
UNIT205

SEEROOFPLAN
DECK
UNIT206

SEEROOFPLAN

TOWNHOME
UNIT101
447sqft

TOWNHOME
UNIT202
694sqft

TOWNHOME
UNIT203
775sqft

TOWNHOME
UNIT204
967sqft

SPLIT-LEVEL
UNIT206
612sqft

SPLIT-LEVEL
UNIT205
541sqft
3rdFLOOR-RESIDENTIAL
04' 8' 16'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-1.04

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

BUILDING

ROOFTOP-

RESIDENTIALOPEN
SPACECLIENT:

PROJECT:
2 3
4 1
A
A-1.06
A
A-1.06
C
A-1.06
C
A-1.06
E
A-1.06
E
A-1.06
H
A-1.06
H
A-1.06
J
A-1.06
J
A-1.06
K
A-1.06
K
A-1.06
L
A-1.06
L
A-1.06

38.2'3

8.2' 4

3.2' 43.2' 43.2' F.D. F.D. F.D. F.D. F.D. F.D. F.D. F.D. F.D. F.D. F.D. R.D. R.D. R.D. R.D. R.D. R.D. F.D. pL pL pL pL
SOLAR

SOLARSOLAR
SOLAR
SOLAR
SOLAR

A/C A/C
A/C
UNIT202
702sqft
UNIT205
865sqft
UNIT206
573sqft
UNIT101
503sqft
UNIT203
768sqft
DECK
DECK
DECK
DECK
DECK

ROOFTOP-RESIDENTIALOPENSPACE
04' 8' 16'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-1.05

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

BUILDING

ELEVATIONS
CLIENT:PROJECT:

EXTERIORFINISHES

1. ROOFPARAPET
(FLATROOFORDECKBEYOND)

2. METALDECKGUARDRAIL

3. COMPOSITIONROOF

4. MAINBUILDINGCOLORWITHBREAKS

5. ACCENTCOLOR"A"

6. ACCENTCOLOR"B"

7. ACCENTCOLOR"C"

8. HORIZONTALSIDING

9. VERTICALSIDING

10. STUCCOTRIMDETAIL

11. STOREFRONTWINDOWS

12. STONETILEVENEER(RUNNINGBOND)

13. METALWINDOWCANOPY

14. METALENTRYGATE

15. ENTRYDOOR

16. WINDOWSWITH
TRIMACCENTCOLOR"B"

17. BICYCLERACK

18. GARAGEGATE

19. GARAGESECURITYSCREEN
1 WESTELEVATION-SEACOASTDRIVE
04' 8' 16' 2 SOUTH ELEVATION - DATE AVENUE
3 04' 8' 16' EAST ELEVATION 0 4' 8' 16' 4 NORTH ELEVATION - ALLEY 0 4' 8' 16' NWNORTH WEST PERSPECTIVE SWSOUTH WEST PERSPECTIVE NE NORTH EAST PERPECTIVE SE SOUTH EAST PERSPECTIVE SWX SOUTH WEST AXO 45962141615458121171312
45811713122
6 16413241256717
213
2 61241716
31621964
43214164613461618

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-1.06

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

BUILDING

SECTIONS
CLIENT:PROJECT:
91/2" 29'-71/2" (30'-0" MAX)
15'-0"

COMMERCIAL SPACE
4" 9'-1" 1'-0" 5'-0"
2'-4" 4"
91/2" 29'-71/2" (30'-0" MAX)
8'-7" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
+12.8' +28.1' +38.2' +12.6' +22.7' +32.9' +43.2' +

13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
pLpL

OPENWEBTRUSSES
ALLEY

DATE AVENUE

SPLIT-LEVEL
UNIT205

SPLIT-LEVEL
UNIT206

COMMERCIALPARKING

TOWNHOME
UNIT204

COMMERCIALSPACE
UNIT001
TRASH
8'-1" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
31/2" 29'-71/2" (30'-0" MAX)31/2" 29'-71/2" (30'-0" MAX) 8'-1" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
+13.1' +22.7' +32.9' +43.2' +

13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
pLpL
ALLEY

COMMERCIAL
BACKOF-HOUSE

DATE AVENUE

SPLIT-LEVEL
UNIT205

SPLIT-LEVEL
UNIT206

TOWNHOME
UNIT204

RESIDENTSPARKING
8'-7" 1'-2" 9'-3" 1'-2" 9'-1" 1'-2"
8'-3" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
51/2" 29'-71/2" (30'-0" MAX)
91/2" 29'-71/2" (30'-0" MAX)
+13.1' +22.7' +32.9' +43.2' +13.1' +22.5' +32.9' +43.2' +

13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
pLpL
ALLEY

COURTYARD

DATE AVENUE

RESIDENTSPARKINGENTRY
COURT

TOWNHOME
UNIT203
8'-1" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
31/2" 29'-71/2" (30'-0" MAX)
10'-0"
STEPBACK5'-
0"

STEPBACK
5'-0"

SETBACK
15'-0"

COMMERCIAL SPACE
4" 9'-1" 1'-0" 10" 4'-2"
2'-4" 4" 3'-4"
+12.8' +28.1' +38.2' +43.2' +

13.3' +22.7' +32.9' +43.2' +12.8' +22.7' +32.9' +43.2' +

13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
91/2" 29'-71/2" (30'-0" MAX)
pLpL

OPENWEBTRUSSES

COMMERCIAL
BACKOF-HOUSE
N.A.P. R-2000

SEACOAST DRIVE

COMMERCIALSPACE
UNIT001

TOWNHOME
UNIT101
ENTRY
COURT

SPLIT-LEVEL
UNIT206
8'-3" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
51/2" 29'-71/2" (30'-0" MAX)
15'-0"

COMMERCIAL SPACE
4" 9'-1" 1'-0" 4'-0" 1'-0"
2'-4" 4"
5'-0"

SETBACK
5'-0"

STEPBACK
91/2" 29'-71/2" (30'-0" MAX)
+12.8' +28.1' +38.2' +43.2' +

13.1' +22.7' +32.9' +43.2' +13.1' +22.7' +32.9' +43.2' +

13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
10'-0"

STEPBACK
pLpL

OPENWEBTRUSSES

COURTYARD
N.A.P. R-2000

SEACOAST DRIVE

COMMERCIALSPACE
UNIT001

TOWNHOME
UNIT202

SPLIT-LEVEL
UNIT205

RESIDENTSPARKING
14'-0" 1'-4" 9'-7" 1'-0" 3'-6" 1'-0"
51/2" 29'-71/2" (30'-0" MAX)
8'-3" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
10'-0"
STEPBACK5'-
0"

STEPBACK
5'-0"

SETBACK
91/2" 29'-71/2" (30'-0" MAX)
+13.1' +22.7' +32.8' +43.2' +13.1' +22.7' +32.9' +43.2' +12.8' +28.1' +38.2' +43.2' 7'-0" CLR. +13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
pLpL

EXITSTAIRCOURTYARD
N.A.P. R-2000

SEACOAST DRIVE

TOWNHOME
UNIT202

SPLIT-LEVEL
UNIT205

RESIDENTSPARKING
8'-7" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
8'-3" 1'-4" 9'-1" 1'-2" 9'-1" 1'-2"
51/2" 29'-71/2" (30'-0" MAX)
5'-0"

SETBACK
5'-0"

STEPBACK
10'-0"

STEPBACK
91/2" 29'-71/2" (30'-0" MAX)
+22.7' +32.9' +43.2' +

13.1' +22.7' +32.9' +43.2' +

13.5' AVG. GRAD
E
+13.5' AVG. GRAD
E
pLpL
N.A.P. R-2000

SEACOAST DRIVE

COMMERCIALPARKINGRESIDENTSPARKING

TOWNHOME
UNIT203

TOWNHOME
UNIT204
A

SECTION
04' 8' 16' C SECTION 0 4' 8' 16' E SECTION 0 4' 8' 16' H SECTION 0 4' 8' 16' J SECTION 0 4' 8' 16' K SECTION 0 4' 8' 16' L SECTION 0 4' 8' 16'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-10.01

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

UNITS
101PLANCLIENT:

PROJECT:

PDR
5'-0"x6'-0"
9' CLG. KIT 14'-10" x 11'-
6"
9' CLG. G
REATRM
16'-10"x22'-0"
9' CLG. LA
6'-0"x6'-0"
9' CLG. 6
6"x36"
1'-2" 2'-4" 3'-8" 2'-0"
4'-0"7'-10"10'-0"
REF
DW
P
SEAT

13.5' L.F. B
R1
14'-6"x12'-6"
9' CLG. 4
4"x66"
BA1
10'-6"x9'-2"
9' CLG. 3'-8"
STAIRS
TO
DECK
LIN
W/H
SEAT
A/C
3'-4" 4" 3'-2"
BA2
8'-8"x5'-6"
8' CLG. B
R2
10'-4"x10'-10"
8' CLG. BR 3
10'-4"x10'-10"
8' CLG. ENTRY 5'-4" x 8'-10" 8' CLG. 3'-0" A.D.A. PATH
3'-0"
A.D.A.

PATH
LIN
A.D.A. PATH
A.D.A. PATH
UNITNO.

UNIT101
TYPE

TOWNHOME

TOWNHOME

TOWNHOME
STORY
123
AREA
571
735
447
1,753ft²
3'-2" 4" 3'-4" 4" 3'-2"
UNIT101-2ndFLOOR
02' 4' 8' UNIT 101 - 3rd FLOOR 0 2' 4' 8' UNIT 101 - 1st FLOOR 0 2' 4' 8' UNIT 101 - ROOF 0 2' 4' 8'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-10.02

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

UNITS
202PLAN
CLIENT:PROJECT:

PDR
BA2
5'-6"x8'-6"
9' CLG. B
R3
11'-0"x10'-6"
9' CLG. BR 1
13'-4"x13'-2"
9' CLG. BA 1
5'-4"x12'-0"
9' CLG. 64" x 36"L
A
7'-8"x5'-6"
9' CLG. B
R2
10'-6"x10'-6"
9' CLG. 12.5' L.F. 70" x 36"
ENTRY
8'-0"x6'-6"
66"x36"
2'-0"
W/H
W/H
STOR. LINSEAT
SEAT
SEAT

GREATRM
13'-8"x25'-2"
9' CLG. KIT
19'-6"x8'-6"
9' CLG. PDR 5'-6" x 5'-2" 9' CLG. 4'-0" 7'-2"
4'-0"
3'-8"
STAIRS
TO
DECK
REF
DW
DESK
LIN
SEAT
P
A/C
UNITNO.

