Agenda packet — La Mesa City Council, March 24, 2026 (part 1 of 2)

LA MESA CITY COUNCIL
AGENDA

A Regular Meeting of the City Council

Date: Tuesday, March 24, 2026, 6:00 p.m.

Location: City Council Chambers, 8130 Allison Avenue
La Mesa, California
Elected
Officials:

Mayor Mark Arapostathis
Vice Mayor Lauren Cazares
Councilmember Patricia N. Dillard
Councilmember Laura Lothian
Councilmember Genevieve Suzuki
City Treasurer Matthew Strabone
Staff: City Manager Greg Humora
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
The City Council meeting may be viewed in-person or live on Cox Cable Channel 24 (within La Mesa City limits), AT&T U-Verse Channel 99 (in the San Diego Region), the City’s website (www.cityoflamesa.gov), the City's YouTube channel (www.youtube.com/cityoflamesa) or using the following Zoom Webinar options:

The public may view the meeting live using the following remote options:

Teleconference Meeting Webinar
https://www.zoomgov.com/j/1606535921
Telephone (Audio only)
(669) 216-1590 or (669) 254-5252 Webinar ID: 160 653 5921 Copy and paste the webinar link into your internet browser if the webinar link does not work directly from the agenda.

PUBLIC COMMENTS
In-Person comments during the meeting: Join us for the City Council meeting at the time and location specified on this agenda to make your comments. Please complete a “Request to Speak” card and submit it to the Council Hostess. When the Mayor calls your name, step to the podium and state your name for the record. Comments will be limited to three (3) minutes.
•
How to submit eComments: eComments are available once an agenda is published.

Locate the meeting in "upcoming meetings" and click the comment bubble icon. Click on the item you wish to comment on. eComments can be submitted when the agenda is published and until 24 hours prior to the meeting. eComments are limited to 3700 characters (approximately 500 words). eComments may be viewed by the City Council and members of the public following the close of the eComment submission period (24 hours prior to the meeting). Email your comment to [email protected] if you have difficulty submitting an eComment. eComments will not be read aloud as a regular meeting item; however, any member of the Council or member of the public may do so during their respective comment time.
•
PLEASE NOTE: Public Comment will be limited to 3 minutes per item. The timer begins when the participant begins speaking. Time cannot be combined or yielded to another speaker. *Live Remote Public Comment ONLY permitted during Councilmember teleconferencing pursuant to California Government Code Section 54953 (AB 2449).
*Zoom Audio Comments: To provide oral public comments during the meeting, join the Zoom meeting by computer, mobile phone, or dial in number. On Zoom video conference by computer or mobile phone, use the “Raise Hand” feature. This will notify the moderator that you wish to speak during a specific item on the agenda or during non-agenda Public Comment. Members of the public will not be shown on video but will be able to speak when called upon. If joining the meeting using the Zoom dial-in number, you may raise your hand by pressing *9. Comments will be limited to three (3) minutes. No further comments will be entertained after the Mayor closes public comment. •
Citizens who wish to make an audio/visual presentation pertaining to an item on the agenda, or during Public Comments, should contact the City Clerk’s office at 619.667.1120, no later than 12:00 p.m., the Monday prior to the meeting day. Advance notification will ensure compatibility with City equipment and allow Council meeting presentations to progress smoothly and in a consistent and equitable manner. Please note that all presentations/digital materials are considered part of the maximum time limit provided to speakers.

Agenda reports for items on this agenda are available for public review at the City Clerk's Office, 8130 Allison Avenue, during normal business hours.

Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office, 8130 Allison Avenue, during normal business hours.

ACCESSIBILITY: The City of La Mesa encourages the participation of disabled individuals in the services, activities and programs provided by the City. Individuals with disabilities, who require reasonable accommodation in order to participate in the City Council meetings, should contact the Human Resources Department 48 business hours prior to the meeting at 619.667.1175, fax 619.667.1163, or [email protected].

Hearing assisted devices are available for the hearing impaired. A City staff member is available to provide these devices upon entry to City Council meetings, commission meetings or public hearings held in the City Council Chambers. A photo ID or signature will be required to secure a device for the meeting.

Pages

1. CALL TO ORDER

1.1 INVOCATION - COUNCILMEMBER LOTHIAN

1.2 PLEDGE OF ALLEGIANCE

2. CITY MANAGER COMMENTS

3. COMMUNITY BULLETIN REPORTS

4. ADDITIONS AND/OR DELETIONS TO THE AGENDA

5. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
NOTE: In accordance with state law, an item not scheduled on the agenda may be brought forward by the general public for comment; however, the City Council will not be able to discuss or take any action on the item at this meeting.

If appropriate, the item will be referred to Staff or placed on a future agenda.

6. CONFLICT DISCLOSURES

7. PUBLIC COMMENTS ON CONSENT CALENDAR
This is the time in which members of the Council or audience may pull items from the CONSENT CALENDAR for discussion. Public Comments are also invited on Consent Calendar items.

8. CONSENT CALENDAR
(Items 8.1 through 8.9)
The Consent Calendar includes items considered to be routine. Unless discussion is requested by members of the Council or audience, all Consent Calendar items may be approved by one motion.
*If a public hearing item is part of the Consent Calendar, the public hearing shall be deemed held if the item is not removed from the Consent Calendar for discussion and possible action (Item 8.5).

Recommended Motion:

Approve Consent Calendar Items 8.1 through 8.9.

8.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT OF

ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Recommended Motion:

Approve.

8.2 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL SPECIAL MEETING HELD TUESDAY, MARCH 10, 2026
1 Recommended Motion:

Approve.

8.3 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL REGULAR MEETING HELD TUESDAY, MARCH 10, 2026
3 Recommended Motion:

Approve.

8.4 RESOLUTION AUTHORIZING THE SECOND AMENDMENT TO THE
AGREEMENT WITH NETFILE TO ADD THE AB 1234 ETHICS
TRAINING AND MANAGEMENT SYSTEM AND SB 827 FISCAL AND

FINANCIAL TRAINING AND MANAGEMENT SYSTEM
9 Staff Reference: Ms. Wiegelman
Recommended Motion:

Adopt Resolution.

8.5 *TAX EQUITY AND FISCAL RESPONSIBILITY ACT OF 1982 (“TEFRA”)

HEARING FOR THE MULTIFAMILY RENTAL HOUSING PROJECT
LOCATED AT 4250 SPRING STREET
39 RESOLUTION APPROVING A PLAN OF FINANCE INCLUDING THE

ISSUANCE OF EXEMPT FACILITY BONDS BY THE CALIFORNIA

MUNICIPAL FINANCE AUTHORITY IN AN AGGREGATE
OUTSTANDING PRINCIPAL AMOUNT NOT TO EXCEED $40,000,000

TO FINANCE AND REFINANCE A QUALIFIED RESIDENTIAL RENTAL

PROJECT FOR THE BENEFIT OF SPRING STREET FAMILY
HOUSING, L.P. (OR AN AFFILIATE), AND CERTAIN OTHER

MATTERS RELATING THERETO
Staff Reference: Ms. Esenwein
Recommended Motion:

Adopt Resolution.

8.6 RESOLUTION WAIVING COMPETITIVE BIDDING PER MUNICIPAL CODE SECTION 2.40.070 (a)(5)(7) AND AWARDING A
CONSTRUCTION CONTRACT TO B&B MECHANICAL INC. FOR FIRE
STATION 11 HEATING, VENTILATION, AIR CONDITIONING (HVAC)

IMPROVEMENTS
47 Staff Reference: Mr. Throne
Recommended Motion:

Adopt Resolution.

8.7 RATIFICATION OF DESIGN REVIEW BOARD'S APPROVAL OF
PROJECT 2025-0946 (RAINBOW INVESTMENT CO.)
57 RESOLUTION RATIFYING THE DESIGN REVIEW BOARD'S
APPROVAL OF PROJECT 2025-0946 (RAINBOW INVESTMENT CO.) –

A NEW TWO-STORY MEDICAL OFFICE BUILDING (CUSH MEDICAL
PLAZA) LOCATED AT 8787 CENTER DRIVE WITHIN THE RB-G-D
(RESIDENTIAL BUSINESS/GROSSMONT OVERLAY/URBAN DESIGN

OVERLAY) ZONE
Staff Reference: Ms. Santos
Recommended Motion:

Adopt Resolution.

8.8 RATIFICATION OF DESIGN REVIEW BOARD'S APPROVAL OF
PROJECT 2025-1013 (GOODWILL INDUSTRIES)
152
RESOLUTION RATIFYING THE DESIGN REVIEW BOARD’S
APPROVAL OF PROJECT 2025-1013 (GOODWILL INDUSTRIES) – A REDESIGN OF AN EXTERIOR FAÇADE RENOVATION AT 8250 LA

MESA BOULEVARD, IN THE CD-D (DOWNTOWN

COMMERCIAL/URBAN DESIGN OVERLAY) ZONE
Staff Reference: Ms. Santos
Recommended Motion:

Adopt Resolution.

8.9 RESOLUTION APPROVING THE SECOND AMENDMENT TO THE

TRAFFIC SIGNAL SERVICE AGREEMENT WITH SOUTHWEST
SIGNAL SERVICE, INC., FOR THE INSTALLATION OF ADVANCED

TRAFFIC SIGNAL DETECTION SYSTEMS ALONG THE SPRING

STREET CORRIDOR
184
Staff Reference: Mr. Throne
Recommended Motion:

Adopt Resolution.

9. COUNCIL INITIATED

9.1 HARVEY MILK DIVERSITY BREAKFAST SPONSORSHIP REQUEST 189 CONSIDERATION OF APPROVING A $1,500 SPONSORSHIP FOR

THE HARVEY MILK DIVERSITY BREAKFAST AND AUTHORIZING

ATTENDANCE BY CITY COUNCIL, CITY STAFF, AND LA MESA

POLICE DEPARTMENT PERSONNEL, IN RECOGNITION OF LA MESA

POLICE DEPARTMENT CAPTAIN KATY LYNCH, HONOREE AND

RECIPIENT OF THE ASSISTANT CHIEF PHIL COLLUM LEADERSHIP

AWARD - VICE MAYOR CAZARES

10. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)

11. AB 1234 REPORTS (GC 53232.3(d))

12. CITY ATTORNEY REMARKS

13. ADJOURNMENT
1 La Mesa City Council
Minutes of a Special Meeting (Closed Session)
Date:

Location:

March 10, 2026, 5:00 p.m.

Council Chambers and City Manager's Conference Room
City Hall, 8130 Allison Avenue
La Mesa, California

Present: Mayor Mark Arapostathis
Councilmember Patricia N. Dillard
Councilmember Laura Lothian
Councilmember Genevieve Suzuki

Absent: Vice Mayor Lauren Cazares
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
Deputy City Clerk Britney Hazzard
_____________________________________________________________________

1. CALL TO ORDER
Mayor Arapostathis called the meeting to order at 5:01 p.m.

2. PUBLIC COMMENTS
There were no public comments.

Mayor Arapostathis adjourned the meeting to Closed Session at 5:01 p.m.

3. CLOSED SESSION

3.1 CONFERENCE WITH LABOR NEGOTIATORS PURSUANT TO
GOVERNMENT CODE SECTION 54957.6
Agency Negotiator: Ms. Spaniol
Employee Organization: La Mesa Firefighters' Local #4759

Page 1 of 189 ends

2 The meeting reconvened at 5:44 p.m. with Mayor Arapostathis, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki present and Vice Mayor Cazares absent.

4. REPORT FROM CLOSED SESSION - CITY ATTORNEY
City Attorney Sabine reported that direction was provided to the City’s negotiators regarding negotiations with La Mesa Firefighters’ Local #4759.

5. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 5:44 p.m.
_________________________
City Clerk

Page 2 of 189 ends

1 La Mesa City Council
Meeting Minutes
Date:

Location:

March 10, 2026, 6:00 p.m.

City Council Chambers, 8130 Allison Avenue
La Mesa, California

Present: Mayor Mark Arapostathis
Vice Mayor Lauren Cazares
Councilmember Patricia N. Dillard
Councilmember Laura Lothian
Councilmember Genevieve Suzuki
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
_____________________________________________________________________

1. CALL TO ORDER
The City Council minutes are prepared and ordered to correspond to the City Council Agenda. Agenda Items may be taken out of order during the meeting.

The Agenda Items were considered in the order presented.

Mayor Arapostathis called the meeting to order at 6:00 p.m.

1.1 INVOCATION - COUNCILMEMBER LOTHIAN

1.2 PLEDGE OF ALLEGIANCE

2. REPORT FROM CLOSED SESSION
City Attorney Sabine reported that direction was provided to the City’s negotiators regarding negotiations with La Mesa Firefighters’ Local #4759.

3. CITY MANAGER COMMENTS
There were no comments.

4. COMMUNITY BULLETIN REPORTS

Page 3 of 189 ends

2 The Mayor, Council, and staff made announcements and reported on various events taking place in the City. No action was taken.

5. ADDITIONS AND/OR DELETIONS TO THE AGENDA
There were no additions or deletions to the agenda.

6. PRESENTATIONS

6.1 MAYOR'S STATE OF THE CITY VIDEO
The Mayor presented the State of the City Video which highlighted the City's many achievements in 2025 and the completed, ongoing and future projects and initiatives the City undertook.

7. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
Barbie Wheeler spoke regarding ongoing issues related to a house on Bellflower Drive.

Brian McNeece spoke on the water outage issue at the La Mesa Community Garden.

Randy Byader expressed his appreciation for the City of La Mesa community.

8. CONFLICT DISCLOSURES
There were no conflicts of interest disclosed.

9. BOARD AND COMMISSION APPOINTMENTS

9.1 RESOLUTION APPOINTING A MEMBER TO FILL THE

UNSCHEDULED VACANCY ON THE ARTS AND CULTURE

COMMISSION
Mayor Arapostathis nominated Guthre Leonard for appointment to the Arts and Culture Commission as the musical arts representative.

Resolution No. 2026-023
Moved By Mayor Arapostathis
Seconded By Vice Mayor Cazares
Approve the appointment of Guthre Leonard to the Arts and Culture Commission as the musical arts representative, and adopt Resolution confirming the appointment.

For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki

Page 4 of 189 ends

3 Approved (5 to 0)

10. PUBLIC COMMENTS ON CONSENT CALENDAR
There were no public comments on Consent Calendar items.

11. CONSENT CALENDAR
(Items 11.1 through 11.8)
Moved By Councilmember Suzuki
Seconded By Councilmember Dillard
Approve Consent Calendar Items 11.1 through 11.8.

For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)

11.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT OF

ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Approve.

11.2 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL REGULAR

MEETING, THE LA MESA PUBLIC FINANCING AUTHORITY SPECIAL

MEETING, AND CITY OF LA MESA SUCCESSOR AGENCY SPECIAL
MEETING HELD TUESDAY, FEBRUARY 24, 2026
Approve.

11.3 2025 GENERAL PLAN AND HOUSING ELEMENT ANNUAL

PROGRESS REPORT
ACCEPT THE 2025 ANNUAL PROGRESS REPORT -

IMPLEMENTATION OF THE GENERAL PLAN AND HOUSING

ELEMENT AND AUTHORIZE STAFF TO TRANSMIT THE REPORT TO

THE STATE OFFICE OF LAND USE AND CLIMATE INNOVATION AND

THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT BY APRIL 1, 2026
Approve.

11.4 RESOLUTIONS AMENDING THE FISCAL YEAR 2025-2026

COMPENSATION PLAN

Page 5 of 189 ends

4 Resolution Nos. 2026-024 and 2026-025
Adopt Resolutions.
a. RESOLUTION APPROVING ADJUSTMENTS TO THE FISCAL
YEAR 2025-2026 COMPENSATION PLAN TO REFLECT THE

CREATION OF THE HOUSING NAVIGATOR CLASSIFICATION
Resolution No. 2026-024
Adopt Resolution.
b. RESOLUTION APPROVING ADJUSTMENTS TO THE FISCAL
YEAR 2025-2026 COMPENSATION PLAN TO REFLECT THE

CREATION OF THE RECORDS SUPERVISOR CLASSIFICATION
Resolution No. 2026-025
Adopt Resolution.

11.5 2025 COMMUNITY POLICE OVERSIGHT BOARD ANNUAL REPORT Receive and file.

11.6 RESOLUTION APPROVING A RIGHT-OF-WAY USE AGREEMENT

WITH T-MOBILE WEST LLC FOR THE INSTALLATION, OPERATION,

AND MAINTENANCE OF TELECOMMUNICATION ANTENNAS AND
RELATED EQUIPMENT IN THE PUBLIC RIGHT-OF-WAY AT 3881

SHIRLENE PLACE
Resolution No. 2026-026
Adopt Resolution.

11.7 RESOLUTION APPROVING THE PURCHASE OF TWO FORD POLICE INTERCEPTOR UTILITY HYBRID VEHICLES AND TWO FORD F-150
STXs FROM KEARNY MESA FORD, TWO FORD MAVERICK HYBRID

VEHICLES FROM SEDANO FORD, AND POLICE INTERCEPTOR

OUTFITTING SERVICES FROM AEP CALIFORNIA
Resolution No. 2026-027
Adopt Resolution.

11.8 RESOLUTION AMENDING SUBSECTION 12.28.030 (15.2) OF THE LA

MESA MUNICIPAL CODE, ESTABLISHING AN ALL WAY STOP AT
THE INTERSECTION OF LEMON AVENUE AND 3RD STREET
Resolution No. 2026-028

Page 6 of 189 ends

5 Adopt Resolution.

12. STAFF REPORTS

12.1 CONSIDERATION OF A 50% COST RECOVERY REDUCTION POLICY WITH A $40,000 ANNUAL CAP OR AN ALTERNATIVE POLICY FOR A

THREE-YEAR OKTOBERFEST SPECIAL EVENT PERMIT
Assistant to the City Manager Dedmon provided a brief history of the Oktoberfest event and its cost recovery reduction policy and introduced Laurel McFarlane of McFarlane Promotions, Inc., who delivered a PowerPoint presentation requesting continuation of the City’s special event cost recovery reduction, highlighting the event’s economic and community benefits. The presentation noted that the reduction keeps the event free, supports family-oriented programming, and allows reinvestment in community activities.

Council questions and comments ensued.

Moved By Mayor Arapostathis
Seconded By Councilmember Lothian
Approve a 50% cost recovery reduction policy with a $40,000 annual cap for a three-year (2026-2028) Oktoberfest special event permit.

For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)

12.2 CONSIDERATION OF A RESOLUTION AUTHORIZING THE

IMPLEMENTATION OF A TEMPORARY SPEED HUMP PILOT

PROGRAM AND APPROVING THE PURCHASE OF TWENTY

TEMPORARY SPEED HUMPS FROM TRAFFIC LOGIX
Engineering Project Manager Kinnard presented an update on the Temporary Speed Hump Pilot Program, authorized by the City Council on June 24, 2025, under the Neighborhood Traffic Management Program.

The pilot program deployed temporary rubber speed humps on select streets, with data collected on vehicle speeds and community feedback.

Engineering Project Manager Kinnard also reviewed case studies from other cities and outlined next steps to expand the pilot program and evaluate temporary speed humps as a Phase 1 traffic calming measure.

Council questions and comments ensued.

Page 7 of 189 ends

6 Resolution No. 2026-029
Moved By Councilmember Lothian
Seconded By Vice Mayor Cazares
Adopt Resolution.

For (5): Mayor Arapostathis, Vice Mayor Cazares, Councilmember Dillard, Councilmember Lothian, and Councilmember Suzuki
Approved (5 to 0)

13. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)
The Mayor and Council reported on various outside boards, commissions, and committee meetings they attended. No action was taken.

14. AB 1234 REPORTS (GC 53232.3(d))
There were no reports.

15. CITY ATTORNEY REMARKS
There were no remarks.

16. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 6:51 p.m.
_________________________
City Clerk

Page 8 of 189 ends

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: March 24, 2026
SUBJECT: RESOLUTION AUTHORIZING THE SECOND

AMENDMENT TO THE AGREEMENT WITH NETFILE
TO ADD THE AB 1234 ETHICS TRAINING AND
MANAGEMENT SYSTEM AND SB 827 FISCAL AND

FINANCIAL TRAINING AND MANAGEMENT SYSTEM
ISSUING DEPARTMENT: City Clerk
SUMMARY:

Issues:

Should the City Council adopt the resolution authorizing the second amendment to the agreement with NetFile to add the Assembly Bill 1234 (AB 1234) Ethics Training and Management and Senate Bill 827 (SB 827) Fiscal and Financial Training and Management Systems?
Recommendation:

That the City Council adopt the resolution authorizing the second amendment to the agreement with NetFile to add the AB 1234 Ethics Training and Management and SB 827 Fiscal and Financial Training and Management Systems.

Fiscal Impact:

The two additional systems will cost $3,500 annually, for a total of $17,500 over the five-year contract term. With these additions, the total value of the five-year contract will be $55,500.

City’s Strategic Goals:
 Ensure a strong financial outlook through careful planning, sustainable service levels, and fiscal sustainability.

Page 9 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 2 of 3
BACKGROUND:

The City renewed its contract with NetFile for the Form 700 and Campaign System on May 9, 2025, for a one-year term with the option to renew for four additional one-year terms, with no annual fee increases. A first amendment, executed on October 28, 2025, reduced the annual fees from $7,800 to $7,600. Senate Bill (SB) 827, signed into law in October 2025 and effective January 1, 2026, adds a new fiscal and financial training requirement for local agency officials. Under the law, officials must complete at least two hours of fiscal and financial training every two years, in addition to the existing AB 1234 ethics training, covering topics such as municipal budgeting, financial reporting, and stewardship of public funds.

DISCUSSION:

The second amendment to the NetFile contract adds two new systems: the AB 1234 Ethics Training and Management System and the SB 827 Fiscal and Financial Training and Management System. These additions expand the functionality of the existing Form 700 and Campaign System, allowing the City to track both ethics and fiscal training more efficiently. The new systems integrate with the City’s existing NetFile platform and were provided by a vendor who has previously delivered similar services satisfactorily, which falls within the exception to competitive bidding outlined in La Mesa Municipal Code (LMMC) 2.40.070(a)(5).

The cost of the two additional systems brings the total contract value to $55,500, exceeding the City Manager’s $50,000 approval threshold and necessitating Council approval via resolution in accordance with LMMC 2.40.070(b). The added systems will streamline training management by making records more accessible to staff and ensuring timely completion of required trainings. In addition, the NetFile portal enhances transparency for the public, as certificates of completion can be easily viewed and verified online. By consolidating training tracking within a single platform, the City can improve compliance, reporting, and overall administrative efficiency.

CONCLUSION:

Staff recommends that the City Council approve the second amendment to the NetFile contract, which adds the AB 1234 Ethics Training and SB 827 Fiscal and Financial Training systems, to ensure efficient tracking of required trainings and maintain transparency for staff and the public.

Page 10 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 3 of 3
Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Megan Wiegelman
City Manager City Clerk
Attachments: A. Draft Resolution
B. 2nd Amendment to Contract
C. Current NetFile Contract with 1st Amendment

Page 11 of 189 ends

ATTACHMENT A
RESOLUTION NO. 2026-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA

AUTHORIZING THE SECOND AMENDMENT TO THE AGREEMENT WITH
NETFILE TO ADD THE AB 1234 ETHICS TRAINING AND MANAGEMENT SYSTEM AND SB 827 FISCAL AND FINANCIAL TRAINING AND MANAGEMENT SYSTEM
WHEREAS, the City of La Mesa and NetFile entered into an agreement on May 9, 2025, for Form 700 and Campaign System software services;
WHEREAS, a first amendment to the agreement was executed on October 28, 2025, reducing the annual fees from $7,800 to $7,600;
WHEREAS, local agency officials are required to complete Assembly Bill 1234 (AB 1234) ethics training and, pursuant to Senate Bill 827 (SB 827), effective January 1, 2026, must also complete fiscal and financial training;
WHEREAS, a second amendment to the agreement is necessary to add NetFile’s AB 1234 Ethics Training and Management System and the SB 827 Fiscal and Financial Training and Management System to the current software services;
WHEREAS, the second amendment provides for an additional annual fee of $3,500; and WHEREAS, The cost of the two additional systems brings the total value of the five-year contract to $55,500, exceeding the City Manager’s $50,000 approval threshold and necessitating Council approval via resolution in accordance with LMMC 2.40.070(b).

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that the Mayor is hereby authorized to execute the Second Amendment to the agreement with NetFile to add the AB 1234 Ethics Training and Management System and SB 827 Fiscal and Financial Training and Management System, for an additional annual fee of $3,500.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 24th day of March 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

Page 12 of 189 ends

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and exact copy of Resolution No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

Page 13 of 189 ends

SECOND AMENDMENT TO AGREEMENT BETWEEN CITY OF LA MESA
AND NETFILE FOR FORM 700 & CAMPAIGN SYSTEM
___________________________________________________________ THIS AMENDMENT TO AGREEMENT executed , by and between the City of La Mesa, a municipal corporation, hereinafter referred to as "the City", and NetFile, hereinafter referred to as "Contractor."

1. RECITALS:

1.1 The City and Contractor have entered into an agreement for Form 700 & campaign services for the City (the “Agreement”). Pursuant to Section 25 – “Integration; Amendments” of the Agreement the parties may amend the same upon written mutual consent. The Agreement was executed on May 9, 2025, and amended by a First Amendment to the Agreement on October 28, 2025.

1.2 The City and Contractor agree to add the AB 1234 Ethics Training and Management System and the SB 827 Fiscal and Financial Training and Management System, both with autofulfillment, for an additional annual cost of $3,500.

NOW, THEREFORE, IT IS AGREED by and between the parties that the Agreement shall be amended as follows:

Section 1. Section 3 of the Agreement for services to be performed by contractor is hereby amended to read:
“Contractor shall commence performance of the Project upon execution of this Agreement by both parties. The term “Project” as used in this Agreement shall include all of the tasks and items listed and described in Exhibit “A” and Exhibit “B”, attached hereto and incorporated herein as part of this Agreement.

Section 2. Section 9 of the Agreement for contract term is hereby amended to read:
“The total fee for professional services shall be billed quarterly with a total annual amount not to exceed $11,100.00 as described on page 1 of Exhibit "A" and Exhibit “B”.

The City shall compensate Contractor for the services performed hereunder on a monthly basis within thirty (30) calendar days of receipt of Contractor's invoice for the services performed. The Contractor shall provide documentation regarding time-and-material charges sufficient to meet normal auditing practice. Copies of the invoices for materials in excess of $500 and subcontractor charges shall be submitted with the request for periodic payment.

The City shall promptly review invoicing and notify Contractor of any objection thereto in writing within fifteen (15) days of receipt of the invoice; absent such objection the invoice shall be deemed proper and acceptable.

Page 14 of 189 ends

Section 3. All other terms, conditions and obligations contained in the Agreement other than those specified in this Second Amendment Agreement shall remain in full force and effect.

IN WITNESS WHEREOF, the parties hereto have executed this Amendment to Agreement as of the date first above written.

NetFile
By: _________________________________
Tom Diebert, Vice President
Date: _____________

CITY OF LA MESA,
A Municipal Corporation
By: _________________________________
Dr. Mark Arapostathis, Mayor
Date: _____________
By: _________________________________
Greg Humora, City Manager
Date: _____________

APPROVED AS TO FORM
By: _________________________________

CITY ATTORNEY
Attachment: Exhibit “A” – Original Fee Schedule
Exhibit “B” – Additional Fees to Original Fee Schedule

Page 15 of 189 ends

EXHIBIT A

Page 16 of 189 ends

EXHIBIT B

Page 17 of 189 ends

FIRST AMENDMENT TO AGREEMENT BETWEEN CITY OF LA MESA
AND NETFILE FOR FORM 700 & CAMPAIGN SYSTEM
THIS AMENDMENT TO AGREEMENT executed , by and between the City of La Mesa, a municipal corporation, hereinafter referred to as " the City", and NetFile, hereinafter referred to as " Contractor."

1. RECITALS:

1.1 The City and Contractor have entered into an agreement for Form 700 & campaign services for the City ( the “ Agreement”). Pursuant to Section 25 – “ Integration; Amendments” of the Agreement the parties may amend the same upon written mutual consent.

1.2 The City and Contractor agree to decrease the annual fees to $7,600.00.

NOW, THEREFORE, IT IS AGREED by and between the parties that the Agreement shall be amended as follows:

Section 1. Section 9 of the Agreement for contract term is hereby amended to read:

The total fee for professional services shall be billed quarterly with a total annual amount not to exceed $7,600.00 as described on page 1 of Exhibit "A".

The City shall compensate Contractor for the services performed hereunder on a monthly basis within thirty ( 30) calendar days of receipt of Contractor' s invoice for the services performed. The Contractor shall provide documentation regarding time-and-material charges sufficient to meet normal auditing practice. Copies of the invoices for materials in excess of $500 and subcontractor charges shall be submitted with the request for periodic payment.

The City shall promptly review invoicing and notify Contractor of any objection thereto in writing within fifteen ( 15) days of receipt of the invoice; absent such objection the invoice shall be deemed proper and acceptable.

In the event that any undisputed invoice is not paid within thirty (30) calendar days after receipt of the invoice by the City, it shall commence bearing interest on the date that the invoice was rendered at the rate of 1% per month and the City agrees to pay all accrued interest, together with the charges for services rendered.”
Section 3. All other terms, conditions and obligations contained in the Agreement other than those specified in this First Amendment Agreement shall remain in full force and effect.

Docusign Envelope ID: EC1D0A63- 58A8-4888-BD7C-BBDBE8D40DB4 10/28/2025

Page 18 of 189 ends

IN WITNESS WHEREOF, the parties hereto have executed this Amendment to Agreement as of the date first above written.