UNIT202
TYPE

TOWNHOME

TOWNHOME
STORY
23 AREA
973
694
1,667ft²
UNIT202-2ndFLOOR
02' 4' 8' UNIT 202 - 3rd FLOOR 0 2' 4' 8' UNIT 202 - ROOF 0 2' 4' 8'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:13 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-10.03

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

UNITS
203PLAN
CLIENT:PROJECT:

BR2
11'-0"x10'-0"
9' CLG. BR 1
13'-4"x14'-4"
BA1
9' CLG. 10'-8" x 5'-6" 9' CLG. 80" x 60" LA 6'-0" x 8'- 2"
9' CLG. B
R3
12'-0"x9'-10"
9' CLG. BA 2 5'-10" x 8'-2" 9' CLG. PDR 16' L.F. 5'-10" x 5'-0" 12.5' L.F. 70" x 36" ENTRY 6'-4" x 7'-2" ENTRY 6'-2" x 8'-2" W/H LIN SEAT SEAT LIN SEAT SHELF KIT
19'-6"x8'-6"
9' CLG. PDR 5'-2" x 5'-6" 9' CLG. LIV
17'-10"x12'-2"
9' CLG. DIN 12'-8" x 11'-
0"
9' CLG. 3'-6" 7'-0"
3'-4"
3'-8"
STAIRS
TO
DECK
REF
DW
P
STOR
DESK
A/C
UNITNO.

UNIT203
TYPE

TOWNHOME

TOWNHOME
STORY
23 AREA
997
775
1,772ft²
UNIT203-2ndFLOOR
02' 4' 8' UNIT 203 - 3rd FLOOR 0 2' 4' 8' UNIT 203 - ROOF 0 2' 4' 8'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:14 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-10.04

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

UNITS
204PLAN
CLIENT:PROJECT:

GREATRM
23'-0"x19'-10"
9' CLG. P
DR
5'-10"x5'-0"
9' CLG. KIT
11'-10"x11'-8"
BA
9' CLG. LCONY
7'-11"x17'-10"
ENTRY
6'-2"x8'-2"
3'-6"
4'-0"
REF
DW
W/H
DESK
P
SEAT
STOR
SHELF

BALCONY
7'-11"x9'-0"
BR1
13'-6"x11'-6"
9' CLG. B
A1
5'-4"x10'-2"
8' CLG. 64" x 54"
BR3
10'-0"x11'-8"
9' CLG. L
A
6'-0"x7'-10"
9' CLG. BA 2 5'-6" x 11'-8" 8' CLG. 66" x 36"
BR2
10'-6"x10'-4"
9' CLG. 19.5' L.F. STAIR
S
TO
DECK

OPENTOBELOW
STOR
SEAT
SEAT
LIN
V
A/C
UNITNO.

UNIT204
TYPE

TOWNHOME

TOWNHOME
STORY
23 AREA
910
967
1,877ft²
UNIT204-2ndFLOOR
02' 4' 8' UNIT 204 - 3rd FLOOR 0 2' 4' 8'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:14 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-10.05

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

UNITS
205PLAN
CLIENT:PROJECT:

KIT
11'-10"x16'-0"
9' CLG. B
A2
5'-4"x11'-4"
9' CLG. B
R2
10'-6"x10'-8"
9' CLG. BR
3 10'-0"x11'-0"
9' CLG. LA
6'-2"x5'-6"
9' CLG. GREAT RM 14'-2" x 26'-0" 9' CLG. 6
4"x36"
PDR
5'-6"x5'-4"
ENTRY
8'-6"x7'-0"
DEN
9'-6"x9'-8"
9' CLG. P
DR
5'-0"x5'-6"
9' CLG. 4'-
0"
3'-4" 8'-11"
3'
-33/4" RE
F
P
DW
W/H
LIN
P
SEAT
P
STOR
BAR
UNITNO.

UNIT205
TYPE

SPLIT-LEVEL

SPLIT-LEVEL
STORY
23 AREA
1,468
541
2,009ft²
BR1
15'-6"x13'-6"
9' CLG. B
A1
8'-4"x15'-6"
8' CLG. 16' L.F. 4
2"x60"

BALCONY
4'-6"x13'-4"

19.5' L.F. W/
H
STAIRS
TO
DECK
STAIRS
TO
DECK

OPENTOBELOW

OPENTOBELOW
STOR

COFFEE S
EAT
A/C
UNIT205-2ndFLOOR
02' 4' 8' UNIT 205 - 3rd FLOOR 0 2' 4' 8'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:14 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-10.06

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

UNITS
206PLAN
CLIENT:PROJECT:

GREATRM
19'-6"x19'-8"
9' CLG. 9' C
LG. KIT
19'-6"x11'-8"
9' CLG. 6
4"x36"

BALCONY
11'-8"x24'-6"
PDR
5'-6"x5'-4"
9' CLG. B
R1
12'-10"x13'-0"
9' CLG. BA 1
5'-2"x13'-0"
8' CLG. 1
7' L.F. 108" x 42" ENTRY 8'-6" x 9'-0"
9' CLG. 3'-10"
5'-2"8'-8"5'-8"
REF
P
DW
P
SEAT
P
SEAT
STOR
BA2
5'-6"x13'-10"
9' CLG. B
R2
11'-0"x10'-4"
9' CLG. BR 3
10'-4"x11'-0"
9' CLG. 66" x 42" LA
5'-6"x6'-0"
9' CLG. L
OFT
7'-10"x8'-10"
9' CLG. OPEN TO BELOW STAIR
S
TO
DECK
W/H
LIN
OPEN
TO
BELOW
DESK
SEAT
UNITNO.

UNIT206
TYPE

SPLIT-LEVEL

SPLIT-LEVEL
STORY
23 AREA
1,290
612
1,902ft²
UNIT206-2ndFLOOR
02' 4' 8' UNIT 206 - 3rd FLOOR 0 2' 4' 8'

C
OPYRIGHT©2023KNITTERPARTNERS INTERNATIONAL, INC

KNITTERPARTNERS
INTERNATIONAL,INC.

KPI architecture & pla
nning
17752MITCHELLNORTH,SUITEC IRVINE, CALIFORNIA 92614-6802 949.752.1177 www.knitter.com6/8/ 26 23026
Monday, June 8, 2026, 1:14 PM, /Volumes/gi/2023/23026 - FAR WEST - 829 Seacoast/23026 - Seacoast - ArchiCAD/23026 Seacoast & Date mixed use ALT 7.4.pln, Sergio Sendowsky A-90.01

SHEETTITLE

SHEETNUMBER

PROJECT INFO
NO.DATEREVISION
SHEET ISSUEDATE:

DRAWNBY:

PROJECTMANAGER:

PROJECTNUMBER:

Far West Industries17731 Mitchell N, Suite 200Irvine, California 92614 Seacoast & Date Mixed Use
Seacoast Drive & Date Avenue
Imperial Beach, California 91932
APN: 625-272-2300

THISDOCUMENT ISTHEPROPERTYANDCOPYRIGHTOF
KNITTERPARTNERS INTERNATIONAL, INC.ANDSHALLNOTBE

USEDONANYOTHERWORK,BEREPRODUCEDORDISCLOSED

TOOTHERSEXCEPTBYWRITTENAUTHORIZATIONFROM
KNITTERPARTNERS INTERNATIONAL, INC.

PARKING
1stFLOOR-RETAIL,

RESIDENTIAL,&
PARKINGCLIENT:

PROJECT:

UP
UP
UP
PLAN
NORTH
7 T
RASH
14 1 2 3 4 5 6
8 9 10 11 12
13 3'-0"
A.D.A.

PATH
3'-0"
A.D.A.

PATH
3'-0"
A.D.A. PATH
3'-0"
A.D.A.

PATH
3'-0"
A.D.A. PATH
3'-0"
A.D.A. PATH
pL
ALLEY

DATEAVENUE
pL pL
pL
3CY

RECYCLE
3CY
TRASH
GATE

COMMERCIAL
BACKOF-HOUSE
3CY
TRASH
STOR.3
STOR.2STOR.1

METERSFIRE
STOR.4
TOWER

ELEMENT
3CY

RECYCLE

ORGANICS
95GAL.

ORGANICS
95GAL.

BICYCLE RACK
EXIT
STAIR
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
A.D.A. PATH
GATE

S E A C O A S T D R I V E
N.A.P.

MEDIUM DENSITY RESIDENTIAL
R-2000
N.A.P.

SEACOASTCOMMERCIAL&MIXED-USE
C/MU2
1'-0"
AT
WALLS
18'-0"
TYP. 1'-0"
AT
WALLS
8'-6"
TYP.
24'-0"

DRIVEAISLE
1'-0"
AT
WALLS
18'-0"
TYP. 9'-0" 5'-0" LOADING 8'-6" 8'-6" 1'-0" AT WALLS
22'-0"

AT ALLEY
18'-0"

DRIVEWAY
3'-8"
1'-0"MIN

ATWALLS
8'-6"
12'-0"
VAN
5'-0"

LOADING

RESIDENTSPARKING

COMMERCIALPARKING
ENTRY
COURT

COMMERCIALSPACE
UNIT001

TOWNHOME
UNIT101
UNIT101
UNIT202
UNIT203
UNIT204
UNIT205
UNIT206GUEST
GUEST
GUEST
GUEST
GUEST
GUEST

PARKING

REQUIRED TOTAL EVCS
001 COMMERCIAL 1,847 sq ft 1 SPACE N/A N/A N/A
6 UNITS 1 SPACE 10% 25% 5%
TOTAL 2 SPACES

3.6 SPACES
4 SPACES 4.106.4.2 MULTIFAMILY PARKING FACILITY
2022 Cal Green

ACCESSIBLE
SPACES

ELECTRIC VEHICLE (EV)

PARKING
EV

CAPABLE
EV
READY
1 SPACE x
1,000 sq ft
REQUIRED 1
SPACES

RESIDENTIAL
UNITS

1.5 SPACES
x UNIT

REQUIRED
9 SPACES
REQUIRED 10
SPACES

0.9 SPACES

2.25 SPACES

0.45 SPACES
14 SPACES

PROPOSED
MIN 1 FOR EACH
TYPE
1stFLOOR-RETAIL&PARKING
04' 8' 16'

Attachment 3 Page 400 of 575
View looking northeast toward the west and south elevations of the proposed building, from Seacoast Drive. Page 401 of 575 Aerial view looking northeast toward the west and south elevations of the proposed building, from Seacoast Drive. Page 402 of 575 View looking northwest toward the south and east elevations of the proposed building, from Date Ave. Page 403 of 575 View looking northwest toward the south and east elevations of the proposed building, from Date Ave. Page 404 of 575 View looking east toward the west elevation of the proposed building, from Seacoast Drive. Page 405 of 575 View looking southwest toward the north and east elevations of the proposed building, from the alley. Page 406 of 575 Attachment 4

UNIT 001

COMMERCIAL SPACE
UNIT 101
ALLEY

SEACOAST DRIVE

DATE AVENUE
1 2
3 4
5 6
12 11 10
9 8
7 14 13

PARKING GARAGE
UNIT 206 UNIT 101
UNIT 205
UNIT 204
UNIT 202
UNIT 203
North
829 Seacoast Drive Mixed Use Building
Imperial Beach, California APN: 625-272-23-00 Scale 1" = 10' 0 5' 10' 30'
Landscape Concept Plan
Utility Closet
Property Line
Bicycle Rack
Tree Well Shade Street Trees
in Tree Grates along
Seacoast Drive
ADA Parking off
of alley
Landscape Notes:

1. Landscaping and irrigation system shall be installed prior to the use of the premises.

2. All landscaping material shall be permanently maintained in a growing and healthy condition, including trimming as appropriate to the landscaping material.

3. A permanent irrigation system shall be installed to serve all landscaped areas.

4. All plant species shall be non-invasive and drought
tolerant, with a low to moderate WUCOLS rating for
water needs.

5. All plant species shall have a high salinity tolerance for first to second coastal exposure.

6. All planting areas shall have a 3" layer of bark mulch groundcover.

7. Tree well trees on Sea Coast Drive shall be installed per: SDRSD L-01 Tree Planting and Staking
L-04 Tree Grate
L-06 Root Control Barrier Trash & Recycling
Ground Level Second Level
Private Deck
Private Deck
Property Line
Common Open Space Deck
with Decorative Planters
and Group Seating
Site Surface
Total lot size 9,500 s.f.

Pervious areas
Ground Level Planting areas 906 s.f.

Ground Level Permeable paving 1011 s.f.

Subtotal 1,917 s.f
Impervious areas
Building and Covered Parking 7583 s.f
Non-permeable paving 0 s.f.

Subtotal 7,583 s.f.

Planted Bio-filtration
Basin
Commercial Space:

Furnished Outdoor Dining
Patio with enhanced
paving and potted plants.

Pavers to be pervious
Secure Gate
Pervious Pavers
Driveway entrance
off of alley Flowering Vines on building
wall providing vertical
landscaping
Commercial Space entry
Shade Street Trees
in tree wells along
Date Avenue
Pervious Paver
Walkways (typ.)
Secure Entry Gate
for Residential Units
Landscape Calculations
Total lot size 9,550 s.f.

On-Site Ground Level Bldg. Perimeter Landscaping 967 s.f. 2nd Level Courtyard Planters 206 s.f.

Total 1,173 s.f
Total % of Landscaping on Site 12.28%.
** Additional Landscaping Areas in R.O.W., including Street Trees 352 s.f.

Total Landscaping On-Site and R.O.W. 1,525 s.f.
(Requirement 9,550 s.f. x 15% = 1,432.5 s.f.)
** Developer requests that landscaping with in the R.O.W., which will be provided and maintained by the project owner, be included in the required 15% landscape calculation.

Screen Fence -
6' ht. Tan Vinyl
L1
June 16, 2024
1951 Fourth Avenue, Ste. 302
San Diego, CA 92101 (619) 718-9660
l a n d s c a p e a r c h i t e c t u r e
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S S O C I A T
WAR
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Attachment 5

PLANT PALETTE

BOTANICAL NAME COMMON NAME SIZE MATURE WUCOLS
H x W ZONE 3
STREET TREES - DATE AVENUE 24" BOX
LAURUS NOBILIS 'SARATOGA' BAY LAUREL 20' x 15' L
STREET TREES - SEACOAST DRIVE 24" BOX
ULMUS PARVIFOLIA 'TRUE GREEN' EVERGREEN CHINESE ELM 50' x30' M SHRUBS:

SCREENING SHRUBS: 5 GAL.

CALLISTEMON 'SLIM' SLIM BOTTLEBRUSH 8' x 3' L
MASSING SHRUBS: 1-5 GAL.

ARCTOTIS 'PINK SUGAR' PINK AFRICAN DAISY 1' x 2' L
CARISSA 'GREEN CARPET' GREEN CARPET NATAL PLUM 18" x 4' L CRASSULA SPP. JADE PLANT 3' x 4' L
RHAPHIOLEPIS U. 'MINOR' DWARF YEDDO HAWTHORN 4' x 3' L
ACCENT SHRUBS: 1-5 GAL.

AGAVE 'BLUE GLOW' BLUE GLOW AGAVE 18" x 3' L
CORDYLINE 'DESIGN-A-LINE' DESIGN-A-LINE CORDYLINE 3' x 3' L PHORMIUM T. 'VARIEGATA' VARIGATED NEW ZEALAND FLAX 6' x 4' L STRELITZIA JUNCEA NARROW-LEAFED BIRD OF PARADISE 5' x 5' L VINES: 5-15 GAL.

DISTICTIS BUCCINATORA BLOOD RED TRUMPET VINE 30' x 30' M TRACHELOSPERMUM JASMINOIDES STAR JASMINE 12" x 5' M
POTTED PLANTS: 5-15 GAL.

PHOENIX ROEBELENII PYGMY DATE PALM 10' x 6' M
STELITZIA REGINAE BIRD OF PARADISE 5' x 5' M
BIO-FILTRATION BASIN: 1 GAL. @ 12" O.C.

JUNCUS PATENS COMMON RUSH 18" x 18" L
SYMBOL
829 Seacoast Drive Mixed Use Building
June 16, 2024
Landscape Materials Board
1951 Fourth Avenue, Ste. 302
San Diego, CA 92101 (619) 718-9660
l a n d s c a p e a r c h i t e c t u r e
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S S O C I A T
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Site Materials and Furnishings
Imperial Beach, California APN: 625-272-23-00
Narrow-leafed Bird of Paradise New Zealand Flax
Cordyline
Agave
Accent Shrubs
Trees

ULMUS PARVIFOLIA 'TRUE GREEN'

EVERGREEN CHINESE ELM
Pervious Paving
Tree Grates
Raised Planters
Bike Racks Second Floor Patio Furnishings
African Daisy Jade Plant
Dwarf Yeddo Hawthorn
Slim Bottlebrush
Red Trumpet Vine
Green Carpet Natal Plum
Massing Shrubs
Screening Shrubs
Star Jasmine
Vines

LAURUS NOBILIS 'SARATOGA'

BAY LAUREL
L 2

17731 Mitchell N, Suite 200, Irvine, CA 92614  (949) 224 - 1970  Fax: (949) 224 - 1963 Real Estate Development
www.farwestindustries.com
May 27, 2026
Ryan Pua
Planning Department
City of Imperial Beach
Dear Ryan,
After our internal meeting with our team and ownership we will make the following considerations.

Please see the DRB recommendations with our answers in red below:

1. Consider incorporating a dark bronze anodized aluminum storefront to create contrast with the lightcolored building design.

Applicant agrees. We will be using a bronze style salt water resistant storefront product.

2. For upper portions of the building and the guardrail system, consider using either lower- or highercarbon stainless steel (such as 325 marine grade), or alternatively, a glass railing system.

Applicant agrees. We will be spec’ing high carbon marine steel for this system.

3. Consider highly corrosion-resistant materials for window finishes.

Applicant agrees. All windows will be Milgard Salt Water resistant or equal.

4. Consider using a 12” x 18” stone tile veneer in a staggered stack bond pattern, with varied sizes, in lieu of a standard CMU bond wall design.

Applicant agrees. See new materials board to reflect size.

5. For the overall color scheme, consider softening the proposed blue to create a more balanced contrast with the white tones.

Applicant has adjusted coloring and tone to better reflect suggestions of DRB. New coloring and tones will provide a more balanced contrast.

6. Consider using a light-colored TPO roofing system to improve heat reflectivity.

Applicant agrees, Title 24 will drive this. Either white or grey an or equal will be provided in the specifications.

7. Alternatively, consider a charcoal shingle roof with reflective properties to reduce heat gain.

Applicant agrees.

8. Consider providing a secured gate for the ground-floor parking area.

Applicant has updated plans to reflect the secured gate.

9. Consider incorporating an elevator to serve the residential units.

Applicant has made best efforts to design with elevator, however this would restrict our ability to meet landscaping requirements.

10. Consider installing wired EV charging stations for each dwelling unit within the ground-floor parking area.

Attachment 6 Page 410 of 575
Applicant agrees and has provided a 50-amp outlet every two spaces dedicated to each unit.

11. Consider revising or reorienting the shared wheel stops in the ground-floor parking area, as the current configuration may create a tripping hazard.

Applicant agrees and has made these changes to the plans.

12. Consider dedicating parking space #7 to the ADA unit along Date Avenue.

As a requirement to provide ADA parking for the project, the applicant cannot specifically dedicate a (required) space to a specific unit. One space if for commercial and the other is for the general residential portion of the project.

13. Consider reducing the overall use of blue—particularly at the columns along Seacoast Drive—and instead extending the stone tile to create greater cohesion and reduce contrast with the white finishes.

Reevaluate the material or paint used at the main commercial corner feature and consider incorporating stone tile in lieu of painted surfaces.

Applicant has made overall adjustments to the color scheme including the main commercial corner.

Applicant will not be using stone as an alternate substrate. Applicant will continue to additional finish details.

14. Consider introducing an alternative color for the horizontal siding at the southwest corner to break up the expanse of white.

Applicant agrees. Alternate color has been provided as reflected in the plans and associated color board.

15. In lieu of the Chinese evergreen elm within the public right-of-way, consider proposing a more vertical shade tree species such as Sweet Shade.

Applicant does not agree. Sweet Shade is notoriously susceptible to wind damage and prefers sheltered locations.

16. Consider relocating the shade tree in front of Unit 101 to the southeast corner of the property to enhance screening.

Applicant agrees.

17. For the second-floor landscaping, consider providing permanent planters with integrated irrigation.

Applicant does not agree. Our ownership feels this may open us up to litigation due to overwatering concerns possibly creating water damage from automated irrigation.

18. Consider adding a fourth street tree along Seacoast Drive.

The applicant shall coordinate with the Community Development Department and Public Works to evaluate the feasibility of installing a fourth street tree along Seacoast Drive during building permit review.

Best regards,
Steve Alford
Steve Alford
Far West Industries. Inc

ATTACHMENT 1
1 CITY OF IMPERIAL BEACH

DESIGN REVIEW BOARD

REGULAR MEETING MINUTES
February 19, 2026, 4:00 p.m.

Council Chambers
825 Imperial Beach Boulevard
Imperial Beach, CA 91932
Members Present: Chair Bradley, Vice Chair Beltran, Member Crosby, Member Keating, Member Voronchihin
Staff Present: City Manager Foltz, City Clerk Kelly, Community Development Director Philips, Assistant Planner Pua
_____________________________________________________________________

1. CALL TO ORDER
Chair Bradley called the meeting to order at 4:01 p.m.

2. ROLL CALL
City Clerk Kelly took roll.

3. PUBLIC COMMENT
No public comments.

4. BUSINESS ITEMS

4.a WELCOME AND INTRODUCTIONS.