NetFile
By: _________________________________
Tom Diebert, Vice President
Date: _____________

APPROVED AS TO FORM
By: _________________________________

CITY ATTORNEY
Attachment: Exhibit “ A” – Revised Fee Schedule
Docusign Envelope ID: EC1D0A63- 58A8-4888-BD7C-BBDBE8D40DB4 10/20/2025
10/22/2025
10/28/2025

Page 19 of 189 ends

EXHIBIT A
Docusign Envelope ID: EC1D0A63- 58A8-4888-BD7C-BBDBE8D40DB4

Page 20 of 189 ends

City of La Mesa

SERVICES AGREEMENT
Form 700 & Campaign System
Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 21 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
2 TABLE OF CONTENTS

1. STANDARD AGREEMENT FOR PROFESSIONAL SERVICES ...............................

2. ENGAGEMENT OF CONTRACTOR............................................................................

3. SERVICES TO BE PERFORMED BY CONTRACTOR ..............................................

4. KEY PROJECT PERSONNEL .......................................................................................

5. CITY REPRESENTATION ............................................................................................

6. RESPONSIBILITIES OF THE CITY .............................................................................

7. PERFORMANCE SCHEDULE ......................................................................................

8. ITEMS TO BE DELIVERED TO CITY .........................................................................

9. COMPENSATION TO CONTRACTOR ........................................................................

10. HOLD HARMLESS ........................................................................................................

11. INSURANCE ...................................................................................................................

12. TERMINATION OF AGREEMENT FOR CAUSE OR CONVENIENCE ...................

13. NOTICES .........................................................................................................................

14. DISPUTE RESOLUTION ...............................................................................................

15. CONTRACTORS ............................................................................................................

16. INTEREST OF MEMBERS OF THE CITY ...................................................................

17. INTEREST OF CONTRACTOR AND EMPLOYEES; .................................................

18. INDEPENDENT CONTRACTOR ..................................................................................

19. PERS ELIGIBILITY INDEMNIFICATION .................................................................

20. CONTRACTOR NOT AGENT .......................................................................................

21. FACILITIES AND EQUIPMENT ..................................................................................

22. RECORDS .......................................................................................................................

23. DESIGN CHANGES OR REVISIONS...........................................................................

24. OWNERSHIP OF WORK ...............................................................................................

25. INTEGRATION; AMENDMENTS ................................................................................

26. ADDITIONAL SERVICES OUTSIDE SCOPE .............................................................

27. CHANGES .......................................................................................................................

28. NON-DISCLOSURE .......................................................................................................

29. JOB SITE SAFETY .........................................................................................................

30. BUSINESS LICENSE .....................................................................................................

31. PREVAILING WAGES FOR PUBLIC WORKS PROJECTS .......................................

32. CONFLICT BETWEEN AGREEMENT AND OTHER DOCUMENTS ......................

33. SIGNATURES .................................................................................................................

Attachments:

A - Exhibit A_Pricing and Scope of Work
Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 22 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
3 1. STANDARD AGREEMENT FOR PROFESSIONAL SERVICES
Between the City of La Mesa and
NetFile
for Form 700 & Campaign System
This Agreement is entered into by City of La Mesa as of ____________, by and between the City of La Mesa, a municipal corporation, hereinafter referred to as " the City", and NetFile, hereinafter referred to as " Contractor."
WITNESSETH THAT:

WHEREAS, the City has need for professional services to perform Form 700 & campaign services and is willing to compensate Contractor for such services; WHEREAS, the City desires to engage Contractor to render certain technical and professional services in the providing of said professional services; and WHEREAS, Contractor is qualified to provide said professional services for Form 700 & campaign service.

NOW THEREFORE, the parties do mutually agree as follows:

2. ENGAGEMENT OF CONTRACTOR
The City hereby agrees to engage Contractor and Contractor hereby agrees to perform the services set forth in this Agreement. This Agreement shall be for an initial term from the execution date of the Agreement through Tuesday, July 14, 2026 and may be renewed for additional four one-year terms by mutual written consent of both parties. The City Manager shall have sole and exclusive right to exercise any options contained in this agreement on behalf of the City.

3. SERVICES TO BE PERFORMED BY CONTRACTOR
Contractor shall commence performance of the Project upon execution of this Agreement by both parties. The term " Project" as used in this Agreement shall include all of the tasks and items listed and described in Exhibit " A", attached hereto and incorporated herein as part of this Agreement.

4. KEY PROJECT PERSONNEL
Contractor agrees to provide the services of Tom Diebert, Vice President, respectively for the full term of this Agreement. No substitutions will be made without prior written approval by the City.

The City reserves the right to request specific qualifications for personnel substituted under this section.

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D 5/ 9/ 2025

Page 23 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
4 5. CITY REPRESENTATION
The City Manager for the City of La Mesa, or their designated representative, shall represent the City in all matters pertaining to the services rendered pursuant to this Agreement and shall administer said Agreement on behalf of the City. This person shall hereinafter be referred to as the City's Representative."

6. RESPONSIBILITIES OF THE CITY
The City will provide the Contractor, or cause to be provided with, the following documents, services and site information, at no charge to the Contractor.

A. N/A

7. PERFORMANCE SCHEDULE
Both Contractor and the City recognize that time is of the essence in the completion of this work and the following schedule is dependent upon timely actions by the Contractor and the City.

Accordingly, the Contractor shall complete all of the work outlined in Exhibit " A" and described in this Agreement in accordance with the following schedule:

A. See Exhibit " A"
The Contractor shall not be responsible for damages or be in default or deemed to be in default by reason of strikes, lockouts, accidents, or acts of God, or failure of City to furnish timely information or to approve or disapprove Contractor' s work promptly, or delay or faulty performance by City, or governmental agencies.

Contractor shall devote such time to the performance of services pursuant to this Agreement as may be reasonably necessary for satisfactory performance of Contractor' s obligations pursuant to this Agreement.

8. ITEMS TO BE DELIVERED TO CITY
N/A

9. COMPENSATION TO CONTRACTOR
Final payment of fees shall be upon delivery of approved final documents. Progress payments shall be made based upon evidence that the work is progressing satisfactorily as determined by the City's Project Manager and substantiated with detailed invoices. The amount to be billed shall be based on the Contractor schedule of fees for professional services and the actual time required for each activity. The schedule of fees and estimated time for the project are as shown in Exhibit " A" attached hereto and incorporated herein as part of this Agreement.

The total fee for professional services shall be billed quarterly with a total annual amount not to exceed $ 7,800.00 as described on page 1 of Exhibit " A".

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 24 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
5 The City shall compensate Contractor for the services performed hereunder on a monthly basis within thirty (30) calendar days of receipt of Contractor' s invoice for the services performed. The Contractor shall provide documentation regarding time-and- material charges sufficient to meet normal auditing practice. Copies of the invoices for materials in excess of $500 and subcontractor charges shall be submitted with the request for periodic payment.

10. HOLD HARMLESS/ LIMITATION OF LIABILITY
Subject to the maximum liability to the City language below, , Contractor shall indemnify, hold harmless and defend City and each of its officers, officials, employees, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages ( whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage), and from any and all claims, demands and actions in law or equity (including reasonable attorney' s fees and litigation expenses) that arise out of, pertain to, or relate to the negligence, recklessness or willful misconduct of Contractor, its principals, officers, employees, agents or volunteers in the performance of this Agreement.

If Contractor should subcontract all or any portion of the services to be performed under this Agreement, Contractor shall require each subcontractor to indemnify, hold harmless and defend City and each of its officers, officials, employees, agents and volunteers in accordance with the terms of the preceding paragraph.

The maximum liability to the City by Contractor and its licensors, if any, under this Agreement, or arising out of any claim by the City related to Contractor’ s services, products, equipment or software for direct damages, whether in contract, tort or otherwise, shall be limited to the total amount of fees received during the last 12 months by Contractor from the City hereunder up to the time the cause of action giving rise to such liability occurred. In no event shall Contractor or its licensors be liable to the City for any indirect, incidental, consequential, or special damages related to the use of Contractor’ s services, products, equipment or software or Contractor’ s failure to perform its obligations under this agreement, even if advised of the possibility of such damages, regardless of whether Contractor or its licensors are negligent. Provided, however, that for any peril or exposure insured against under the insurance required, the limits of liability to the City by Contractor shall not be less than the amount of applicable, valid, and collectible insurance set forth in this Agreement. The provisions contained in this paragraph are based on contractors representations that at no time shall contractor be present on city property to deliver services pursuant to this Agreement; however, not withstanding any provision to the contrary contained Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 25 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
6 herein, the maximum liability referenced in this paragraph shall not apply to personal injury or death proximately caused by the negligent acts of contractor.

This section shall survive termination or expiration of this Agreement.

11. INSURANCE
Throughout the life of this Agreement, Contractor shall pay for and maintain in full force and effect all policies of insurance required hereunder with an insurance company( ies) either ( i) admitted by the California Insurance Commissioner to do business in the State of California and rated not less than "A:VII" in Best's Insurance Rating Guide, or (ii) authorized by the City Manager or his/her designee at any time and in his/her sole discretion. Contractor shall provide City with certificates of insurance ( COI) evidencing all coverages and endorsements. Contractor agrees to name City, its elected officials, officers, officials, employees, agents and volunteers as additional insured under said policy prior to providing the services in this Agreement. The following policies of insurance are required:

A. COMMERCIAL GENERAL LIABILITY insurance which shall be at least as broad as the most current version of Insurance Services Office (ISO) Commercial General Liability Coverage Form CG 00 01 and include insurance for “ bodily injury,” “ property damage” and “ personal and advertising injury” with coverage for premises and operations ( including the use of owned and non-owned equipment), products and completed operations, and contractual liability (including, without limitation, indemnity obligations under the Agreement) with limits of liability of not less than the following:
o $ 2,000,000 per occurrence
o $ 4,000,000 general aggregate
o $ 5,000 medical expense
B. ADDITIONAL INSURED ENDORSEMENT CERTIFICATE
C. WAIVER OF SUBROGATION
D. COMMERCIAL AUTOMOBILE LIABILITY insurance which shall be at least as broad as the most current version of Insurance Service Office (ISO) Business Auto Coverage Form CA 00 01 covering, Code 1 (any auto), or if Contractor has no owned autos, Code 8 hired) and 9 (non-owned), with limits of liability of not less than $ 1,000,000 per accident for bodily injury and property damage.

E. WORKERS' COMPENSATION insurance as required by the State of California, with Statutory Limits, and Employer’ s Liability Insurance with limit of no less than 1,000,000 per accident for bodily injury or disease.

F. TECHNOLOGY PROFESSIONAL LIABILITY ( Errors and Omissions) insurance appropriate to Contractor’ s profession, with limits of liability of $ 2,000,000 per Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 26 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
7 claim/ occurrence and $2,000,000 policy aggregate. Coverage shall be sufficiently broad to respond to the duties and obligations as are undertaken by the Contractor in this agreement and shall include, but not be limited to, claims involving infringement of intellectual property, copyright, trademark, invasion of privacy violations, information theft, release of private information, extortion, and network security. The policy shall provide coverage for breach response costs as well as regulatory fines and penalties as well as credit monitoring expenses with limits sufficient to respond to these obligations.

F.1. The Policy shall include, or be endorsed to include property damage liability coverage for damage to, alteration of, loss of, or destruction of electronic data and/or information “ property” of the City in the care, custody, or control of the Contractor. If not covered under the Contractor’ s liability policy, such as “ property” coverage of the Agency may be endorsed onto the Contractor’ s Cyber Liability Policy as covered property as follows:

F.2 Cyber Liability coverage in an amount sufficient to cover the full replacement value of damage to, alteration of, loss of, or destruction of electronic data and/or information property” of the City that will be in the care, custody, or control of the Contractor.

The certificate holder should be stated as:

City of La Mesa Attn: Risk Management, 8130 Allison Avenue, La Mesa, CA 91942 Should Contractor maintain insurance with broader coverage and/or limits of liability greater than those shown above, City requires and shall be entitled to the broader coverage and/or the higher limits of liability maintained by Contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to City.

Contractor shall be responsible for payment of any deductibles contained in any insurance policies required hereunder and Contractor shall also be responsible for payment of any self-insured retentions. Any deductibles or self-insured retentions must be declared to, and approved by, the City Manager or his/her designee. At the option of the City Manager or his/her designee, either:
i) the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects to City, its elected officials, officers, officials, employees, agents and volunteers: or (ii) Contractor shall provide a financial guarantee, satisfactory to City Manager or his/her designee, guaranteeing payment of losses and related investigations, claim administration and defense expenses. At no time shall City be responsible for the payment of any deductibles or self-insured retentions.

All policies of insurance required hereunder shall be endorsed to provide that the coverage shall not be cancelled, non-renewed, reduced in coverage or in limits except after 30 calendar day written notice has been given to City. Upon issuance by the insurer, broker, or agent of a notice of cancellation, non-renewal, or reduction in coverage or in limits, Contractor shall furnish City with a new certificate and applicable endorsements for such policy(ies). In the event any policy is due to expire during the work to be performed for City, Contractor shall provide a new certificate, and Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 27 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
8 applicable endorsements, evidencing renewal of such policy not less than 15 calendar days prior to the expiration date of the expiring policy.

The General Liability and Automobile Liability insurance policies shall be written on an occurrence form and shall name City, its elected officials, officers, officials, employees, agents and volunteers as an additional insured. Such policy(ies) of insurance shall be endorsed so Contractor’ s insurance shall be primary and no contribution shall be required of City, its elected officials, officers, officials, employees, agents and volunteers. The coverage shall contain no special limitations on the scope of protection afforded to City, its elected officials, officers, officials, employees, agents or volunteers. The Workers’ Compensation insurance policy shall contain a waiver of subrogation as to City, its elected officials, officers, officials, employees, agents and volunteers.

If the Professional Liability ( Errors and Omissions) insurance policy is written on a claims- made coverage form:

A. The retroactive date must be shown, and must be before the effective date of this Agreement or the commencement of work by Contractor.

B. Insurance must be maintained and evidence of insurance must be provided for at least 5 years after completion of the work or termination of the Agreement, whichever first occurs.

C. ( iii) If coverage is canceled or non-renewed, and not replaced with another claims- made policy form with a retroactive date prior to the effective date of the Agreement, or work commencement date, Contractor must purchase extended reporting period coverage for a minimum of 5 years after completion of the work or termination of the Agreement, whichever first occurs.

D. A copy of the claims reporting requirements must be submitted to City for review.

E. These requirements shall survive expiration or termination of the Agreement.

Contractor shall furnish City with all certificate( s) and applicable endorsements effecting coverage required hereunder. All certificates and applicable endorsements are to be received by City and approved by City Manager or his/her designee prior to City’ s execution of the Agreement and before work commences. Upon request of City, Contractor shall immediately furnish City with a complete copy of any insurance policy required under this Agreement, including all endorsements, with said copy certified by the underwriter to be a true and correct copy of the original policy. This requirement shall survive expiration or termination of this Agreement.

If at any time during the life of this Agreement or any extension, Contractor or any of its subcontractors fail to maintain any required insurance in full force and effect, all work under this Agreement shall be discontinued immediately, and all payments due or that become due to Contractor shall be withheld until notice is received by City that the required insurance has been Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 28 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
9 restored to full force and effect and that the premiums therefore have been paid for a period satisfactory to City. Any failure to maintain the required insurance shall be sufficient cause for City to terminate this Agreement. No action taken by City hereunder shall in any way relieve Contractor of its responsibilities under this Agreement.

The fact that insurance is obtained by Contractor shall not be deemed to release or diminish the liability of Contractor, including, without limitation, liability under the indemnity provisions of this Agreement. The duty to indemnify City and its elected officials, officers, officials, employees, agents and volunteers shall apply to all claims and liability regardless of whether any insurance policies are applicable. The policy limits do not act as a limitation upon the amount of indemnification to be provided by Contractor. Approval or purchase of any insurance contracts or policies shall in no way relieve from liability nor limit the liability of Contractor, its principals, officers, employees, agents, persons under the supervision of Contractor, vendors, suppliers, invitees, Contractors, subcontractors, or anyone employed directly or indirectly by any of them.

If Contractor should subcontract all or any portion of the services to be performed under this Agreement, Contractor shall require each subcontractor to provide insurance protection in favor of City, its elected officials, officers, officials, employees, agents and volunteers in accordance with the terms of each of the preceding paragraphs, except that the subcontractors' certificates and endorsements shall be on file with Contractor and City prior to the commencement of any work by the subcontractor.

12. TERMINATION OF AGREEMENT FOR CAUSE OR CONVENIENCE
If, through any cause, the Contractor shall fail to fulfill in timely and proper manner their obligations under this Agreement, or if the Contractor shall violate any of the covenants, agreements, or stipulations of this Agreement, the City shall thereupon have the right to terminate this Agreement immediately by giving written notice to the Contractor of such termination and specifying the effective date thereof. In such event, all finished or unfinished documents, data, studies, surveys, drawings, maps, models, photographs and reports prepared by the Contractor under this Agreement shall, at the option of the City, become its property and the Contractor shall be entitled to receive just and equitable compensation for any work satisfactorily completed hereunder.

In addition to termination for cause, either Party may terminate this Agreement for City’ s or Contractor’ s convenience upon not less than fifteen ( 15) days written notice to the other Party.

Upon sending or receipt of said notice, the Contractor shall immediately cease all work under this Agreement unless said notice provides otherwise. If this Agreement is terminated as provided in this paragraph for either Party’ s convenience, the Contractor shall be required to provide to City all finished or unfinished documents, data, studies, services, etc., prepared by the Contractor as may be requested by City and such work shall become City’ s property upon payment to Contractor for the value of the work performed, less payments of compensation previously made.

Notwithstanding the above, subject to the maximum liability language in Section 10, the Contractor shall not be relieved of liability to the City for damages sustained by the City by virtue of any breach of the Agreement by the Contractor, and the City may withhold any payments to the Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 29 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
10 Contractor for the purpose of set-off until such time as the exact amount of damages due the City from the Contractor is determined.

13. NOTICES
Notices and requests to the City or Contractor shall be delivered at the following addresses, either served personally on the designated representative or by U.S. Postal Service at the following addresses:

City:

City Clerk
City of La Mesa
8130 Allison Avenue, La Mesa, CA 91942
619) 667-1120
Contractor:

Vice President
NetFile
2707 Aurora Road, Mariposa, CA 95338
209) 742-4100

14. DISPUTE RESOLUTION
The City shall require that all Contractors agree to submit any unresolved claims, counterclaims, disputes, controversies and other matters between them and the City or the Contractor and/or any subcontractors of any tier arising out of or relating to their agreement with the City or the breach thereof (“ disputes”) first to mediation and then if not resolved, to non-binding arbitration prior to initiating suit or judicial proceeding.

If applicable – As provided in Public Contract Code section 9204, any claim filed by the Contractor on a public works project shall be reviewed by the City with 45 days and a written statement will be provided to the Contractor identifying what portion of the claim is disputed and what portion is undisputed. Upon receipt of a claim, the City and the Contractor may, by mutual agreement, extend the time period or it may be extended to allow City Council approval. The Contractor shall include reasonable documentation to support the claim. Any payment due on an undisputed portion of the claim shall be processed and made within 60 days after the City issues its written statement.

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 30 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
11 15. CONTRACTORS
Contractor will utilize the services of the following subcontractors during the course of this study:

None.

Payment for such services shall be the responsibility of the Contractor. No substitution of proposed subcontractors shall be made without prior written approval by the City.

None of the services covered by the Agreement shall be subcontracted without the prior consent of the City. The Contractor shall be as fully responsible to the City for the acts and omissions of their subcontractors, and of persons either directly or indirectly employed by them, as they are for the acts and omissions of persons directly employed by them. The Contractor shall insert in each subcontract appropriate provisions requiring compliance with the labor standards provisions of this Agreement.

Contractor shall not assign, delegate, or transfer this Agreement or any work hereunder, nor assign any monies due or to become due hereunder, except as expressly stated herein. In no event shall any contractual relation be created between any third party and the City without prior written consent of the City. A consent to one assignment shall not be deemed to be consent to any subsequent assignment.

16. INTEREST OF MEMBERS OF THE CITY
No member of the governing body of the City and no other officer, employee, or agent of the City who exercises any functions or responsibilities in connection with the planning and carrying out of the program, shall have any personal financial interest, direct or indirect, in this Agreement; and the Contractor shall take appropriate steps to assure compliance.

17. INTEREST OF CONTRACTOR AND EMPLOYEES;

STATEMENT OF ECONOMIC INTERESTS
The Contractor covenants that they presently have no interest and shall not acquire interest, direct or indirect, in the study area or any parcels therein or any other interest which would conflict in any manner or degree with the performance of their services hereunder. The Contractor further covenants that in the performance of this Agreement, no person having any such interest shall be employed. City may require Contractor to complete and submit a Form 700, Statement of Economic Interests, in accordance with applicable law, to City Clerk.

18. INDEPENDENT CONTRACTOR
At all times during the term of this Agreement, Contractor shall be an independent contractor and shall not be an employee of City. City shall have the right to control Contractor only insofar as the results of Contractor' s services rendered pursuant to this Agreement; however, City shall not have the right to control the means by which Contractor accomplishes services rendered pursuant to this Agreement.

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 31 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
12 19. PERS ELIGIBILITY INDEMNIFICATION
In the event that Contractor’ s employee and/or agent providing services under this Agreement claims or is determined by a court of competent jurisdiction or the California Public Employees Retirement System ( PERS) to be eligible for enrollment in PERS of the City, Contractor shall indemnify, defend, and hold harmless City for the payment of any employer and employee contributions for PERS benefits on behalf of the employee as well as for payment of any penalties and interest on such contributions which would otherwise be the responsibility of the City.

Notwithstanding any other agency, state or federal policy, rule, regulation, law or ordinance to the contrary, Contractor’ s employees providing service under this Agreement shall not qualify for or become entitled to, and hereby agree to waive any claims to, any compensation and benefit including but not limited to eligibility to enroll in PERS as an employee of City and entitlement to any contributions to be paid by City for employer contributions and/or employee contributions for PERS benefits.

20. CONTRACTOR NOT AGENT
Except as City may specify in writing, Contractor shall have no authority, express or implied, to act on behalf of City in any capacity whatsoever as an agent. Contractor shall have no authority, express or implied, pursuant to this Agreement to bind City to any obligation whatsoever.

21. FACILITIES AND EQUIPMENT
Contractor shall, at its sole cost and expense, furnish all facilities and equipment which may be required for furnishing services pursuant to this Agreement.

22. RECORDS
Contractor shall maintain adequate records to permit inspection audit of Contractor' s time-andmaterial charges under this Agreement. Contractor shall make such records available to the City and to other public agencies responsible for approval, funding or auditing the project, during normal business hours upon reasonable notice. Nothing herein shall convert such records into public records and they will be available only to the City or to public agencies involved with approval, funding or audit functions. Such records shall be maintained by the Contractor for three 3) years following completion of the work under this Agreement.

23. DESIGN CHANGES OR REVISIONS
No design changes or revisions will be required and no payment therefor will be made except pursuant to the provisions of this Agreement. No extra compensation shall be paid the Contractor for revisions required by reason of omissions or errors by the Contractor in the preparation of the original document, plans, working drawings, or specifications. Changes to the scope of this Agreement shall be negotiated prior to commencement of extra work.

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 32 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
13 24. OWNERSHIP OF WORK
All source code in Contractor’ s system is solely owned by Contractor. All data created in Contractor’ s system by the City is the property of the City.

25. INTEGRATION; AMENDMENTS
This Agreement sets forth the entire understanding of the parties with respect to the subject matter herein. There are no other agreements, expressed or implied, oral or written, except as set forth herein. This Agreement may be amended upon written mutual consent of both parties hereto.

Amendment requiring changes in compensation shall be subject to the City's change order procedures.

26. ADDITIONAL SERVICES OUTSIDE SCOPE
Only after written authorization from the City, additional services that Contractor could provide, or cause to be provided, include the following:

A. Additional work related to the Project but not included in the Scope of Work.

B. Additional work caused by changes unrelated to the Scope of Work described herein.

Contractor will be compensated for Contractor time and direct personnel expenses as approved by the City.

27. CHANGES
The City may, from time to time, request changes in the Scope of Services of the Contract to be performed hereunder. Such changes, including any increase or decrease in the amount of the Contractor' s compensation, which are mutually agreed upon by and between the City and the Contractor shall be incorporated to this Contract.

28. NON-DISCLOSURE
The designs, plans, reports, investigations, materials and documents prepared or acquired by the Contractor pursuant to this Agreement ( including any duplicate copies kept by the Contractor) shall not be shown to any other public or private person or entity, except as authorized by the City.

The Contractor shall not disclose to any other public or private person or entity any information regarding the activities of the City except as authorized by the City.

29. JOB SITE SAFETY
The general or prime Contractor who is responsible for means, methods and procedures of the project shall be responsible for job site safety.

The prime contractor and all subcontractors of all tiers shall:

A. Be responsible for the safety of their respective employees as required by law.

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 33 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
14 B. Come under the jurisdiction and supervision of the general or prime contractor’ s job site safety program.

C. Exercise reasonable care to avoid risk of injury to others as required by the professional standard of care.

30. BUSINESS LICENSE
The Contractor, including all subcontractors, shall obtain a business license for work within the City of La Mesa pursuant to La Mesa Municipal Code Sections 6.08.010 through 6.08.240.

No payments shall be made to any Contractor until such business license has been obtained, and all fees paid therefor, by the Contractor and all subcontractors. Business license applications and information may be obtained from the Finance Department, City Hall, 8130 Allison Avenue, La Mesa, CA 91942- 5502, ( 619) 667-1118 or online at cityoflamesa. us/buslic.

31. PREVAILING WAGES FOR PUBLIC WORKS PROJECTS

IF APPLICABLE
A. No professional Contractor or subcontractor subject to the requirements of State of California’ s prevailing wages may be awarded a contract, or contracted with, for a public works project ( submitted on or after April 1, 2015) unless registered with the Department of Industrial Relations pursuant to Labor Code section 1725.5 [with limited exceptions from this requirement for bid purposes only under Labor Code section 1771.1(a)].

B. This Project is subject to compliance monitoring and enforcement by the Department of Industrial Relations.

32. CONFLICT BETWEEN AGREEMENT AND OTHER DOCUMENTS
In the event of a conflict between this Agreement and any documents incorporated by reference in this Agreement, the terms and conditions of this Agreement shall supersede those contained in any such document incorporated by reference.

Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 34 of 189 ends

Services Agreement # SA 25-68
Title: Form 700 & Campaign System
15 33. SIGNATURES
IN WITNESS WHEREOF, City and Contractor have executed the Agreement.

NetFile
By: _________________________________
Tom Diebert, Vice President
Date: _____________

APPROVED AS TO FORM
By: _________________________________

CITY ATTORNEY
Attachment: Exhibit A – Scope of Work and Fee Schedule
Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D 5/ 8/ 2025
5/ 8/ 2025
5/ 9/ 2025

Page 35 of 189 ends

March 4, 2025
Megan Wiegelman, MPA, CMC
City Clerk
City of La Mesa
8130 Allison Avenue
La Mesa, CA 91942
Dear Megan:

Thank you for your e-mail today. Below is a quote for our hosted systems you currently use:

Form 700 & Campaign System: $ 1,950/quarter ongoing.

Quarterly price is guaranteed from 7/15/25 – 7/14/30
All support and training is free and unlimited.

If you need any additional information, just let me know.

Best regards,
Tom Diebert
Vice President, NetFile
NetFile
2707 Aurora Road
Mariposa, CA 95338
Tel ( 209) 742- 4100
Fax ( 209) 391- 2200

EXHIBIT A
1 Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 36 of 189 ends

How NetFile Works
NetFile is a hosted solution that provides you with an extremely affordable solution that will enable you to electronically file Campaign Statements and/ or Form 700 filings. No IT involvement is required. You don’t have to waste time or effort or risk a breach of your own servers by hosting yourselves.

Main System Features
Hosted platform means you don’t need to load any software on your servers or apply any updates or security patches
Includes your setup, unlimited support, maintenance, and unlimited training Ability to cross jurisdictionally file to the 138 other NetFile agencies Automated correspondence and generate filing status reports on the fly Filer portal ( where the filer creates and electronically files their documents) Industry exclusive Form 700 mobile device filer platform Your 87200 filers can paperless file directly to the FPPC through the NetFile system Industry exclusive advanced public viewing portal that automatically shows the redacted filing online without you having to scan or upload documents
Private viewing portal - we can lock down any number of computers you wish in your office that you can point the public to search unredacted documents NetFile pays for your FPPC $1,000 paperless application fee Exclusive Campaign Filer training program that includes free telephone training by NetFile NetFile clients have the option to schedule live Campaign filer trainings in their office with NetFile staff providing the training
Free public viewing portal to display your FPPC 800 series form included FPPC 87200 Compliant
NetFile is fully compliant with the paperless filing system of the FPPC. That means your 87200 filers can use NetFile instead of the FPPC’ s system.

Ethics Training and Sexual Harassment Training Tracking & 800 Series Form Public Site The NetFile Form 700 system also includes the ability to track all your Ethics Training and Sexual Harassment Training filers and their filings. The system also comes with a free public viewing portal to display your FPPC 800 series forms.