Chair Bradley welcomed new DRB Members Crosby and Keating and thanked returning DRB Members Voronchihin and Beltran.

City Manager Foltz announced City Planner/Management Associate Ayala had left the City of Imperial Beach and welcomed new Community Development Director Philips.

Community Development Director Philips introduced himself.

4.b SELECTION OF CHAIR - EFFECTIVE AT THE NEXT DESIGN REVIEW BOARD MEETING.

Chair Bradley opened nominations for Chairperson.

No discussion occurred.

Attachment 7 Page 412 of 575
ATTACHMENT 1
2 Motion by Member Voronchihin
Seconded by Vice Chair Beltran
To nominate Karl Bradley for the position of Chairperson.

AYES (5): Chair Bradley, Vice Chair Beltran, Member Crosby, Member Keating, and Member Voronchihin
Motion Carried (5 to 0)

4.c SELECTION OF VICE CHAIR - EFFECTIVE AT THE NEXT DESIGN REVIEW BOARD MEETING.

Chair Bradley opened the nominations for Vice Chairperson.

No discussion occurred.

Motion by Member Voronchihin
Seconded by Member Crosby
To nominate Miquel Beltran for the position of Vice Chairperson.

AYES (5): Chair Bradley, Vice Chair Beltran, Member Crosby, Member Keating, and Member Voronchihin
Motion Carried (5 to 0)

4.d APPROVAL OF MINUTES.

No discussion occurred.

Motion by Vice Chair Beltran
Seconded by Member Voronchihin
To approve the September 18, 2025 Design Review Board Regular Meeting minutes.

AYES (3): Chair Bradley, Vice Chair Beltran, and Member Voronchihin ABSTAINED (2): Member Crosby, and Member Keating
Motion Carried (3 to 0)

4.e FAR WEST INDUSTRIES, (APPLICANT); CONSTRUCTION OF ONE NEW MIXED-USED BUILDING WITH AN 1,847 SF COMMERCIAL SPACE, SIX DWELLING UNITS, AND 14 PARKING SPACES AT 829 SEACOAST DRIVE.

Member Crosby recused herself from participating in this item out of an abundance of caution due to a potential conflict of interest and left the Council Chambers at 4:10 p.m.

ATTACHMENT 1
3 Associate Planner Pua gave a PowerPoint presentation on the item. He also announced that correspondence and a Photometric Plan were submitted as Last Minute Agenda Information.

Public Comments:

Bob Pratte expressed concerns regarding the project's orientation toward Seacoast Drive rather than Date Avenue, stating that the design was inconsistent with the character of the neighborhood and would create a large wall-facing streetscape. He suggested greater pedestrian orientation and neighborhood integration, raised concerns about potential impacts to ocean views, alley safety, parking availability, and the potential use of units as short-term rentals. He also encouraged design features that would foster interaction between future residents and the surrounding community.

Associate Planner Pua responded that the proposed setback complies with the applicable zoning requirements, explained that the property is located within a different zoning district than the adjacent residential properties, resulting in different setback standards, and noted that the proposed five-foot setback exceeds the minimum setback permitted by the zone.

In response to a question from Member Voronchihin, Steve Alford of Far West Industries, representing the Lassoy Family, provided a history of the property.

Member Voronchihin asked questions regarding the project's landscape calculations, proposed landscaping within the public right-of-way, irrigation, tree species, storefront finishes, roofing, and building materials. His recommendations included:
• Use a darker storefront finish (dark bronze / aluminum anodized) to provide contrast and durability, rather than a lighter storefront system. • Consider marine-grade or corrosion-resistant materials for exterior metal elements, particularly guardrails, due to the coastal environment. • Where feasible, use glass guardrails instead of metal systems to improve durability and aesthetics.
• For stone/tile veneer, consider a stack bond or varied pattern (rather than running bond) and adjust module sizing (e.g., 12x12 or 12x18) to improve visual interest.
• Soften or reduce the intensity of the blue-and-white exterior color contrast, noting it may be too visually jarring in its current form. • Use lighter-colored roofing materials, including the charcoal shingle and TPO roofing, to improve heat reflectivity and reduce heat absorption.

ATTACHMENT 1
4 • Ensure rooftop and minor shingle roof areas use lighter tones even if not visible from street level to improve overall thermal performance.

Member Keating provided comments and questions regarding the project’s design and public improvements. He expressed support for the overall building design, articulation, and architectural features. He emphasized the importance of providing two parking spaces per residential unit and discussed the feasibility of meeting onsite landscaping requirements versus using public right-of-way landscaping, questioning whether minor design adjustments could achieve compliance. He also requested clarification on sidewalk widths and right-of-way dimensions along Date Avenue and Seacoast Drive, expressing concern about maintaining adequate pedestrian clearance, particularly ensuring consistency with adjacent sidewalk widths and sufficient net walking space around tree wells and other obstructions.

He asked staff to confirm minimum sidewalk standards and whether proposed improvements would maintain or improve existing conditions. He continued his comments by expressing concern about maintaining adequate pedestrian sidewalk width and requested confirmation that net sidewalk clearances would remain sufficient for safe passage. He requested that the alley gate be made a required improvement rather than optional, which the applicant confirmed. He raised questions regarding parking allocation, ADA accessibility, and the absence of an elevator, and suggested consideration of adding one for improved accessibility and usability. He also noted the lack of designated guest parking and sought clarification on parking management. He recommended enhanced EV infrastructure beyond minimum code requirements, including future-ready wiring or conduit for potential additional charging stations. He also requested clarification on solar panel metering and allocation, noting it would be addressed during construction documents. He reviewed the parking structure layout and recommended ensuring adequate clearance near structural walls and shear elements consistent with standard code requirements.

Member Beltran expressed support for the project and was pleased to see development of the site and that the design generally responds well to pedestrian orientation and setbacks. He recommended revising the building’s exterior color palette, suggesting a reduction in the amount of blue and overall contrast, and considering the use of stone tile in place of painted blue elements at the main corner feature to create a more cohesive appearance. He also suggested breaking up the white horizontal siding at the corner with alternative materials to reduce visual starkness. Regarding landscaping, he supported the use of planting along Date Avenue to create a “front yard” character and recommended considering alternative tree species with a more vertical growth habit, such as Sweetshade (Hymenosporum flavum), subject to City approval. He also suggested slight adjustment of the corner tree placement to improve screening at Unit 101. He noted that the proposed pervious paving system appeared appropriate and concluded by recommending approval of the project with the stated design and landscaping refinements.

ATTACHMENT 1
5 Chair Bradley expressed support for some aspects of the project but raised concerns regarding accessibility, solar design assumptions, and compliance with the 15% landscaping requirement. He questioned the use of second-floor planters and indicated he was not comfortable counting them toward required landscaping unless they are permanent with irrigation and drainage. He stated he was not inclined to support including right-of-way landscaping in lieu of on-site landscaping and emphasized concern about establishing precedent for reduced on-site landscaping. He recommended that the full 15% landscaping requirement be provided on site. He also discussed potential alternatives for meeting the requirement, noting that reducing parking did not appear feasible given the project design and required parking configuration. He concluded by reiterating that, while he understood staff and applicant constraints, his recommendation was to require full on-site compliance with the landscaping standard.

Member Keating continued his comments by requesting additional clarification on pedestrian circulation along Seacoast Drive, specifically asking for clear dimensions of the net sidewalk width between proposed elements such as tree wells, building features, and landscape areas. He noted concern that portions of the sidewalk shown in renderings may not be fully walkable and emphasized the need to confirm that minimum pedestrian clearances are maintained. He also requested that the design include adequate ADA-compliant access, including confirmation of required clear sidewalk widths around curb ramps and truncated domes, and stressed the importance of ensuring a continuous accessible path of travel. He further suggested adding additional street trees along Seacoast Drive to enhance the streetscape and requested that these dimensional and accessibility details be clearly defined during the construction document phase to ensure compliance and avoid reducing usable sidewalk or landscaped areas.

Discussion ensued regarding the DRB's recommendations.

Associate Planner Pua summarized the DRB's recommendations as follows:

1. Consider incorporating a dark bronze anodized aluminum storefront to create contrast with the light-colored building design.

2. For upper portions of the building and the guardrail system, consider using either lower- or higher-carbon stainless steel (such as 325 marine grade), or alternatively, a glass railing system.

3. Consider highly corrosion-resistant materials for window finishes.

4. Consider using a 12” x 18” stone tile veneer in a staggered stack bond pattern, with varied sizes, in lieu of a standard CMU bond wall design.

5. For the overall color scheme, consider softening the proposed blue to create a more balanced contrast with the white tones.

ATTACHMENT 1
6 6. Consider using a light-colored TPO roofing system to improve heat reflectivity.

7. Alternatively, consider a charcoal shingle roof with reflective properties to reduce heat gain.

8. Consider providing a secured gate for the ground-floor parking area.

9. Consider incorporating an elevator to serve the residential units.

10. Consider installing wired EV charging stations for each dwelling unit within the ground-floor parking area.

11. Consider revising or reorienting the shared wheel stops in the ground-floor parking area, as the current configuration may create a tripping hazard.

12. Consider dedicating parking space #7 to the ADA unit along Date Avenue.

13. Consider reducing the overall use of blue—particularly at the columns along Seacoast Drive—and instead extending the stone tile to create greater cohesion and reduce contrast with the white finishes. Reevaluate the material or paint used at the main commercial corner feature and consider incorporating stone tile in lieu of painted surfaces.

14. Consider introducing an alternative color for the horizontal siding at the southwest corner to break up the expanse of white.

15. In lieu of the Chinese evergreen elm within the public right-of-way, consider proposing a more vertical shade tree species such as Sweet Shade.

16. Consider relocating the shade tree in front of Unit 101 to the southeast corner of the property to enhance screening.

17. For the second-floor landscaping, consider providing permanent planters with integrated irrigation.

18. Consider adding a fourth street tree along Seacoast Drive.

Motion by Member Voronchihin
Seconded by Vice Chair Beltran
That the project move forward to City Council with the
comments/recommendations summarized by staff.

AYES (4): Chair Bradley, Vice Chair Beltran, Member Keating, and Member Voronchihin
Conflict (1): Member Crosby
Motion Carried (4 to 0)

ATTACHMENT 1
7 5. INFORMATIONAL ITEMS/REPORTS
None.

6. ADJOURNMENT
Chair Bradley adjourned the meeting at 5:32 p.m.

Jacqueline Kelly, MMC
City Clerk
Karl Bradley
Chair

ATTACHMENT 8

GENERAL PLAN AND ZONING ORDINANCE CONSISTENCY CHART
C/MU-2 Standards Provided/Proposed
Maximum density of one dwelling unit for
every one thousand five hundred gross
square feet of lot area (Section 19.27.020).

The property measures 9,550 square feet,
which would allow for 6 residential units; 6
residential units are proposed.

Specified commercial, residential, light
industrial, public and semi-public, green
building utilities, and open space and
recreation uses allowed in the C/MU-2 zone
are listed in Chapter 19.23, including those
requiring a conditional use permit, and shall
also comply with the following land use
regulations:

A. For all buildings with frontage along
Seacoast Drive, including those with
multiple-family dwelling units,
"active commercial uses" as defined
in Chapter 19.04 are required to be
provided at a minimum sixty percent
of each building's ground floor lineal
footage and have direct pedestrian
access from the Seacoast Drive
sidewalk or a plaza. The remaining
forty percent must either be
primarily related to the commercial
use, such as parking, access, or
other non-active commercial
purpose or, if related to noncommercial use, must be designed either to encourage and promote
pedestrian activity or to visually
screen required on-site parking.

A. The Project fronts Seacoast Drive and
includes an active commercial use that
occupies more than sixty percent of the
building’s ground-floor linear frontage,
with direct pedestrian access from
Seacoast Drive.

Yard requirements for the C/MU-2 zone are
as follows:

A. On property fronting on Seacoast
Drive, the front of each building
shall be set on the front property
line. For purposes of this
requirement an arcade is
considered a part of the building.

For lots not fronting on Seacoast
Drive there are no front, side, or
A. The Project fronts Seacoast Drive. The
vertical mixed-use building includes a
commercial building on the ground floor
located along Seacoast Drive. The building
would be constructed on the front property
line.

ATTACHMENT 8
rear yard setbacks in the C/MU-2
zone except as follows:

B. A ten-foot rear and/or side yard
setback is required for properties
abutting any property zoned R-1-
6000.

C. A five-foot rear and/or side yard
setback is required for properties
abutting any property zoned R2000.

B. The property does not abut any property
zoned R-1-6000.

C. The side yard (east property line) abuts a
property that is zoned R-2000. The building
is setback 5’ on the first floor.

Stepbacks
A. On property with a side or rear yard
abutting a residential zone, the
second-floor stepback shall be a
minimum of five feet from the
abutting residential property line and
the third-floor stepback shall be a
minimum of ten feet from the
abutting residential property line.

B. Stepbacks are not required where
the ten-foot setback is required or
observed for at least fifty percent of
the property line abutting residential
property.

C. On properties fronting Seacoast
Drive, an upper-story setback of five
to ten feet is required for a minimum
of fifty percent of street-facing
façades along Seacoast Drive.

A. The property abuts a residential zone
(R-2000) on the east property line. The
building provides a five foot stepback for
the second floor, and a 10-ft stepback
for the third floor on the east property
line.

B. The Project proposes stepbacks and is
compliant with the Imperial Beach
Municipal Code.

C. Along Seacoast Drive, the second and
third floors are stepped back
approximately 6 feet 10 inches to 14
feet 4 inches from the western property
line, providing articulation to more than
fifty percent of the street-facing façade
on each floor.

Minimum Lot Size
A. The minimum lot size for any new
lot created in the C/MU-2 zone shall
be three thousand square feet (for
related provisions concerning small
lots, see Chapter 19.42).

A. The Project is not proposing the
creation of a new lot. The lot currently
measures 9,550 square feet.

Frontage
A. Every new lot created in the C/MU-2
zone shall have a minimum width
along a street of thirty feet (for

ATTACHMENT 8
related provisions concerning small
lots, see Chapter 19.42).

A. The Project is not proposing the
creation of a new lot. The current width
of the lot is 95.05’.

Building Height
A. No building in the C/MU-2
(Seacoast Commercial) zone shall
exceed three stories or thirty feet in
height, whichever is less.

B. All commercial spaces on the
ground floor shall have a minimum
fifteen-foot floor-to-ceiling height;
and single-story commercial
buildings shall have a minimum
building height of twenty feet.

A. When measuring from the average of
the existing grade, the overall height of
the building, including the roof decks,
and parapets is approximately 33’ - 1
1/2”. However, parapets may extend
above the height limit (ref. IBMC
Section 19.40.020). Not including the
portions of the structure that may
extend above the height limit, the
building height from the average of the
existing grade is 29’ – 7 ½”, which
complies with the 30’ building height
limit in the C/MU-2 (Seacoast
Commercial & Mixed Use) Zone.

B. The Project proposes a floor-to-ceiling
height of 15 feet, which complies with
the required floor-to-ceiling height for
ground-floor commercial spaces in the
C/MU-2 (Seacoast Commercial & Mixed
Use) Zone.

Separation of buildings
A. No buildings shall be located less
than five feet from nay other building
on the same lot.

A. No buildings shall be located less than
five feet from any other building on the
same lot.

Parking
A. Per Imperial Beach Municipal Code
(IBMC) Section 19.48.035, the
minimum parking requirement for
projects proposing “multiple-family
residential” would be 1.5 spaces per
dwelling unit and for projects
proposes “commercial uses” in the
C/MU-2 Zone would be 1 space per
1,000 gross square feet of
commercial.

A. In total, the Project would be required to
provide 10 spaces (9 spaces for the
residential component and 1 space for
the commercial space). The Project is
proposing 14 open parking spaces,
which exceeds the amount required and
is compliant with Imperial Beach
Municipal Code (IBMC).

Landscaping requirements are as follows
(Section 19.50.030, Commercial
Landscaping):

ATTACHMENT 8
A. Not less than fifteen percent of the
total site shall be landscaped and
permanently maintained.

A. Based on the Project’s 9,550-squarefoot lot size, a minimum of 1,432.5 square feet of on-site landscaping is
required. The Project provides a total of
1,173 square feet (12.28%) of on-site
landscaping, located along the site
perimeter to enhance aesthetic appeal
and site drainage, as well as within a
second-floor courtyard in the form of
planters. In addition, the Applicant
proposes shade street trees and
drought-tolerant landscaping within the
public right-of-way along both Seacoast
Drive and Date Avenue, totaling 352
square feet (2.72%) of additional
landscaped area. However, the
Applicant respectfully requested that the
landscaped areas within the public rightof-way be credited toward the Project’s total landscape calculations. Because
this request requires consideration by
both the Design Review Board and the
City Council, staff sought input from the
Design Review Board during a public
meeting held on February 19, 2026.

During the meeting, the Design Review
Board reached a consensus to
recommend approval of the request to
allow off-site landscaping within the
public right-of-way to count toward the
Project's total on-site landscaping
requirement. This recommendation was
made with the conditions that the
approval does not establish a precedent
for future projects within the City of
Imperial Beach and that the existing
sidewalk widths along Seacoast Drive
and Date Avenue is not reduced. With
this recommendation, the Project would
satisfy the 15 percent landscaping
requirement established in IBMC
Section 19.50.030(A). Notwithstanding
this recommendation, the City Council
may, at its discretion, require that all
required landscaping be provided onsite and exclude landscaping located within the public right-of-way from the
calculation of the minimum landscaping
area required under IBMC Section

19.50.030(A).

ATTACHMENT 8
B. There shall be a five-foot-wide
landscape area between any
parking area and any public street
right-of-way.

C. A portion of a property not used for
buildings, parking, walkways,
loading or storage areas shall be
landscaped.

D. There shall be a minimum three-foot
by fifteen-foot, or forty-five square
foot, landscaped area within the
parking area (not including
perimeter area landscaping) for
every three parking spaces or the
equivalent. A minimum width of
three feet is required. A four-foot by
fifteen-foot area may be permitted
for every four spaces, five-foot-wide
for five spaces, etc.

E. Prior to issuance of any building
permits, a complete landscaping
plan shall be submitted to the
Community Development
Department for approval. Such
approval shall be subject to appeal
in the manner set forth in Sections

19.84.070 through 19.84.090.

F. Landscaping and required watering
system shall be installed prior to the
use of the premises. All landscaping
material in required landscaping
areas shall be permanently
maintained in a growing and healthy
condition, including trimming, as
appropriate to the landscaping
material.

G. A permanent irrigation system shall
be installed to serve all landscaped
areas.

B. There is no parking area near the public
right-of-way.

C. Portions of a property not used for
buildings, parking, walkways, loading or
storage are landscaped.

D. The Project does not propose
landscaped areas within the parking
area due to site constraints and the
proposed development configuration.

The parking area is located beneath the
second floor, where adequate sunlight
is not available to support viable
landscaping.

E. A complete landscape plan would be
required prior to issuance of building
permits.

F. Landscaping and required watering
system shall be installed prior to the use
of the premises subject to state
requirements.

G. A permanent irrigation system shall be
installed to serve all landscaped areas
subject to state requirements.

PHOTOMETRIC PLAN

COMMERCIAL SPACE
UNIT 001

TOWER ELEMENT

COMMERCIAL

BACK OF HOUSE
ENTRY BR 3

TOWNHOME
UNIT101 A.D.A PATH
BR 2
BA 2
STOR.4 STOR.2 STOR.1
STOR.3
OPT. GATE

METERS FIRE

PARKING AREA
AREA 1
AREA 2
AREA 3
AREA 4
AREA 5
AREA 6
AREA 7
AREA 8
AREA 9
AREA 10
5 4
3 2
1 6
7 8
9 10
11 12
13 14
15 16 UP
1 2
3 4
5 6
7 8
910 111213141516 UP 161514131211 10

UP BICYCLE RACK
L1
L1
L1
L1
L2
L2 L2 L2 L2 L2 L2
L2
L2
L2
L2
L2
L2
L2
L2 L2
L2 L2
L2 L2
L2 L2
L2
L2
L2 L2
L2
L2
L1
LIN
F.D.

F.D.

F.D.

F.D.