EXHIBIT A
2 Docusign Envelope ID: 49DA9FE5- 2E78-41AC-9DD7- 868D7FEEFA6D

Page 37 of 189 ends

Page 38 of 189 ends

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: March 24, 2026
SUBJECT: TAX EQUITY AND FISCAL RESPONSIBILITY ACT OF
1982 (“TEFRA”) HEARING FOR THE MULTIFAMILY
RENTAL HOUSING PROJECT LOCATED AT 4250

SPRING STREET

RESOLUTION APPROVING A PLAN OF FINANCE

INCLUDING THE ISSUANCE OF EXEMPT FACILITY

BONDS BY THE CALIFORNIA MUNICIPAL FINANCE

AUTHORITY IN AN AGGREGATE OUTSTANDING
PRINCIPAL AMOUNT NOT TO EXCEED $40,000,000

TO FINANCE AND REFINANCE A QUALIFIED

RESIDENTIAL RENTAL PROJECT FOR THE BENEFIT
OF SPRING STREET FAMILY HOUSING, L.P. (OR AN

AFFILIATE), AND CERTAIN OTHER MATTERS

RELATING THERETO
ISSUING DEPARTMENT: Finance Department
SUMMARY:

Issues:

1. Should the City Council conduct a public hearing under the Tax and Equity Fiscal Responsibility Act (“TEFRA”) on March 24, 2026 in connection with the proposed issuance of revenue bonds by the California Municipal Finance Authority (the “CMFA”), a joint exercise of powers authority and public entity of the State of California, in an amount not to exceed $40,000,000, (the “Bonds”), to finance and refinance the acquisition, development, construction and equipping of a 147-unit (including two manager’s units) multifamily rental housing project (the “Project”) to be owned and operated by the Borrower and located at 4250 Spring Street within the City of La Mesa, California (the “City”)?

Page 39 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 2 of 4

2. Should the City Council adopt a resolution to approve the financing of the Project by the CMFA?
Recommendation:

1. Conduct the public hearing under the requirements of TEFRA and the Internal Revenue Code of 1986, as amended (the “Code”).

2. Adopt the resolution approving the issuance of the Bonds by the CMFA for the benefit of Spring Street Family Housing, L.P. (the “Borrower”), to provide for the financing of the Project, such adoption is solely for the purposes of satisfying the requirements of TEFRA, the Code and the California Government Code Section 6500 (and following).

Fiscal Impact:

The Bonds to be issued by the CMFA for the Project will be the sole responsibility of the Borrower, and the City will have no financial, legal, moral obligation, liability or responsibility for the Project or the repayment of the Bonds for the financing of the Project. All financing documents with respect to the issuance of the Bonds will contain clear disclaimers that the Bonds are not obligations of the City or the State of California but are to be paid for solely from funds provided by the Borrower.

The Board of Directors of the California Foundation for Stronger Communities, a California non-profit public benefit corporation (the “Foundation”), acts as the Board of Directors for the CMFA. Through its conduit issuance activities, the CMFA shares a portion of the issuance fees it receives with its member communities and donates a portion of these issuance fees to the Foundation for the support of local charities. With respect to the City of La Mesa, it is expected that that a portion of the issuance fee attributable to the City will be granted by the CMFA to the general fund of the City. Such grant may be used for any lawful purpose of the City.

BACKGROUND:

Resolution No. 2014-046 authorized the execution of an Association Membership Agreement between the City and the CMFA, and on June 19, 2014, the City joined the CMFA as an Associate Member. The CMFA has since contacted the City Clerk to request that the City hold a TEFRA hearing for a proposed tax-exempt financing project involving the Borrower (Attachment B).

Page 40 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 3 of 4
DISCUSSION:

The Borrower requested that the CMFA serve as the municipal issuer of the Bonds in an aggregate principal amount not to exceed $40,000,000 (the “Bonds”) of tax-exempt revenue bonds. The proceeds of the Bonds will be used to finance and refinance the acquisition, development, construction and equipping of a 147-unit (including two manager’s units) multifamily rental housing project (the “Project”) to be owned and operated by the Borrower and located at 4250 Spring Street within the City of La Mesa, California (the “City”).

In order for the Bonds to qualify as tax-exempt bonds, the City of La Mesa must conduct a public hearing (the “TEFRA Hearing”) providing for the members of the community an opportunity to speak in favor of or against the use of tax-exempt bonds for the financing of the Project. Prior to such TEFRA Hearing, reasonable notice must be provided to the members of the community. Following the close of the TEFRA Hearing, an “applicable elected representative” of the governmental unit hosting the Project must provide its approval of the issuance of the Bonds for the financing of the Project.

CALIFORNIA MUNICIPAL FINANCE AUTHORITY:

The CMFA was created on January 1, 2004 pursuant to a joint exercise of powers agreement to promote economic, cultural and community development, through the financing of economic development and charitable activities throughout California. To date, over 350 municipalities have become members of CMFA.

The CMFA was formed to assist local governments, non-profit organizations and businesses with the issuance of taxable and tax-exempt bonds aimed at improving the standard of living in California. The CMFA’s representatives and its Board of Directors have considerable experience in bond financings.

Page 41 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 4 of 4
CONCLUSION:

In light of the foregoing, and in order to support affordable housing, staff recommends that the City conduct the TEFRA Hearing and adopt the resolution in favor of the issuance of the Bonds by the CMFA.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Shannon Esenwein
City Manager Director of Finance
Attachments: A. Resolution
B. Email from CMFA requesting TEFRA hearing

Page 42 of 189 ends

ATTACHMENT A
RESOLUTION NO. 2026-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA

APPROVING A PLAN OF FINANCE INCLUDING THE ISSUANCE OF EXEMPT

FACILITY BONDS BY THE CALIFORNIA MUNICIPAL FINANCE AUTHORITY IN

AN AGGREGATE OUTSTANDING PRINCIPAL AMOUNT NOT TO EXCEED $40,000,000 TO FINANCE AND REFINANCE A QUALIFIED RESIDENTIAL

RENTAL PROJECT FOR THE BENEFIT OF SPRING STREET FAMILY
HOUSING, L.P. (OR AN AFFILIATE), AND CERTAIN OTHER MATTERS

RELATING THERETO
WHEREAS, Affirmed Housing Group, Inc. (the “Sponsor”), on behalf of Spring Street Family Housing, L.P., a California limited partnership, or another limited partnership of which the Sponsor or a related person to the Sponsor (such limited partnership being referred to herein as the “Borrower”), has requested that the California Municipal Finance Authority (the “Authority”) undertake a proposed plan of finance that includes the issuance and reissuance from time to time of one or more series of exempt facility bonds for a qualified residential rental project pursuant to Section 142(a)(7) of the Internal Revenue Code of 1986, as amended (the “Code”), in an aggregate principal amount not to exceed $40,000,000 (the “Bonds”) to finance and refinance the acquisition, development, construction and equipping of a 147-unit (including two manager’s units) multifamily rental housing project (the “Project”) to be owned and operated by the Borrower and located at 4250 Spring Street within the City of La Mesa, California (the “City”); WHEREAS, an “applicable elected representative” of the jurisdiction in which the Project is located is required to approve the proposed plan of finance for the Project under Section 147(f) of the Code;
WHEREAS, the City Council of the City of La Mesa (the “City Council”) is the elected legislative body of the City and is an “applicable elected representative” for purposes of Section 147(f) of the Code;
WHEREAS, the Authority has requested that the City Council approve the proposed plan of finance for the Project in order to satisfy the public approval requirement of Section 147(f) of the Code and the requirements of Section 4 of the Joint Exercise of Powers Agreement Relating to the California Municipal Finance Authority, dated as of January 1, 2004 (the “Agreement”), among certain local agencies, including the City; and
WHEREAS, pursuant to Section 147(f) of the Code, the City Council has, following notice duly given, held a public hearing regarding the issuance of the Bonds and now desires to approve the proposed plan of finance for the Project.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, as follows:

Section 1. The foregoing recitals are true and correct.

Section 2. The City Council hereby approves the proposed plan of finance for the Project that includes the issuance and reissuance from time to time of the Bonds in an outstanding principal amount not to exceed $40,000,000. It is the purpose and intent of the City Council that this Resolution constitute approval of the proposed plan of finance for the Project for the purposes

Page 43 of 189 ends

of (a) Section 147(f) of the Code by the applicable elected representative of a governmental unit having jurisdiction over the area in which the Project is located, in accordance with said Section 147(f) and (b) Section 4 of the Agreement.

Section 3. The officers of the City are hereby authorized and directed, jointly and severally, to do any and all things and to execute and deliver any and all documents which they deem necessary or advisable in order to carry out, give effect to and comply with the terms and intent of this resolution and the financing transaction approved hereby.

Section 4. The City Clerk shall forward a certified copy of this Resolution to the Authority in care of its counsel:

Ronald E. Lee, Esq.

Jones Hall LLP
4 West Fourth Avenue, Suite 406
San Mateo, CA 94402
Section 5. This Resolution shall take effect immediately upon its adoption.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 24th day of March 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

Page 44 of 189 ends

From: Jarod Suzuki
To: Megan Wiegelman
Cc: John Stoecker; Ben Barker; Anthony Stubbs; Travis Cooper; Wailea Pukahi; Josh Anzel; Stacey Hanson; Brennan Hines; Nicki Cometa; Lindsey Carr; Lynnette Santos; Greg Humora Subject: Spring Street Trolly Station TEFRA Hearing
Date: Tuesday, February 24, 2026 4:04:27 PM
Attachments: TEFRA Resolution_Spring Street.docx
TEFRA Notice_Spring Street.docx
Spring Street Staff Report.docx
Spring Street Trolly Script.docx
CAUTION: [EXTERNAL EMAIL] Do not click any links or open any attachments unless you trust the sender and know the content is safe.

Hello Megan,
Thank you so much with your help regarding the proposed Affirmed Housing financing! As you know, Affirmed Housing submitted an application to the CMFA to be its Issuer of tax-exempt financing for a project in the City of La Mesa. The project is expected to be financed in an amount not to exceed $40,000,000 of tax-exempt revenue bonds. The proceeds of the Bonds will be used to finance and refinance the acquisition, development, construction and equipping of a 147-unit (including two manager’s units) multifamily rental housing project (the “Project”) to be owned and operated by the Borrower and located at 4250 Spring Street within the City of La Mesa, California (the “City”).

To satisfy the Federal and State tax code, we are requesting that the City of La Mesa:
1) Conduct the public hearing on March 24, 2026 under the requirements of TEFRA and the Internal Revenue Code of 1986, as amended (the “Code”). 2) Adopt the resolution approving the issuance of the Bonds by the CMFA for the benefit of Spring Street Family Housing, L.P. (the “Borrower”) to provide for the financing of the Project, such adoption is solely for the purposes of satisfying the requirements of TEFRA, the Code and the California Government Code Section 6500 (and following).

Please find the attached sample staff report and script that can be used or modified at your discretion. Anzel Galvan LLP will be Bond Counsel and the draft approval resolution and TEFRA notice are attached. Please let us know if you would like Bond Counsel to publish the notice or if you would like to have your City Clerk publish the notice at least 7 days prior to the hearing.

Feel free to call me if you have any questions or concerns, or if I may be of any assistance in the process. Thank you again for your help!
Best Regards,
Jarod
____________________________________
ATTACHMENT B Page 45 of 189
California Municipal Finance Authority
Jarod K. Suzuki
Financial Advisor
2111 Palomar Airport Rd, Suite 320
Carlsbad, CA 92011
Phone: (760) 940-8922
E-Mail:[email protected]
Web:www.cmfa-ca.com

Page 46 of 189 ends

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: March 24, 2026
SUBJECT: RESOLUTION WAIVING COMPETITIVE BIDDING PER
MUNICIPAL CODE SECTION 2.40.070 (a)(5)(7) AND

AWARDING A CONSTRUCTION CONTRACT TO B&B
MECHANICAL INC. FOR FIRE STATION 11 HEATING,

VENTILATION AND AIR CONDITIONING

IMPROVEMENTS
ISSUING DEPARTMENT: Public Works
SUMMARY:

Issue:

Should the City of La Mesa waive competitive bidding per Municipal Code Section

2.40.070 (a)(5)(7) and award a construction contract in the amount of $204,295 to B&B Mechanical, Inc. for Fire Station 11 Heating, Ventilation, and Air Conditioning Improvements?
Recommendation:

Adopt the attached resolution waiving competitive bidding per Municipal Code Section 2.40.070 (a)(5)(7) and awarding a construction contract in the amount of $204,295 to B&B Mechanical Inc., for Fire Station 11, for Heating, Ventilation, and Air Conditioning Improvements.

Fiscal Impact:

Funds for this project are available in the AMR Lease Revenue Improvements account 312-3051. Funds will be transferred to a new Capital Improvement Project account 8640-6830.

Page 47 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 2 of 3
City’s Strategic Goals:
 Invest in infrastructure to serve the needs of the community.

BACKGROUND:

The City of La Mesa’s Fire Station 11 was completed in July 2006 and is considered the City’s flagship fire station. The 20,446-square-foot building located at 8054 Allison Avenue accommodates Heartland Fire & Rescue personnel and contract AMR paramedic staff, provides four bays for apparatus, houses offices for management and administrative staff, and serves as the City’s Emergency Operations Center (EOC) when needed. The first floor contains offices, apparatus bays, EOC/training room, and two “dorm rooms,” while the partial second floor contains an additional eight dormitories. The facility operates continuously, 24 hours a day, seven days a week, with approximately ten personnel on duty at any given time, in addition to administrative staff present on-site during regular business hours.

The original heating, ventilation, and air conditioning (HVAC) system is now 20 years old, degrading in performance, and nearing the end of its anticipated service life. The major components, including the pumps, expansion tank, and chiller, are pad-mounted in the equipment yard. The original HVAC controls were updated 13 years ago and now need replacement.

Turpin & Rattan Engineers, Inc. were hired to prepare an assessment report on the existing conditions of Fire Station 11 and evaluate the user needs of the facility. The report outlined various options for HVAC system upgrades/replacement, as well as information for other parts of the facility.

The report concluded that the HVAC system was nearing the end of its useful life, and key components should be scheduled for replacement.

DISCUSSION:

Based on the Turpin & Rattan Engineers Inc. report, the City solicited a scope of work from B&B Mechanical for necessary updates to the system, including:
 Chiller Replacement (29 ton Carrier Model)
 Exterior Water Pump (3 HP)
 Controls Upgrades (Plant, Air Handler, Computer Station)  Boiler Replacement (Raypak H3, Natural Gas)
 1 Year Warranty

Page 48 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 3 of 3
The B&B proposal (Attachment B) indicates that the lead times of the components are short, and the project can begin a few weeks after contract authorization.

City Staff recommends waiving competitive bidding and awarding the contract to B&B Mechanical Inc. under Section 2.40.070 (a)(5)(8) of the Municipal Code. This section of the City’s Municipal Code allows the City Council to waive competitive bidding if:
a) The repair to contract service needed is required to match, integrate, or be compatible with an existing structure or program presently in use by the City and the purchase or contract is made from the firm who previously satisfactorily performed/provided similar repair or contract services for the City. b) The City Council by resolution determines that, due to special circumstances, it is in the City’s best interest to purchase a commodity or enter into a contract without compliance with the bidding procedure.

B&B Mechanical Inc. has performed satisfactory work on City of La Mesa facilities in the past and has in-depth understanding of the systems in Fire Station 11, and the HVAC needs of the facility.

CONCLUSION:

Staff recommends that the City Council adopt the attached resolution waiving competitive bidding per Municipal Code Section 2.40.070(a)(5)(7) and awarding a construction contract in the amount of $204,295 to B&B Mechanical, Inc. for Fire Station 11 Heating, Ventilation, and Air Conditioning Improvements.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Michael Throne, PE
City Manager Director of Public Works
Attachments: A. Resolution
B. B&B Mechanical Scope of Work

Page 49 of 189 ends

ATTACHMENT A
RESOLUTION NO. 2026-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA WAIVING COMPETITIVE BIDDING PER MUNICIPAL CODE SECTION 2.40.070 (a)(5)(7)

AND AWARDING A CONSTRUCTION CONTRACT TO B&B MECHANICAL
INC. FOR FIRE STATION 11 HEATING, VENTILATION, AIR CONDITIONING (HVAC) IMPROVEMENTS
WHEREAS, the City of La Mesa has a strategic goal to invest in infrastructure to serve the needs of the community;
WHEREAS, Fire Station 11 is in need of improvements to the heating, ventilation, and air conditioning systems;
WHEREAS, the City received a cost proposal in the amount of $204,295 from B&B Mechanical replace critical components of the HVAC system identified in a facility study; and WHEREAS, the City Council finds that it is in the best interest of the City to waive competitive bidding per Municipal Code Section 2.40.070(a)(5)(7) due to the in-depth understanding and knowledge by B&B Mechanical, Inc., of the building’s HVAC systems.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that:

Funds in the amount of $204,295 shall be allocated from the AMR Lease Revenue Improvements account 312-3051 and transferred to the new Capital Improvement Project account 8640-6830.

BE IT FURTHER RESOLVED that the Mayor is hereby authorized to accept and execute a contract with B&B Mechanical, Inc. to perform the work at the prices set forth in the cost proposal dated February 13, 2026.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 24th day of March 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

Page 50 of 189 ends

CERTIFICATE OF THE CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and exact copy of Resolution No. 2026-____, duly passed and adopted by the City Council of said City on the date and by the vote therein recited.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

Page 51 of 189 ends

g ro u p @@@n 1 e 9 e z 6 fc ix tib j0 n b 4 9 6 w 8 i@@@ [email protected]
(619) 713-0400
Commercial Service and HVAC
Retrofit Specialist
Estimate: 138466026
Project:

Estimate Date: 2/13/2026
Billing Address:

City of La Mesa
8130 Allison Avenue
La Mesa, CA 91942 USA
Job Address:

Fire Station #11
8034 Allison Avenue
La Mesa, CA 91942 USA
Estimate Details
Chiller Replacement and Controls Upgrade
Thank you for the opportunity to provide a proposal for replacement of your existing air-cooled chiller and modernization of the building automation system at the 8034 Allison Ave facility.

This proposal includes removal of the existing equipment, installation of a new Carrier air-cooled chiller, installation of a new exterior chilled water pump, and a complete Distech building automation system upgrade. All labor associated with this project will be performed in accordance with applicable prevailing wage requirements.

PROJECT SCOPE OF WORK
Chiller Replacement
• Recover refrigerant (as required) and remove existing air-cooled chiller • Provide crane services to remove existing unit and set new equipment • Furnish and install one (1) Carrier Model 30RC-0305620---13 air-cooled chiller (approx. 29.5 tons) • Reconnect to existing electrical service
• Reconnect chilled water supply and return piping
• Start up and test new chiller
Chilled Water Pump Installation
• Furnish and install one (1) 2” x 2” inline chilled water pump • 3 HP, 3450 RPM, 3 phase motor
• Install isolation valves and service trim
• Electrical connection to new or existing control circuit • Integration into plant control sequence
Complete Distech Controls Upgrade
Plant Controls
• Provide and install new Distech BACnet/IP plant controller • Chiller enable/start-stop control
• Pump enable, status, and alarm monitoring
• Install new chilled water supply and return temperature sensors

Page 52 of 189 ends

• Program plant control sequences
• Perform full point-to-point testing and commissioning Air Handler Controls
• Provide and install new Distech BACnet controllers at all indoor air handling units • Replace existing control boards
• Provide new digital wall sensors with display and setpoint adjustment • Monitor fan status and supply air temperature
• Integrate existing control valves where applicable
• Commission all equipment and verify sequence of operation Front-End & Graphics
• Provide and install one (1) new building automation workstation computer • Provide and install new Distech front-end controller (BACnet/IP) • Develop new graphical user interface (GUI)
• Create floor plan graphics with navigational links
• Create equipment graphics for chiller, pump, and air handlers • Configure trending, scheduling, alarms, and user access • Provide owner training
Two (2) chillers are currently available at the Charlotte, NC factory, subject to prior sale. Equipment can be secured immediately upon approval.

EXCLUSIONS
• Electrical service upgrades beyond existing capacity
• Structural modifications beyond existing supports
• Test and balance
• Permits, engineering, or design fees unless specifically noted • After-hours or phased work unless requested
This project will provide a fully modernized chilled water plant with new high-efficiency equipment, a complete Distech building automation platform, improved energy management capability, and enhanced system reliability.

Prevailing wage labor rates and controls to be installed by PAS Equipment Warranty
• The Carrier 30RC air-cooled chiller shall include the manufacturer’s standard one (1) year parts warranty from date of startup or substantial completion, whichever occurs first. • The chilled water pump shall include the manufacturer’s standard one (1) year warranty against defects in materials and workmanship.
• All Distech controls components, including plant controllers, air handler controllers, sensors, and front-end hardware, shall include a one (1) year manufacturer warranty.
• The new workstation computer shall carry the manufacturer’s standard hardware warranty.

Labor Warranty

Page 53 of 189 ends

• Our company warrants all installation labor for a period of one (1) year from the date of substantial completion. • During the warranty period, we will repair or replace defective workmanship at no additional labor cost to the owner.

Controls & Commissioning Warranty
• Programming, graphics, and sequences of operation are warranted for one (1) year from project completion. • Adjustments required due to programming errors or improper configuration during the warranty period will be corrected at no cost.

Warranty Conditions
• Warranty does not cover damage caused by misuse, lack of maintenance, power quality issues, water quality issues, freezing, vandalism, or acts of nature.
• Refrigerant loss due to external piping damage or system modifications by others is excluded. • Warranty service applies during normal business hours unless otherwise agreed. • Owner is responsible for routine maintenance per manufacturer recommendations.

Lead Time
• Chiller is stock on East Coast and project can go within 2 weeks of signed contract.

Loss of Service
• Loss of AC will occur for no more than 2 days during change out • Units will stay online during controls upgrade
Additional Items:

Boiler Replacement
Thank you for the opportunity to provide a proposal to replace the existing Lochinvar EBN300 boiler at your facility.

Based on our review, we propose to remove the existing boiler and furnish and install a new Raypak Hi Delta boiler system.

SCOPE OF WORK
• Disconnect and remove existing Lochinvar EBN300 boiler • Properly dispose of removed equipment
• Furnish and install one (1) Raypak H3-HD301 Hi Delta boiler (Natural Gas, outdoor configuration) • Reconnect existing gas piping
• Reconnect existing hydronic supply and return piping
• Reconnect electrical power and control wiring
• Perform system fill, purge, and startup
• Coordinate manufacturer startup service
• Test and verify proper operation

EQUIPMENT PROVIDED
New Boiler
Raypak H3-HD301 Hi Delta
• Natural Gas
• 2-stage

Page 54 of 189 ends

• Cast iron heat exchanger
• Outdoor rated

EXCLUSIONS
• Gas line upsizing (if required)
• Flue modifications (if required beyond standard connection) • Structural modifications
• Controls upgrades beyond boiler connection
• Permits (unless specifically requested)
• After-hours work

NAME DESCRIPTION QTY PRICE TOTAL
Cost of Services Cost of Services including all Labor and Material Chiller and Controls 1 $191,202.00 $191,202.00 Cost of Services Cost of Services including all Labor and Material Boiler Replacement 1 $13,093.00 $13,093.00 Services $204,295.00
Estimate Total
Estimate Sub-Total $204,295.00
Total To Pay $204,295.00
Thanks for the opportunity to bid the work. Upon approval or any questions please email [email protected] or call the Office at (619)713-0400

Page 55 of 189 ends

Page 56 of 189 ends

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: March 24, 2026
SUBJECT: PROJECT 2025-094 – CUSH MEDICAL PLAZA, 8787
CENTER DRIVE (RAINBOW INVESTMENT CO.)
DESCRIPTION: RATIFICATION OF THE DESIGN REVIEW BOARD’S

APPROVAL FOR THE CONSTRUCTION OF A NEW

TWO-STORY MEDICAL OFFICE BUILDING LOCATED
AT 8787 CENTER DR. WITHIN THE RB-G-D
(RESIDENTIAL BUSINESS/GROSSMONT

OVERLAY/URBAN DESIGN OVERLAY) ZONE
ISSUING DEPARTMENT: Community Development
SUMMARY:

Issues:

Should the City Council ratify the Design Review Board’s determination that the proposed project meets the intent of the Grossmont Specific Plan and City of La Mesa Urban Design Program?
Recommendation:

That the City Council ratify the Design Review Board Certificate of Action approving the project. (Attachment A).

Fiscal Impact:

The is no fiscal impact on the General Fund related to this project. The City’s policy is to recover 100% of the cost of staff time through the project’s application fees.

City’s Strategic Goals:
 Invest in infrastructure to serve the needs of the community.  Maintain a community where residents and visitors feel safe.

Page 57 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 2 of 6
 Promote a high quality of life that current and future generations can afford to call home.

Environmental Review:

A comprehensive environmental analysis was completed for the proposed project.

The analysis determined that the project is consistent with the development density and policies established by the Grossmont Specific Plan and its previously certified Environmental Impact Report. The project has been evaluated pursuant to CEQA Guidelines Section 15183, which provides streamlined environmental review for such projects, and no additional environmental review is required. The Planning Commission reviewed and adopted the CEQA determination on March 4, 2026. (Attachment D).

BACKGROUND:

The applicant Rainbow Investment Co. is requesting approval for Design Review for a new two-story medical office building (Cush Medical Plaza) located at 8787 Center Drive.

All new development within the Grossmont Specific Plan area requires Design Review approval by the Design Review Board with ratification by the City Council. The proposed project was reviewed and approved by the Design Review Board on September 22, 2026.

Zoning for the project site is RB-G-D (Residential Business/ Grossmont Specific Plan Overlay/ Urban Design Overlay), and the General Plan land use designation is Regional Serving Commercial.

Page 58 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 3 of 6
The site is bounded by Grossmont Center Drive to the southwest and Center Drive northwest, Health Center Circle (private road) and Healthcare Dr. (private road) to the east and southeast, as can be seen on the vicinity map below. Surrounding development includes medical offices and services to the north, and commercial uses and shopping centers to the south, east, and west.

DISCUSSION:

The proposed construction of the new two-story medical office building includes the demolition of an existing single-story medical office building, a two-story medical office building, and a single-story acute care facility. The new project would provide more medical office space and a renovated parking lot with better circulation.

GROSSMONT SPECIFIC PLAN SITE AND BUILDING DESIGN GUIDELINES Site Design and Building Design are key principles within the Grossmont Specific Plan.

In consideration of these principles and the Urban Design Guidelines, the proposed project places the building close to the major intersection and the parking away from the intersection, minimizes the driveway openings, interconnects on-site pedestrian and vehicular circulation patterns, provides landscaping and canopy trees throughout parking lots, and provides street trees.

In addition, the Grossmont Specific Plan calls for new buildings to provide equal architectural relief and detailing on all building sides to achieve a more elevated design.

In order to provide visual interest, the project provides a variety of colors and materials, varying roof lines, and canopies across all building elevations. The DRB determined that

Page 59 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 4 of 6
the project meets the architectural design intent for the Grossmont Specific Plan as the design provides equal amounts of architectural relief, materials, and color across all building walls.

Site Design
The project utilizes an interconnecting onsite circulation pattern through a main driveway entrance that leads to a roundabout. The roundabout is intended as a landmark feature that includes enhanced landscaping in the center. The prominent roundabout is designed to maintain continual traffic flow within the site, while also directing visitors to a designated drop-off area that improves both vehicular circulation
and pedestrian safety.

The project provides landscaping setbacks from the street to provide a transition from street to multi-story structures. Landscaping is also provided throughout the parking areas including large shade canopy trees. Street trees are also provided along street frontages.

Building Design and Architecture
The building provides architectural design with equal architectural relief and detailing on all building elevations. The DRB determined that the proposed project utilizes appropriate design principals for a medical building. The design includes human scale, unity, variety, and rhythm and provides a strong functional relationship to the site and the surrounding uses, as it will provide additional medical office space that will support the hospital and is consistent with the other medical office building on the site.

URBAN DESIGN PROGRAM SITE DESIGN GUIDELINES
The Urban Design Program guidelines are divided into a variety of elements. How the proposed project meets those elements is summarized below:

Building Orientation, Location, and Circulation:

The building is oriented near the street, situated towards the northeast portion of the property and its setback of about 52 ft. from the property line.

A new driveway entrance leads to a new roundabout with enhanced landscaping. For better circulation, the roundabout is proposed to connect from Center Drive to the main entrance of the medical office where a drop-off area would be located.

Pedestrian circulation will be improved within the project site with the addition of handicap ramps, and paths and walkways with signage to direct access to the building and a proposed courtyard to the east of the medical building. A new open space area will include seating and tables for staff and visitors.

Page 60 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 5 of 6
Buffering and Screening:

Landscaping along the site perimeter will buffer vehicular circulation from pedestrian pathways within the right-of-way. The project also includes additional landscaping within the site and provides ADA-accessible walkways connecting the street and parking areas to the building entrance.

Refuse Facilities:

The refuse container is proposed to be located away from the public street and building entrance and will be screened with materials compatible with the building exterior, consistent with Urban Design Program standards.

Lighting:

Exterior lighting is proposed to be integrated into architectural and landscape design. A combination of pole lights and Monaco adjustable inground lights will illuminate building and site entrances, walkways, parking areas, and other spaces to enhance design, landscaping, safety, and security. Lighting is predominantly down-directed and shielded to reduce glare and prevent spillovers onto adjacent properties. The lighting plan and fixture cut sheets are included as Attachment F. The DRB determined that these considerations will create a transition that will provide for safer and more attractive walkways, parking and planting.

Landscape Design:

A total of 55,265 square feet of landscaping is proposed for the project, including 19,966 square feet within the interior parking lot area. The applicant will be responsible for maintaining landscaping within the public right-of-way through an Encroachment, Maintenance, and Removal Agreement with the City of La Mesa.

The landscape plan includes 123 new trees, with 12 located adjacent to the streets.