0.4 0.6 0.8 0.8 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.8 1.8 2.0 1.4

0.3 0.4 0.4 0.5 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.6 2.1 5.4 6.9 3.8

0.2 0.2 0.3 0.3 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.4 1.1 3.8 10.4 10.9 7.8

0.1 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.5 0.5 0.5 0.5 0.6 0.7 0.8 0.8 1.3 3.5 9.2 10.6 6.6

0.1 0.2 0.2 0.3 0.5 0.8 1.2 1.5 1.5 1.2 1.0 1.0 1.1 1.5 1.9 1.7 1.5 2.2 3.8 4.4 2.6

0.1 0.2 0.3 0.4 0.8 1.4 2.5 3.4 3.3 2.4 1.7 1.5 1.9 2.9 3.8 3.4 2.3 1.6 1.5 1.4 0.9

0.1 0.2 0.3 0.5 1.0 2.2 4.2 6.4 6.2 4.0 2.4 2.1 2.9 5.0 6.9 6.1 3.7 1.9 1.0 0.6 0.4

0.1 0.2 0.3 0.6 1.2 2.7 5.6 8.9 8.6 5.3 3.0 2.4 3.5 6.4 9.5 8.2 4.7 2.2 1.1 0.6

0.1 0.2 0.3 0.6 1.2 2.7 5.4 8.6 8.3 5.1 2.9 2.4 3.3 5.9 8.6 7.6 4.3 2.1 1.0 0.6

0.1 0.2 0.3 0.5 1.1 2.1 3.8 5.6 5.5 3.7 2.3 1.9 2.5 4.0 5.6 4.9 3.0 1.6 0.9 0.6

0.1 0.1 0.3 0.9 1.6 2.0 2.4 2.9 2.8 2.2 1.9 2.2 2.4 2.6 2.8 2.6 1.9 1.6 1.6 1.2

0.1 0.1 0.9 2.4 4.5 4.0 2.4 1.6 1.4 1.6 2.7 4.6 4.4 2.6 1.5 1.1 1.5 2.7 4.5 3.9

0.1 0.2 1.6 6.2 10.6 9.2 3.5 1.2 0.6 1.7 5.3 10.2 9.8 4.3 1.3 0.6 1.8 6.3 10.6 9.6

0.0 0.3 1.7 7.0 10.6 10.2 3.7 0.9 0.4 1.5 5.8 10.8 10.8 4.7 1.2 0.4 1.8 7.1 10.9 10.8

0.0 0.1 1.0 3.2 6.4 5.1 1.9 0.5 0.3 0.9 2.7 6.1 5.7 2.3 0.7 0.3 1.1 3.3 6.6 5.4

0.0 0.0 0.2 1.0 1.5 1.3 0.6 0.1 0.1 0.2 0.9 1.5 1.4 0.7 0.2 0.1 0.3 1.0 1.6 1.4

0.0 0.0 0.0 0.1 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.2 0.2 0.1 0.0 0.0 0.1 0.1 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.4 0.4 0.4 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.4 0.6 0.8 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.8 1.8 2.3 2.6 2.5 2.0 1.2 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 0.9 1.2 1.3 1.0 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.0 3.1 7.2 9.7 8.0 9.0 8.1 3.5 1.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.7 1.2 1.7 1.8 1.3 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 0.9 0.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.6 2.7 7.8 14.8 13.7 14.3 13.8 11.9 6.2 1.5 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.7 1.2 1.7 1.8 1.3 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.9 2.3 3.9 3.1 1.3 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.2 5.3 12.8 18.3 11.3 10.4 11.1 10.0 4.5 1.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 1.8 6.6 10.6 8.7 2.9 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 1.4 5.7 13.3 15.2 0.0 0.0 0.0 0.3 2.0 8.1 11.3 10.6 3.5 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 1.4 4.8 11.6 12.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 1.4 5.8 12.3 12.9

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 1.1 4.4 10.1 10.7

0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.1 0.2 0.7 1.9 3.8 4.1

0.0 0.0 0.0 0.0 0.2 0.9 1.5 1.4 1.0 1.2 1.7 1.7 1.4

0.0 0.0 0.0 0.1 0.9 2.9 6.4 5.7 3.3 4.3 6.8 4.9 1.9

0.0 0.0 0.0 0.2 1.5 6.2 10.7 10.6 6.0 8.7 10.9 9.4 3.4

0.0 0.0 0.0 0.1 1.3 5.5 10.8 9.9 5.4 7.9 11.4 8.7 3.0

0.0 0.0 0.0 0.1 0.9 3.2 6.0 5.4 3.8 4.4 6.4 4.9 2.3

0.0 0.0 0.0 0.1 1.1 4.2 8.8 8.0 4.4 6.0 9.3 7.0 2.5

0.0 0.0 0.0 0.2 1.5 6.5 10.5 10.8 6.2 9.1 10.2 9.8 3.5

0.0 0.0 0.0 0.1 1.3 4.9 9.9 9.0 4.8 7.0 10.5 8.0 2.7

0.0 0.0 0.0 0.1 0.9 3.1 5.7 5.0 3.8 4.2 6.1 4.6 2.2

0.0 0.0 0.0 0.1 1.3 4.8 9.9 9.0 4.8 7.0 10.5 8.0 2.8

0.0 0.0 0.0 0.2 1.5 6.5 10.5 10.8 6.2 9.1 10.2 9.8 3.4

0.0 0.0 0.0 0.1 1.1 4.2 8.9 8.1 4.4 6.1 9.3 7.0 2.5

0.0 0.0 0.0 0.1 0.9 3.2 6.0 5.4 3.8 4.4 6.4 4.9 2.3

0.0 0.0 0.0 0.1 1.4 5.5 10.8 9.9 5.4 7.9 11.4 8.7 3.0

0.0 0.0 0.0 0.2 1.5 6.2 10.8 10.6 6.1 8.8 11.0 9.5 3.4

0.0 0.0 0.0 0.1 0.9 3.0 6.4 5.7 3.4 4.4 6.9 5.0 2.1

0.0 0.0 0.0 0.1 0.2 1.0 1.8 2.0 1.6 1.4 1.9 1.6 0.7

0.0 0.0 0.0 0.1 0.1 0.4 1.6 2.8 2.9

0.0 0.0 0.1 0.1 0.1 1.0 3.5 8.7 9.4

0.0 0.0 0.1 0.1 0.2 1.3 5.5 12.0 12.5

0.0 0.0 0.1 0.1 0.2 1.4 5.0 12.3 13.3

0.0 0.1 0.1 0.1 0.2 1.4 5.6 12.5 13.6

0.0 0.1 0.1 0.1 0.2 1.4 5.8 13.0 13.8

0.0 0.1 0.1 0.1 0.2 1.4 4.9 12.2 13.4

0.0 0.1 0.1 0.1 0.2 1.4 5.9 13.0 13.8

0.0 0.1 0.1 0.1 0.2 1.4 5.5 12.5 13.6

0.0 0.1 0.1 0.1 0.2 1.4 5.2 12.3 13.4

0.1 0.1 0.1 0.1 0.2 1.4 5.9 12.8 13.4

0.1 0.1 0.1 0.1 0.2 1.4 5.1 12.3 13.4

0.1 0.1 0.1 0.1 0.2 1.4 5.6 12.5 13.6

0.1 0.1 0.1 0.1 0.2 1.4 5.8 13.0 13.8

0.1 0.1 0.1 0.1 0.2 1.4 4.9 12.2 13.4

0.1 0.1 0.1 0.1 0.2 1.4 5.9 13.0 13.8

0.1 0.1 0.1 0.2 0.3 1.5 5.5 12.5 13.6

0.1 0.1 0.1 0.2 0.3 1.5 5.2 12.3 13.4

0.1 0.1 0.1 0.2 0.3 1.5 5.7 12.0 12.5

0.1 0.1 0.2 0.2 0.4 1.2 3.7 8.8 9.5

0.1 0.1 0.2 0.2 0.4 0.8 2.0 3.4 3.7

0.1 0.1 0.2 0.3 0.4 0.7 1.2 2.0 2.3

0.1 0.1 0.2 0.3 0.4 0.7 1.1 1.6 1.8

0.1 0.1 0.2 0.2 0.3 0.5 0.8 1.1 1.3

2.1 2.2 1.6 1.0 0.7 0.4 0.3 0.2 0.2 0.1 0.1 0.1

2.3 2.3 1.7 1.1 0.7 0.5 0.3 0.2 0.2 0.1 0.1 0.1

2.0 1.9 1.5 1.1 0.7 0.5 0.3 0.2 0.2 0.1 0.1 0.1

1.7 1.8 1.4 1.0 0.7 0.5 0.3 0.2 0.2 0.1 0.1 0.1

2.0 2.0 1.5 1.0 0.7 0.4 0.3 0.2 0.2 0.1 0.1 0.1

2.2 2.1 1.6 1.0 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1

1.8 1.8 1.4 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1

1.5 2.1 2.2 1.6 0.7 0.3 0.2 0.2 0.1 0.1 0.1 0.1

2.3 4.5 6.2 3.9 1.5 0.4 0.2 0.2 0.1 0.1 0.1 0.1

3.3 9.3 10.9 8.3 2.4 0.6 0.2 0.1 0.1 0.1 0.1 0.1

3.2 9.1 11.4 8.3 2.4 0.6 0.2 0.1 0.1 0.1 0.1 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 L3 L3

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.1 0.1 0.0

0.2 0.2 0.2 0.2 0.1 0.1 0.1

0.5 0.5 0.3 0.2 0.2 0.1 0.1

1.0 0.8 0.6 0.4 0.2 0.1 0.1

1.6 1.3 0.9 0.5 0.3 0.2 0.1

1.9 1.6 1.0 0.5 0.3 0.2 0.1

1.4 1.2 0.8 0.5 0.3 0.2 0.1

0.8 0.7 0.5 0.3 0.2 0.1 0.1

0.4 0.4 0.3 0.2 0.1 0.1 0.1

0.4 1.3 3.0 2.9 1.6 2.0 3.2 2.7 1.5 2.3 3.2 2.1 0.6 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.2 0.1 0.1 0.1 0.1

0.5 2.2 4.3 4.4 2.6 3.4 4.1 4.2 2.4 3.8 3.8 3.5 1.0 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0

0.4 1.5 3.4 3.4 1.9 2.4 3.6 3.1 1.7 2.8 3.7 2.6 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0

0.1 0.6 1.0 1.0 0.7 0.8 1.1 0.9 0.7 0.8 1.1 0.8 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.1 0.2 0.2 0.1 0.1 0.2 0.2 0.1 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

STATISTICS

DESCRIPTION SYMBOL AVG MAX MIN AVG/MIN MAX/MIN
BUILDING EXTERIOR 1 + 1.17 2.0 0.6 1.93 3.33
BUILDING EXTERIOR 2 + 6.18 11.2 0.6 10.30 18.67
BUILDING EXTERIOR 3 + 3.25 10.9 0.3 10.83 36.33
BUILDING EXTERIOR 4 + 3.72 10.6 0.6 6.2 17.67
BUILDING EXTERIOR 5 + 6.63 13.8 0.4 16.58 34.50
BUILDING EXTERIOR 6 + 6.82 11.4 1.9 3.59 6.00
BUILDING EXTERIOR 7 + 7.71 18.3 0.6 12.85 30.50
BUILDING EXTERIOR 8 + 2.65 11.4 0.6 4.42 19.00
BUILDING EXTERIOR 9 + 1.14 1.8 0.6 1.9 3.00
BUILDING EXTERIOR 10 + 5.17 11.3 0.9 5.74 12.56

LIGHTING FIXTURE SCHEDULE

TYPE DESCRIPTION LAMP VOLT WATT
L1

LED WALL SCONE LIGHT, MH TO BE VERIFIED WITH ARCHITECT

W/ MOTION AND PHOTO SENSOR OR THRU ASTRONOMICAL TIME CLOCK WAC LIGHTING WS-W52610 SERIES OR APPROVED EQUAL
LED 120 12
L2

LED EXTERIOR RECESSED DOWNLIGHT

W/ MOTION AND PHOTO SENSOR OR THRU ASTRONOMICAL TIME CLOCK LITHONIA LDN6 SERIES OR APPROVED EQUAL
LED 120 18
L3
4' LINEAR LED LIGHT FIXTURE

W/ MOTION AND PHOTO SENSOR OR THRU ASTRONOMICAL TIME CLOCK

MANUFACTURER TBD
LED 120 30
NOTES:

1. FIXTURE SHALL HAVE MIN. OF 10 YEARS MANUFACTURER WARRANTY ON ALL COMPONENTS.

2. FIXTURES SHALL HAVE APPROPRIATE U.L. LABEL (i.c., DAMP OR WET) AS REQUIRED BY CODES AND ORDINANCES.

3. FIXTURES SHALL INCLUDE ALL ACCESSORIES FOR INSTALLATION ACCORDING TO MANUFACTURER'S SHOP DRAWINGS AND AS REQUIRED BY CODES AND LOCAL ORDINANCES.