Existing trees will be preserved where feasible and supplemented with new plantings to enhance screening and buffering while contributing to the character of the streetscape.

The tree palette consists of a mix of accent and broad-spreading shade trees, along with accent plants and shrubs selected for low water use. The project provides 427 off-street parking spaces. The parking layout incorporates interior and perimeter landscaping consistent with the City’s Parking and Landscape Standards. The design also meets the Off-Street Parking Design Guidelines by including concrete curbing around landscaped areas, striping and wheel stops, and the use of compact parking spaces.

Energy Conservation:

The project meets the Energy Conservation Guidelines through its site orientation, and landscaping. The orientation and sitting of structures and landscaping consider water conservation, by management of water run-off and use of plant materials appropriate to the climate. The project site is situated at a higher elevation than adjacent properties which allows for solar accessibility. The northern portion of the site slopes upward and

Page 61 of 189 ends

Report to Mayor and Councilmembers
Date: March 24, 2026
Page: 6 of 6
will maintain its existing landscaping and trees while avoiding adding additional shrubbery and trees that will allow for solar access.

Safety Design:

The project meets the intent of the safety design guidelines through the use of space between the public right-of-way and private property, and creates a transition and symbolic barrier on the site. In addition, parking lot lighting is selected and oriented so that points and areas vulnerable to crime are accented.

In addition, the more center-oriented driveway entrance and proposed roundabout would provide for more effective traffic flow. The DRB determined that with the use of landscaping, street trees, and pedestrian pathways as proposed, the project would meet the Major Circulation Corridor guidelines
CONCLUSION:

The DRB determined that the proposed project complies with the site and architectural design guidelines of the Urban Design Program and the Grossmont Specific Plan and approved the Certificate of Action for the proposed project, subject to City Council ratification.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Director of Community Development
Attachments:

A. Draft Resolution ratifying the DRB Approval
B. Project Plans
C. Design Review Board Certificate of Action.

D. Environmental Study

Page 62 of 189 ends

ATTACHMENT A
RESOLUTION NO. 2026-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA RATIFYING THE DESIGN REVIEW BOARD’S APPROVAL OF PROJECT 2025-0946 (RAINBOW INVESTMENT CO.) – A NEW TWO-STORY MEDICAL OFFICE BUILDING (CUSH MEDICAL PLAZA) LOCATED AT 8787 CENTER DRIVE

WITHIN THE RB-G-D (RESIDENTIAL BUSINESS/GROSSMONT

OVERLAY/URBAN DESIGN OVERLAY) ZONE
WHEREAS, the Design Review Board did receive and considered a staff report on a new two-story medical office building project located at 8787 Center Drive; WHEREAS, the Design Review Board held a duly public meeting on September 22, 2025 and determined that the project meets the intent of the Urban Design Program and Design Guidelines for Properties in the Grossmont Specific Plan Overlay; WHEREAS, the Design Review Board issued a Certificate of Action approving the project, subject to City Council ratification;
WHEREAS, the City Council did receive and consider a staff report on the Project; and WHEREAS, the City Council of the City of La Mesa did hold a duly noticed public meeting on March 24, 2026, and accepted public testimony in considering the Project.

THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:

1. The proposed design meets the intent of the Urban Design Program and the Design Guidelines for Properties in the Grossmont Specific Plan Overlay.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa as follows:

1. The foregoing findings of fact and determinations are true and hereby made a part hereof.

2. The foregoing findings of fact and determinations are supported by the staff report, minutes, plans, and exhibits, all of which are herein incorporated by reference.

3. The City Council ratifies the Design Review Board Certificate of Action (Exhibit A).

PASSED AND ADOPTED at a regular meeting of the City Council of the City of La Mesa, California, held the 24
th day of March 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

Page 63 of 189 ends

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be true and exact copy of Resolution No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

Page 64 of 189 ends

Exhibit A

Page 65 of 189 ends

Page 66 of 189 ends

),5((;7,1*8,6+(5
&$%,1(7:),5((;7,1*8,6+(5:$//02817('),5((;7,1*8,6+(5 )( )(&
&

3/
3

;
$/,*1
52201$0(5220180%(5'225180%(5'(7$,/5()(5(1&(6+((7180%(5'(7$,/6(&7,215()(5(1&(6+((7180%(5
2)),&(
;
;
;;
;;

6(&7,215()(5(1&(6+((7180%(5
.(<127(,1',&$725
;
;;
;;;
5(9,6,21&/28' '(/7$180%(5
;;;
,17(5,25(/(9$7,215()(5(1&(6+((7180%(5
),1,6+,1',&$725
(;7(/(9$7,215()(5(1&(6+((7180%(5
:$//0$7(5,$/7<3(:$//127()/2250$7(5,$/7<3()/225127(0,6&0$7(5,$/7<3(7<3(180%(5 (;,67,1*'225
:$//7$*
$
;;
;
%
&
'
;
;;
1 127726&$/(
352-(&76,7(

&(17(5 '5
*52660217 &(17(5 '5
-$&.621 '5

6RUUHQWR9DOOH\%OYG6XLWH
6DQ'LHJR&$

3
3$30
'5$:1%<
-2%12

6+((7
3'2)53(°68/58°:5°:.+°)533+4)+3+4:°5,°'4?°=581 (°9/:+°'4?°*/9)8+6'4)?°9.'22°(+°(85;-.:°:5°:.+°45:/)+°5,°='8+° .+°05 +°68+)+*+4)+°5<+8°9)'2+*°*/3+49/549°'4*°9.'22°(+°<+8/,/+*°54°: 6:°(?°'-8++3+4:°=/:.°='8+°3'2)53(°=8/::+4°*/3+49/549°9.'22°:'1 :°5,°='8+°3'2)53(°'4*°9.'22°45:°(+°;9+*°54°'4?°5:.+8°=581°+>)+ :.+9+°*8'=/4-9°'4*°96+)/,/)':/549°'8+°:.+°6856+8:?°'4*°)56?8/-. &$87,21
,)7+,66+((7,6127[,7,6$5('8&('35,17
&/,(17/2*2
02%+RXUO\B$5&+UYW $XWRGHVN'RFV
6'*B5DLQERZ,QYHVWPHQW&R/D0HVD

30
'0$11
+.
6'*
7,7/(6+((7 $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

2:1(5
$5&+,7(&7
9,&,1,7<0$3
3

6255(1729$//(<%/9'68,7(6$1',(*2&$

'$9,'0$11GPDQQ#ZDUHPDOFRPEFRP
&86+0(',&$/3/$=$
2)),&(%8,/',1*
&(17(5'5,9(
/$0(6$&$

5$,1%2:,19(670(176&275((1$6768,7( 75(9250225(6$1',(*2&$
$1*/(
&(17(5/,1(
3281'RU180%(5 $1'
(
(;,67,1*# $7a ',$0(7(5RU5281' ',$0(7(5
$' $5($'5$,1$&286 $&2867,&$/$'- $'-867$'-867$%/(RU $'-$&(17
$)) $%29(),1,6+)/225$**5 $**5(*$7($/ $/80,180$3352; $3352;,0$7( /<
$5&+ $5&+,7(&785$/$63+ $63+$/7
%% 38//287:5,7,1*
685)$&(
$.$%5($'%2$5'

%2& %277202)&21&5(7(%2&08 %277202)&21&5(7(
0$6215<81,7
%20 %277202)08//,21%23 %277202)3$1(/%25 %277202)5(9($/%25(& %277202)5(&(66%' %2$5'%,780 %,780,1286%/'* %8,/',1*%/. %/2&.%/.* %/2&.,1*%0 %($0%27 %27720%6& %,26$)(7<&$%,1(7&% &$7&+%$6,1&' &21'(16$7('5$,1&'$ &/($1'5<$,5&) &2175$&725)851,6+('&* &251(5*8$5'&, &$67,521&,1 &2175$&725,167$//('&2 &$6('23(1,1*&20 &(17(52)08//,21&25 &(17(52)5(9($/&6 &836,1.&67 &/($1675($0&: &2/':$7(5&$% &$%,1(7&(0 &(0(17 ,7,286
&(5 &(5$0,&&+: &+,//(':$7(5
$.$3&:
&/ &(17(5/,1(&/* &(,/,1*&/.* &$8/.,1*&/2 &/26(7&/5 &/($5&175 &2817(5&2 &$5%21',2;,'(&2/ &2/801&21& &21&5(7(&211 &211(&7,21&21675 &216758&7,21&217 &217,18286&255 &255,'25&75 &(17(5&76. &2817(5681.&</ &</,1'(5 '
'(02/,6+') '5,1.,1*)2817$,1'2 '22523(1,1*'6 '2:163287'63 '5<67$1'3,3('%/ '28%/('(37 '(3$570(17'(7 '(7$,/',$ ',$0(7(5',0 ',0(16,21',63 ',63(16(5'1 '2:1'5 '225':* '5$:,1*':5 '5$:(5 (
(;,67,1*( ($67(- (;3$16,21-2,17(3 (/(&75,&3$1(/%2$5'(32 (0(5*(1&<32:(5(6 (0(5*(1&<6+2:(5(: (<(:$6+(:& (/(&75,&:$7(5&22/(5(:) (<(:$6+)$8&(7($ ($&+(/ (/(9$7,21(/(& (/(&75,& $/
(/(9 (/(9$725(0(5 (0(5*(1&<(1&/ (1&/26('RU(1&/2685((4 (48$/(437 (48,30(17(;3 (;3$16,21(;32 (;326('(;67 (;,67,1*(;7 (;7(5,25)$ ),5($/$50)$5 )/225$5($5$7,2 $%%5(9,$7,216
6<0%2/6
352-(&7'$7$
1257+($676287+:(67
! 81/,0,7('813527(&7('23(1,1*6$5( 3(50,77('
(;7(5,25:$//6
)/225

$SDS

$XDX

$//:%/$5($
2)81357&7
'
23(1,1*6
DX

$&78$/$5($
2)81357&7
'
23(1,1*6
$X

$//:%/$5($
2)3527(&7('
23(1,1*6
DS

$&78$/$5($2)
3527(&7('
23(1,1*6
$S

(;7(5,25:$//
$5($
6)

$//2:$%/(
$5($

),5(
6(3$5$7,21
',67$1&(
)7

7<3(2)&216758&7,21

7<3(
9$6758&785$/)5$0( +5(;7(5,25%($5,1*:$//6 +5%8,/',1*(/(0(176 7$%/(
,17(5,25%($5,1*:$//6 +5(;7(5,25121%($5,1*:$//6 6((%(/2:,17(5,25121%($5,1*:$//6 +5)/2256 +5522) +5&+$37(5 7<3(62)&216758&7,21 $33/,&$%/(&2'(6&,7<2)
/$0(6$%8,/',1*
&$/,)251,$%8,/',1*&2'(6758&785(
&$/,)251,$%8,/',1*&2'(0(&+$1,&$/
&$/,)251,$0(&+$1,&$/&2'((/(&75,&$/
&$/,)251,$(/(&75,&$/&2'(3/80%,1*
&$/,)251,$3/80%,1*&2'(),5(/,)(6$)(7<
&$/,)251,$),5(&2'(
:,7+/2&$/$0(1'0(176
(1(5*<
67$7(2)&$/,)251,$(1(5*<&2'(*5((1%8,/',1*
67$7(2)&$/,)251,$*5((1%8,/',1*&2'(
$&&(66,%,/,7<
67$7(2)&$/,)251,$7,7/($&&(66,%,/,7<67$1'$5'6 &+$37(5 ),5($1'602.(3527(&7,21)($785(6$//2:$%/($5($2)23(1,1*6 7$%/(

)8//<635,1./(5('7+528*+287

6+((7,1'(;
,668$1&(

6+((7,668('21'$7(,1',&$7(':,7+02',),&$7,216
6+((7,668('21'$7(,1',&$7('12 02',),&$7,216
352-(&7'(6&5,37,21 6&23(
352-(&7'(6&5,37,21
7+(352-(&7352326(672'(02/,6+$1(;,67,1*6,1*/( 6725<0(',&$/2)),&(%8,/',1* $3352;6)
$7:2
6725<0(',&$/2)),&(%8,/',1*
$3352;6)
$1'$6,1*/(6725<$&87(&$5()$&,/,7<
$3352;6)
7+(352-(&7&5($7(6$1(:(175<)520&(17(5'5,9(5(&21),*85(6(;,67,1*3$5.,1*:,7+1(:3$5.,1*/$1'6&$3,1*$1'5(48,5('67520:$7(50$1$*(0(17 &2168/7$176
/$1'6&$3($5&+,7(&79$1'<.(/$1'6&3$($5&+,7(&76 '(1,6($50,-235,1&,3$/67(9(16$9(62/$1$%($&+&$
'$50,-2#9'/$86

(/(&75,&$/(1*,1((50$(1*,1((56 5$<7+203621&$552//&$1<215'68,7(6$1',(*2&$
57+203621#0$(1*5&20
)% )/$7%$5)' )/225'5$,1)( ),5((;7,1*8,6+(5)(& ),5((;7,1*8,6+(5 &$%,1(7
))( )/225),1,6+(/(9$7,21)+& ),5(+26(&$%,1(7)2& )$&(2)&21&5(7()2&08 )$&(2)&21&5(7( 0$6215<81,7
)2) )$&(2)),1,6+)2,03 )$&(2),168/$7('0(7$/
3$1(/
)20 )$&(2)08//,21)26 )$&(2):22'678')26+ )$&(2)6+($7+,1*)3 ),5(3522))3 6,1.)2273('$/6)6 )8//6,=()6 )/2256,1.)'1 )281'$7,21),1 ),1,6+ ('
)/ )/225)/$6+ )/$6+,1*)/825 )/825(6&(17)7 )227RU)((7)7* )227,1*)855 )855,1*)87 )8785(*% *5$%%$5*& *(1(5$/&2175$&725*), *5281')$8/7,17(55837*$ *$8*(*$/9 *$/9$1,=('*/ */$66*1' *5281'*5 *5$'(*<3 *<3680+& +27$1'&2/':$7(5+% +26(%,%%+& +2//2:&25(+0 +2//2:0(7$/+3 +,*+32,17+9 +,*+92/7$*(+':' +$5':22'+':( +$5':$5(+25,= +25,=217$/+5 +285+7 +(,*+7,' ,16,'(',0(16,21,&: ,1'8675,$/:$7(5,168/ ,168/$7,21RU,168/$7(',17 ,17(5,25,: ,1'8675,$/:$67(-% -81&7,21%2;-$1 -$1,725-67 -2,67-7 -2,17.2 .12&.287.3 .,&.3/$7(.6 .1((63$&(.:+ .,/2:$77+285.,7 .,7&+(1/3 /2:32,17/6 /,0(6721(/9 /2:92/7$*(/:& /,*+7:(,*+7&21&5(7(/$% /$%25$725</$0 /$0,1$7( '
/$9 /$9$725</+&: /$%+27$1'&2/':$7(5/,1 /,1($5/,4 /,48,'/.5 /2&.(5/7 /,*+7/7/ /,17(//95 /289(50% 023%$6,10& 0(',&,1(&$%,1(702 0$6215<23(1,1*03 0,'32,170$,17 0$,17(1$1&(0$1 0$18$/0$6 0$6215<0$; 0$;,0800(&+ 0(&+$1,&$/0(0% 0(0%5$1(0(7 0(7$/0(== 0(==$1,1(0)5 0$18)$&785(50+ 0$1+2/(0,1 0,1,0800,5 0,55250,6& 0,6&(//$1(28607' 02817('08/ 08//,21 1 1(:1 1,752*(11 1257+1* 1$785$/*$61,& 127,1&2175$&715& 12,6(5('8&7,21 &2()),&,(17
16 :$67(1(875$/,=$7,21
6<67(0
176 127726&$/(1$ 127$33/,&$%/(12 180%(5120 120,1$/2 2;<*(12$ 29(5$//2& 21&(17(52' 2876,'(',$0(7(52) 2876,'()$&(2+ 29(5+($'RU23326,7( +$1'
2%6 2%6&85(
2) 2:1(5)851,6+('2)) 2)),&(2, 2:1(5,167$//('231* 23(1,1*233 23326,7(3% 3(*%2$5'3& 35(&$673- 3$1(/-2,173/$0 3/$67,&/$0,1$7(36) 3281'63(5648$5( )227
367 3/$1767($037' 3$3(572:(/',63(16(5375 3$3(572:(5 5(&(37$&/(
3: 385(:$7(5
$.$',52
52',

3/ 3/$7(3/$6 3/$67(53/<:' 3/<:22'32/ 32/,6+
('
35 3$,537 32,1747 48$55<7,/(48$/ 48$/,7<48$1 48$17,7< 5 5(/2&$7('5 5,6(55% 58%%(55(6,/,(17%$6(5&3 5()/(&7('&(,/,1*3/$15' 522)'5$,152 528*+23(1,1*52: 5,*+72):$<578 522)72381,75:/ 5$,1:$7(5/($'(55$' 5$',865() 5()(5(1&(5()5 5()5,*(5$7255(,1) 5(,1)25&( '
5(4 5(48,5('5(6,/ 5(6,/,(175*75 5(*,67(550 52205:' 5(':22'6 6287+6$) 6(/)$'+(5(')/$6+,1*6& 62/,'&25(6&' 6($7&29(5',63(16(56' 62$3',63(16(56) 648$5()2276, 648$5(,1&+61' 6$1,7$5<1$3.,1 ',63(16(5
615 6$1,7$5<1$3.,1
5(&(37$&/(
66 67$,1/(6667((/66 6$)(7<67$7,21
(<(:$6
$1'6$)(7<6+2:(5

66. 6(59,&(6,1.67& 6281'75$160,66,21
&2()),&,(17
6&+(' 6&+('8/(6&:' 62/,'&25(:22'6(&7 6(&7,216+ 6+(/)6+5 6+2:(56+7 6+((76,0 6,0,/$56. 6,1.63(& 63(&,),('RU 63(&,),&$7,21
64 648$5(67 67($067$ 67$7,2167' 67$1'$5'67/ 67((/6725 6725$*(675/ 6758&785(RU 6758&785$/
6833 6833/(0(17RU
6833/(0(17$5<
6863 6863(1'('6<00 6<00(75,&$/7 * 721*8($1'*5229(7 75($'7% 72:(/%$57%' 72%('(7(50,1('7& 7232)&85%7' 75(1&+'5$,172& 7232)&21&5(7(72&08 7232)&21&5(7( 0$6215<81,7
720 7232)08//,21723 7232)3$5$3(7725 7232)5(9($/725(& 7232)5(&(66726 7232)67((/72: 7232):$//73 7232)3$9(0(1773' 72,/(73$3(5',63(16(579 7(/(9,6,217(/ 7(/(3+21(7(5 7(55$==27+. 7+,&.72/ 72/(5$1&(7<3 7<3,&$/8& 81'(5&878& 81'(5&2817(58+ 81,7+($7(58/ 81'(5:5,7(56

/$%25$725,(6
821 81/(6627+(5:,6(127('836 81,17(55837('32:(5 6833/<
81) 81),1,6+('85 85,1$/9 9$&8809&7 9,1</&20326,7(7,/(9,) 9(5,)<,1),(/'93 9,6,213$1(/95 9$3255(7$5'(59$& 9$&8809(57 9(57,&$/9(67 9(67,%8/(9,) 9(5,)<,1),(/'9,7 9,75(286: :(67:& :$7(5&/26(7:), :$7(5)25,1-(&7,21:, :528*+7,521:2 :+(5(25'(5(':3 :25.,1*32,17:6 :($7+(56723RU 675,33,1*
::) :(/'(':,5()$%5,&: :,7+:2 :,7+287:' :22':30 :$7(53522),1* 0(0%5$1(
:5% :($7+(5:$7(5
5(6,67,9(%$55,(5
:6&7 :$,16&27:7 :(,*+7
$5&+,7(&785$/
$ 7,7/(6+((7$ (;,67,1*6,7(3+2726$ 6,7(3/$1$ 75$6+(1&/2685(3/$1$ ),567)/2253/$1$ 6(&21')/2253/$1$ 522)3/$1$ (;7(5,25(/(9$7,216$ (;7(5,25(/(9$7,216$ %8,/',1*6(&7,216$ 3(563(&7,9(9,(:6 0$7(5,$/%2$5'$5&+,7(&785$/6+((7&2817
/$1'6&$3(
/&3 /$1'6&$3(&21&(373/$1/&3 3/$17,1*/(*(1'$1',0$*(5</&3 ,55,*$7,21&21&(373/$1/$1'6&$3(6+((7&2817
(/(&75,&$/
( 6,7(/,*+7,1*3+2720(75,&&$/&8/$7,21( 6,7(/,*+7,1*&876+((76(/(&75,&$/6+((7&2817
2&&83$1&< 6(&7,21 86( 352326('$5($
6)

6(($//2:$%/($5($%(/2: %%86,1(66

2)),&(
0$,12&&83$1&<

7$%/(

$//2:$%/(%8,/',1*
+(,*+7,1)((7
635,1./(5&21',7,21

7$%/(

$//2:$%/(180%(52)
6725,(6$%29(*5$'(
3/$1(
352326('%8,/',1*
+(,*+7,1)((7
$//2:$%/(%8,/',1*+(,*+7

352326('180%(52)
6725,(6$%29(*5$'(
3/$1(

6725< 6725<
% 6
2&&83$1&<
$//2:$%/(%8,/',1*$5($

&21758&7,21
7<3(
635,1./(5('
08/7,6725<
121
635,1./(5('
)5217$*(
,1&5($6(
635,1./(5('
6,1*/( 6725<
180%(52)
6725,(6
6725<$//2:$%/($5($$
D
727$/$//2:$%/($5($
352326('),567)/225$5($ 6)352326('6(&21')/225$5($ 6)352326('727$/%8,/',1*$5($ 6) &+$37(5 86( 2&&83$1&<&/$66,),&$7,21&+$37(5 *(1(5$/%8,/',1*+(,*+76$1'$5($6 '$7( 5(0$5.6
(17,7/(0(176(7
(17,7/(0(176(768%0,77$/
&,9,/(1*,1((5,1*:$(0$/&20% /8&$6&25%6,(
6255(1729$//(<%/9'68,7(6$1',(*2&$

/FRUEVLH#ZDUHPDOFRPEFRP
&,9,/
& 7,7/(6+((7& 6(&7,216$1''(7$,/66+((7& '(02/,7,213/$1& 35(/,0,1$5<+25,=217$/&21752/3/$1& 35(/,0,1$5<*5$',1* '5$,1$*(3/$1& 35(/,0,1$5<*5$',1* '5$,1$*(3/$1& 35(/,0,1$5<*5$',1* '5$,1$*(3/$1& 35(/,0,1$5<87,/,7<3/$1& 35(/,0,1$5<%033/$1& 35(/,0,1$5<%03'(7$,/6&,9,/6+((7&2817
%
($&+6725<
7<3(9$
'(9(/230(1767$1'$5'6=21,1*
-85,6',&7,21
=21,1*'(6,*1$7,21
*((5$/3/$1/$1''(6,*1$7,21
0$;%8,/',1*&29(5$*(
0$;+(,*+7
5(4/$1'6&$3(
2&&83$1&<&/$66,),&$7,21
/(*$/'(6&5,37,21
&,7<2)/(0(6$
5% 5(6,'(17,$/%86,1(66
*5266021785%$1'(6,*1
1$
)7
2)3$5.,1*$5($
% %86,1(66
/272)*52660217&(17(5,17+(&,7<2)/$
0(6$,17+(&2817<2)6$1',(*267$7(2)
&$/,)251,$$&&25',1*720$37+(5(2)12
),/(',17+(2)),&(2)7+(&2817<5(&25'(52)
6$1',(*2&2817<$8*867

(;&(37,1*)5206$,'/277+$73257,21/<,1*
:,7+,1&(17(5'5,9($66$,',17(5(67,6
'(6&5,%(',1'(('727+(&,7<2)/$0(6$
5(&25'('129(0%(5
$6),/(3$*(12

2)2)),&,$/5(&25'6
)5217
6,'(
5($5
)7
6((127(6((127(
/$1'6&$3(6(7%$&.6
)7
)7)7
)5217
6,'(
5($5
&,7<2)/$0(6$3$5.,1*
67$1'$5'6

;

)7)7
0,167$//6,=(
0,1&203$&76,=(
0$;&203$&7
'5,9(,6/(
),5(/$1(
5(48,5('3$5.,1*
6)
3(5
0(',&$/2)),&(
352-(&7'$7$6,7(6800$5< $31
V

*52666,7($5($
$&

6)
727$/%8,/',1*$5($
6 6) *5266/($6$%/($5($
5(48,5('3$5.,1* 67$//6 #6)
352326('3$5.,1*
67$//6 67$1'$5'
67$//6 3$5$//(/
67$//6 #6)

67$//6 5(4$&&(66,%/(
(;,67,1*%8,/',1*725(0$,1
6725,(6

%8,/',1*$5($
6 6) *5266/($6$%/($5($
352326('%8,/',1*
6725,(6

%8,/',1*$5($
6 6)
6)
*5266)/225$5($
*5266/($6$%/($5($
127(6

3(56725<3/86
)25:$//6(;&((',1*
/(1*7+*5266/($6$%/($5($,6(67,0$7('$7
2)*5266)/225$5($3(5081,&,3$/&2'('(),1,7,21

6) 727$/*5266)/225$5($
%8,/',1*&29(5$*(
/$1'6&$3($5($ 6((/$1'6&$3(
/$1'6&$3(&29(5$*( 6((/$1'6&$3(
6,7('$7$
%8,/',1*6(7%$&.6

Page 67 of 189 ends

(
(
(
(
(
(

6RUUHQWR9DOOH\%OYG6XLWH
6DQ'LHJR&$

3
3$30
'5$:1%<
-2%12

30
$SSURYHU
$XWKRU
6'*
(;,67,1*6,7(3+2726 $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

'$7( 5(0$5.6
(17,7/(0(176(7
6&$/(

(;,67,1*6,7(3+27265()5(1&(3/$1
(;,67,1*6,7(3+272 (;,67,1*6,7(3+272 (;,67,1*6,7(3+272 (;,67,1*6,7(3+272 (;,67,1*6,7(3+272 (;,67,1*6,7(3+272(;,67,1*6,7(3+272 (;,67,1*6,7(3+272 1

Page 68 of 189 ends

83 _VU) 2 LU 3 G GYK KXO , I[XZ Q
+4:+8
+:4+
45 2+,:
:;84
4 -/ 8
8;:
(
(
(
(
(
(
(
(
(
(
/(*(1'

/$0(6$),5(758&.
29(5$///(1*7+ IW29(5$//:,'7+
IW29(5$//%2'<+(,*+7 IW0,1%2'<*5281'&/($5$1&( IW75$&.:,'7+ IW
/2&.72/2&.7,0( V0$;:+((/$1*/(
%2'<287/,1(
:+((/287/,1(
',5(&7,212)
75$9(/
*52660217 &(17(5 '5 9, (
&(17(5 '5,9(
352326('64)7%8,/',1*

7<3

7<3

7<3

7<3

7<3

7<3

7<3

7<3

7<3

%8,/',1*6(7%$&.

%8 /, ' 1, * 6(7%$&.

%8 /, ' 1, * 6(7%$&. 72 &/ 2) 675((7

%8,/',1*6(7%$&.72&/2)675((7

(;,67,1*6)%8,/',1*725(0$,1

(9
(9 (9 (9 (9
(9 (9 (9
(9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6
7<3

(9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6
(9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 (9&6 $

'5 9, ( 6, /(

'5,9(

,6/(

'5,9( ,6/(

'5 9, ( 6, /(

'5 9, ( 6, /(

'5 9, ( 6, /(

'5,9( ,6/(

'5 9, ( 6, /(

'5 9, ( 6, /(

'5 9, ( 6, /(

'5 9, ( 6, /(

(9 5, ' (/6,

'5,9( ,6/(

'5,9(,6/(

5

5

5

5

'5,9(

,6/(

'5,9( 6, /(

32/(02817('/,*+7),;785(:$//3$&./,*+7),;785(),5(/$1( +$7&+('

75$16)250(5:,7+&21&5(7(3$'
3529,'(3527(&7,21%2//$5'63(5/2&$/87,/,7<2538%/,&:25.67$1'$5'6 3$5.,1*67$//&2817727$/'2&.+,*+758&.'225*5$'(/(9(/758&.'225)8785('2&.+,*+758&.'225),5(+<'5$173,9:,7+7$03(5 7 $&&(66,%/(3$7+2)75$9(/
0$;6/23(0$;&52666/23(
3523(57</,1(/$1'6&$3($1',55,*$7,21$5($
3$5.,1*5(48,5('# 67$//6352326('67$1'$5'3$5.,1*3529,'(' 67$//6352326('3$5$//(/3$5.,1*3529,'(' 67$//6
$&&(66,%/(3$5.,1*5(48,5('
67$//6$&&(66,%/(3$5.,1*3529,'('
67$//6
9$1

727$/(9&$3$%/(3$5.,1*5(48,5('
2)$&78$/3$5.,1*63$&(6
67$//6727$/(93$5.,1*3529,'(' 67$//6727$/(9&6&$3$%/(3$5.,1*5(48,5(' 2)(9&$3$%/(63$&(6
67$//6727$/(9&63$5.,1*3529,'(' 67$//6 9$1$'$
29(5$//727$/3$5.,1* 67$//66+2577(50%,&<&/(3$5.,1*5(48,5(' 63$&(66+2577(50%,&<&/(3$5.,1*3529,'(' 63$&(6/21*7(50%,&<&/(3$5.,1*5(48,5(' 63$&(6/21*7(50%,&<&/(3$5.,1*3529,'(' 63$&(6
6RUUHQWR9DOOH\%OYG6XLWH
6DQ'LHJR&$

3
3$30
'5$:1%<
-2%12

30
'0$11
+.+0
6'*
6,7(3/$1 $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

1

6&$/(

6,7(3/$1
'$7( 5(0$5.6
(17,7/(0(176(7
(17,7/(0(176(768%0,77$/
.(<127(6

3523(57</,1( $&&(66,%/((175<6,*1$*( $&&(66,%/(3$5.,1*67$//:,7+6,*1$*( 9$1$&&(66,%/(3$5.,1*67$//:,7+6,*1$*( 3$,17('3$5.,1*675,3,1*3(5&,7<67$1'$5'6 3$5.,1*29(5+$1* 35(&$67&21&5(7(:+((/6723 $&&(66,%/(3$7+2)75$9(/ 0$;6/23(0$;&52666/
/(*(1'
23(

$&&(66,%/(&85%5$03:,7+7581&$7(''20(6 ),5(/$1((175<6,*1$*( ),5(/$1(6,*1$*( ),5(/$1(&85%'$6+('/,1(,1',&$7(6(;7(172)&217,18286&85%72%( 3$,17('5('
/$1'6&$3($1',55,*$7,21$5($ &21&5(7(3$9(0(17 &21&5(7(6,'(:$/. &+$,1/,1.)(1&( &21&5(7(67223 &21&5(7(5(7$,1,1*:$// %,.(5$&. 3285(',13/$&(&21&5(7(02180(176,*1:,7+*5281'02817(' ,//80,1$7,21
75$6+(1&/2685(:,7+5(&<&/(%,1 ($6(0(17/,1( $&&(66,%/(',5(&7,21$/6,*1 675,3( [
0,1,080$5($)253$66(1*(5'5232))$1'/2$',1*=21( $&&(66,%/(/2$',1*=21(6,*1 7581&$7(''20(6 5(&(66('.12;%2;,167$//$7 $%29(),1,6+)/225&225',1$7(),1$/
/2&$7,21:,7+),5(,163(&725
&/($1$,59$1322/(9'(6,*1$7('3$5.,1*67$//
6+2577(50$1'/21*7(50%,.(3$5.,1*)257+(38%/,&$1'(03/2<((6 $$6+726,*+7/,1(6 '(9(/230(1767$1'$5'6=21,1*
-85,6',&7,21
=21,1*'(6,*1$7,21
*((5$/3/$1/$1''(6,*1$7,21
0$;%8,/',1*&29(5$*(
0$;+(,*+7
5(4/$1'6&$3(
2&&83$1&<&/$66,),&$7,21
/(*$/'(6&5,37,21
&,7<2)/(0(6$
5% 5(6,'(17,$/%86,1(66
*5266021785%$1'(6,*1
1$
)7
2)3$5.,1*$5($
% %86,1(66
/272)*52660217&(17(5,17+(&,7<2)/$
0(6$,17+(&2817<2)6$1',(*267$7(2)
&$/,)251,$$&&25',1*720$37+(5(2)12
),/(',17+(2)),&(2)7+(&2817<5(&25'(52)
6$1',(*2&2817<$8*867

(;&(37,1*)5206$,'/277+$73257,21/<,1*
:,7+,1&(17(5'5,9($66$,',17(5(67,6
'(6&5,%(',1'(('727+(&,7<2)/$0(6$
5(&25'('129(0%(5
$6),/(3$*(12

2)2)),&,$/5(&25'6
)5217
6,'(
5($5
)7
6((127(6((127(
/$1'6&$3(6(7%$&.6
)7
)7)7
)5217
6,'(
5($5
&,7<2)/$0(6$3$5.,1*
67$1'$5'6

;

)7)7
0,167$//6,=(
0,1&203$&76,=(
0$;&203$&7
'5,9(,6/(
),5(/$1(
5(48,5('3$5.,1*
6)
3(5
0(',&$/2)),&(
352-(&7'$7$6,7(6800$5< $31
V

*52666,7($5($
$&

6)
727$/%8,/',1*$5($
6 6) *5266/($6$%/($5($
5(48,5('3$5.,1* 67$//6 #6)
352326('3$5.,1*
67$//6 67$1'$5'
67$//6 3$5$//(/
67$//6 #6)

6) 727$/*5266)/225$5($
%8,/',1*&29(5$*(
/$1'6&$3($5($ 6((/$1'6&$3(
/$1'6&$3(&29(5$*( 6((/$1'6&$3(
%8,/',1*6(7%$&.6
3$5.,1*6800$5<

Page 69 of 189 ends

9$5,(6

127(
$//*$7( )5$0(685)$&(6
72+$9(3$,17('),1,6+
;;$1*/()5$0(76;;*$7(%$&.6833257',$+25,=217$/&$1(%2/7*$7(/2&.*$*$/967((/'(&.352),/(%:5,%63$&,1*',$9(57,&$/&$1(%2/7:,7+67((/6/((9( $76/$%3/$&('21%$&.
2)*$7(6

75$6+$1'5(&<&/(%,169(5,)<:,7+/2&$/-85,6',&7,213$,17('67((/*$7(

$

6/23(
3(5
)70,1
63/,7)$&(&08:$//

$
[+($9<'87<%877+,1*(

7<3$7($&+-$0%
&2/8013(56758&785$/
9(57,&$//<$33/,('67((/'(&.,1*:,7+6833257&$3
$//(1'6
127(
$//(;326('67((/72
%(*$/9$1,=('35,0(' 3$,17('
67((/'(&.3(56758&785$/'5$:,1*6

%($07<33(56758&758&$/+6632677<33(56758&785$/3$,17('&21&5(7(7,/783:$//720$7&+%8,/',1*&21&5(7(&85%),1,6+685)$&( 6/23(3(5)70,1

[+($9<'87<%877+,1*(

7<3$7($&+-$0%
9(57,&$//<$33/,('*$/9$1,=('67((/'(&.,1*:,7+)/$760227+)$&(*$:,7+6833257&2/25 720$7&+35,0$5<2)%8,/',1*[[$1*/()5$0(:,7+%$&.%5$&( &$3 $//(1'6
+($9<'87<%877+,1*(:$//3(53/$1127(
*$7(,6$//:(/'('&216758&7,21 *5,1'$//%855660227+35,257235,0($1'3$,17 127(
$//(;326('67((/72
%(*$/9$1,=('35,0(' 3$,17('
+66&2/8017<33(56758&785$/67((/'(&.3(56758&785$/$77$&+7267((/683325763(56758&785$/3/$16:$//%(/2:67((/*$7(3$,17('

6/23(
3(5
)70,1

127(
$//(;326('67((/72
%(*$/9$1,=('35,0(' 3$,17('
67((/'(&.3(56758&785$/'5$:,1*6

%($07<33(56758&758&$/+6632677<33(56758&785$/3$,17('&21&5(7(7,/783:$//720$7&+%8,/',1*&21&5(7(&85%),1,6+685)$&(

6RUUHQWR9DOOH\%OYG6XLWH
6DQ'LHJR&$

3
3$30
'5$:1%<
-2%12

30
$SSURYHU
6WXGLR$
6'*
75$6+(1&/2685(3/$1 $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

6&$/(

75$6+(1&/2685(*$7(6&$/(

75$6+(1&/2685(3/$1
6&$/(

75$6+*$7(-$0%$767((/3267 6&$/(

75$6+(1&/2685(6(&7,216&$/(

75$6+*$7(-$0%$7:$//
'$7( 5(0$5.6
(17,7/(0(176(768%0,77$/
6&$/(

75$6+(1&/2685(522)3/$1

6&$/(

75$6+(1&/2685((/(9$7,21

Page 70 of 189 ends

83 &21&5(7(:$//+5),5(5(6,67$1&(5$7('

$

$

$
(
'
+
)
*

%
&
(/(9$725

6,1*/(86(5
5(675220

-$1,7255220

/2%%<

/($6(63$&(

/($6(63$&(

67$,5

67$,5

$
$

$

$

7<3
6,1*/(86(5
5(675220

(/(9$725
0$&+,1(5220

$

$

$

$

(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

&21&5(7(6/$% /,1(2))/225$%29( $/80,1806725()52176/,',1*'225:,7+,168/$7(''8$/ 7(03(5('*/$=,1*
$/80,1806725()5217:,1'2::,7+,168/$7(''8$/7(03(5(' */$=,1*

Page 71 of 189 ends

83 &21&5(7(:$//+5),5(5(6,67$1&(5$7('

$

$

$
(
'
+
*
)

%
&
23(12)),&(

/2%%<

67$,5

67$,5

6,1*/(86(5
5(675220

-$1,7255220

6,1*/(86(5
5(675220

(/(9$725

$
$

$

$

7<3

$

$

$

$

(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

&21&5(7(6/$% $/80,1806725()5217:,1'2::,7+,168/$7(''8$/7(03(5(' */$=,1*

Page 72 of 189 ends

$

$

$
(
'
+
*
)

%
&

$
$

$

$
352326('62/$5
522)$5($

6/23(
3(5)2270,1
6/23(
3(5)2270,1
6/23(
3(5)2270,1
6/23(
3(5)2270,1

6/23(
3(5 )227 0,1
6/23(
3(5 )227 0,1

7<3

7<3
6/23(
3(5)2270,1

6/23(
3(5)2270,1

6/23(
3(5 )227 0,1

$

$

$

$

(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

'$7( 5(0$5.6
(17,7/(0(176(7
6&$/(

522)3/$1 1

Page 73 of 189 ends

(;7(5,25$/80,180&20326,7(0(7$/3$1(/29(5
0(7$/678':$//
0$7(5,$/6

3$,17('&21&5(7(:$//
9,6,21*/$6663$1'5(/*/$66
*/$66

:22'/22.$/80,1806,',1*
),567)/225

6(&21')/225

723$5$3(7

72522)
%/'*+*7

2%/,48(
& $ % '

6(&21')/225

),567)/225

72522)
%/'*+*7

$ ' % &

723$5$3(7

' & $ %
6(&21')/225

),567)/225

72522)
%/'*+*7

723$5$3(7

2%/,48(
& $ % '
$%&
3$,17('&21&5(7( /,*+7*5$<
'
3529,'(
:,'(3$,17&2/2502&.83)8//+(,*+72)%8,/',1*)252:1(5$5&+,7(&75(9,(: 3$,17('&21&5(7( 2)):+,7(:22'/22.$/80,1806,',1*0(7$/),16 %/$&.$12',=('$/80,180 &2/256
$//:$//672%(3$,17(':,7+%$6(&2/25821
(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

6+((7
3'2)53(°68/58°:5°:.+°)533+4)+3+4:°5,°'4?°=581 (°9/:+°'4?°*/9)8+6'4)?°9.'22°(+°(85;-.:°:5°:.+°45:/)+°5,°='8+° .+°05 +°68+)+*+4)+°5<+8°9)'2+*°*/3+49/549°'4*°9.'22°(+°<+8/,/+*°54°: 6:°(?°'-8++3+4:°=/:.°='8+°3'2)53(°=8/::+4°*/3+49/549°9.'22°:'1 :°5,°='8+°3'2)53(°'4*°9.'22°45:°(+°;9+*°54°'4?°5:.+8°=581°+>)+ :.+9+°*8'=/4-9°'4*°96+)/,/)':/549°'8+°:.+°6856+8:?°'4*°)56?8/-. &$87,21
,)7+,66+((7,6127[,7,6$5('8&('35,17
&/,(17/2*2
02%+RXUO\B$5&+UYW $XWRGHVN'RFV
6'*B5DLQERZ,QYHVWPHQW&R/D0HVD

$0
$SSURYHU
$XWKRU
6'*
(;7(5,25(/(9$7,216 $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

352326('+25,=217$/0(7$//289(5('0(&+$1,&$/6&5((13$,17 720$7&+%8,/',1*&2/25
$/80,1806725()52176<67(0:,7+,168/$7('*/$66 35(),1,6+('$/80,180),1720$7&+6725()521708//,216 %8,/',1*$''5(66180%(5,10,1,080+(,*+772&21)250:,7+ ),5(&2'(5(48,5(0(176),1$//2&$7,21$1',//80,1$7,2172%(5(9,(:(''85,1*%8,/',1*3(50,7352&(66 $/80,1806725()5217:,1'2::,7+,168/$7(''8$/7(03(5(' */$=,1*
/2:(

$/80,1806725()52176<67(0:,7+,168/$7(''8$/63$1'5(/ */$=,1*
%/$&.)5,7

%/$&.$12',=('$/80,180),16

6((6+((7$ )25*(1(5$/127(6
/(*(1' .(<127(6

'$7( 5(0$5.6
(17,7/(0(176(7
6&$/(

6287+(;7(5,25(/(9$7,216&$/(

:(67(;7(5,25(/(9$7,216&$/(

6287+:(67(;7(5,25(/(9$7,21

Page 74 of 189 ends

(;7(5,25$/80,180&20326,7(0(7$/3$1(/29(5
0(7$/678':$//
0$7(5,$/6

3$,17('&21&5(7(:$//
9,6,21*/$6663$1'5(/*/$66
*/$66

:22'/22.$/80,1806,',1*
6(&21')/225

),567)/225

723$5$3(7

72522)
%/'*+*7

2%/,48(
& $
),567)/225

6(&21')/225

72522)
%/'*+*7

723$5$3(7

2%/,48(
& $ $
),567)/225

6(&21')/225

723$5$3(7

72522)
%/'*+*7

(
+
) *
' $ $ &
$%&
3$,17('&21&5(7( /,*+7*5$<
'
3529,'(
:,'(3$,17&2/2502&.83)8//+(,*+72)%8,/',1*)252:1(5$5&+,7(&75(9,(: 3$,17('&21&5(7( 2)):+,7(:22'/22.$/80,1806,',1*0(7$/),16 %/$&.$12',=('$/80,180 &2/256
$//:$//672%(3$,17(':,7+%$6(&2/25821
(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

6+((7
3'2)53(°68/58°:5°:.+°)533+4)+3+4:°5,°'4?°=581 (°9/:+°'4?°*/9)8+6'4)?°9.'22°(+°(85;-.:°:5°:.+°45:/)+°5,°='8+° .+°05 +°68+)+*+4)+°5<+8°9)'2+*°*/3+49/549°'4*°9.'22°(+°<+8/,/+*°54°: 6:°(?°'-8++3+4:°=/:.°='8+°3'2)53(°=8/::+4°*/3+49/549°9.'22°:'1 :°5,°='8+°3'2)53(°'4*°9.'22°45:°(+°;9+*°54°'4?°5:.+8°=581°+>)+ :.+9+°*8'=/4-9°'4*°96+)/,/)':/549°'8+°:.+°6856+8:?°'4*°)56?8/-. &$87,21
,)7+,66+((7,6127[,7,6$5('8&('35,17
&/,(17/2*2
02%+RXUO\B$5&+UYW $XWRGHVN'RFV
6'*B5DLQERZ,QYHVWPHQW&R/D0HVD

$0
'$9,'0
(6
6'*
(;7(5,25(/(9$7,216 $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

'$7( 5(0$5.6
(17,7/(0(176(7 352326('+25,=217$/0(7$//289(5('0(&+$1,&$/6&5((13$,17 720$7&+%8,/',1*&2/25 $/80,1806725()52176<67(0:,7+,168/$7('*/$66 $/80,1806725()52176<67(0:,7+,168/$7(''8$/63$1'5(/ */$=,1* %/$&.)5,7

6((6+((7$ )25*(1(5$/127(6
/(*(1' .(<127(6

6&$/(

1257+(;7(5,25(/(9$7,216&$/(

1257+:(67(;7(5,25(/(9$7,216&$/(

($67(;7(5,25(/(9$7,21

Page 75 of 189 ends

),567)/225

6(&21')/225

72522)
%/'*+*7

$ ' % &
723$5$3(7

$9**5$'(

),567)/225

6(&21')/225

723$5$3(7

72522)
%/'*+*7

$9**5$'(

(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

'$7( 5(0$5.6
(17,7/(0(176(7
(17,7/(0(176(768%0,77$/
6&$/(

%8,/',1*6(&7,21
6&$/(

%8,/',1*6(&7,21
+,*+(67*5$'(32,17
/2:(67*5$'(32,17

$9(5$*(*5$'(

$//2:$%/(7232)522)

Page 76 of 189 ends

(GHOPDQ
,UYLQH&$

3

3$30
'5$:1%<
-2%12

6+((7
3'2)53(°68/58°:5°:.+°)533+4)+3+4:°5,°'4?°=581 (°9/:+°'4?°*/9)8+6'4)?°9.'22°(+°(85;-.:°:5°:.+°45:/)+°5,°='8+° .+°05 +°68+)+*+4)+°5<+8°9)'2+*°*/3+49/549°'4*°9.'22°(+°<+8/,/+*°54°: 6:°(?°'-8++3+4:°=/:.°='8+°3'2)53(°=8/::+4°*/3+49/549°9.'22°:'1 :°5,°='8+°3'2)53(°'4*°9.'22°45:°(+°;9+*°54°'4?°5:.+8°=581°+>)+ :.+9+°*8'=/4-9°'4*°96+)/,/)':/549°'8+°:.+°6856+8:?°'4*°)56?8/-. &$87,21
,)7+,66+((7,6127[,7,6$5('8&('35,17
&/,(17/2*2
02%+RXUO\B$5&+UYW $XWRGHVN'RFV
6'*B5DLQERZ,QYHVWPHQW&R/D0HVD

$0
$SSURYHU
$XWKRU
6'*
3(563(&7,9(9,(:6 0$7(5,$/%2$5' $
&86+0(',&$/3/$=$
&(17(5'5,9(
/$0(6$&$

'$7( 5(0$5.6
(17,7/(0(176(7
6&$/(
176 6287+9,(:
6&$/(
176 1257+9,(:6&$/(
176 :(679,(:
6&$/(
176 ($679,(:
*/$=,1*
08//,216 %/$&.$12',=('$/80,180
:22'/22.$/80,1806,',1*
3$,17 0(',80*5(< 3$,17 62)7:+,7(

Page 77 of 189 ends

605
610
615
620
625 600
605
630
635
630
635
625
570
575
580
585
590
595
600
575
575
580
585
590
605
600
595
600
580
585
590
595
600
575
580
585
590
595
590
595
600
585
590
595
580
575
600
600
595
600
590
585
590
580
575
570
575
580
600
585
590
595
605
605
605
590
570
570
580
585
590
595 595
590
600
600
MWS 8-16
MWS 8-16
SD
SD
MW
605
600
MWS 8-1 MW
CANOPY TREES SUCH AS:ACCENT TREES SUCH AS:

ACCENT PLANTS AND GRASSES SUCH AS:PARKING LOT SHRUBS & GROUNDCOVER SUCH AS:PERIMETER LANDSCAPE AND SLOPES SUCH AS:

BOTANICAL NAME: SYMBOL: COMMON NAME:

PLANT MATERIAL LEGEND (WUCOLS REGION 3):

CERCIS CANADENSIS 'FOREST PANSY' WESTERN REDBUD
PARKING LOT TREES SUCH AS:

OLEA EUROPAEA 'SWAN HILL' SWAN HILL OLIVE TREE

LAURUS NOBILIS SWEET BAYPISTACIA CHINENSIS CHINESE PISTACHELOPHOSTEMON CONFERTUS BRISBANE BOX

RHUS LANCEA AFRICAN SUMACCARISSA MACROCARPA 'GREEN CARPET' LOW GROWING NATAL PLUM

SENECIO SERPENS BLUE CHALKSTICKS

RHAPHIOLEPIS INDICA 'CLARA' INDIAN HAWTHORN

LANTANA 'NEW GOLD' NEW GOLD LANTANA

AGAVE 'BLUE FLAME' BLUE FLAME AGAVEALOE ARBORESCENS TORCH ALOEALOE BARBADENSIS MEDICINAL ALOEASPARAGUS DENSIFLORUS 'MEYERS'

HESPERALOE PARVIFLORA RED YUCCA

FOXTAIL FERN

MAGNOLIA 'LITTLE GEM' MAGNOLIA GRANDIFLORARHAPHIOLEPIS INDICA 'MAJESTIC BEAUTY' MAJESTIC BEAUTY HAWTHORNERIOBOTRYA DEFLEXA BRONZE LOQUATCASSIA LEPTOPHYLLA GOLD MEDALLION TREE

QUERCUS VIRGINIANA SOUTHERN LIVE OAK

DIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILTLOMANDRA 'PLATINUM BEAUTY' PLATINUM BEAUTY MAT RUSH

WESTRINGIA 'MUNDI' LOW COAST ROSEMARY
ROSMARINUS "PROSTRATUS" PROSTRATE ROSEMARY

ILEX VOMITORIA YAUPON HOLLY

BACCHARIS 'PIGEON POINT' DWARF COYOTE BRUSH

MUHLENBERGIA RIGENS DEER GRASS

QUERCUS VIRGINIANA SOUTHERN LIVE OAK
ROSMARINUS "PROSTRATUS" PROSTRATE ROSEMARY

HETEROMELES ARBUTIFOLIA TOYONULMUS PARVIFOLIA

CALLIANDRA CALIFORNICA BAJA FAIRY DUSTER

CHINESE ELM

PINUS CANARIENSIS CANARY ISLAND PINE

STRELITZIA REGINAE BIRD OF PARADISE

CARISSA MACROCARPA 'GREEN CARPET'
'LITTLE GEM'

LOW GROWING NATAL PLUM
FOCAL AREA (HIGH COLOR) LANDSCAPE SUCH AS:

BOUGAINVILLEA 'CALIFORNIA GOLD' CALIFORNIA GOLD BOUGAINVILLEA

PELARGONIUM PELTATUM IVY GERANIUM

ROSA X 'NOARE' FLOWER CARPET RED ROSEHEMEROCALLIS 'YELLOW' YELLOW DAYLILY

TRADESCANTIA PALLIDA PURPLE HEART SPIDERWORT
DESCRIPTION:

HARDSCAPE MATERIAL LEGEND
SYMBOL:

DECORATIVE POURED IN PLACE CONCRETE PAVING DECORATIVE PAVER TURN AROUND

LANDSCAPE TO REMAIN

EXISTING SHRUBS & GROUNDCOVER TO REMAIN / PROTECT IN PLACEEXISTING TREES TO REMAIN / PROTECT IN PLACE 0 25' 50' 100' 150' 200'
SCALE: 1"=50' NORTH
DWG: rsantos By: P:\#25011 Ware Malcomb-Cush Plaza\DD\25-011 Concept Planting.dwg Jul 25, 2025 - 11:36am Plotted:
462 STEVENS AVENUE, SUITE 107
SOLANA BEACH, CA 92075-2042
619-294-8484
FAX 619-574-0626
r B et t J. Al len No. 6595
7/25/2025
RENEWAL DATE: 12-31-25

SIGNATURE

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
Fri, 25 Jul 2025
-
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS

GROSSMONT CENTER DR

CENTER DR

HEALTH CENTER
NEW

MEDICAL
OFFICE
BLDG

EXISTING

BLDG TO
REMAIN

EXISTING SIDEWALK

EXISTING CURB AND
GUTTER

EXISTING BUS STOP

PROPERTY LINE

DROP OFF

FLETCHER PKWY
8 VICINITY MAP:
8 8

MURRAY DR

FUERTE DR

EDGEWOOD DR

LA MESA BLVD SPRING ST

PROJECT SITE

I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF LA MESA WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.

VAN DYKE LANDSCAPE ARCHITECTS
462 STEVENS AVENUE, SUITE 107
S0LANA BEACH, CALIFORNIA 92075-2042
_________________________________________

BRETT ALLEN DATE
REGISTRATION NO. 6595
7/25/2025

DECLARATION OF RESPONSIBLE CHARGE

SPECIMEN TREE

EXISTING STAIRS TOREMAIN
DR

PROPOSED RETAINING
WALL

SECURED GATE
TYP. OF 3

DECORATIVE PAVING

SEATING/PICNIC AREA

WITH SPECIMEN TREE

EXISTING

TRANSFORMER
10'-0"

UNDERGROUND WATER

PIPELINE EASEMENT
12'-0" UNDERGROUND

SDGE EASEMENT

ENTRY MONUMENTS
40'-0" INGRESS & EGRESS

EASEMENT
15'-0" UNDERGROUND WATER

PIPELINE EASEMENT
33'-0" PARKING, ROAD
& SIDEWALK EASEMENT
12'-0" PUBLIC UTILITIES, INGRESS & EGRESS EASEMENT
40'-0" PARKING, ROAD
& SIDEWALK EASEMENT

PARKING, ROAD
& SIDEWALK EASEMENT
43'-0" PARKING, ROAD
& SIDEWALK EASEMENT

EXISTING PARKING

SPACES TO REMAIN

CITY OF LA MESA LANDSCAPE CALCULATION

PARKING SUMMARY
TOTAL PARKING AREA: 161,795 S.F.
10% LANDSCAPE REQUIREMENT: 16,179 S.F.

INTERIOR PARKING LOT LANDSCAPE AREA: 19,966 S.F.

NOTE:

ONLY NEW PARKING LOTS & NEW ROADS ARE INCLUDED IN THESE TAKEOFFS. EXISTING ROADS NOT BEING IMPACTED BY
CONSTRUCTION NOT INCLUDED.
55,265
102 123
21 123

N/A N/A
19,966

TRASH ENCLOSURE
LCP-1
DA

LANDSCAPE CONCEPT PLAN

FIRE HYDRANT

ETNEC HTL AEH
D R R
7'-0"
3'-0"
7'-0"
5'-6"
6'-0"
7'-0"

SIGHT DISTANCE PER CALTRANS, ANY

OBSTRUCTIONS WHICH EXCEED A HEIGHT OF
THIRTY-SIX (36) INCHES SHALL NOT BE PERMITTED
WITHIN FIVE (5) FEET OF THE PROPERTY LINE AT THE
STREET.