4. PRIOR TO ORDERING ANY LIGHTING EQUIPMENT, THE CONTRACT OR SHALL COORDINATE ALL FIXTURE LOCATIONS WITH ARCHITECTURAL REFLECTED CEILING PLANS AND CEILING CAVITY DEPTHS.

5. ALL LAMPS SHALL BE PROVIDED AND INSTALLED ACCORDING TO THE ATTACHED FIXTURE SCHEDULE AND SPECIFICATIONS. ENSURE COMPATIBILITY BETWEEN FIXTURE, LAMP(S) AND BALLAST(S).

6. CONTRACTOR SHALL VERIFY FIXTURE VOLTAGES AND CEILING TRIM COMPATIBILITY PRIOR TO ORDERING FIXTURE.

7. PROVIDE APPROVED FIRE-RATED ENCLOSURES FOR ALL LIGHTING FIXTURES LOCATED IN FIRE-RATED CEILINGS.

8. LIGHTING FIXTURE CATALOG NUMBERS ARE SERIES TYPE ONLY. PROVIDE ALL NECESSARY HARDWARE AS REQUIRED BY THE SPECIFICATIONS, DRAWINGS, AND PROJECT CONDITIONS FOR A COMPLETE INSTALLATION.

9. ALL FIXTURES SHALL BE ORDERED WITH APPROPRIATE BALLAST(S) THAT HAVE U.L. AND CBM LABELS. PROVIDE MULTIPLE BALLASTS FOR DUAL-LEVEL SWITCHING AND WIRING AS INDICATED ON THE PLANS.

10. ENSURE COMPATIBILITY OF ALL LIGHTING SYSTEM COMPONENTS, ESPECIALLY DIMMED SYSTEMS. FIXTURES,

LAMPS, BALLAST(S), AND DIMMING SYSTEMS/INDIVIDUAL CONTROLS MUST BE FACTORY CERTIFIED COMPATIBLE FOR FULL RANGE OF DIMMING COMPATIBILITY.

11. LIGHTING FIXTURE MANUFACTURER & MODEL IS FOR REFERENCE ONLY. FIXTURE SHALL BE SELECTED BY ARCHITECT. POWER AND QUALITY SHALL BE SPECIFICATION GRADE. REVISION SEACOAST DR IMPERIAL BEACH PLOT DATE: 8/6/2025 8:11:07 AM CDI Circa Domini International, Inc. Engineering - Consulting 9890 Research Dr. Suite 100, Irvine, CA 92618 Phone (949) 336-6636 | [email protected] SEACOAST DRIVE & DATE AVENUE IMPERIAL BEACH, CA 91932 DRAWN: CHECKED:

DATE: SCALE:
07/21/2025
SHEET TITLE:
3/16" = 1'-0''
E001

PHOTOMETRIC
PLAN
Q.P J.L.
02/19/2026 Item No. 4.e
Last Minute Agenda Information - Pg b.1
Attachment 9

P a g e | 1
August 5, 2026
ITEM TITLE: T-MOBILE SEEKS APPROVAL OF THE CONTINUED OPERATION OF AN EXISTING, PREVIOUSLY APPROVED, WIRELESS COMMUNICATIONS FACILITY AT 800 SEACOAST DRIVE AND CEQA EXEMPTION PURSUANT TO SECTION 15301. (0600-20) ORIGINATING DEPARTMENT:

Community Development
EXECUTIVE SUMMARY:

T-Mobile (“Applicant”) has initiated the process to obtain a Conditional Use Permit (“CUP”) renewal for the continued operation of an existing previously approved wireless communications facility at 800 Seacoast Drive (“Project”). The facility was originally approved by the City Council on June 3, 2015 through Resolution No. 2015-7591; however, the previous CUP expired on January 16, 2025, requiring new authorization for continued operation pursuant to Imperial Beach Municipal Code (“IBMC”) Chapter 19.90 (Wireless Communications Facilities). The property is zoned C/MU-2 (Seacoast Commercial & Mixed Use).

RECOMMENDATION:

That the City Council adopt Resolution 2026-074, approving Regular Coastal Permit (CP-25- 0006), Conditional Use Permit (CUP-25-0004), Design Review Case (DRC-25-0005), and Site Plan Review (SPR-25-0005) at 800 Seacoast Drive (APN: 625-262-02-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) zone subject to conditions as specified in the resolution.

OPTIONS:

In addition to reviewing this report and adopting staff recommendations, the City Council can:
 Approve the Project with modifications requested by the City Council; or  Deny the Project and the requested permits by making specific findings for denial; or  Continue the public hearing to a specific future meeting to allow staff to provide additional information upon which a decision can be rendered.

BACKGROUND/ANALYSIS:

The existing wireless communications facility was originally approved by the City Council in 2015 through Resolution 2015-7591. The previous CUP has since expired, and pursuant to IBMC Chapter 19.90 (Wireless Communications Facilities), new authorization is required to allow the continued operation of the facility. A new application (USE-25-0036) was submitted to the City on August 25, 2025, requesting approval of a Regular Coastal Permit (CP-25-0006), Conditional Use Permit (CUP-25-0005), Design Review Case (DRC-25-0005), and Site Plan Review (SPR-25- 0005). The application is limited to the continued operation of the existing wireless communications facility, with no proposed physical modifications or expansions.

P a g e | 2
Design, Height, and Location
The design, height, and
location of the existing
wireless communications
facility would remain
unchanged. The facility
consists of nine (9)
antennas concealed
behind a Fiber-Reinforced
Polymer (FRP) enclosure
and parapet wall designed
to match the existing
building in color, materials,
and architectural character.

The antennas are mounted
on the exterior of the
building along the north
and east façades, with the
facility ranging in height
from 48 feet to 51 feet,
consistent with the
previously approved installation. The associated equipment is located on the easternmost portion of the rooftop and is screened by an existing partition wall. As no physical modifications to the facility are proposed, the existing design would continue to minimize visual impacts, preserve the architectural character of the building, and maintain compatibility with the surrounding development.

GENERAL PLAN/LOCAL COASTAL PLAN CONSISTENCY:

The Project is consistent with the City of Imperial Beach General Plan/Local Coastal Program (“GP/LCP”) because it involves the continued operation of an existing wireless communications facility with no proposed expansion or physical modifications. The facility remains architecturally integrated into the existing hotel and does not alter the approved building mass, height, or site layout. The Project maintains the existing commercial land use and neighborhood character while allowing the continued provision of wireless communications services. The continued operation of the facility is also consistent with the City's implementation of the GP/LCP through the Zoning Ordinance, which permits wireless communication facilities in residential zones subject to approval of a CUP (Attachment 3).

SURROUND LAND USE ZONING:

Surrounding Areas Surrounding Zoning Surrounding Land
Use
North C/MU-2 (Seacoast Commercial & Mixed Use)
& PF (Public Facility)
Public Park
South C/MU-2 (Seacoast Commercial & Mixed Use) Mixed-Use East C/MU-2 (Seacoast Commercial & Mixed Use) Mixed-Use West PF (Public Facility) Public Beach
The Project should contribute positively to the commercial and mixed-use corridor because it provides critical communications capabilities for residents, visitors, and first-responders as well

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as being architecturally integrated into an existing hotel. The previous CUP has since expired, and this application is required to authorize the continued operation of the existing facility. No physical modifications, expansions, or changes to the approved design are proposed.

ENVIRONMENTAL DETERMINATION:

The Project was reviewed for compliance with the California Environmental Quality Act (“CEQA”) and determined that it qualifies for a Class 1 categorical exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines. No further environmental review is required.

FISCAL IMPACT:

The Applicant has submitted a fee of $23,228.00 to process the application for the Regular Coastal Permit, Conditional Use Permit, Design Review Case, and Site Plan Review.

ATTACHMENTS:

1. Resolution 2026-074

2. Project Plans

3. General Plan and Zoning Ordinance Consistency Chart

4. Construction Form

Attachment 1
RESOLUTION NO. 2026-074

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IMPERIAL BEACH, CALIFORNIA, APPROVING REGULAR COASTAL PERMIT (CP-25-0006), CONDITIONAL USE PERMIT (CUP-25-0004), DESIGN REVIEW CASE (DRC-25-0005), SITE PLAN REVIEW SPR-25-0005), AND CEQA EXEMPTION PURSUANT TO SECTION 15301 TO SEEK THE

APPROVAL OF THE CONTINUED OPERATION OF AN EXISTING, PREVIOUSLY APPROVED, WIRELESS COMMUNICATIONS FACILITY AT 800 SEACOAST DRIVE SUBJECT TO SPECIFIED CONDITIONS OF APPROVAL (USE-25-0036/MF 1696).