Page 78 of 189 ends

CANOPY TREES SUCH AS:

ACCENT TREES SUCH AS:

ACCENT PLANTS AND GRASSES SUCH AS:PARKING LOT SHRUBS & GROUNDCOVER SUCH AS:PERIMETER LANDSCAPE AND SLOPES SUCH AS:

SPACING SIZE BOTANICAL NAME: SYMBOL: COMMON NAME: MATURE SIZE:

WATER USE
PLANT MATERIAL LEGEND (WUCOLS REGION 3):
(REGION 3) QTY
CERCIS CANADENSIS 'FOREST PANSY' WESTERN REDBUD 24" BOX AS SHOWN - 25' H X 10'-20' W L PARKING LOT TREES SUCH AS:

OLEA EUROPAEA 'SWAN HILL' SWAN HILL OLIVE TREE 24" BOX AS SHOWN - 25'-30' H X 25'-30' W L LAURUS NOBILIS SWEET BAY 24" BOX AS SHOWN - 20'-30' H X 10'-20' W LPISTACIA CHINENSIS CHINESE PISTACHE 24" BOX AS SHOWN - 30'-35' H X 20'-30' W MLOPHOSTEMON CONFERTUS BRISBANE BOX 24" BOX AS SHOWN - 25'-40' H X 25' W M RHUS LANCEA AFRICAN SUMAC 24" BOX AS SHOWN - 20'-30' H X 15'-30' W LCARISSA MACROCARPA 'GREEN CARPET' LOW GROWING NATAL PLUM 5' GAL AS SHOWN - 2' H X 4' W L SENECIO SERPENS BLUE CHALKSTICKS 1 GAL. AS SHOWN - 6" H X 2'-3' W L RHAPHIOLEPIS INDICA 'CLARA' INDIAN HAWTHORN 5 GAL AS SHOWN - 4'-5' H X 4'-5' W L LANTANA 'NEW GOLD' NEW GOLD LANTANA 5 GAL. AS SHOWN - 1'-2' H X 5'-10'' W L AGAVE 'BLUE FLAME' BLUE FLAME AGAVE 5 GAL. AS SHOWN - 3' H X 4' W LALOE ARBORESCENS TORCH ALOE 5 GAL. AS SHOWN - 3' H X 4' W L ALOE BARBADENSIS MEDICINAL ALOE 5 GAL. AS SHOWN - 1'-2' H X 2'-3' W L HESPERALOE PARVIFLORA RED YUCCA 5 GAL AS SHOWN - 3'-4' H X 4'-5' W L ASPARAGUS DENSIFLORUS 'MEYERS' FOXTAIL FERN 5 GAL AS SHOWN - 2'-3' H X 2'-3' W M MAGNOLIA 'LITTLE GEM' MAGNOLIA GRANDIFLORA 24" BOX AS SHOWN - 15'-25' H X 10'-15' W MRHAPHIOLEPIS INDICA 'MAJESTIC BEAUTY' MAJESTIC BEAUTY HAWTHORN 24" BOX AS SHOWN - 10'-12' H X 8'-10' W MERIOBOTRYA DEFLEXA BRONZE LOQUAT 24" BOX AS SHOWN - 15'-25' H X 15'-25' W MCASSIA LEPTOPHYLLA GOLD MEDALLION TREE 24" BOX AS SHOWN - 20' H X 25' W M QUERCUS VIRGINIANA SOUTHERN LIVE OAK 24" BOX AS SHOWN - 50' H X 70' W M LOMANDRA 'PLATINUM BEAUTY' PLATINUM BEAUTY MAT RUSH 5 GAL AS SHOWN - 2'-3' H X 2'-3' W LDIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILT 5 GAL AS SHOWN - 2'-3' H X 2'-3' W L WESTRINGIA 'MUNDI' LOW COAST ROSEMARY 5 GAL. AS SHOWN - 1'-2' H X 4'-6' W L ROSMARINUS "PROSTRATUS" PROSTRATE ROSEMARY 5 GAL. AS SHOWN - 1'-2' H X 4-5' W L ILEX VOMITORIA YAUPON HOLLY 5 GAL. AS SHOWN - 10'-15' H X 10' W L BACCHARIS 'PIGEON POINT' DWARF COYOTE BRUSH 5 GAL. AS SHOWN - 2'-3' H X 9' W L MUHLENBERGIA RIGENS DEER GRASS 5 GAL. AS SHOWN - 4'-5' H X 4'-6' W M QUERCUS VIRGINIANA SOUTHERN LIVE OAK 24" BOX AS SHOWN - 50' H X 70' W M ROSMARINUS "PROSTRATUS" PROSTRATE ROSEMARY 5 GAL. AS SHOWN - 1'-2' H X 4-5' W L HETEROMELES ARBUTIFOLIA TOYON 5 GAL. AS SHOWN - 6'-8' H X 6'-12' W L CALLIANDRA CALIFORNICA BAJA FAIRY DUSTER 5 GAL AS SHOWN - 3-5' H X 5' W L ULMUS PARVIFOLIA CHINESE ELM 24" BOX AS SHOWN - 40'-50' H X 25'-40' W MPINUS CANARIENSIS CANARY ISLAND PINE 24" BOX AS SHOWN - 40'-80' H X 25'-30' W L STRELITZIA REGINAE BIRD OF PARADISE 5 GAL AS SHOWN - 5'-6' H X 3'-4' W M CARISSA MACROCARPA 'GREEN CARPET' LOW GROWING NATAL PLUM 5' GAL AS SHOWN - 2' H X 4' W L 'LITTLE GEM'
TOTAL: 22TOTAL: 39TOTAL: 62
FOCAL AREA (HIGH COLOR) LANDSCAPE SUCH AS:

BOUGAINVILLEA 'CALIFORNIA GOLD' CALIFORNIA GOLD BOUGAINVILLEA 5 GAL AS SHOWN - 8' H X 5'-25' W L PELARGONIUM PELTATUM IVY GERANIUM 5' GAL AS SHOWN - 1' H X 2' W M ROSA X 'NOARE' FLOWER CARPET RED ROSE 5 GAL AS SHOWN - 3' H X 3' W LHEMEROCALLIS 'YELLOW' YELLOW DAYLILY 5 GAL AS SHOWN - 2' H X 2' W M TRADESCANTIA PALLIDA PURPLE HEART SPIDERWORT 5' GAL AS SHOWN - 2' H X 2' W M DWG: rsantos By: P:\#25011 Ware Malcomb-Cush Plaza\DD\25-011 Concept Planting.dwg Jul 23, 2025 - 11:16am Plotted:
462 STEVENS AVENUE, SUITE 107
SOLANA BEACH, CA 92075-2042
619-294-8484
FAX 619-574-0626
r B et t J. Al len No. 6595
7/25/2025
RENEWAL DATE: 12-31-25

SIGNATURE

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
Wed, 23 Jul 2025
-
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS

LANDSCAPE IMAGERY

CANOPY TREES

ACCENT AGAVE AND GRASSES

PARKING LOT SHRUBS AND GROUNDCOVER

PERIMETER LANDSCAPE

ACCENT TREES PARKING LOT TREES

QUERCUS VIRGINIANASOUTHERN LIVE OAK

RHUS LANCEAAFRICAN SUMAC

ASPARAGUS DENSIFLORUS 'MEYERS'FOXTAIL FERN

RHAPHIOLEPIS INDICA 'CLARA'INDIAN HAWTHORN

BACCHARIS 'PIGEON POINT'DWARF COYOTE BRUSH

CERCIS CANADENSIS 'FOREST PANSY'WESTERN REDBUD

MAGNOLIA 'LITTLE GEM'MAGNOLIA GRANDIFLORA 'LITTLE GEM'

OLEA EUROPAEA 'SWAN HILL'SWAN HILL OLIVE TREE

LAURUS NOBILISSWEET BAY

PISTACIA CHINENSISCHINESE PISTACHE

AGAVE 'BLUE FLAME'BLUE FLAME AGAVE

ALOE BARBADENSISMEDICINAL ALOE

HESPERALOE PARVIFLORA RED YUCCA

STRELITZIA REGINAEBIRD OF PARADISE

WESTRINGIA 'MUNDI'LOW COAST ROSEMARY

MUHLENBERGIA RIGENSDEER GRASS
ROSMARINUS "PROSTRATUS"PROSTRATE ROSEMARY

LOMANDRA 'PLATINUM BEAUTY'PLATINUM BEAUTY MAT RUSH

CALLIANDRA CALIFORNICABAJA FAIRY DUSTER

CARISSA MACROCARPA 'GREEN CARPET'LOW GROWING NATAL PLUM

ILEX VOMITORIAYAUPON HOLLY

ANNUAL FOCAL LANDSCAPE

ROSA X 'NOARE'FLOWER CARPET PINK ROSE

PELARGONIUM PELTATUMIVY GERANIUM

HEMEROCALLIS 'YELLOW'YELLOW DAYLILY

TRADESCANTIA PALLIDAPURPLE HEART SPIDERWORT
LCP-2
DA

PLANTING LEGEND & IMAGERY

Page 79 of 189 ends

605
610
615
620
625 600
605
630
635
630
635
625
570
575
580
585
590
595
600
575
575
580
585
590
605
600
595
600
580
585
590
595
600
575
580
585
590
595
590
595
600
585
590
595
580
575
600
600
595
600
590
585
590
580
575
570
575
580
600
585
590
595
605
605
605
590 570
570
580
585
590
595
595
590
600
600
MWS 8-16
MWS 8-16
SD
SD
DESCRIPTION: SYMBOL:

IRRIGATION HYDROZONE LEGEND
ZONE 1: LOW SHRUB / GROUNDCOVERZONE 2: MODERATE SHRUB / GROUNDCOVERZONE 3: MODERATE TREES LCP-3
DA

IRRIGATION CONCEPT PLAN
0 25' 50' 100' 150' 200'
SCALE: 1"=50' NORTH
DWG: rsantos By: P:\#25011 Ware Malcomb-Cush Plaza\DD\25-011 Concept Irrigation.dwg Jul 25, 2025 - 11:42am Plotted:
462 STEVENS AVENUE, SUITE 107
SOLANA BEACH, CA 92075-2042
619-294-8484
FAX 619-574-0626
r B et t J. Al len No. 6595
7/25/2025
RENEWAL DATE: 12-31-25

SIGNATURE

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
Fri, 25 Jul 2025
-
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS

GROSSMONT CENTER DR

CENTER DR

HEALTH CENTER
NEW

MEDICAL
OFFICE
BLDG

EXISTING

BLDG TO
REMAIN

EXISTING SIDEWALK

EXISTING CURB AND
GUTTER

EXISTING BUS STOP

PROPERTY LINE

DROP OFF

FLETCHER PKWY
8 VICINITY MAP:
8 8

MURRAY DR

FUERTE DR

EDGEWOOD DR

LA MESA BLVD SPRING ST

PROJECT SITE

VAN DYKE LANDSCAPE ARCHITECTS
462 STEVENS AVENUE, SUITE 107
S0LANA BEACH, CALIFORNIA 92075-2042
_________________________________________

BRETT ALLEN DATE
REGISTRATION NO. 6595
7/25/2025

DECLARATION OF RESPONSIBLE CHARGE

WATER USE CALCULATIONS

SPECIMEN TREE

EXISTING STAIRS TOREMAIN
DR

PROPOSED RETAINING
WALL

SECURED GATE
TYP. OF 3

DECORATIVE PAVING

SEATING/PICNIC AREA

WITH SPECIMEN TREE

EXISTING

TRANSFORMER
10'-0"

UNDERGROUND WATER

PIPELINE EASEMENT
12'-0" UNDERGROUND

SDGE EASEMENT

ENTRY MONUMENTS
40'-0" INGRESS & EGRESS

EASEMENT
15'-0" UNDERGROUND WATER

PIPELINE EASEMENT
33'-0" PARKING, ROAD
& SIDEWALK EASEMENT
12'-0" PUBLIC UTILITIES, INGRESS & EGRESS EASEMENT
40'-0" PARKING, ROAD
& SIDEWALK EASEMENT
43'-0" PARKING, ROAD
& SIDEWALK EASEMENT

EXISTING PARKING

SPACES TO REMAIN
1 DAVID MANN
3911 SORRENTO VALLEY BLVD., #120

NIKOLAS PARRISH
10200 WILLOW CREEK RD. STE 200
858-500-4614-
8787 CENTER DR.
-

0.30.50.5 1 / SHRUB
2 / SHRUB3 / TREE

POINT TO POINT

BUBBLER

0.810.81

0.85 POINT TO POINT

0.5 3 / TREE BUBBLER 0.85

0.370.62

0.59 48,948
4,3491,968
18,110
2,696
1,161
565,925
84,244
36,278
55,265 21,967 686,447
744,617
55,265
N/A

N/A N/A
N/A
686,447
[email protected]
858-549-2874-
[email protected]

PARKING, ROAD
& SIDEWALK EASEMENT

FIRE HYDRANT

ETNEC HTL AEH
D R R

SIGHT DISTANCE PER CALTRANS, ANYOBSTRUCTIONS WHICH EXCEED A HEIGHT OF THIRTY-SIX (36) INCHES SHALL NOT BE PERMITTED
WITHIN FIVE (5) FEET OF THE PROPERTY LINE AT THE
STREET.

Page 80 of 189 ends

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 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.2 0.6 0.4 0.2 0.1 0.1 0.0 0.0

0.1 0.1 0.3 1.0 1.3 1.4 0.5 0.3 0.1 0.1 0.0

0.0 0.1 0.2 1.9 1.7 1.6 1.6 2.3 0.8 0.3 0.2 0.0

0.1 0.1 0.2 0.7 1.8 1.6 1.5 1.5 1.7 1.8 0.9 0.4 0.1 0.0

0.1 0.2 0.6 2.5 1.9 2.1 1.7 1.6 1.9 1.7 1.7 1.7 1.6 0.3 0.10.0 0.1 0.2 0.5 1.8 1.9 1.7 1.3 1.5 1.7 1.7 1.6 1.1 0.2 0.1

0.1 0.2 0.3 1.6 1.9 1.8 1.8 1.8 1.9 2.0 1.7 1.5 1.7 1.9 0.7 0.1

0.1 0.2 0.3 0.9 1.6 2.0 1.8 1.9 2.3 2.0 2.0 1.7 1.4 1.7 1.7 0.5 0.1 0.0

0.1 0.1 0.3 0.7 1.2 1.9 2.1 2.1 2.2 2.1 2.1 2.0 1.8 1.4 1.8 1.7 0.9 0.1 0.1

0.0 0.1 0.2 0.5 1.1 1.6 2.0 4.1 2.7 2.5 2.5 2.2 2.1 1.8 1.5 1.8 1.8 1.1 0.2 0.1

0.0 0.1 0.2 0.4 0.9 1.3 1.8 2.3 2.9 3.0 2.8 2.7 2.6 2.3 2.6 1.6 1.7 1.8 2.9 0.3 0.1

0.0 0.1 0.3 0.8 1.6 1.9 2.2 3.2 3.2 2.9 3.2 3.0 2.9 2.6 2.4 2.1 1.5 1.3 1.4 1.3 0.5 0.1 0.00.0 0.1 0.2 0.3 1.1 1.4 1.9 2.8 2.7 2.9 3.0 3.2 3.0 2.6 2.5 2.1 1.6 1.5 1.6 1.4 0.3 0.1 0.0

0.0 0.1 0.2 0.6 2.3 1.8 1.8 2.0 2.4 2.7 3.1 3.0 3.0 2.9 2.6 2.6 2.0 1.4 1.1 1.2 1.2 0.9 0.1 0.0

0.0 0.1 0.2 0.5 1.9 2.0 2.0 1.8 2.0 2.3 2.5 2.7 2.9 2.8 2.9 2.5 2.4 1.8 1.2 0.8 0.9 1.1 2.0 0.2 0.1

0.0 0.0 0.1 0.5 1.8 2.0 2.3 1.9 1.8 2.2 1.8 2.1 2.2 2.4 2.5 2.5 2.3 1.9 1.5 0.9 0.6 0.7 1.1 1.6 0.2 0.1

0.0 0.0 0.1 0.2 2.2 1.9 1.9 1.8 1.7 1.8 1.7 1.6 1.7 2.0 2.3 2.3 2.8 2.0 1.7 1.1 0.7 0.4 0.5 1.1 1.3 0.3 0.1

0.0 0.1 0.7 1.2 1.5 1.6 1.7 1.9 1.6 1.6 1.4 1.4 1.8 2.1 2.1 2.0 1.7 1.2 0.8 0.4 0.2 0.3 1.1 1.2 0.5 0.1

0.6 0.9 1.1 1.2 1.4 1.5 1.4 1.2 1.1 1.4 1.8 2.1 2.1 1.8 1.4 0.9 0.5 0.3 0.2 0.2 0.8 1.2 1.1 0.1

0.7 0.7 1.0 1.2 1.2 1.1 1.0 1.1 1.5 1.9 2.2 2.0 1.5 1.0 0.6 0.3 0.2 0.1 0.2 0.7 1.2 2.4 0.2

0.7 1.0 1.2 1.1 0.9 0.9 1.1 1.5 1.8 1.9 1.6 1.2 0.7 0.4 0.2 0.1 0.1 0.1 0.6 1.0 1.2 0.1

0.6 0.9 1.1 1.3 1.2 1.0 0.9 1.1 1.5 2.2 1.6 1.4 0.9 0.5 0.2 0.1 0.1 0.1 0.1 0.5 1.1 1.1 0.2

0.5 0.9 1.2 1.4 1.7 1.2 1.0 0.9 1.0 1.2 1.4 1.3 0.9 0.1 0.5 1.1 1.2 0.1

0.8 1.2 1.4 1.5 1.5 1.2 0.9 0.7 0.7 0.8 1.0 0.8 0.6 0.1 0.5 1.1 1.9 0.2

0.6 0.9 1.3 1.5 1.4 1.3 1.0 0.7 0.5 0.5 0.5 0.6 0.5 0.3 0.1 0.6 1.1 2.0 0.2

0.5 0.8 1.1 1.7 1.5 1.3 1.1 1.0 0.7 0.5 0.3 0.3 0.4 0.4 0.3 0.1 0.6 1.0 1.1 0.1

0.8 1.0 1.0 0.9 1.0 0.9 0.8 1.3 1.3 0.8 0.6 0.6 0.50.6 0.7 0.8 1.0 1.3 1.2 1.0 0.8 1.2 0.8 0.5 0.3 0.3 0.6 0.5 0.4 0.1 0.7 1.0 0.9 0.1

1.1 0.7 0.3 0.1 0.6 1.0 1.0 0.1

0.1 0.7 1.3 1.3 1.3 0.9 0.7 0.6 2.2 1.1 0.7 1.2 0.8 1.2 1.3 0.8 0.2 0.1 0.6 1.1 1.8 0.1

0.0 0.2 1.7 1.5 1.5 1.4 1.0 0.8 1.1 0.9 1.5 1.3 0.8 2.3 1.5 0.9 0.2 0.1 0.6 1.1 1.9 0.1

0.4 1.4 1.5 1.3 1.3 1.1 0.8 1.4 1.1 0.7 2.0 1.4 0.7 0.1 0.1 0.6 1.0 0.9 0.1

0.7 2.4 1.2 1.0 0.9 1.0 0.9 1.0 1.8 1.3 0.3 0.1 0.0 0.1 0.7 0.9 0.8 0.0

0.7 0.6 0.6 0.6 1.4 1.4 0.9 0.2 0.0 0.1 0.7 0.9 0.8 0.1

0.3 1.0 1.1 0.8 0.3 0.1 0.1 0.6 1.1 1.0 0.1

0.6 0.9 0.8 0.7 0.6 0.5 0.3 0.2 0.1 0.1 0.6 1.1 2.2 0.1

0.6 0.9 1.1

1.81.2 0.9 0.8 0.8 0.6 0.4 0.3 0.2 0.6 0.9 0.6 0.1

1.1 0.8 0.8 0.9 0.9 0.8 0.6 0.8 0.8 0.5 0.1

1.0 1.8 1.2 0.9 0.8 0.5 0.3 0.0

0.5 0.5 0.2 0.1 0.0
L02
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01
L01 L01
L01
L01
L01
L02
L02
L02
L02
L02
L02
L02
L02
L02
L02
L02
L02
L02
L02
L03
L03 L03 L03

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
Wed, 30 Apr 2025
-
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
3911 Sorrento Valley Blvd, Suite 120
San Diego, CA 92101
P 858.638.7277
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
3911 Sorrento Valley Blvd, Suite 120
San Diego, CA 92101
P 858.638.7277
5160 Carroll Canyon Rd, Suite 200San Diego, California 92121 Consulting Engineers
T. 858 200-0030 F. 858 200-0037
www.ma-engr.com E1
Scale: 1" = 40'-0"
SITE LIGHTING PHOTOMETRIC CALCULATION 1

RT/BHRT

Page 81 of 189 ends

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
Tue, 29 Apr 2025
-
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
3911 Sorrento Valley Blvd, Suite 120
San Diego, CA 92101
P 858.638.7277
PA / PM:DRAWN BY:JOB NO.:

RT/BHRT
E2
Scale: NO SCALE
LIGHTING CUT SHEET - TYPE L01 1 Scale: NO SCALE LIGHTING CUT SHEET - TYPE L02 2 Scale: NO SCALE LIGHTING CUT SHEET - TYPE L03 3

Page 82 of 189 ends

CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
3911 Sorrento Valley Blvd, Suite 120
San Diego, CA 92101
P 858.638.7277
UL AC S A. CORSB IE
07/24/2025
LC
MH
SDG24-0073

CUSH - MOB LA MESA

CONCEPTUAL GRADING PLAN SET
8787 CENTER DRIVE, LA MESA, CA

PROJECT BENCHMARK

THE BENCHMARK FOR THIS SURVEY IS THE CITY OF LA
MESA BENCHMARK 42, 3-1/2" BRASS DISC IN COVEREDMONUMENT AT P.I. OF CAMPINA DRIVE; 209' WEST OF CENTERLINE OF ASTI WAY, ELEVATION=571.64 NGVD29.

BASIS OF BEARINGS

THE BASIS OF BEARINGS FOR THIS SURVEY IS THE LINE
BETWEEN POINT NO. 46 AND POINT NO. 48 PER ROS
16575. I.E. N47°40'11"E.

LEGAL DESCRIPTION
LOTS 4 OF GROSSMONT CENTER, IN THE CITY OF LAMESA, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 4828, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGOCOUNTY, AUGUST 15, 1961.

EXCEPTING FROM SAID LOT 4 THAT PORTION LYING
WITHIN "CENTER DRIVE" AS SAID INTEREST IS DESCRIBED

IN DEED TO THE CITY OF LA MESA RECORDED
NOVEMBER 7, 1966 AS FILE NO. 176961, OFFICIALRECORDS.

ABBREVIATIONSAB AGGREGATE BASEAC ASPHALT CONCRETE

BFV BACK FLOW VALVEBP BOTTOM OF PIPEBW BOTTOM OF WALL

CO CLEANOUT

DF DEEPENED FOOTINGDIP DUCTILE IRON PIPEEG EXISTING GRADEEL ELEVATIONEOA EDGE OF ASPHALTESMT EASEMENTEX EXISTINGFDC FIRE DEPARTMENT CONNECTIONFG FINISHED GRADEFH FIRE HYDRANTFF FINISH FLOOR ELEVATIONFG FINISHED GRADEFL FLOW LINEFS FINISHED SURFACE

GB GRADE BREAKGM GAS METERGV GAS VALVE

HP HIGH POINTLP LOW POINT

IE INVERT

LF LINEAR FEETMH MANHOLE

OC ON CENTER

PB PULL BOXPCC PORTLAND CEMENT CONCRETEPL PROPERTY LINEPVC POLYVINYL CHLORIDE PIPER RADIUS (RAD) RADIAL BEARING

RCP REINFORCED CONCRETE PIPEROW RIGHT OF WAY

SD STORM DRAINSDRSD SAN DIEGO REGIONAL STANDARDSTA STATIONSS/SAN SANITARY SEWER

TG TOP OF GRATE

SW SIDE WALK
TC TOP OF CURBTP TOP OF PIPETW TOP OF WALLTYP. TYPICAL

WM WATER METERWSEL WATER SURFACE ELEVATIONWV WATER VALVE

KEY MAP
1"=200'

VICINITY MAP
N.T.S.

SHEET INDEX
C1.0 TITLE SHEETC2.0 SECTIONS AND DETAILS SHEETC3.0 DEMOLITION PLANC4.0 PRELIMINARY HORIZONTAL CONTROL PLANC5.0 PRELIMINARY GRADING & DRAINAGE PLANC5.1 PRELIMINARY GRADING & DRAINAGE PLANC5.2 PRELIMINARY GRADING & DRAINAGE PLANC6.0 PRELIMINARY UTILITY PLANC7.0 PRELIMINARY BMP PLANC7.1 PRELIMINARY BMP DETAILS WM NOTES: GRADING

1. CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY

DISCREPANCIES WITH THE ELEVATIONS SHOWN ON
THE PLANS. ENGINEER WILL NOT BE LIABLE FOR AN

COSTS ASSOCIATED WITH CHANGES TO THE DESIGN
WITHOUT PROPER NOTIFICATION.

2. SEE COVER SHEET FOR BENCHMARK, BASIS OF
BEARING AND SURVEY INFORMATION.

3. ELEVATIONS ARE PER THE SURVEY DATUM, NOT PER
ARCHITECTURAL FLOOR ELEVATIONS.

4. ELEVATIONS ARE AT FINISHED SURFACE UNLESS
OTHERWISE NOTED.

5. CURB ELEVATIONS ARE AT FLOWLINE/BOTTOM OF
CURB UNLESS OTHERWISE NOTED.

FLOWLINE/BOTTOM OF CURB ELEVATIONS IN THE

VICINITY OF INLETS ARE AT THE EXTENDED
FLOWLINE ELEVATION AND DO NOT ACCOUNT FORLOCAL DEPRESSIONS.

6. EXISTING UTILITY STRUCTURES TO BE ADJUSTED AS
NECESSARY FOR PROPOSED GRADING.

7. SIDEWALKS AND LANDINGS SHALL BE 2.00% MAX

CROSS-SLOPE TOWARD ROADS, DRIVE LANES, AND
PARKING AREAS UNLESS OTHERWISE NOTED.

8. ACCESSIBLE PARKING STALLS AND LOADING AREAS
TO BE 2.00% MAX SLOPE IN ANY DIRECTION.

9. CROSS-SLOPE FOR WALK THROUGH CURB CUT
SHALL NOT EXCEED 2.00% MAX ANYWHERE.

10. REFER TO GEOTECHNICAL REPORT FOR
GROUNDWATER ELEVATIONS.

11. GRADING OF LANDSCAPED AREAS AROUND
BUILDING TO COMPLY WITH GEOTECHNICAL REPORT.

12. PEDESTRIAN GUARDRAILS TO BE INSTALLED WHERE
REQUIRED BY LOCAL, STATE OR FEDERALREQUIREMENTS. RE: ARCHITECTURAL/LANDSCAPEPLANS.

WM NOTES: SITE

1. CONTRACTOR TO FIELD-VERIFY EXISTING

CONDITIONS PRIOR TO CONSTRUCTION AND SHALL
NOTIFY ENGINEER OF ANY DISCREPANCIES.ENGINEER WILL NOT BE LIABLE FOR ANY COSTS

ASSOCIATED WITH CHANGES TO THE DESIGN
WITHOUT PROPER NOTIFICATION.

2. SEE COVER SHEET FOR BENCHMARK, BASIS OF
BEARINGS, AND SURVEY INFORMATION.

3. DIMENSIONS ARE TO THE FLOWLINE/BOTTOM OF

CURB AND BUILDING FACE UNLESS OTHERWISE
NOTED.

4. PAVEMENT THICKNESS AND DESIGN ARE PER THE
GEOTECHNICAL REPORT.

5. ACCESSIBLE CURB RAMPS SHALL BE CONSTRUCTED

WITH DETECTABLE WARNING PADS IF REQUIRED BY
LOCAL CRITERIA.

6. CONTRACTOR SHALL REMOVE AND REPLACE CURB,

GUTTER, PAVING, LANDSCAPE AND ANY OTHER
ITEMS DAMAGED DURING CONSTRUCTION.

7. ALL SUBGRADE TO BE PREPARED AND CONFIRMED

PER THE APPROVED GEOTECHNICAL REPORT PRIOR

TO THE START OF FOUNDATIONS, SLABS, PAVING,
ETC.

WM NOTES: UTILITY

1. CONTRACTOR SHALL VERIFY THE ELEVATION OF ALL
EXISTING UTILITIES WHERE NEW GRADING ORUTILITY WORK WILL OCCUR AND NOTIFY THEENGINEER OF ANY DISCREPANCIES OR CONFLICTS.ENGINEER WILL NOT BE LIABLE FOR ANY COSTS

ASSOCIATED WITH CHANGES TO THE DESIGN
WITHOUT PROPER NOTIFICATION.

2. SEE COVER SHEET FOR BENCHMARK, BASIS OF
BEARINGS, AND SURVEY INFORMATION.

3. PROPOSED DRY UTILITIES ARE SHOWN FOR
REFERENCE ONLY. REFER TO PLANS BY UTILITYPROVIDERS AND/OR MEP.

4. EXISTING UTILITY STRUCTURES TO BE ADJUSTED AS
NECESSARY FOR PROPOSED GRADING.

5. REFER TO GEOTECHNICAL REPORT FOR
GROUNDWATER ELEVATIONS.

6. MANHOLES ARE CONTROLLED AT THE CENTER OF
STRUCTURE.

7. CURB INLETS ARE CONTROLLED AT TOP FACE OF
INLET (TFI), CENTERED ON THE STRUCTURE.

8. AREA AND VALLEY INLETS ARE CONTROLLED AT THE
CENTER OF STRUCTURE.

9. UTILITY TRENCHES ARE TO BE COMPACTED PER

JURISDICTION CRITERIA, PIPE MANUFACTURER

RECOMMENDATION, AND GEOTECHNICAL REPORT,
WHICHEVER IS STRICTER.

10. ALL STORM DRAIN AND SANITARY SEWER LINES TO
HAVE WATER-TIGHT GASKETS.

11. ALL REINFORCED CONCRETE PIPE (RCP) TO BE

CLASS III OR APPROVED EQUIVALENT UNLESS
OTHERWISE NOTED.

12. ALL STORM DRAIN AND SANITARY SEWER PVC TO BE
SDR35 UNLESS OTHERWISE NOTED OR REQUIRED BY
THE JURISDICTION.

13. ALL WATER LINE PVC TO BE C900 UNLESS

OTHERWISE NOTED OR REQUIRED BY THE
JURISDICTION.

C5.1 C5.2

GROSSMONT CENTER DRIVE
CENTER DRIVEPROP. MOB
EX. BUILDING 3

EXISTING IMPROVEMENTS

EASEMENT

CENTERLINE

LOT LINE

UTILITY VALVE

FIRE HYDRANT

UTILITY BOX

STREET LIGHT
TREE

STORM DRAIN PIPE

STORM MANHOLE

STORM INLET

WATER LINE

WATER METER

SEWER LINE

SEWER MANHOLE

OVERHEAD ELECTRICAL
LINE

EARTHEN SWALE

BACKFLOW PREVENTER
SIGN

BOLLARD
SD
S

PROPOSED IMPROVEMENTS

PROPERTY LINE

CURB (PVT)
4" PVC SIDEWALK

RETAINING WALL

STORM DRAIN PIPE (PVT)

CATCH BASIN (PVT)

STORM MANHOLE (PVT)

TRENCH DRAIN

BACKFLOW PREVENTER

GATE VALVE

SANITARY SEWER

DOMESTIC WATER

FIRE WATER

FIRE HYDRANT

SITE LIGHT
SD
P:\SDG\24\0073\00\Civil\Sheets\Entitlement Plan Set\SDG24-0073_Title Sheet.dwg 7/24/2025 8:54 AM MHOE 1:1

TITLE SHEET
C1.0

ESTIMATED EARTHWORK QUANTITIES
CUT: 2,800 CY
FILL: 2,500 CYNET: 300 CY EXPORT
GRADING QUANTITIES SHOWN ARE FOR BONDING PURPOSES ONLY.

THIS DOES NOT INCLUDE ANY REMEDIAL GRADING, SWELLING OR SHRINKAGE FACTORS AND ARE INTENDED TO REPRESENT IN-SITUCONDITIONS.

VICINITY MAP
C5.0

Page 83 of 189 ends

CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
3911 Sorrento Valley Blvd, Suite 120
San Diego, CA 92101
P 858.638.7277
UL AC S A. CORSB IE
07/24/2025
LC
MH
SDG24-0073
EX. CURB & GUTTER
30' 30'
4' EX. LANDSCAPE 4' EX. LANDSCAPE
EX. CURB & GUTTER
EX. R/W
60'
SCALE: N.T.S.

5.5' EX. SIDEWALK

5.5' EX. SIDEWALK
EX. FENCE
EX. CURB & GUTTER

37.5' 37.5'

2.0' EX. LANDSCAPE
4' EX. LANDSCAPE
EX. CURB & GUTTER
EX. R/W
75'

5.5' EX. SIDEWALK 9.0' EX. SIDEWALK

SUBGRADE
(EXISTING SOIL)
SCALE: N.T.S.

SITE SECTION A
EX. SLOPE
2:1 MAX
EX. RETAINING WALL 35'
8' LANDSCAPE SETBACK

SUBGRADE
(EXISTING SOIL)
PROP. AC PAVING PER

GEOTECHNICAL ENGINEER

RECOMMENDATIONS
SCALE: N.T.S.

SITE SECTION B
EX. SLOPE
2:1 MAX
PROP. RETAINING WALL
HEIGHT VARIES 2.5' TO 3.5'
35'
EX. RETAINING WALL
EX. CURB & GUTTER
PROP. CURB

SUBGRADE
(EXISTING SOIL)
PROP. AC PAVING PER

GEOTECHNICAL ENGINEER

RECOMMENDATIONS
SCALE: N.T.S.

SITE SECTION C
EX. 3:1 SLOPE
32'± PROP. CURB
1:1 P:\SDG\24\0073\00\Civil\Sheets\Entitlement Plan Set\SDG24-0073_Details and Sections Sheet.dwg 7/24/2025 7:37 AM KKLIMA

SECTIONS AND DETAILS SHEET
C2.0
EX. CURB & GUTTER
EX. SIDEWALK
EX. PAVEMENT
15' BUILDING & LANDSCAPE SETBACK

SUBGRADE
(EXISTING SOIL)
PROP. AC PAVING PER

GEOTECHNICAL ENGINEER

RECOMMENDATIONS
SCALE: N.T.S.

SITE SECTION D
PROP. CURB
EX. CURB & GUTTER
EX. PAVEMENT

SUBGRADE
(EXISTING SOIL)

AC PAVING PER

GEOTECHNICAL ENGINEER

RECOMMENDATIONS
SCALE: N.T.S.

SITE SECTION E
EX. 2:1 SLOPE
CURB
EX. CURB & GUTTER
EX. PAVEMENT
PROP. AC PAVING PER

GEOTECHNICAL ENGINEER

RECOMMENDATIONS
PROP. CURB

E'LYR/W
W'LY
R/W

N'LYR/W
S'LY
R/W
20' 20' 10' 10'

TYPICAL STREET SECTION - CENTER DRIVE
SCALE: N.T.S.

TYPICAL STREET SECTION - GROSSMONT CENTER DRIVE

26.5' 28.0' 9.5' 11.0'

SLOPE VARIES

SLOPE VARIES
CLCL
EX. 3:1 SLOPE
PLPL
PL
EX. 1' BENCH
EX. 1' BENCH
EX. 1' BENCH
EX. 1' BENCH
12' BUILDING SETBACK
12' BUILDING SETBACK
8' LANDSCAPE SETBACK
1' BENCH

KEY MAP
A
C2.0
B
C2.0
C
C2.0
D
C2.0
E
C2.0

Page 84 of 189 ends

Δ=94°56'00"
R=25.00'L=41.42'
CHB=S07°21'43"WCHD=36.84'
N40°06'17"W 669.37'
Δ=19°35'16"
R=1970.00'L=673.49'
CHB=S70°09'31"WCHD=670.21'
S00°16'27"E 546.89'
N54°49'43"E 77.69' Δ=19°35'16" R=1970.00' L=673.49' CHB=S70°09'31"W CHD=670.21' Δ=28°26'30"
R=262.50'
L=130.31'
CHB=S54°19'32"E
CHD=128.97'
S15°14'13"W 387.63'
N68°32'40"W 68.15'
S15°14'13"W 387.63'

75.00'

37.50' 37.50'

60.00'

30.00'

30.00'
2 4
3 2
4 4
4 4 4
4 4
1 8
4 PROPERTY LINE
(TYP.)

PROPERTY LINE
(TYP.)

RIGHT-OF-WAY

RIGHT-OF-WAY
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.)

A STRIPING
(TYP.)
A STRIPING (TYP.)
A
A

STRIPING
(TYP.)
A STRIPING (TYP.)
A

STRIPING
(TYP.)
A STRIPING (TYP.)
A SIGN (TYP.)
A BOLLARD (TYP.)
A BOLLARD (TYP.)

A LIGHT

A LIGHT A LIGHT

A LIGHT

A FIRE HYDRANT
A BOLLARD (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.) A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A TREE (TYP.)
A
TREE
(TYP.)
A TREE (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A CURB (TYP.)
A
EX. BUILDING
A
EX. BUILDING A
EX. BUILDING
A
EX. BUILDING
A
A
A LANDSCAPE WALL (TYP.)

LANDSCAPE
WALL (TYP.)

LANDSCAPE
WALL (TYP.)
A LANDSCAPE WALL (TYP.)
A LANDSCAPE WALL (TYP.)
A FLAG
B STRIPING (TYP.)
B STRIPING (TYP.)
B STRIPING (TYP.)
EX. 10" ACP WATER
PER AS-BUILT #1890
EX. 8" VCP SANITARY
PER AS-BUILT #1890
EX. 8" ACP WATERPER AS-BUILT #1890 & 7657
EX. 24" RCP STORMPER AS-BUILT #5501
EX. 8" SANITARYPER AS-BUILT #1890
EX. 24" RCP STORM
PER AS-BUILT #5895
EX. 30" RCP STORM
PER AS-BUILT #5501
EX. 10" ACP WATERPER AS-BUILT #1890 & 7657
EX. 8" SANITARYPER AS-BUILT #1890
A

LANDSCAPE
A CURB (TYP.)
A

LANDSCAPE A

LANDSCAPE
B

LANDSCAPE

STAIRS B
A
TREE
(TYP.)

B RETAINING
WALL

C POWER POLE

A RETAINING WALL (BEGIN)

C POWER POLE
A

RETAINING
WALLS
A

STRIPING
(TYP.)
A

CONCRETE
B
B

RETAINING
WALL

STORM DRAIN INLET
B PARKING STALLS (TYP.)

B STORM DRAIN INLET

C ELECTRICAL VAULT

A LIGHT

C TRANSFORMER
A BOLLARDS (TYP.)

C TRANSFORMER
A STRIPING (TYP.)
A STRIPING (TYP.)
A STRIPING (TYP.) A FENCE
A SIGN
B PARKING STALLS (TYP.)
B

AC PAVEMENT
B

AC PAVEMENT
A

AC PAVEMENT

A AC PAVEMENT

LIMITS OF WORK
(TYP.)

LIMITS OF WORK
(TYP.) LIMITS OF WORK
(TYP.)

STAIRS A
A SIGN
A SIGN

A LANDSCAPING

A LANDSCAPING
A WALK

A FENCE
(TYP.)
A BOLLARDS (TYP.)

A STORM
INLET

B FIRE SERVICE
A SIGN

A SIGN C ELECTRICAL STRUCTURE
A SIGN

A STORM INLET A LIGHT
B
EX. WATER METER
& WATER SERVICE B
EX. WATER BACKFLOW

PREVENTER
EX. WATER GAS

LATERAL SERVICE B
EX. SEWER LATERAL B

VACATE EXISTING HELIX WATER

EASEMENT AND CONVERT TO PRIVATE
B LANDSCAPE WALL (TYP.)

DEMOLITION NOTES

1. CONTRACTOR TO FIELD-VERIFY EXISTING

CONDITIONS PRIOR TO CONSTRUCTION AND SHALL
NOTIFY THE ENGINEER OF ANY DISCREPANCIES.ENGINEER WILL NOT BE LIABLE FOR ANY COSTS

ASSOCIATED WITH CHANGES TO THE DESIGN
WITHOUT PROPER NOTIFICATION.

2. EXCAVATION SPOILS SHALL NOT BE USED IN

EARTHWORK OPERATIONS UNLESS ALLOWED PER
THE GEOTECHNICAL REPORT. DISPOSAL OF

NON-USABLE SPOILS TO BE THE RESPONSIBILITY OF
THE CONTRACTOR.

3. TOPSOIL TO BE STOCKPILED AND REUSED ONSITE
WITHIN ARES OF PROPOSED LANDSCAPEWHENEVER POSSIBLE.

4. EXISTING STRUCTURES, CONCRETE, PAVEMENT,

FENCING MATERIAL, CURBS, UTILITY BOXES, LIGHTS,
GATES, ETC., NOT CALLED OUT IN THE PLANS TO BE
REMOVED OR REPLACED SHALL BE PROTECTED INPLACE.

5. CONTRACTOR TO PROVIDE TREE PROTECTION AS
NECESSARY DURING CONSTRUCTION TO PRESERVEEXISTING TREES TO REMAIN. ANY TREES NOT

IDENTIFIED TO BE REMOVED ARE ASSUMED TO
REMAIN AND SHALL BE PROTECTED IN PLACE.
0 15 30 60

DEMOLITION NOTES

TO BE REMOVEDTO REMAIN, PROTECT IN PLACE
DRY UTILITIES TO BE REMOVED. SHOWN FORREFERENCE ONLYDRY UTILITIES TO REMAIN, PROTECT IN PLACE.

SHOWN FOR REFERENCE ONLY
AB
CD

EXISTING EASEMENTS
REFERS TO AN EASEMENT FOR INGRESS ANDEGRESS FOR ROAD PURPOSES TO GROSSMONTHOSPITAL DISTRICT, RECORDED JULY 22, 1960 AS INSTRUMENT NO. 149322 OF OFFICIAL
RECORDS.REFERS TO AN EASEMENT FOR PUBLICUTILITIES, INGRESS, EGRESS TO SAN DIEGO

GAS & ELECTRIC COMPANY, RECORDED
FEBRUARY 4, 1963 AS INSTRUMENT NO. 20654 OF
OFFICIAL RECORDS.

REFERS TO AN EASEMENT FOR UNDERGROUND

WATER PIPELINES TO HELIX IRRIGATION

DISTRICT, A POLITICAL SUBDIVISION, RECORDED
FEBRUARY 27, 1967 AS INSTRUMENT NO. 26008
OF OFFICIAL RECORDS.

REFERS TO AN EASEMENT FOR PARKING, ROAD

AND SIDEWALK PURPOSES TO GROSSMONT
LAND CO., RECORDED APRIL 3, 1968 AS
INSTRUMENT NO. 55043 OF OFFICIAL RECORDS.

REFERS TO AN EASEMENT FOR PUBLICUTILITIES, INGRESS, EGRESS TO SAN DIEGO GAS AND ELECTRIC COMPANY, RECORDEDOCTOBER 2, 1972 AS INSTRUMENT NO. 264034OF OFFICIAL RECORDS. NOTE: EASEMENT IS SUCH THAT IT IS UNLOCATABLE.

REFERS TO AN AGREEMENT RE-LATERAL FOR

FIRE SPRINKLER SYSTEM BY AND BETWEEN
RAINBOW INVESTMENT CO., A LIMITEDPARTNERSHIP AND GROSSMONT LAND CO., ALIMITED PARTNERSHIP AND HELIX WATERDISTRICT, A STATE AGENCY OF THE STATE OF CALIFORNIA.

REFERS TO AN EASEMENT FOR LAYINGUNDERGROUND PIPELINE(S) TO HELIX WATERDISTRICT, RECORDED OCTOBER 10, 1975 AS INSTRUMENT NO. 75-0280410 OF OFFICIAL
RECORDS.
1234678
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT

CUSH MEDICAL PLAZA
8787 CENTER DRIVE
LA MESA, CALIFORNIA 91942
PA / PM:DRAWN BY:JOB NO.:

REMARKS DATE DATE REMARKS
3911 Sorrento Valley Blvd, Suite 120
San Diego, CA 92101
P 858.638.7277
UL AC S A. CORSB IE
07/24/2025
LC
MH
SDG24-0073
P:\SDG\24\0073\00\Civil\Sheets\Entitlement Plan Set\SDG24-0073_Demolition Plan.dwg 7/24/2025 7:36 AM KKLIMA 1:1

DEMOLITION PLAN
C3.0

REMOVE AC PAVEMENT

Page 85 of 189 ends

Page 86 of 189 ends

Page 87 of 189 ends

Cush Medical Plaza Office
Building Project
CEQA Guidelines Section 15183
Environmental Review Checklist
Prepared for:

City of La Mesa
Community Development Department
8130 Allison Avenue
La Mesa, CA 91942
Prepared by:

HELIX Environmental Planning, Inc.
7578 El Cajon Boulevard
La Mesa, CA 91942
February 2026 | 00986.00022.001

Page 88 of 189 ends

This page intentionally left blank

Page 89 of 189 ends

TABLE OF CONTENTS
Section Page

1.0 INTRODUCTION .....................................................................................................................1

1.1 CEQA Guidelines Section 15183 ......................................................................................... 1

1.2 Grossmont Specific Plan EIR Background ........................................................................... 1

2.0 PROJECT DESCRIPTION...........................................................................................................2

2.1 Project Location .................................................................................................................. 2

2.2 Project Components........................................................................................................... 2

3.0 SUMMARY OF FINDINGS ........................................................................................................3

4.0 SECTION 15183 EXEMPTION CHECKLIST ..................................................................................5

4.1 Earth.................................................................................................................................... 7

4.2 Air...................................................................................................................................... 12

4.3 Water................................................................................................................................ 16

4.4 Plant Life ........................................................................................................................... 22

4.5 Animal Life ........................................................................................................................ 24

4.6 Noise ................................................................................................................................. 27

4.7 Light and Glare.................................................................................................................. 29

4.8 Land Use............................................................................................................................ 30

4.9 Natural Resources............................................................................................................. 31

4.10 Risk of Upset ..................................................................................................................... 32

4.11 Population......................................................................................................................... 34

4.12 Housing ............................................................................................................................. 35

4.13 Transportation/Circulation ............................................................................................... 36

4.14 Public Services................................................................................................................... 41

4.15 Energy ............................................................................................................................... 44

4.16 Utilities and Service Systems............................................................................................ 46

4.17 Human Health................................................................................................................... 50

4.18 Aesthetics.......................................................................................................................... 51

4.19 Recreation......................................................................................................................... 53

4.20 Cultural Resources............................................................................................................ 53

5.0 APPLICABLE MITIGATION MEASURES....................................................................................56

6.0 REFERENCES ........................................................................................................................57

Page 90 of 189 ends

ii
TABLE OF CONTENTS (cont.)

LIST OF FIGURES
No. Title Follows Page
1 Regional Location............................................................................................................................. 2 2 Aerial Photograph............................................................................................................................ 2 3 Site Plan ........................................................................................................................................... 2

LIST OF TABLES
No. Title Page
1 Maximum Daily Construction Emissions........................................................................................13

Page 91 of 189 ends

iii

ACRONYMS AND ABBREVIATIONS
ADT Average daily trips
CalEEMod California Emissions Estimator Model
CAL FIRE California Department of Forestry and Fire Protection CAP Climate Action Plan
CAPCOA California Air Pollution Control Officers Association CARB California Air Resources Board
CBC California Building Code
CEQA California Environmental Quality Act
CHRIS California Historical Resources Information System City City of La Mesa
CO Carbon monoxide
CO2e Carbon dioxide equivalent
County County of San Diego
CY Cubic yards
dBA A-weighted decibel
DTSC Department of Toxic Substances Control
EIR Environmental Impact Report
FEMA Federal Emergency Management Agency
GHG Greenhouse gas
HELIX HELIX Environmental Planning, Inc.

HVAC Heating, ventilation, and air conditioning
I- Interstate
LEQ Time-averaged noise level
LLG Linscott, Law & Greenspan Engineers
LOS Level of service
LTS Less than significant
LTSM Less than significant with mitigation
MT Metric tons
NAHC Native American Heritage Commission
NI No impact
NOX Nitrogen oxides

Page 92 of 189 ends

ACRONYMS AND ABBREVIATIONS
PM2.5 Particulate matter 2.5 microns or less in diameter PM10 Particulate matter 10 microns or less in diameter
project Cush Medical Plaza Office Building Project
RB Residential Business
SANDAG San Diego Association of Governments
SCH State Clearinghouse
SDAPCD San Diego County Air Pollution Control District
SF Square foot/feet
SOX Sulfur oxides
Specific Plan Grossmont Specific Plan
SR State Route
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board
TCM Transportation Control Measures
VOC volatile organic compounds

Page 93 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 1 1.0 INTRODUCTION
This report provides the environmental review for the Cush Medical Plaza Office Building Project (project) in accordance with the California Environmental Quality Act (CEQA). The project proposes redevelopment of medical office space in the City of La Mesa (City) consistent with the planned land use for the site in the Grossmont Specific Plan (Specific Plan). The environmental effects of development under the Specific Plan were previously considered in a certified Environmental Impact Report (EIR). As such, the following evaluation was performed to determine if the conditions specified in CEQA Guidelines Section 15183 would require the preparation of additional CEQA documentation for the proposed project. The checklist contained in Section 4 of this document demonstrates that no additional environmental documentation is required for the project pursuant to CEQA Guidelines Section 15183.

1.1 CEQA GUIDELINES SECTION 15183
California Public Resources Code Section 21083.3 and CEQA Guidelines Section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. CEQA Guidelines Section 15183(b) specifies that examination of environmental effects for a project consistent with the development density established in the existing zoning, community plan, or general plan shall be limited to those effects that:
(1) Are peculiar to the project or the parcel on which the project would be located, (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent,
(3) Are potentially significant off-site impacts and cumulative impacts, which were not discussed in the prior EIR prepared for the general plan, community plan, or zoning action, or (4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.

CEQA Guidelines Section 15183(c) further specifies that if an impact is not peculiar to the parcel or the proposed project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely based on that impact.

1.2 GROSSMONT SPECIFIC PLAN EIR BACKGROUND
The Grossmont Specific Plan was adopted by the La Mesa City Council in 1994 and includes a land use plan for the Specific Plan area of the City, which is generally bound by Interstate (I-) 8 to the south, Jackson Drive to the west, Parkway Drive to the north, and Amaya Drive to the east. The Specific Plan area has access to regional transportation corridors and was therefore envisioned as a regional shopping center and hospital district for the City. Potential environmental effects of development consistent with this land use plan, including circulation features and other public facilities to serve projected development described in the Specific Plan, were disclosed in the Grossmont Specific Plan Final Master

Page 94 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 2 Environmental Impact Report (herein referred to as “the EIR”) (City 1993; State Clearinghouse [SCH] No. 1993021023). The EIR provided the public, responsible and trustee agencies, and City decision-makers with information about the probable environmental effects of the adoption and implementation of the Specific Plan. In addition, the EIR identified mitigation measures necessary to minimize significant impacts to the environment. The EIR concluded that all potentially significant impacts could be mitigated below a level of significance with the adoption of specific mitigation measures. The La Mesa City Council adopted the Specific Plan and certified the associated EIR on April 12, 1994.

The EIR, including all associated appendices, is hereby incorporated by reference. The EIR is available at:
https://www.cityoflamesa.gov/837/City-Specific-Plans.

2.0 PROJECT DESCRIPTION

2.1 PROJECT LOCATION
The 9.18-acre project site is located at 8787 Center Drive in the central portion of the City of La Mesa, San Diego County (County), California. The project site is comprised of three parcels: Assessor’s Parcel Numbers 490-260-10, 490-260-13, and 490-260-14. Generally, the site is located north of I-8 and west of State Route (SR) 125. The project site is bound by Center Drive to the north, Heath Center Circle to the east, Healthcare Drive to the southeast, and Grossmont Center Drive to the southwest. The site is currently developed with three medical office buildings and an acute care facility, along with surface parking. The project site is surrounded by an acute care facility to the north, the Grossmont Center shopping center to the southwest, and the Sharp Grossmont Hospital and SR 125 to the east. See Figure 1, Regional Location, and Figure 2, Aerial Photograph.

The project site is located within the City’s Grossmont Specific Plan area with a General Plan land use designation of Grossmont Urban Design and is zoned RB (Residential Business). The project site is identified as Specific Plan Development Site 20 in the Grossmont Specific Plan (City 1994).

2.2 PROJECT COMPONENTS
The project entails the demolition of two of the existing medical office buildings, including a one-story building encompassing 12,700 square feet (SF) and a two-story building encompassing 34,400 SF, as well as the acute care facility (52,500 SF). An existing five-story medical office building (42,500 SF) in the northwest corner of the site would remain. A new two-story medical office building encompassing approximately 52,900 SF would be constructed in the northeast portion of the site, along with surface parking and internal access drives. See Figure 3, Site Plan. The project would result in a net reduction of approximately 46,700 SF of building space on the project site.

The proposed building would include two stories at an approximate height of 36 feet. Proposed building materials would include wood-look aluminum siding, painted concrete (light gray and off-white), black anodized aluminum fins, and glass windows. A new access drive to the site would be provided along Center Drive that would provide access to on-site surface parking lots and connect to Health Center Drive. Entry monuments would be constructed at the project access. Landscaping would be installed around the building perimeter, along the access drive, and within the surface parking lot.

Construction of the proposed project is anticipated to take approximately 13 months. Removal of the three existing structures on the site would result in the demolition of approximately 99,600 SF of

Page 95 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 3 building space. Grading of the site would require 2,800 cubic yards (CY) of cut and 2,500 CY of fill for a net export of 300 CY of material.

3.0 SUMMARY OF FINDINGS
The project is consistent with the analysis performed for the Grossmont Specific Plan in the EIR (SCH No. 1993021023). The EIR adequately anticipated and described the impacts of the project, and identified mitigation measures to reduce potential impacts to the extent feasible.

A comprehensive environmental evaluation has been completed for the project as documented in the Section 15183 Exemption Checklist provided in Section 4 of this report. This evaluation concludes that the project qualifies for an exemption from additional environmental review because it is consistent with the development density and use characteristics established by the Specific Plan, as analyzed in the EIR, and all required findings can be made. In accordance with CEQA Guidelines Section 15183, the project qualifies for an exemption because the following findings can be made:
(1) The project is consistent with the development density established by existing zoning, community plan, or General Plan policies for which an EIR was certified.

The Specific Plan states that future plans for the project site (Site 20) may involve the removal of the convalescent facility (the 52,500-SF building) and construction of an additional 100,000 SF of medical office space. The project would involve the demolition of a 12,700-SF medical office building, a 34,400-SF medical office building, and a 52,500-SF acute care facility. An existing 42,500-SF medical office building would remain, and a new 52,900-SF medical office building would be constructed. As such, the project would result in a net reduction of approximately 46,700 SF of building space on the

9.18-acre project site. Therefore, the project would not exceed and thus would be consistent with the development density established for the site in the Specific Plan for which the EIR was certified. (2) There are no project-specific effects which are peculiar to the project or its site, and which the EIR failed to analyze as significant effects.

The project site has similar characteristics to other properties in the surrounding area, and there are no project-specific effects that are peculiar to the project or its site. The project site is in an area developed with similar uses, including medical office buildings and hospitals to the south and east, an acute care facility to the north, and the Grossmont Center shopping center to the southwest, and would replace the demolished buildings with a similar use. The project would not impact any resources peculiar to the site and would not result in any peculiar effects. In addition, as explained further in the Section 15183 Exemption Checklist in Section 4, all project impacts were adequately analyzed by the EIR. As discussed further in Section 4 below, the project would not result in significant impacts, and no mitigation measures identified in the EIR would be applicable to the project. Further, no impacts would be significant and unavoidable, consistent with the EIR.
(3) There are no potentially significant off-site and/or cumulative impacts which the EIR failed to evaluate.

The project is consistent with the density and use characteristics of development on the site considered by the EIR and would represent a small part of the forecasted buildout of the Grossmont area in accordance with the Specific Plan. Of note, the project would result in a decrease in building space on

Page 96 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 4 the site compared to existing conditions. Off-site impacts of the project associated with utility and circulation improvements would also occur within the development area analyzed in the EIR. The EIR considered the incremental impacts of the project in combination with the buildout of the Specific Plan and, as explained further in the Section 15183 Exemption Checklist below, no potentially significant offsite or cumulative impacts related to the project have been identified which were not previously disclosed in the EIR.
(4) There is no substantial new information which results in more severe impacts than anticipated by the EIR.

As explained further in Section 4.0 and throughout the Section 15183 Exemption Checklist below, no substantial new information has been identified that would result in a more severe impact from the project than what was anticipated in the EIR. As further described in Section 4.0 below, although the current version of CEQA Guidelines Appendix G includes environmental issue areas that were not explicitly analyzed in the EIR, applicable caselaw1 has established that this does not qualify as substantial new information so long as the underlying environmental issue was understood at the time of the initial EIR.
(5) The project will undertake feasible mitigation measures specified in the EIR.

As explained in the Section 15183 Exemption Checklist below, the mitigation measures specified in the EIR were considered, and none were found to be applicable to the proposed project. The project would also be required to comply with applicable regulations and ordinances that prevent adverse environmental effects.

Signature Date
Printed name For
1 Olen Properties Corp. v. City of Newport Beach (2023), where the appellate court concluded, “And it is settled law in California that subsequent changes to the guidelines are not “new information” triggering section 21166, subdivision (c), so long as the underlying environmental issue was understood at the time of the initial EIR.”

Page 97 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 5 4.0 SECTION 15183 EXEMPTION CHECKLIST
As described above, the proposed project is consistent with the development density identified for the site in the Specific Plan. Therefore, in accordance with CEQA Guidelines Section 15183(b), the following checklist provides an analysis of potential impacts of the project, focusing on potential effects that:
a) Are peculiar to the project or the parcel on which the project would be located, b) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent,
c) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or d) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.

Pursuant to CEQA Guidelines Section 15183(f), the effect of a project is not considered peculiar to the project or the parcel if uniformly applied development policies or standards have been previously adopted with a finding that they substantially mitigate that environmental effect, unless substantial new information shows otherwise.

This Section 15183 Exemption Checklist analyzes the environmental issue areas that were addressed in the EIR, and discusses whether the proposed project described above would conflict with the criteria identified in CEQA Guidelines Section 15183(b), in each of these areas:
• Earth
• Air
• Water
• Plant Life
• Animal Life
• Noise
• Light and Glare
• Land Use
• Natural Resources
• Risk of Upset
• Population
• Housing
• Transportation/Circulation
• Public Services
• Energy
• Utilities and Service Systems
• Human Health
• Aesthetics
• Recreation
• Cultural Resources

Page 98 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 6 While at the time of EIR preparation, the explicit topics of greenhouse gas (GHG) emissions, mineral resources, tribal cultural resources, and wildfire were not separately included in the CEQA Guidelines Appendix G Checklist of topics to address, all of those topics were generally known to the public, and the information necessary to analyze the Specific Plan impacts with respect to those categories was disclosed in the EIR. The project also would not result in peculiar or significant impacts related to these topics. The project would be consistent with the City’s Climate Action Plan (CAP; City 2024) land use assumptions as well as applicable building regulations and would decrease operational greenhouse gas (GHG) emissions compared to existing conditions; no significant GHG emissions impact would occur. The project site is classified as Mineral Resource Zone 2 (California Geological Survey 2017) but has been previously developed with commercial uses and has not been utilized as a mineral extraction site. Based on a negative archaeological site visit, the extensive previous disturbance of the project area, and negative results from the California Historical Resources Information System (CHRIS) records search and Native American Heritage Commission (NAHC) Sacred Lands File search, no impacts to tribal cultural resources are expected to result from the proposed project (HELIX Environmental Planning, Inc. [HELIX] 2025a). The project site is not located in a state responsibility area or lands classified as a Very High Fire Hazard Severity Zone (California Department of Forestry and Fire Protection [CAL FIRE] 2025) but would adhere to the California Building Code (CBC) and the California Fire Code.

Additional discussion regarding these topics is provided in the Cultural Resources and Public Services sections of this Section 15183 Exemption Checklist. Treatment of these issues is consistent with applicable caselaw, most recently including Olen Properties Corp. v. City of Newport Beach (2023), where the appellate court concluded, “And it is settled law in California that subsequent changes to the guidelines are not “new information” triggering section 21166, subdivision (c), so long as the underlying environmental issue was understood at the time of the initial EIR.” Following the thresholds evaluated in the EIR, this checklist indicates the impact significance conclusion for the Specific Plan at the program level identified in the EIR, the project’s compliance with the CEQA Guidelines Section 15183(b) criteria, and a discussion of the applicability of mitigation measures identified in the EIR. Impacts for the EIR are identified as less than significant with mitigation (LTSM), less than significant (LTS), or no impact (NI). No impacts were identified as significant and unavoidable in the EIR. The four Section 15183(b) criteria are provided in the checklist, and the project would be fully compliant with the criteria if the “No New Impact?” box is checked. Below each checklist, further explanation of the EIR conclusion and a discussion of the project-level impacts are provided.

Page 99 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 7 4.1 EARTH
CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Will the proposal
result in:
a) Unstable earth
conditions or in
changes in
geologic
substructures?
NI ☐ ☐ ☐ ☐ ☒ None
b) Disruptions,
displacements,
compaction, or
overcovering of
the soil?
LTS ☐ ☐ ☐ ☐ ☒ None
c) Change in
topography or
ground surface
relief features?
LTS ☐ ☐ ☐ ☐ ☒ None
d) The destruction,
covering, or
modification of
any unique
geologic or
physical
features?
NI ☐ ☐ ☐ ☐ ☒ None
e) Any increase in
wind or water
erosion of soils,
either on or off
the site?
NI ☐ ☐ ☐ ☐ ☒ None
f) Changes in
deposition or
erosion of
beachsands, or
changes in
siltation,
deposition or
erosion which
may modify the
channel of a river
or stream or the
bed of the ocean
or any bay, inlet,
or lake?
NI ☐ ☐ ☐ ☐ ☒ None

Page 100 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 8 CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
g) Exposure of
people or
property to
geologic hazards,
such as
earthquakes,
landslides,
mudslides,
ground failure, or
similar hazards?
NI ☐ ☐ ☐ ☐ ☒ None
a) Will the proposal result in unstable earth conditions or in changes in geologic substructures? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in unstable earth conditions or in changes in geologic substructures, and no impact would occur.

Project Analysis
No Impact. According to the Geotechnical Investigation prepared for the project by GEOCON Inc. (2025a), the project site is not susceptible to unstable earth conditions such as landslides, liquefaction, and ground rupture. The site is not located within a State of California Earthquake Fault Zone. However, as the San Diego County and Southern California region is seismically active, the project would be required to implement seismic design considerations in accordance with the CBC. Consistent with the conclusion in the EIR, the project would not result in unstable earth conditions or in changes in geologic substructures, as the project site has been previously graded and would only require minor surface grading. No impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. b) Will the proposal result in disruptions, displacements, compaction, or overcovering of the soil? EIR Analysis
Less Than Significant Impact. The EIR stated that although future development within the Specific Plan area would involve grading activities, these activities were not expected to be excessive, given the existing developed status of a majority of the Specific Plan area. Additionally, all grading would be reviewed through the City's Urban Design Program and would be required to conform to local guidelines for grading. Therefore, the EIR concluded the Specific Plan would not result in disruptions, displacements, compaction, or overcovering of the soil, and impacts would be less than significant.

Page 101 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 9 Project Analysis
Less Than Significant Impact. Similar to the discussion in the EIR, the project would involve minor grading activity as the site was previously developed and would not result in a substantial change in the project site’s topography. Project grading plans would be reviewed by the City Engineer as part of the project review process to ensure conformance to local guidelines for grading, such as La Mesa Municipal Code Section 14.29.090 (Grading Design Plan) and the requirements of the project grading permit, which would be required prior to the commencement of any grading activity. Consistent with the conclusion in the EIR, the project would not result in disruptions, displacements, compaction, or overcovering of soil, and impacts would be less than significant. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. c) Will the proposal result in a change in topography or ground surface relief features? EIR Analysis
Less Than Significant Impact. The EIR concluded that although future development within the Specific Plan area will involve grading activities, these activities were not expected to be excessive, given the existing developed status of a majority of the Specific Plan area, and would not significantly alter the existing topography of the site. Additionally, all grading would be reviewed through the City's Urban Design Program and would be required to conform to local guidelines for grading. Therefore, the EIR concluded the Specific Plan would not result in a change in topography or ground surface relief features, and impacts would be less than significant.

Project Analysis
Less Than Significant Impact. As discussed under item (b) above, the project would require a minimal amount of grading as the proposed site topography would be similar to existing conditions. Further, grading plans would be reviewed by the City Engineer to ensure conformance to La Mesa Municipal Code Section 14.29.090 (Grading Design Plan) and the requirements of the project’s grading permit.

Consistent with the conclusion in the EIR, the project would not result in a substantial change in topography or ground surface relief features, and impacts would be less than significant. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant projectspecific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria.
d) Will the proposal result in the destruction, covering, or modification of any unique geologic or physical features?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in the destruction, covering, or modification of any unique geologic or physical features, and determined that no impact would occur.

Page 102 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 10 Project Analysis
No Impact. The project is proposed on a site that has been previously developed with buildings, paved areas, and ornamental landscaping. Although the project would require minor import and export of soils during grading, this would occur within the same general development footprint as the previously graded and developed area. As such, consistent with the conclusion in the EIR, the project would not result in the destruction, covering, or modification of any unique geologic or physical features, and no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant offsite or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. e) Will the proposal result in any increase in wind or water erosion of soils, either on or off the site? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in any increase in wind or water erosion of soils, either on or off the site, and determined that no impact would occur.

Project Analysis
No Impact. As discussed further in Section 4.3, Water, once constructed, the project would result in a reduction in peak flows compared to existing conditions due to an increase in pervious area on the site under project conditions (Ware Malcomb 2025). While pervious surface area would increase, the installation of buildings, paved surfaces, and landscaping would stabilize soils and prevent substantial long-term erosion. Although soils could be temporarily exposed to wind and water during grading of the site, the project would be required to implement standard erosion control methods as outlined in the project’s Grading Plan and in conformance with the requirements of the project’s Storm Water Pollution Prevention Plan (SWPPP), which would include implementation of identified best management practices. As such, the project would not result in a substantial increase in wind or water erosion of soils, either on or off the site, and no impact would occur, consistent with the conclusion in the EIR.

Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. f) Will the proposal result in changes in deposition or erosion of beachsands, or changes in siltation, deposition, or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet, or lake?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in changes in deposition or erosion of beachsands, or changes in siltation, deposition, or erosion which may modify the channel of a river or stream, or the bed of the ocean or any bay, inlet, or lake. No impact would occur.

Page 103 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 11 Project Analysis
No Impact. As described under item (e) above, the project would not result in substantial changes to drainage or erosion compared to existing conditions. The project site is located approximately 14 miles east of the Pacific Ocean, approximately two miles southeast of the nearest lake, Lake Murray, and Alvarado Creek is located approximately 400 feet north of the project site. At these distances, the project would not result in changes in deposition or erosion of beachsands or changes in siltation, deposition, or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet, or lake. Consistent with the conclusion in the EIR, the project would not result in significant impacts. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. g) Will the proposal result in exposure of people or property to geologic hazards, such as earthquakes, landslides, mudslides, ground failure, or similar hazards? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in exposure of people or property to geologic hazards, such as earthquakes, landslides, mudslides, ground failure, or similar hazards, and determined that no impact would occur.

Project Analysis
No Impact. As discussed under item (a), the Geotechnical Investigation prepared for the project concluded that the project site is not susceptible to unstable earth conditions such as landslides, liquefaction, or ground rupture, and the site is not located within a State of California Earthquake Fault Zone (GEOCON Inc. 2025a). In addition, the project would be designed and constructed in compliance with the applicable regulations in the CBC and the recommendations in the Geotechnical Investigation.

Therefore, the project would not result in exposure of people or property to geologic hazards, such as earthquakes, landslides, mudslides, ground failure, or similar hazards. Consistent with the conclusion in the EIR, no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria.

Page 104 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 12 4.2 AIR
CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Will the proposal result in
a) Substantial air
emissions or
deterioration of
ambient air quality?
LTSM ☐ ☐ ☐ ☐ ☒ None
b) The creation of
objectionable odors? NI ☐ ☐ ☐ ☐ ☒ None
c) Alteration of air
movement, moisture,
or temperature, or any
change in climate,
either locally or
regionally?
NI ☐ ☐ ☐ ☐ ☒ None
a) Will the proposal result in substantial air emissions or deterioration of ambient air quality? EIR Analysis
Less Than Significant with Mitigation. The EIR concluded that with implementation of policies in the Specific Plan and conformance with requirements of the San Diego County Air Pollution Control District (SDAPCD) and the San Diego Association of Governments (SANDAG) by the City and employers within the Specific Plan area, the Specific Plan would not result in substantial long-term (operational) air emissions or deterioration of ambient air quality. As discussed in the EIR, the Air Quality Plan prepared by SDAPCD required SANDAG to develop a Transportation Control Measures (TCM) Plan to reduce air pollution in the San Diego Air Basin. The TCM included a combination of transportation demand management programs, transportation capacity expansion programs, transportation systems management programs, and indirect source control programs, such as providing access to transit. As the Specific Plan would include policies and implement development that is consistent with the TCM Plan, the EIR concluded that the Specific Plan would be consistent with air quality plans developed to reduce impacts to regional air quality. Therefore, long-term air quality impacts were determined to be less than significant.

The EIR determined that short-term impacts from emissions from construction vehicles and the creation of airborne dust would be potentially significant and require mitigation. While emissions from construction vehicles and equipment would be regulated at the state and federal levels, to mitigate short-term air quality impacts from dust generation, construction activities would be required to comply with local regulations for dust control. With implementation of this mitigation measure included in the EIR, the EIR determined that the Specific Plan would not result in substantial air emissions or deterioration of ambient air quality.

Page 105 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 13 Project Analysis
Less Than Significant Impact. An Air Quality, Greenhouse Gas Emissions, and Energy Assessment report was prepared for the project by HELIX (2025b), which included an analysis of potential short-term and long-term air quality impacts caused by the project and evaluated project consistency with regional air quality plans.

Construction
The emissions generated from short-term construction activities would include:
• Dust (including particulate matter 10 microns or less in diameter [PM10] and particulate matter

2.5 microns or less in diameter [PM2.5]) primarily from fugitive sources such as soil disturbance and vehicle travel over unpaved surfaces;
• Combustion emissions of air pollutants (including volatile organic compounds [VOCs], oxides of nitrogen [NOX], PM10, PM2.5, carbon monoxide [CO], and oxides of sulfur [SOX]), primarily from operation of heavy off-road equipment; on-road worker commute vehicles traveling to and from the project site; and trucks hauling equipment, material, and debris to and from the project site; and
• Emissions of VOCs from the application of architectural coatings and asphalt.

Project emissions were calculated in the California Emissions Estimator Model (CalEEMod). The results of the calculations for project construction activities are shown in Table 1, Maximum Daily Construction Emissions. The data are presented as the maximum anticipated daily emissions for comparison with thresholds established by the SDAPCD and the South Coast Air Quality Management District, as applicable.

Table 1

MAXIMUM DAILY CONSTRUCTION EMISSIONS
Year/Season Pollutant Emissions (pounds per day)
VOC NOX CO SOX PM10 PM2.5
2026/Summer 4.1 38.6 38.9 0.1 6.7 3.2
2026/Winter 23.4 29.2 29.5 <0.1 9.1 5.1
2027/Winter 1.1 9.7 13.7 <0.1 0.5 0.4
Maximum Daily Emissions 23.4 38.6 38.9 0.1 9.1 5.1
Threshold 75 250 550 250 100 67
Exceed Threshold? No No No No No No
Source: CalEEMod (HELIX 2025b)
1 Construction of the project was modeled to occur between February 2026 and March 2027.

VOC = volatile organic compound; NOX = nitrogen oxides; CO = carbon monoxide; SOX = sulfur oxides; PM10 = particulate matter 10 microns or less in diameter; PM2.5 = particulate matter 2.5 microns or less in diameter As shown in Table 1, the project’s construction emissions would not exceed applicable thresholds and would not result in substantial air pollutant emissions or deterioration of ambient air quality.

Although the EIR stated that short-term construction impacts would require mitigation involving compliance with local regulations for dust control during construction, compliance with SDAPCD Rule 55

Page 106 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 14 (Fugitive Dust Control) is a uniformly applied development regulation and is not considered mitigation under CEQA. The construction emissions presented in Table 1 incorporate reductions in dust emissions as a result of watering for dust suppression in compliance with this regulation. Therefore, this mitigation measure from the EIR is not being carried forward as mitigation for the proposed project. Short-term construction impacts would be less than significant.

Operation
A project would be inconsistent with the applicable air quality plan (SDAPCD’s 2020 Plan for Attaining the National Ambient Air Quality Standards for Ozone in San Diego County) if it is inconsistent with the population and employment growth assumptions within the General Plan or if the project’s emissions would exceed the applicable thresholds established by the SDAPCD. The project site is zoned Residential Business, and the land use designation is Grossmont Urban Design. The project site is additionally located within the Grossmont Specific Plan area, which identifies the construction of additional medical offices as a future plan for the site (City 1994). The project is consistent with the site’s land use designation and would therefore be consistent with the growth assumptions within the Grossmont Specific Plan and City General Plan.

The project proposes a net reduction of approximately 46,700 SF of building space on the project site compared to existing conditions. In addition, the EIR assumed that future development on the project site would involve the removal of the convalescent facility (the 52,500-SF building, which would be demolished by the project) and construction of an additional 100,000 SF of medical office space.

According to the Transportation Assessment prepared for the project by Linscott, Law & Greenspan Engineers (LLG; 2026), the project would result in a net decrease of 108 average daily trips (ADT), as the existing use is estimated to generate 1,909 ADT and the proposed project is estimated to generate 1,801 ADT. Therefore, operation of the project would result in a net reduction in area, energy, and mobile source emissions compared to both existing conditions and assumptions made in the EIR for the project site and would be consistent with the applicable air quality plan. Long-term operational emission impacts would be less than significant.

The project would not result in substantial air pollutant emissions or deterioration of ambient air quality. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. b) Will the proposal result in the creation of objectionable odors? EIR Analysis
No Impact. The EIR concluded that implementation of the Specific Plan would not result in the creation of objectionable odors, and no impact would occur.

Project Analysis
No Impact. The project could temporarily produce odors during construction activities from equipment exhaust, the application of asphalt, and/or the application of architectural coatings; however, these emissions would be temporary, short-term, and intermittent in nature, and would cease upon the completion of the respective phase of construction. Accordingly, the proposed project would not create

Page 107 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 15 objectionable odors affecting a substantial number of people during construction, and short-term impacts would be less than significant. The project does not involve a land use typically associated with odor complaints – such as agriculture (farming and livestock), wastewater treatment plants, food processing plants, chemical plants, composting facilities, refineries, landfills, dairies, and fiberglass molding – and operational odor impacts are not anticipated. In addition, SDAPCD Rule 51 prohibits the generation of unreasonable odors affecting receptors outside of the project site. The project would be required to comply with SDAPCD Rule 51 and would not result in the generation of odors affecting a substantial number of people throughout the operation. Consistent with the conclusion in the EIR, the project would not result in the creation of objectionable odors, and impacts would be less than significant.

Project Analysis
No Impact. The project proposes a decrease in building area on the site compared to existing conditions and would not result in a substantial change in emissions or be of a scale such that air movement, moisture, temperature, or climate would be affected locally or regionally. Consistent with the conclusion in the EIR, no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria.

Page 108 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 16 4.3 WATER
CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Will the proposal result in:
a) Changes in currents,
or the course of
direction of water
movements, in either
marine or fresh
waters?
NI ☐ ☐ ☐ ☐ ☒ None
b) Changes in absorption
rates, drainage
patterns, or the rate
and amount of
surface runoff?
LTSM ☐ ☐ ☐ ☐ ☒ None
c) Alterations to the
course or flow of
flood waters?
LTSM ☐ ☐ ☐ ☐ ☒ None
d) Changes in the
amount of surface
water in any water
body?
NI ☐ ☐ ☐ ☐ ☒ None
e) Discharge into surface
waters, or in any
alteration of surface
water quality,
including, but not
limited to,
temperature,
dissolved oxygen, or
turbidity?
NI ☐ ☐ ☐ ☐ ☒ None
f) Alteration of the
direction or rate of
flow of ground
waters?
NI ☐ ☐ ☐ ☐ ☒ None
g) Change in the
quantity of ground
waters, either
through direct
additions or
withdrawals, or
through interception
of an aquifer by cuts
or excavations?
NI ☐ ☐ ☐ ☐ ☒ None

Page 109 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 17 CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
h) Substantial reduction
in the amount of
water otherwise
available for public
water supplies?
NI ☐ ☐ ☐ ☐ ☒ None
i) Exposure of people or
property to water
related hazards such
as flooding or tidal
waves?
NI ☐ ☐ ☐ ☐ ☒ None
a) Will the proposal result in changes in currents, or the course of direction of water movements, in either marine or fresh waters?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in changes in currents, or the course of direction of water movements, in either marine or fresh waters, and determined that no impact would occur.

Project Analysis
No Impact. The project proposes the redevelopment of a site that is currently developed. No water bodies occur on or adjacent to the project site. Therefore, the project would not be located within an area where it would result in impacts related to changes of currents or the course of direction of water movements in marine or fresh waters. Consistent with the conclusion in the EIR, no impact would occur.

Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. b) Will the proposal result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff?
EIR Analysis
Less Than Significant with Mitigation. The EIR concluded that while the majority of the Specific Plan area was already developed with parking lots and buildings, future development within the Specific Plan area may slightly increase the amount of impervious surface area within the Specific Plan area. As such, the EIR included an analysis of storm drain facilities in the Specific Plan area, which concluded that implementation of the Specific Plan would require the upgrade of the Jackson Drive storm drain system as part of the City's Capital Improvements Program. Construction of this public improvement was not required as a mitigation measure for the Specific Plan, as the development projects implemented under

Page 110 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 18 the Specific Plan would not increase drainage into the system and therefore would not create significant adverse impacts. In addition, the EIR determined that the existing storm drain outfall on the property at the western end of Campina Drive (identified as Site 17 in the Specific Plan) may create erosion problems for future development of Site 17, and mitigation would be required. Therefore, future development of Site 17 would require the northward extension of the storm drain to connect with the Alvarado Channel storm drain system. With implementation of this mitigation measure, the Specific Plan was found to not result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff, and impacts were determined to be less than significant.

Project Analysis
Less Than Significant Impact. The redevelopment of the project site would result in an increase in pervious area on the site, as the site is currently comprised of approximately 239,593 SF of impervious area, and the project would result in 210,151 SF of impervious area. According to the Preliminary Hydrology Study prepared for the project by Ware Malcomb (2025), the project would result in reduced peak flows compared to existing conditions due to the increase of pervious surface area proposed by the project. In addition, the proposed project would mimic the existing site drainage pattern to the maximum extent practicable and does not propose substantial alterations to land use. As peak flows would decrease, the proposed project would not result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff that would adversely affect existing stormwater facilities.

As discussed above, the EIR identified mitigation specific to Site 17 of the Specific Plan related to storm drain extension. However, as the project is proposed on Site 20 of the Specific Plan, the project would not be required to implement this mitigation measure. Therefore, impacts would be less than significant without mitigation. The project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. c) Will the proposal result in alterations to the course or flow of flood waters? EIR Analysis
Less Than Significant with Mitigation. As discussed under item (b) above, the EIR concluded that future development within the Specific Plan area may slightly increase the amount of impervious surfaces within the Specific Plan area and concluded that implementation of the Specific Plan would require the upgrade of the Jackson Drive storm drain system as part of the City's Capital Improvements Program and a storm drain extension associated with development of Site 17. With implementation of the mitigation measure requiring a storm drain extension for Site 17, the Specific Plan was found to not result in alterations to the course or flow of flood waters, and impacts were determined to be less than significant.

Project Analysis
Less Than Significant Impact. As discussed under item (b) above, the Preliminary Hydrology Study prepared for the project determined that the project would result in reduced peak flows compared to existing conditions and would not substantially alter drainage patterns of the project site (Ware Malcomb 2025). As discussed further under item (i) below, the project site is located outside the

Page 111 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 19 0.2 percent annual chance floodplain and is not within a Special Flood Hazard Area (Federal Emergency Management Agency [FEMA] 2012). Therefore, the project would not result in alterations to the course or flow of flood waters. The EIR identified mitigation specific to Site 17 of the Specific Plan related to storm drain extension; however, as the project is proposed on Site 20 of the Specific Plan, the project would not be required to implement this mitigation. Therefore, impacts would be less than significant without mitigation. The project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. d) Will the proposal result in changes in the amount of surface water in any water body? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in changes in the amount of surface water in any water body and determined that no impact would occur.

Project Analysis
No Impact. As discussed under item (b) above, the Preliminary Hydrology Study prepared for the project determined that the project would reduce peak flows compared to existing conditions as the project would increase pervious surface area on the site (Ware Malcomb 2025). Therefore, the project would increase on-site absorption and would not result in changes in the amount of surface water in a water body. Consistent with the conclusion in the EIR, no impact would occur. The project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria.
e) Will the proposal result in discharge into surface waters, or in any alteration of surface water quality, including, but not limited to, temperature, dissolved oxygen, or turbidity? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in discharge into surface waters, or in any alteration of surface water quality, including, but not limited to, temperature, dissolved oxygen, or turbidity, and determined that no impact would occur.

Project Analysis
No Impact. Project construction could result in short-term impacts to water quality associated with the handling, storage, and disposal of construction materials; maintenance and operation of construction equipment; and earthmoving activities. As the project would disturb more than one acre, the project would be required to prepare and submit a Notice of Intent and a SWPPP to the State Water Resources Control Board to demonstrate compliance with the National Pollutant Discharge Elimination System Construction General Permit. The Construction General Permit requires that non-stormwater discharges from construction sites be eliminated or reduced to the maximum extent practicable, that a SWPPP be developed governing project construction activities, and that routine inspections of stormwater pollution prevention measures and control practices be performed, including inspections before and

Page 112 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 20 after storm events. With adherence to the best management practices identified in the project SWPPP, project construction would not result in the discharge of substantial pollutant concentrations that would alter surface water quality, and there would be no impact.

As discussed under item (b) above, the Preliminary Hydrology Study prepared for the project determined that the project would result in peak flows that are less than the peak flows in the existing condition as the project would increase pervious surface area on the site, and the proposed development has been designed to mimic the existing site drainage patterns to the maximum extent practicable (Ware Malcomb 2025). In addition, the Stormwater Management Investigation prepared for the project by GEOCON Inc. (2025b) identified various design recommendations for stormwater management on the site, which would be implemented by the project to collect and manage site runoff.

Therefore, the project would not result in discharge into surface waters, or in any alteration of surface water quality, including, but not limited to, temperature, dissolved oxygen, or turbidity. Consistent with the conclusion in the EIR, no impact would occur. The project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. f) Will the proposal result in the alteration of the direction or rate of flow of ground waters? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in the alteration of the direction or rate of flow of ground waters and determined that no impact would occur.

Project Analysis
No Impact. The Geotechnical Investigation prepared for the project (GEOCON Inc. 2025a) concluded that groundwater is not expected to be encountered during construction of the project as it is estimated to be located approximately 50 feet below the existing grade. Therefore, the project would not result in the alteration of the direction or rate of flow of ground waters and, consistent with the conclusion in the EIR, no impact would occur. The project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. g) Will the proposal result in a change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in a change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations, and determined that no impact would occur.

Project Analysis
No Impact. As discussed under item (f) above, the Geotechnical Investigation prepared for the project (GEOCON Inc. 2025a) concluded that groundwater is not expected to be encountered during

Page 113 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 21 construction of the project, as it is estimated to be located approximately 50 feet below the existing grade. Once operational, the project would receive water supplies from Helix Water District and would not require the direct extraction of groundwater. The project also would not indirectly alter groundwater supplies, as it would increase pervious surface area on the site (Ware Malcom 2025), such that additional recharge could occur compared to existing conditions. Therefore, the project would not result in a change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations. Consistent with the conclusion in the EIR, no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant offsite or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. h) Will the proposal result in substantial reduction in the amount of water otherwise available for public water supplies?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in a substantial reduction in the amount of water otherwise available for public water supplies, and determined that no impact would occur.

Project Analysis
No Impact. The water service provider for the project would be Helix Water District, which has previously served the commercial buildings that currently occupy the site. As the project site is currently adequately served by Helix Water District supplies and the project would result in a net decrease in building area on the site, the project is anticipated to require less water supplies than the site does under existing conditions. The project, therefore, would not result in a substantial reduction in the amount of water otherwise available for public water supplies. Consistent with the conclusion in the EIR, no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant offsite or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. i) Will the proposal result in the exposure of people or property to water related hazards such as flooding or tidal waves?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in the exposure of people or property to water related hazards such as flooding or tidal waves and determined that no impact would occur.

Project Analysis
No Impact. The project is located in Zone X (outside the 0.2 percent annual chance floodplain) and is not within a Special Flood Hazard Area (FEMA 2012). In addition, the project site is located approximately 14 miles east of the Pacific Ocean and approximately two miles southeast of Lake Murray, and would not be located in an area that would be affected by tidal waves. Consistent with the conclusion in the EIR,

Page 114 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 22 the project would not result in the exposure of people or property to water related hazards such as flooding or tidal waves, and no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria.

4.4 PLANT LIFE
CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Will the proposal result in:
a) Change in the
diversity of species, or
number of any
species of plants
(including trees,
shrubs, grass, crops,
and aquatic plants)?
NI ☐ ☐ ☐ ☐ ☒ None
b) Reduction of the
numbers of any
unique, rare, or
endangered species
of plants?
NI ☐ ☐ ☐ ☐ ☒ None
c) Introduction of new
species of plants into
an area, or in a barrier
to the normal
replenishment of
existing species?
NI ☐ ☐ ☐ ☐ ☒ None
d) Reduction in acreage
of any agricultural
crop?
NI ☐ ☐ ☐ ☐ ☒ None
a) Will the proposal result in a change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in a change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants), and determined that no impact would occur.

Page 115 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 23 Project Analysis
No Impact. The project is proposed on a previously developed site comprised of buildings, paved areas, and ornamental landscaping, which does not support sensitive plant species. In addition, the project would protect in place the existing shrubs, groundcover, and trees along the perimeter of the project site. Consistent with the conclusion in the EIR, the project would not result in a change in the diversity of species, or number of species of plants (including trees, shrubs, grass, crops, and aquatic plants), and there would be no impact. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. b) Will the proposal result in the reduction of the numbers of any unique, rare, or endangered species of plants?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in the reduction of the numbers of any unique, rare, or endangered species of plants, and determined that no impact would occur.

Project Analysis
No Impact. The project is proposed on a site that is developed with buildings, paved areas, and ornamental landscaping, and no unique, rare, or endangered species of plants occur on the site.

Consistent with the conclusion in the EIR, development of the project would not result in the reduction of the numbers of any unique, rare, or endangered species of plants, and no impact would occur.

Project Analysis
No Impact. The project would introduce new trees, grasses, shrubs, and other ornamental landscaping onto the project site. However, the species of these plants would be specified in the landscape plans prepared for the project, which would be reviewed and approved by the City to ensure that, in accordance with La Mesa Municipal Code Section 14.29.070 (Planting and Irrigation Plans), no invasive or harmful species that could result in a barrier to the normal replenishment of existing species are included. As such, consistent with the conclusion in the EIR, the project would not result in the introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing

Page 116 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 24 species, and no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. d) Will the proposal result in the reduction in acreage of any agricultural crop? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in the reduction in acreage of any agricultural crop and determined that no impact would occur.

Project Analysis
No Impact. According to the California Important Farmland Finder prepared by the California Department of Conservation (2020), the project site is designated as Urban and Built-Up Land and does not include any farmland or agricultural uses. As such, the project would not result in the reduction in acreage of any agricultural crop, and no impact would occur, consistent with the conclusion in the EIR.

4.5 ANIMAL LIFE
CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
Will the proposal result in:
a) Change in the
diversity of species, or
numbers of any
species of animals
(birds; land animals,
including reptiles; fish
and shellfish, benthic
organisms or insects)?
NI ☐ ☐ ☐ ☐ ☒ None
b) Reduction of the
numbers of any
unique, rare, or
endangered species
of animals?
NI ☐ ☐ ☐ ☐ ☒ None

Page 117 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 25 CEQA Guidelines Section 15183(b) Criteria
EIR
Significance
Conclusion
Effect
Peculiar
to
Project
or Site?
New
Significant
Effect?
New
Significant
Offsite,
Cumulative
Impact?
New
Information,
More
Severe
Adverse
Impact?
No New
Impact?
Applicable
Mitigation
Measures
c) Introduction of new
species of animals
into an area, or result
in a barrier to the
migration or
movement of
animals?
NI ☐ ☐ ☐ ☐ ☒ None
d) Deterioration to
existing fish or wildlife
habitat?
NI ☐ ☐ ☐ ☐ ☒ None
a) Will the proposal result in a change in the diversity of species, or numbers of any species of animals (birds; land animals, including reptiles; fish and shellfish, benthic organisms or insects)? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in a change in the diversity of species, or numbers of any species of animals (birds; land animals, including reptiles; fish and shellfish, benthic organisms or insects), and determined that no impact would occur.

Project Analysis
No Impact. The project proposes a medical office building use on a site that has been previously developed with buildings, paved areas, and ornamental landscaping. The project would not alter the diversity of species, or numbers of any species of animals, as it does not contain suitable habitat for most animal species. Although the trees on the project site could be considered habitat for nesting birds, the trees and shrubs along the perimeter of the site would be protected in place, and the project would include the planting of additional trees throughout the internal parking areas. Consistent with the conclusion in the EIR, the project would not result in the change in the diversity of species, or numbers of any species of animal, and no impact would occur. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria.

Page 118 of 189 ends

CEQA Guidelines Section 15183 Environmental Review Checklist for the Cush Medical Plaza Office Building Project | February 2026 26 b) Will the proposal result in the reduction of the numbers of any unique, rare, or endangered species of animals?
EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in the reduction of the numbers of any unique, rare, or endangered species of animals, and determined that no impact would occur.

Project Analysis
No Impact. As discussed under item (a) above, the site has been previously developed and is not recognized as a habitat that supports unique, rare, or endangered species of animals. As discussed under item (a) above, the trees on the project site could be considered habitat for nesting birds.

However, the trees and shrubs along the perimeter of the site would be protected in place, and the project would include the planting of additional trees throughout the internal parking areas. Therefore, the development of the project would not result in the reduction of the number of unique, rare, or endangered species of animals. Consistent with the conclusion in the EIR, no impact would occur.

Project Analysis
No Impact. The proposed project site is currently developed with commercial buildings, paved areas, and ornamental landscaping, and the project proposes to redevelop the area with similar commercial buildings, paved areas, and ornamental landscaping within a similar development footprint. As such, the project would not alter the site in a way that would result in the introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals. No impact would occur, consistent with the conclusion in the EIR. Therefore, the project would not result in an effect peculiar to the project site, a new or more significant project-specific effect than the impact identified in the EIR, a new significant off-site or cumulative impact, or a more severe adverse impact due to substantial new information. The project would be consistent with the CEQA Guidelines Section 15183(b) criteria. d) Will the proposal result in deterioration to existing fish or wildlife habitat? EIR Analysis
No Impact. The EIR concluded that the Specific Plan would not result in deterioration to existing fish or wildlife habitat and determined that no impact would occur.

Page 119 of 189 ends

La Mesa City CouncilMarch 24, 2026

La Mesa City Council
March 24, 2026