APPLICANT: T-MOBILE
WHEREAS, on August 5, 2026, the City Council of the City of Imperial Beach held a duly advertised and noticed public hearing to consider the merits of an application for a Regular Coastal Permit (CP-25-0006), Conditional Use Permit (CUP-25-0004), Design Review Case (DRC-25-0005), Site Plan Review (SPR-25-0005), for the continued operation of an existing, previously approved, wireless communications facility located at 800 Seacoast Drive (APN: 625- 262-02-00) in the C/MU-2 (Seacoast Commercial & Mixed Use) zone (“Project”); and WHEREAS, the design of the Project is compatible in use and appearance with other structures in the vicinity because it is hidden and, therefore, the Project is consistent with Policy D-8 of the Design Element of the General Plan; and
WHEREAS, the Project, consisting of nine (9) antenna, within an existing Fiberglass Reinforced Polymer (“FRP”) enclosure, and an equipment shelter; the Project also complies with the application requirements of Imperial Beach Municipal Code (“IBMC”) Section

19.90.050, the Development and Design Standards of IBMC 19.90.070 and will be required to comply with the Operations and Maintenance Standards of IBMC 19.90.080; and WHEREAS, the City Council of the City of Imperial Beach hereby finds that necessity compels the placement of this facility in this location to avoid a significant gap in wireless communications coverage; and
WHEREAS, the Project was reviewed for compliance with the California Environmental Quality Act (“CEQA”) and determined that it qualifies for a Class 1 categorical exemption pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines; and WHEREAS, the City Council further offers the following findings in support of its decision to conditionally approve the Project:

REGULAR COASTAL PERMIT (IBMC SECTION 19.87.050):

1. The proposed development conforms to the certified Local Coastal Plan including coastal land use policies.

The GP/LCP designates the site as being within the C/MU-2 zone. The purpose of the C/MU-2 zone is to provide land to meet the demand for goods and services required primarily by the tourist population, as well as local residents who use the beach area.

The Project would continue to provide critical communications capabilities for residents, visitors, and first-responders. As such, the Project will not adversely affect coastal resources, public access, or the character of the surrounding area and remains consistent with the certified Local Coastal Program.

Resolution No. 2026-074

2. For all development seaward of the nearest public highway to the shoreline, the proposed development meets standards for public access and recreation of Chapter Three of the 1976 Coastal Act and regulations promulgated thereunder.

The Project site is located between the sea and the first public road within the C/MU-2 zone, where visitor-serving commercial uses are intended to predominate. The facility will continue to have no adverse impact on shoreline processes, public access, coastal or scenic views, or other coastal resources, as it complies with applicable provisions of the IBMC, remains within the permitted height limits, and does not obstruct street-end or other public views. Accordingly, the Project is consistent with the public access and recreation policies of Chapter 3 of the Coastal Act and the City's certified Local Coastal Program.

3. The proposed development meets the minimum criteria set forth in the City of Imperial Beach Zoning Ordinance, the City’s Minimum Landscape Planting and Irrigation Standards, and the City’s Design Guidelines, as applicable.

The development has been designed to meet the minimum criteria set forth in the City of Imperial Beach Zoning Ordinance, City’s Minimum Landscape Planting and Irrigation Standards, and the City’s Design Guidelines.

4. The proposed development meets minimum criteria set forth in IBMC Sections

19.81.060, 19.82.050., 19.83.120., 19.84.050., and 19.86.100. for site plans, conditional use permits, design review, variances, zoning classification and rezonings.

The development meets the minimum criteria set forth in IBMC Sections 19.81.060 (Site Plan Review), 19.82.050 (Conditional Use Permit), and 19.83.120 (Design Review) and is subject to the findings provided within this Resolution. IBMC Sections 19.84.050 and

19.86.100 are not applicable because the Project does not require a variance, or a zoning classification/rezoning.

5. For all development involving the construction of a shoreline protective device, a mitigation fee shall be collected which shall be used for each sand replenishment purposes. The mitigation fee shall be deposited in an interest-bearing account designated by the Executive Director of the California Coastal Commission and the city manager of Imperial Beach in lieu of providing sand to replace the sand a beach area that would be lost due to the impacts of any proposed protective structure.

The Project does not involve the construction of a shoreline protective device. The application is limited to the continued operation of the existing wireless communications facility, with no proposed physical modifications or expansions. As such, the Project does not necessitate the construction of a shoreline protection device and would not have an impact on the sand in any beach area. Therefore, a mitigation fee is not required for the Project.

6. This Project complies with the CEQA.

This Project is categorically exempted from the requirements of CEQA as a Class 1 Project pursuant to CEQA Guidelines Section 15301 (Existing Facilities). The City has prepared a Categorical Exemption per the CEQA requirements for this Project and the Notice of Exemption will be filed with the County Clerk in compliance with CEQA.

Resolution No. 2026-074

7. Public Notice requirements, pursuant to IBMC Section 19.87.090, of the Coastal Development Project have been satisfied.

The Project description and the date of the City Council public hearing were sent to property owners within 300 feet and occupants within 100 feet of the subject site on July 23, 2026, and a public hearing notice was published in the South County Eagle & Times newspaper on July 23, 2026.

CONDITIONAL USE PERMIT FINDINGS (IBMC SECTION 19.82.040):

8. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.

The wireless communication facility would continue to provide communication services to the City of Imperial Beach commercial and residential development, avoiding gaps in wireless communications coverage and therefore contribute to the general well-being of the neighborhood or community. The Project is subject to IBMC Chapter 19.90 (Wireless Communications Facilities), which establishes the standards for siting, developing and maintaining wireless communications facilities and antennas throughout the City.

9. That such use will not, under the circumstances of the particular use, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, or injurious to property or improvements in the vicinity.

As conditioned, the Project would continue to comply with the requirements of IBMC Chapter 19.90 (Wireless Communications Facilities), which establishes standards to protect the public health, safety, and welfare, as well as the aesthetic quality of the community consistent with the goals, objectives, and policies of the General Plan.

Accordingly, the Project would not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity, nor would it be injurious to nearby property or improvements.

10. That the proposed use will comply with the regulations and conditions specified in this title for such use and for other permitted uses in the same zone.

The Project would continue to comply with the applicable regulations and development standards for wireless communications facilities set forth in IBMC Chapter 19.90 (Wireless Communications Facilities), as well as all applicable conditions of approval.

The Project consists of the continued operation of an existing, previously approved wireless communications facility, and no physical modifications are proposed that would result in noncompliance with the applicable regulations.

11. That the granting of such conditional use will be in harmony with the purpose and intent of this code, the adopted general plan and the adopted local coastal program.

The granting of this permit would be in harmony with the purpose and intent of the IBMC, the General Plan, and the certified Local Coastal Program. The Project consists solely of the continued operation of an existing, previously approved wireless communications facility and does not include any physical modifications. The facility remains architecturally integrated into the existing hotel and would continue to comply with the applicable requirements of IBMC Chapter 19.90 (Wireless Communications Facilities).

Resolution No. 2026-074

DESIGN REVIEW/SITE PLAN REVIEW (IBMC SECTION 19.81.060):

12. The proposed use does not have any detrimental effect upon the general health, safety and convenience of persons residing or working in the neighborhood, or is not detrimental or injurious to the value of the property and improvements in the neighborhood.

The Project consists solely of the continued operation of an existing, previously approved wireless communications facility and does not include any physical modifications. The design, location, and height of the facility would remain unchanged, and the facility would continue to comply with the applicable requirements of Chapter

19.90 (Wireless Communications Facilities) of the IBMC and the conditions of approval.

Accordingly, the Project would not be detrimental to the health, welfare, safety, or convenience of persons residing or working in the neighborhood, nor would it be detrimental or injurious to the value of nearby properties or improvements.

13. The proposed use does not adversely affect the General Plan/Local Coastal Program (“GP/LCP”).

The Project maintains the existing commercial land use and neighborhood character while allowing the continued provision of wireless communications services. Because no changes to the previously approved facility are proposed, the Project does not create additional visual impacts or alter the surrounding development pattern. The Project is also consistent with the implementation of the GP/LCP through the Zoning Ordinance, which permits wireless communications facilities in residential zones subject to approval of a CUP.

14. The proposed use is compatible with other existing and proposed uses in the neighborhood.

The existing wireless communication facility is permitted within the underlying zoning district. The facility is integrated into the existing structure, allowing it to provide the necessary wireless service while preserving the mixed-use character of the surrounding neighborhood.

15. The location, site layout and design of the proposed use orients the proposed structures to streets, driveways, sunlight, wind and other adjacent structures and uses in a harmonious manner.

The Project does not propose any changes to the existing location, site layout, or design of the wireless communications facility. The nine (9) antennas would be concealed behind a FRP enclosure and parapet wall designed to match the existing building in color, materials, and architectural character. The antennas are mounted on the exterior of the building along the north and east façades, consistent with the previously approved installation. The associated equipment is located on the easternmost portion of the rooftop and is screened by an existing partition wall. Because no changes are proposed, the facility would continue to minimize visual impacts, preserve the architectural character of the building, and maintain harmony with surrounding structures and uses.

16. The combination and relationship of one proposed use to another on the site is properly integrated.

The Project is integrated into the existing hotel through a concealed enclosure (FRP), parapet wall, and screen rooftop equipment. The associated equipment is located on the easternmost portion of the rooftop and does not interfere with the commercial use of the

Resolution No. 2026-074

property or other on-site improvements. The continued operation of the facility would maintain the existing relationship between uses on the site.

17. Access to and parking for the proposed use does not create any undue traffic problem.

The Project consists solely of the continued operation of an existing wireless communications facility and does not propose any physical modifications or changes to site access. The facility does not generate regular vehicle trips or increase parking demand, and no changes to the existing circulation or parking layout are proposed.

Accordingly, the Project would not create any undue traffic or parking impacts.

18. All other applicable provisions of the Zoning Code are complied with.

The Project complies with the applicable provisions of the IBMC. The continued operation of the existing facility remains consistent with the implementation of the GP/LCP through the Zoning Ordinance, which permits wireless communications facilities in residential zones subject to approval of a CUP. Because no modifications to the existing facility are proposed, the Project would continue to comply with the applicable development standards and conditions of approval.

19. Any other considerations as the Community Development Department deem necessary to preserve the health, safety and convenience of the City in general.

The Project authorizes the continued operation of an existing, previously approved wireless communications facility that provides telecommunications service to the surrounding area. The facility remains architecturally integrated into the existing hotel, with no proposed changes to its design, location, height, or operation. Because the Project does not expand or modify the approved facility, it maintains the existing neighborhood character, avoids additional visual impacts, and remains consistent with the City's GP/LCP and IBMC. Accordingly, the Project would continue to protect the public health, safety, welfare, and convenience while supporting reliable wireless communications service.

20. Public Notice requirements, pursuant to IBMC Section 19.81.050, have been satisfied.

The Project description and the date of the City Council public hearing were sent to property owners within 300 feet and occupants within 100 feet of the subject site on July 23, 2026, and a public hearing notice was published in the South County Eagle & Times newspaper on July 23, 2026.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Imperial Beach that the above-listed findings and recitals are true and correct and are incorporated by reference; and
BE IT FURTHER RESOLVED by the City Council of the City of Imperial Beach that Regular Coastal Permit (CP-25-0006), Conditional Use Permit (CUP-25-0004), Design Review Case (DRC-25-0005), and Site Plan Review (SPR-25-0005) for the Project are hereby approved subject to the following: