Agenda packet — Mountain House City Council, June 9, 2026 (part 1 of 6)

AGENDA
Tuesday, June 09, 2026 7:00 PM
Mountain House City Council
Mountain House Community Services District
Mountain House Town Hall
251 East Main Street, Mountain House, CA 95391

CITY COUNCIL

ANDY SU
Mayor

RONNA GREEN
Vice Mayor
Council Members

MATT DISKO BERNICE KING TINGLE DANIEL HARRISON

ADMINISTRATION
STEVEN J. PINKERTON
City Manager

JOHN BAKKER
City Attorney

MARGARET WIMBERLY
City Clerk

CALL TO ORDER AND ROLL CALL

MOMENT OF SILENCE

PLEDGE OF ALLEGIANCE

APPROVAL OF AGENDA

PUBLIC COMMENTS
Public comments are limited to three minutes per person, the public is invited to make comments on items of public interest that are within the City Council’s subject matter jurisdiction and that are not listed on the current agenda.

Under the Brown Act, Items brought up during public comment that are not on the agenda cannot be discussed or acted upon by the Council, however, items necessitating a response will be included in the next City Manager update and posted on the City’s website.

RECOGNITION, ANNOUNCEMENTS, OR PRESENTATIONS
Update from the Lammersville Unified School District

1. 2.

3. 4.

5. 6.

6.1 Update from City Appointee Linda Selvidge on the San Joaquin County Mosquito and Vector Control District
Recognition of Mountain House Fire Department Engineer Christina Barsamian for her dedicated service as a support K-9 handler with K-9 Moose
Update from Public Safety Department on Fireworks Enforcement and Seasonal Safety Efforts

CITY COUNCIL CONSENT ITEMS
Consent agenda items (which may include Ordinances, Resolutions, Informational Reports, Approval Actions and Motions) will be acted upon by the City Council at one time without discussion. Any Council Member may request removal of an item from the consent calendar for discussion.

Minutes of May 27, 2026 Page 7
Monthly Financial Report as of April 2026 Page 15
Adopt a Resolution Consolidating the November 2026 General Municipal Election with San Joaquin County and Requesting Election Services from the County Registrar of Voters; and Adopt a Resolution Setting Regulations for Candidate Statements

Page 20 ends

Staff recommends that the City Council adopt a Resolution declaring a General Municipal Election to be held on November 3, 2026, requesting consolidation with other elections on the same date, and requesting election services from the San Joaquin County Registrar of Voters; and a Resolution setting the regulations and costs for filing Candidate Statements.

Approval of a Consultant Agreement with Madill Enterprises, Inc., dba Advanced Property Services for Janitorial Services

Page 26 ends

Staff recommends that the City Council adopt a Resolution authorizing the City Manager to:

Execute a Consultant Agreement with Madill Enterprises, Inc., dba Advanced Property Services for janitorial services for City-owned facilities for an initial threeyear term commencing July 1, 2026, and ending June 30, 2029, in an amount not-toexceed $897,010.08.

1. Approve annual rate adjustments beginning July 1, 2027, limited to the lesser of the Consumer Price Index (CPI) or three percent (3%) per year.

2. Authorize the exercise of the Agreement's first optional two-year extension for the period July 1, 2029, through June 30, 2031, under the same rates, terms, and conditions.

3. Authorize the exercise of the Agreement's second optional two-year extension for the period July 1, 2031, through June 30, 2033, under the same rates, terms, and

4. 6.2

6.3 6.4

7. 7.1

7.2 7.3

7.4 City Council Agenda Tuesday, June 09, 2026
Mountain House Page 2 of 984 conditions.

Increase the total agreement amount by up to ten percent (10%), or $89,701, for unforeseen operational needs, emergency cleaning services, future facility additions, and related janitorial service requirements.

5. Execute the Consultant Agreement and any minor revisions or non-substantive modifications approved by the City Attorney and Risk Management.

6. 7. Take all actions necessary to carry out the purpose and intent of this Resolution.

Adopt a Resolution Approving the Fiscal Year 2026-27 Road Maintenance and Rehabilitation Account (RMRA) Project List Funded by Senate Bill 1 (SB 1)

Page 82 ends

Staff recommends that the City Council adopt a Resolution approving the Fiscal Year 2026- 27 Road Maintenance and Rehabilitation Account (RMRA) project list funded by Senate Bill 1 (SB 1), including new roadway maintenance projects and the relisting of previously approved multi-year projects that may continue utilizing RMRA funding.

Consider Appointments to the League of California Cities Central Valley Division Executive Board

Page 94 ends

Staff recommends that the Mayor, with the concurrence of the City Council, appoint Mayor Andy Su to the League of California Cities Central Valley Division Board with Vice Mayor Green and Council Member Disko as alternates.

Approval of Consultant Agreement with J.B. Anderson Land Use Planning for On-Call Professional Planning and Environmental Services

Page 95 ends

Staff recommends that the City Council adopt a resolution authorizing the City Manager to:

Execute a Consultant Agreement with J.B. Anderson Land Use Planning for On-Call Professional Planning and Environmental Services for an initial three-year term from July 1, 2026 through June 30, 2029, in an amount not-to-exceed $2,625,000.

1. Exercise one optional two-year extension under the same terms and conditions, subject to the agreement's annual rate adjustment provisions, in an amount not-toexceed $875,000 annually, for an additional amount not-to-exceed $1,750,000.

2. Approve agreement amendments, annual rate adjustments, and exercise term extensions consistent with the authority established by the resolution, for a total potential agreement amount not-to-exceed $4,375,000.

3. Execute the Consultant Agreement and any minor revisions or non-substantive modifications approved by the City Attorney and Risk Management.

4. 5. Take all actions necessary to carry out the purpose and intent of this Resolution.

Ordinance Adding Chapter 2 of Division 2 of Title 5 (Construction, Demolition and Landscaping Debris Recycling and Diversion) and Section 8-1-118 (CALGreen Recycling Requirements)

Page 163 ends

It is recommended that the City Council introduce and waive the first reading of an

7.5 7.6

7.7 7.8
City Council Agenda Tuesday, June 09, 2026
Mountain House Page 3 of 984 Ordinance Adding Chapter 2 of Division 2 of Title 5, Relating to Construction, Demolition and Landscaping Debris Recycling and Diversion, and Adding Section 8-1-118, Relating to CALGreen Recycling Requirements.

JOINT MHCSD/CITY COUNCIL POLICY AND ACTION ITEMS
Approve Resolution Electing to Collect Delinquent Utility Account Service Charges on the Property Tax Roll

Page 174 ends

Staff recommends that the City Council:

1. Approve a resolution electing, by a two-thirds vote, to collect delinquent utility account service charges on the San Joaquin County property tax roll beginning with fiscal year 2026/2027; and

2. Direct staff to prepare the written report of delinquent accounts, file it with the City Clerk, give the required notice, and schedule the public hearing described in this staff report.

Approval of Annual Engineer’s Reports and Confirmation of Assessments for Consolidated Landscape Maintenance Assessment Districts

Page 180 ends

Staff recommends that the City Council:

Conduct the public hearing regarding the proposed levy and collection of assessments for Consolidated Landscape Maintenance Assessment District (LMAD) Nos. 2008-1, 2016, and 2019 for Fiscal Year 2026/2027.

1. Approve the Annual Engineer’s Report for Consolidated Landscape Maintenance Assessment District (LMAD) No. 2008-1 for Fiscal Year 2026/2027, prepared by MacKay & Somps, dated May 13, 2026.

2. Approve the Annual Engineer’s Report for Consolidated Landscape Maintenance Assessment District (LMAD) No. 2016 for Fiscal Year 2026/2027, prepared by MacKay & Somps, dated May 13, 2026.

3. Approve the Annual Engineer’s Report for Consolidated Landscape Maintenance Assessment District (LMAD) No. 2019 for Fiscal Year 2026/2027, prepared by MacKay & Somps, dated May 13, 2026.

4. Adopt resolutions confirming the assessments and ordering the levy and collection of assessments for LMAD Nos. 2008-1, 2016, and 2019 for Fiscal Year 2026/2027.

5. Status of Job Vacancies in Compliance with Assembly Bill 2561 Page 364 Conduct a public hearing, receive and file the AB 2561 Job Vacancies Report, and provide any desired direction to staff regarding recruitment and retention efforts.

Adopt the Fiscal Year 2026/27 Budget for the City of Mountain House and Related Actions

Page 368 ends

Staff recommends that the City Council hold a public hearing and adopt the following

8. 8.1

8.2 8.3

8.4 City Council Agenda Tuesday, June 09, 2026
Mountain House Page 4 of 984 items:

Resolution approving the proposed fiscal year 2026/27 Operating and Capital Improvement Budget.

1. 2. Resolution establishing the appropriation limit for the City (Proposition 4).

3. Resolution establishing schedule of fees for services.

4. Certification of Assessments to the San Joaquin County Auditor/Controller.

5. Resolution approving updated Financial Management Policy Manual.

Adopt the Fiscal Year 2026/27 Budget for the Mountain House Community Services District and Related Actions

Page 893 ends

Staff recommends that the Board of Directors hold a public hearing and adopt the following items:

1. Resolution approving the proposed fiscal year 2026/27 Operating and Capital Improvement Budget.

2. Resolution establishing the appropriation limit for the Mountain House Community Services District (Proposition 4).

Adopt a Resolution amending the City Council Policies & Procedures to adopt a teleconferencing disruption policy and approve other minor amendments to this policy

Page 903 ends

Staff recommends that the City Council adopt a Resolution amending the City Council Policies & Procedures adding a technology disruption policy and making amendments to sections related to public comment

CITY COUNCIL DISCUSSION ITEMS
Preview of the Proposed Risewell Homes SP III RH-MX Project (TSM-26- 001 and SPP-26-001)

Page 959 ends

City Manager’s Update Page 968

FUTURE AGENDA ITEMS
Report of Future Agenda Items and Long-Range Calendar Page 980

COUNCIL COMMENTS

CITY ATTORNEY COMMENTS

CITY MANAGER COMMENTS

ADJOURNMENT
If you need disability-related modification or accommodation in order to participate in this

8.5 8.6

9. 9.1

9.2 10.

10.1 11.

12. 13.

14. City Council Agenda Tuesday, June 09, 2026
Mountain House Page 5 of 984 meeting, please contact the City Clerk at (209) 831-5039 or at [email protected] at least 48 hours prior to the start of the meeting.

Government Code Section §54954.2 (a). Materials related to an item on this Agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in Town Hall located at 251 East Main Street during normal business hours.

POSTING STATEMENT: On June 5, 2026, a true and correct copy of this agenda was posted on the City Hall Bulletin Board, outside Mountain House Town Hall, 251 East Main Street, Mountain House, CA 95391 and at our website www.mountainhouseca.gov.

City Council Agenda Tuesday, June 09, 2026
Mountain House Page 6 of 984

CITY COUNCIL

MINUTES
Wednesday, May 27, 2026

Present:

Andy Su, Mayor
Bernice King Tingle, Council Member
Matt Disko, Council Member
Daniel Harrison, Council Member
Ronna Green, Vice Mayor

1. CALL TO ORDER AND ROLL CALL
Mayor Su called the meeting to order at 7:00 PM

2. MOMENT OF SILENCE
Mayor Su held a moment of silence.

3. PLEDGE OF ALLEGIANCE
Council Member Harrison led the pledge of allegiance.

4. APPROVAL OF AGENDA
Motion: Council Member Disko
Second: Council Member Tingle
It was moved/seconded by Disko/Tingle to approve the agenda as submitted by staff. Roll call vote found Council Members Disko, Green, Harrison, Vice Mayor Tingle and Mayor Su in favor.

Motion carried unanimously.

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Vote: Carried (5 to 0)
Item 7.1
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5. PUBLIC COMMENTS
None

6. RECOGNITION, ANNOUNCEMENTS, OR PRESENTATIONS

6.1 Youth Action Committee Update
A member of the Youth Action Committee provided an update to the City Council.

6.2 Recognize outgoing Youth Council Members for their service on the Youth Action Committee
The City Council recognized Shravan Paladugula for dedication and commitment to the Mountain House community while serving as a Youth Council Member of the Youth Action Committee from February 2024 through May 2026.

6.3 Presentation on the Public Safety Monthly Report from Rank Security, Code Enforcement, Mountain House Police Services provided by the San Joaquin County Sheriff’s Office, and Mountain House Fire Department and Emergency Medical Services presented by the French Camp Fire Department.

6.3.1 Public Safety Security Report
Anthony DeFrenchi, RANK Officer, presented the RANK Public Safety Report.

6.3.2 Mountain House Code Enforcement Update
Cedric Hathorn, Sr. Inspection/Code Enforcement Officer, provided the Code Enforcement report.

6.3.3 Police Services Public Safety Report
Lt. Nick Taiariol from the San Joaquin County Sheriff's Office, provided the Mountain House Police Services report

6.3.4 Mountain House Fire Department Report
Marty Cornilsen, Fire Chief, from the French Camp Fire Department, provided the Fire Department report.

7. CITY COUNCIL CONSENT ITEMS
Motion: Council Member Disko
Second: Council Member Tingle
It was moved/seconded by Dikso/Tingle to approve the Consent Calendar as presented by staff.

Roll call vote found Council Members Disko, Green, Harrison, Vice Mayor Tingle and Mayor Su in Item 7.1
Mountain House Page 8 of 984 favor. Motion carried unanimously.

Vote: Carried

7.1 Minutes of May 14, 2026

7.2 List of Recent Contracts executed under the City Manager under the City Manager Signature Authority

7.3 Adopted Resolution 2026-33 Approving a Memorandum of Understanding with the Information Systems Division of San Joaquin County for Technology Services Motion: Council Member Disko
Second: Council Member Tingle
Staff recommends that the City Council adopt Resolution 2026-33 to:

1. Approve the attached Memorandum of Understanding (MOU) with the Information Systems Division of San Joaquin County for contracted technology services in an amount not to exceed $269,303 for fiscal year 2026/27.

2. Authorize the City Manager to execute the MOU and take all necessary and appropriate actions to implement the agreement.

Vote: Carried

7.4 Adopted Resolution 2026-34 Approving the Final Map for Mountain House Neighborhood F (Tract No. 4210)
Motion: Council Member Disko
Second: Council Member Tingle
The City Council adopted Resolution 2026-34 to:

1. Approve the Final Map for Mountain House Neighborhood F (Tract No. 4210).

2. Authorize the City Manager to execute the associated Improvement Agreement, accept on behalf of the public all offers of dedication where applicable, and authorize recordation of the Final Map.

3. Authorize the City Manager to take all appropriate and necessary actions to carry out the purpose and intent of the resolution.

Vote: Carried

7.5 Adopted Resolution 2026-35 Approving the Final Map for Mountain House Neighborhood F (Tract No. 4211)
Motion: Council Member Disko
Second: Council Member Tingle
The City Council adopted Resolution 2026-35 to:

1. Approve the Final Map for Mountain House Neighborhood F (Tract No. 4211).

2. Authorize the City Manager to execute the associated Improvement Agreement, accept on behalf of the public all applicable offers of dedication, and authorize Item 7.1
Mountain House Page 9 of 984 recordation of the Final Map.

3. Authorize the City Manager to take all appropriate and necessary actions to carry out the purpose and intent of the resolution.

Vote: Carried

7.6 Adopted Resolution 2026-36 Approving the Final Map for Mountain House Neighborhood H (Tract No. 4212)
Motion: Council Member Disko
Second: Council Member Tingle
The City Council adopted Resolution 2026-36 to:

1. Approve the Final Map for Mountain House Neighborhood H (Tract No. 4212).

2. Authorize the City Manager to execute the associated Improvement Agreement, accept on behalf of the public all applicable offers of dedication, and authorize recordation of the Final Map.

3. Authorize the City Manager to take all appropriate and necessary actions to carry out the purpose and intent of the resolution.

Vote: Carried

7.7 Adopted Resolution 2026-37 approving a Pre-Qualified Plan Checking, Construction Management, and Inspection Consultant Shortlists and Authorization of Master Consultant Agreements for Private Development Support Services Motion: Council Member Disko
Second: Council Member Tingle
The City Council adopted Resolution 2026-37 to:

1. Approve a shortlist of up to five pre-qualified consultant firms under RFQ No. CDQ2601 to provide plan checking and related professional services.

2. Approve a shortlist of up to three pre-qualified consultant firms under RFQ No. CDQ2601 to provide construction management, inspection, and related professional services.

3. Approve a standard Master Consultant Agreement (MCA) to be used between the City of Mountain House and each shortlisted consultant.

4. Authorize the City Manager to execute multi-year MCAs with the approved plan checking consultants, subject to meeting all City insurance and contractual requirements, for a term beginning July 1, 2026 through June 30, 2031, with total contract authority not to exceed $3,500,000 per agreement, subject to future budget availability.

5. Authorize the City Manager to execute multi-year MCAs with the approved construction management and inspection consultants, subject to meeting all City insurance and contractual requirements, for a term beginning July 1, 2026 through June 30, 2031, with total contract authority not to exceed $10,000,000 per agreement, subject to future budget availability.

Item 7.1
Mountain House Page 10 of 984

6. Authorize the City Manager or designee to issue project-specific task orders under the approved MCAs, subject to available funding and annual not-to-exceed limits of:
a) $700,000 per fiscal year for each plan checking consultant b) $2,000,000 per fiscal year for each construction management and inspection consultant
Vote: Carried

8. CITY COUNCIL POLICY AND ACTION ITEMS

8.1 Review 2026 City Council Meeting Dates
Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

Motion: Council Member Tingle
Second: Council Member Disko
The City Council reviewed and approved amendments to the previously adopted 2026 City Council meeting calendar by rescheduling or canceling meetings where conflicts exist, and rescheduled the June 10, 2026, regular City Council meeting to June 9, 2026.

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Vote: Carried (5 to 0)

8.2 Adopted Preliminary Approval of Annual Engineer’s Reports and Adoption of Resolutions of Intention ( Resolutions 2026-38, 2026-39 and 2026-40) for Consolidated Landscape Maintenance Assessment Districts for Fiscal Year 2026/2027
Following the presentation of the staff report, Mayor Su opened the public hearing, there being no one wishing to speak it was closed.

Motion: Vice Mayor Green
Second: Council Member Disko
The City Council approved:

1. Preliminarily approve the Annual Engineer’s Reports for Consolidated Landscape Maintenance Assessment District (LMAD) Nos. 2008-1, 2016, and 2019 for Fiscal Year 2026/2027.

2. Adopt the attached Resolutions of Intention declaring the City Council’s intent to levy and collect assessments for LMAD Nos. Resolution 2026-38 for LMAD 2008-1, Resolution 2026-39 for LMAD 2016, and Resolution 2026-40 for LMAD 2019 for Fiscal Year 2026/2027.

Item 7.1
Mountain House Page 11 of 984

3. Schedule a public hearing for June 9, 2026, at 7:00 p.m., or as soon thereafter as the matter may be heard, to consider final approval of the Annual Engineer’s Reports and levy of assessments for Fiscal Year 2026/2027.

4. Authorize the City Clerk to publish notice of the public hearing in accordance with the Landscaping and Lighting Act of 1972 (California Streets and Highways Code section 22553).

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Vote: Carried (5 to 0)

8.3 Adopted Resolution 2026-41 to terminate Cost Share Agreement for the Wicklund Cut Pump Station Water Supply Reliability Project with Byron-Bethany Irrigation District
Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

Motion: Council Member Harrison
Second: Council Member Tingle
Staff recommends that the City Council adopt a resolution to:

1. Authorize the City Manager to terminate the Cost Share Agreement for the Wicklund Cut Pump Station Water Supply Reliability Project with Byron-Bethany Irrigation District (BBID).

2. Authorize the City Manager to coordinate Phase 1 close-out activities with BBID, including reconciliation and payment of the City’s share of eligible Phase 1 costs incurred through the effective date of termination.

3. Authorize the City Manager to take all actions necessary to carry out the purpose and intent of the resolution.

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Vote: Carried (5 to 0)

8.4 Approve the Operational Framework for the Mountain House Tennis Center and Pickleball Complex and Adopt a Resolution Amending and Renaming the Tennis Court Rental Policy
Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

Item 7.1
Mountain House Page 12 of 984 Motion: Council Member Tingle
Second: Council Member Disko
The City Council adopted Resolution 2026-42:

1. Receive and approve the operational framework for the Mountain House Tennis Center and Pickleball Complex, including facility operations, programming priorities, staffing approach, and financial model.

2. Authorize the City Manager or designee to implement administrative procedures and make minor administrative modifications necessary to support facility operations, programming, scheduling, staffing, participant management, and operational efficiency.

3. Adopt a Resolution amending Resolution No. 2025-3 and renaming the Tennis Court Rental Policy as the Tennis Court and Pickleball Court Rental Policy.

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Vote: Carried (5 to 0)

8.5 Adopt a Resolution Approving the City of Mountain House Naming, Memorial, and Dedication Policy and Repealing and Replacing the Existing Facility Naming Policy Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

Following the public comment period Paul Sensibaugh spoke regarding the naming process for the previous board chambers.

Motion: Council Member Tingle
Second: Vice Mayor Green
The City Council adopted Resolution 2026-43 to:

1. Approve the City of Mountain House Naming, Memorial, and Dedication Policy.

2. Repeal and replace the existing Facility Naming Policy.

3. Authorize the City Manager, or designee, to implement the policy and develop associated administrative procedures, application materials, inventories, and program standards consistent with the policy framework with changes

4. With changes as discussed.

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Vote: Carried (5 to 0)
Item 7.1
Mountain House Page 13 of 984

9. CITY COUNCIL DISCUSSION ITEMS

9.1 Water, Wastewater, and Solid Waste Update
Karen Morgan, Utilities Manager, presented a report to the City Council.

9.2 City Manager’s Update
Steven J. Pinkerton, City Manager, presented a report to the City Council.

10. FUTURE AGENDA ITEMS

10.1 Report of Future Agenda Items and Long-Range Calendar Steven J. Pinkerton, City Manager, presented an update to the City Council.

11. COUNCIL COMMENTS
Council Member Harrison recognized Public Works staff during National Public Works Week and expressed appreciation for the work they perform for the community. He also recognized Harry Dhillon for his ongoing efforts and support of the Veterans Memorial Project.

Mayor Su thanked staff for the work they perform.

12. CITY ATTORNEY COMMENTS
None.

13. CITY MANAGER COMMENTS
Steven J. Pinkerton, City Manager, stated memorial bricks are still available to purchase for the Veteran's Liberty Garden.

14. ADJOURNMENT
Mayor Su adjourned the meeting at 9:26 p.m. to June 9, 2026.

Item 7.1
Mountain House Page 14 of 984 City of Mountain House
Monthly Financial Report
April 2026
Item 7.2
Mountain House Page 15 of 984 City of Mountain House
Pooled Cash Report
April 30, 2026

CURRENT

BALANCE
General Funds
Fund 101 - GENERAL FUND $ 49,362,322
Fund 102 - TIF ADMIN FEES 1,444,039
Fund 103 - CFF ADMIN FEES 1,455,595
Total General Funds $ 52,261,956
Special Revenue Funds
Fund: 104 - BUILDERS
Total Special Revenue Funds 881,738
Special Assessment Funds
Fund: 201 - SPECIAL TAX NO. 1: ROADS, ETC 4,948,496
Fund: 202 - SPECIAL TAX NO. 2: PUBLIC SAFETY (4,012,965) Fund: 203 - SPECIAL TAX NO. 3: PARKS, LIBRARIES, COMMUNITY FACILITIES (2,260,968) Fund: 204 - SPECIAL TAX NO. 4: PUBLIC WORKS 580,808
Total Special Assessment Funds (744,629)
Restricted Funds
Fund: 300 - REGIONAL TRANSPORTATION IMPACT FEES 1,082,176 Fund: 301 - TIF IMPACT FEES 12,783,650
Fund: 302 - CFF IMPACT FEES 25,526,650
Fund: 303 - LANDSCAPE & LIGHTING DISTRICT - 2016 242,446 Fund: 304 - LANDSCAPE & LIGHTING DISTRICT - 2008 812,053 Fund: 305 - LANDSCAPE & LIGHTING DISTRICT - ZONE 3 1,991,285 Fund 310 - MEASURE K 368,053
Fund 311 - GAS TAX 1,687,176
Fund 320 - AFFORDABLE HOUSING FEE 11,662,201
Fund 35X - CFD IMPROVEMENT AREAS 219,888
Total Impact Fee Funds 56,375,579
Enterprise Funds
WATER OPERATIONS 1,847,077
WASTEWATER OPERATIONS 7,886,719
STORM OPERATIONS 7,955,575
Total Enterprise Funds 17,689,371
Developer Funds 23,753,655
Capital Projects Fund 10,570,517
$ 160,788,188
881,738
Item 7.2
Mountain House Page 16 of 984 City of Mountain House Months to date 10
Budget Report as of April 30, 2026 % of year to date 83% Original
Budget
Current
Budget
Year to Date
Revenues/
Expenditures Encumbrances
Year to Date
Activity
(Year to Date +
Encumbrances)
Variance
Favorable
(Unfavorable)
Percent Used
to Date

GENERAL FUNDS
Fund: 101 - GENERAL FUND
Revenue 13,521,082 13,521,082 11,868,630 - 11,868,630 (1,652,452) 88% Expense 14,434,332 14,434,332 4,600,267 711,964 5,312,231 9,122,101 37% (913,250) (913,250) 7,268,364 (711,964) 6,556,399 7,469,649 Fund: 102 - TIF ADMIN
Revenue 187,704 187,704 99,091 - 99,091 (88,613) 53%
Expense 60,000 95,736 14,825 86,411 101,236 (5,500) 106% 127,704 91,968 84,266 (86,411) (2,145) (94,113)
Fund: 103 - CFF ADMIN
Revenue 224,907 224,907 96,905 - 96,905 (128,002) 43%
Expense 50,000 77,736 12,825 20,098 32,923 44,813 42%
174,907 147,171 84,080 (20,098) 63,982 (83,189)

TOTAL GENERAL FUNDS
Revenue 13,933,693 13,933,693 12,064,626 - 12,064,626 (1,869,067) 87% Expense 14,544,332 14,607,805 4,627,917 818,474 5,446,391 9,161,414 37% (610,639) (674,112) 7,436,710 (818,474) 6,618,235 (11,030,480)

SPECIAL REVENUE FUNDS
Fund 104 - DEVELOPMENT SERVICES
Revenue 4,852,385 4,852,385 1,630,871 - 1,630,871 (3,221,514) 34% Expense 4,250,685 4,250,685 2,383,928 610,480 2,994,407 1,256,278 70% 601,700 601,700 (753,056) (610,480) (1,363,536) (1,965,236)

TOTAL SPECIAL REVENUE FUNDS
Revenue 4,852,385 4,852,385 1,630,871 - 1,630,871 (3,221,514) 34% Expense 4,250,685 4,250,685 2,383,928 610,480 2,994,407 1,256,278 70% 601,700 601,700 (753,056) (610,480) (1,363,536) (4,477,791)

SPECIAL ASSESSMENT FUNDS
Fund: 201 - SPECIAL TAX NO. 1: ROADS
Revenue 18,317,744 18,317,744 4,446,546 - 4,446,546 (13,871,198) 24% Expense 18,897,744 18,317,744 2,773,591 796,937 3,570,528 14,747,216 19% (580,000) - 1,672,956 (796,937) 876,018 876,018
Fund: 202 - SPECIAL TAX NO. 2: PUBLIC SAFETY SERVICES
Revenue 10,324,226 10,324,226 2,884,310 - 2,884,310 (7,439,916) 28% Expense 10,324,226 10,324,226 6,901,919 1,861,001 8,762,920 1,561,306 85% - - (4,017,608) (1,861,001) (5,878,609) (5,878,609)
Fund: 203 - SPECIAL TAX NO. 3: PARKS
Revenue 6,100,402 6,100,402 498,053 (61,333) 436,720 (5,663,682) 7% Expense 5,880,902 6,050,402 2,790,620 287,127 3,077,747 2,972,655 51% 219,500 50,000 (2,292,567) (287,127) (2,641,027) (2,691,027) Fund: 204 - SPECIAL TAX NO. 4: PUBLIC WORKS
Revenue 2,203,412 2,203,412 524,805 - 524,805 (1,678,607) 24% Expense 2,332,412 2,203,412 777,273 (1,861) 775,412 1,428,000 35% (129,000) - (252,467) 1,861 (250,607) (250,607)

TOTAL SPECIAL ASSESSMENT FUNDS
Revenue 36,945,784 36,945,784 8,353,715 (61,333) 8,292,382 (28,653,402) 22% Expense 37,435,284 36,895,784 13,243,402 2,943,204 16,186,606 20,709,178 44% (489,500) 50,000 (4,889,687) (3,004,537) (7,894,224) (7,944,224)

RESTRICTED FUNDS
Fund: 300 - REGIONAL TRANSPORTATION IMPACT FEES
Revenue 811,632 811,632 811,632
Expense - -
- - 811,632 - 811,632 811,632
Item 7.2
Mountain House Page 17 of 984 City of Mountain House Months to date 10
Budget Report as of April 30, 2026 % of year to date 83% Original
Budget
Current
Budget
Year to Date
Revenues/
Expenditures Encumbrances
Year to Date
Activity
(Year to Date +
Encumbrances)
Variance
Favorable
(Unfavorable)
Percent Used
to Date
Fund: 301 - TRAFFIC IMPACT FEES
Revenue 6,169,000 6,169,000 4,772,883 - 4,772,883 (1,396,117) 77% Expense 6,074,000 6,074,000 4,559,427 - 4,559,427 1,514,573 75% 95,000 95,000 213,455 - 213,455 118,455
Fund: 302 - COMMUNITY FACILITIES FEES
Revenue 7,371,949 7,371,949 3,135,161 - 3,135,161 (4,236,788) 43% Expense 13,954,033 13,954,033 8,917,915 - 8,917,915 5,036,118 64% (6,582,084) (6,582,084) (5,782,754) - (5,782,754) 799,330 Fund: 303 - LANDSCAPE & LIGHTING DISTRICT 2016
Revenue 41,000 41,000 21,374 - 21,374 (19,626) 52%
Expense 27,800 27,800 4,047 13,267 17,314 10,486 62%
13,200 13,200 17,327 (13,267) 4,060 (9,140)
Fund: 304 - LANDSCAPE & LIGHTING DISTRICT 2008
Revenue 60,000 60,000 33,537 - 33,537 (26,463) 56%
Expense 32,900 32,900 9,316 14,408 23,724 9,176 72%
27,100 27,100 24,221 (14,408) 9,813 (17,287)
Fund: 305 - LANDSCAPE & LIGHTING DISTRICT ZONE 3
Revenue 370,000 370,000 209,758 - 209,758 (160,242) 57% Expense 190,000 190,000 71,968 29,631 101,598 88,402 53% 180,000 180,000 137,791 (29,631) 108,160 (71,840)
Fund: 310 - MEASURE K
Revenue 600,000 600,000 336,055 - 336,055 (263,945) 56% Expense 600,000 600,000 - - - 600,000
- - 336,055 - 336,055 336,055
Fund: 311 - GAS TAX
Revenue 107,300 107,300 597,960 - 597,960 490,660 557%
Expense - 709,000 30,950 - 30,950 678,050
107,300 (601,700) 567,010 - 567,010 1,168,710
Fund: 320 - AFFORDABLE HOUSING FEE
Revenue - - 502,577 502,577 502,577
Expense - - - -
- - 502,577 - 502,577 502,577
Fund: 35X - CFD IMPROVEMENT AREAS
Revenue - - 1,868,143 - 1,868,143 1,868,143
Expense - - 1,767,137 10,537 1,777,674 (1,777,674)
- - 101,006 10,537 90,469 90,469

TOTAL RESTRICTED FUNDS
Revenue 14,719,249 14,719,249 12,289,080 - 12,289,080 (2,430,169) 83% Expense 20,878,733 21,587,733 15,360,760 67,842 15,428,603 6,159,130 71% (6,159,484) (6,868,484) (3,071,680) (67,842) (3,139,523) 3,728,961

ENTERPRISE FUNDS
Fund: 501 - WATER OPERATIONS
Revenue 8,054,975 8,054,975 4,794,094 - 3,796,226 - 47% Expense 8,054,975 8,854,975 5,356,291 363,140 2,164,488 668,471 24% - (800,000) (562,198) (363,140) 1,631,737 668,471
Fund: 502 - WATER CAPITAL PROJECTS
Revenue 1,600,000 1,600,000 - - - - 0%
Expense 1,600,000 7,635,514 441,691 3,501,581 127,103 76,960 2% - (6,035,514) (441,691) (3,501,581) (127,103) 76,960
Fund: 503 - WATER PLEDGED FACILITY
Revenue 6,338,452 6,338,452 4,537,157 - 2,923,286 - 46% Expense 6,283,452 6,283,452 89,559 5,900 2,811,933 - 45% 55,000 55,000 4,447,598 (5,900) 111,353 -
Fund: 504 - WATER DEBT SERVICE
Revenue - 2,757,134 -
Expense 55,000 55,000 1,626,360 -
(55,000) (55,000) - - 1,130,774 -
Fund: 521 - WASTEWATER OPERATIONS
Revenue 4,171,729 4,171,729 3,047,123 - 3,047,123 (1,124,606) 73% Expense 4,105,046 4,105,046 2,500,254 138,465 2,638,719 1,466,327 64% 66,683 66,683 546,868 (138,465) 408,403 341,720
Item 7.2
Mountain House Page 18 of 984 City of Mountain House Months to date 10
Budget Report as of April 30, 2026 % of year to date 83% Original
Budget
Current
Budget
Year to Date
Revenues/
Expenditures Encumbrances
Year to Date
Activity
(Year to Date +
Encumbrances)
Variance
Favorable
(Unfavorable)
Percent Used
to Date
Fund: 522 - WASTEWATER CAPITAL PROJECTS
Revenue - - -
Expense 421,898 54,554 - 54,554 367,344
- (421,898) (54,554) - (54,554) 367,344
. .

Fund: 523 - WASTEWATER PLEDGED FACILITY
Revenue 4,849,286 4,849,286 3,626,739 - 3,626,739 (1,222,547) 75% Expense 4,841,286 4,841,286 70,666 5,800 76,466 4,764,820 2% 8,000 8,000 3,556,072 (5,800) 3,550,272 3,542,272
Fund: 524 - WASTEWATER DEBT SERVICE
Revenue - - -
Expense 8,000 8,000 - 8,000
(8,000) (8,000) - - 8,000
Fund: 541 - STORM OPERATIONS
Revenue 1,046,074 1,046,074 726,786 - 726,786 (319,288) 69% Expense 1,099,528 1,099,528 330,112 136,988 467,100 632,428 42% (53,454) (53,454) 396,674 (136,988) 259,686 313,140
Fund: 542 - STORMWATER CAPITAL PROJECTS
Revenue - - -
Expense 1,784,369 29,629 - 29,629 1,754,741
- (1,784,369) 29,629 - (29,629) 1,754,741
Fund: 543 - STORM PLEDGED FACILITY
Revenue 1,668,520 1,668,520 1,270,276 - 1,270,276 (398,244) 76% Expense 1,645,520 1,645,520 29,721 5,800 35,521 1,609,999 2% 23,000 23,000 1,240,555 (5,800) 1,234,755 1,211,755
Fund: 544 - STORM DEBT SERVICE
Revenue - - -
Expense 8,000 8,000 - 8,000
(8,000) (8,000) - - 8,000

TOTAL ENTERPRISE FUNDS
Revenue 27,729,036 27,729,036 18,002,174 - 18,147,570 (3,064,686) 65% Expense 27,700,807 36,742,588 8,902,477 4,157,674 10,031,873 11,357,090 27% 28,229 (9,013,552) 9,158,954 (4,157,674) 8,115,697 (14,421,775)

CAPITAL PROJECTS
Revenue 7,175,444 7,175,444 - - - (7,175,444) 0%
Expense 7,175,444 15,357,800 2,457,120 543,699 3,000,819 12,356,981 20% - (8,182,356) (2,457,120) (543,699) (3,000,819) 5,181,537 105,355,591 105,355,591 52,340,467 (61,333) 52,424,530 (46,414,281) 50% 111,985,285 129,442,395 46,975,604 9,141,373 53,088,699 61,000,071 41% (6,629,694) (24,086,804) 5,364,863 (9,202,706) (664,170) 14,585,790 Item 7.2
Mountain House Page 19 of 984 TITLE: Adopt a Resolution Consolidating the November 2026 General Municipal Election with San Joaquin County and Requesting Election Services from the County Registrar of Voters; and Adopt a Resolution Setting Regulations for Candidate Statements
MEETING DATE: June 9, 2026
PREPARED BY: Margaret Wimberly, City Clerk

RECOMMENDATION
Staff recommends that the City Council adopt a Resolution declaring a General Municipal Election to be held on November 3, 2026, requesting consolidation with other elections on the same date, and requesting election services from the San Joaquin County Registrar of Voters; and a Resolution setting the regulations and costs for filing Candidate Statements.

BACKGROUND
The City of Mountain House will conduct its first General Municipal Election on November 3, 2026, for the purpose of electing two members of the City Council to four-year terms and conducting any other municipal election matters authorized by law.

California Elections Code section 1301 establishes the dates upon which cities may conduct general municipal elections. Elections Code Sections 10400 through 10418 authorize a city to consolidate its municipal election with a statewide election conducted by the county.

The City of Mountain House contracts with the San Joaquin County Registrar of Voters for election administration services. Consolidation allows the County to administer the election on behalf of the City, including voter services, ballot preparation, vote tabulation, canvassing, and certification of election results.

This action will also establish a 200-word limit for Candidate Statements. Candidate Statements are optional and, if submitted, will be included in the voter information guide. Candidates electing to submit a Candidate Statement will be responsible for the direct costs associated with its publication.

DISCUSSION
The City of Mountain House works closely with the San Joaquin County Registrar of Voters to conduct municipal elections. Consolidation with the November 3, 2026, statewide general election allows the Item 7.3
Mountain House Page 20 of 984 County to administer election operations while the City Clerk administers local candidate filing requirements.

The City Clerk will be responsible for issuance and processing of nomination papers, administration of campaign finance filing requirements, candidate statement processing, and other municipal election coordination activities required by law.

State law requires the City Council to establish regulations governing Candidate Statements, including length limitations and cost recovery provisions.

The nomination period for City offices will open on Monday, July 13, 2026, and close at 5:00 p.m. on Friday, August 7, 2026. Individuals interested in running for office are encouraged to contact the City Clerk to schedule an appointment to obtain nomination papers and receive information regarding candidate filing requirements and election deadlines.

The San Joaquin County Registrar of Voters will continue to administer election operations associated with the consolidated election, including voter registration services, voter information, precinct maps, preparation and distribution of sample ballot materials and official ballots, vote-by-mail services, ballot processing, tabulation of votes, canvassing, and certification of election results.

Residents seeking voter registration information, polling place information, ballot tracking services, voter records, district maps, or other voter-related services will continue to be directed to the San Joaquin County Registrar of Voters.

The City will reimburse San Joaquin County for the actual costs associated with conducting the election.

Upon approval of the proposed resolution, the City Clerk will transmit certified copies of the resolution to the San Joaquin County Registrar of Voters and the Clerk of the Board of Supervisors for consideration by the Board of Supervisors for consolidation of the election.

FISCAL IMPACT
The City will reimburse San Joaquin County for the actual costs associated with administering the November 3, 2026 general municipal election. Election costs are dependent upon the number of contests, measures, candidates, and overall voter turnout.

Funding of $35,000 for election-related expenses are included in the proposed 2026/27 Operating Budget.

ACTION FOLLOWING CITY COUNCIL APPROVAL
The City Clerk will transmit a copy of the resolution to the San Joaquin County Registrar’s office.

ATTACHMENTS
Item 7.3
Mountain House Page 21 of 984 A. Resolution Declaring a General Municipal Election To Be Held on November 3, 2026; Requesting Consolidation with Other Elections on the Same Date; And Requesting Election Services from the San Joaquin County Registrar of Voters
B. Resolution Adopting Regulations for Candidates for Elective Office Pertaining to Candidate Statement

Item 7.3
Mountain House Page 22 of 984 RESOLUTION NO.2026-

RESOLUTION OF THE CITY COUNCIL OF MOUNTAIN HOUSE DECLARING A GENERAL MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 3, 2026; REQUESTING CONSOLIDATION WITH OTHER ELECTIONS ON THE SAME DATE; AND REQUESTING

ELECTION SERVICES FROM THE SAN JOAQUIN COUNTY REGISTRAR OF VOTERS WHEREAS, pursuant to Elections Code § 1301 and related provisions, the city may hold its general municipal election on the established election date (statewide general, direct primary, or otherwise); and WHEREAS, under Elections Code §§ 10400‑10418 the city may request consolidation of its election with other elections; and
WHEREAS, the City Council of the City of Mountain House desires to hold its municipal election on November 3, 2026, for the purpose of electing members of the City Council .

NOW, THEREFORE, BE IT RESOLVED as follows:

1. A general municipal election is ordered to be held on November 3, 2026, for the purpose of electing members of the City Council .

The offices to be filled are:

Office Incumbent Term
Council Member Ronna Green Regular Term of 4 years
Council Member Bernice King Tingle Regular Term of 4 years

2. The Election will be held At-Large

3. Tie votes will be resolved by lot

4. The Candidate Statement shall have a maximum word count of 200 words, the cost of the statement shall be paid by the Candidate.

5. its July 1, 2024, incorporation .

6. The City request the San Joaquin County Registrar of Voters to provide election services. If requested, the city will pay all applicable costs.

7. The Board of Supervisors of the County of San Joaquin is hereby requested to:
a) Consolidate the City’s election with any other election on the same date. b) Authorize and direct the San Joaquin County Registrar of Voters to provide necessary election services, at the cost of the city.

8. This resolution shall serve as the Notice of Election and Election Order and shall be filed in accordance with Elections Code deadlines.

Item 7.3
Mountain House Page 23 of 984 RESOLUTION NO. 2026-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE, CALIFORNIA,

ADOPTING REGULATIONS FOR CANDIDATES FOR ELECTIVE OFFICE PERTAINING TO

CANDIDATE STATEMENTS SUBMITTED TO THE VOTERS AT THE MUNICIPAL ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026

WHEREAS, Section 13307 of the Elections Code of the State of California provides that the governing body of any local agency adopt regulations pertaining to materials prepared by any candidate for a municipal election, including costs of the candidate's statement; and WHEREAS, the City Council has considered all information related to this matter as presented at public meetings of the City Council, including any supporting reports by City staff and any information provided during public comment; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House, as follows:

1. GENERAL PROVISIONS. Pursuant to Section 13307 of the Elections Code of the State of California, each candidate for elective office to be voted for at the election to be held in the City of Mountain House on November 3, 2026, may prepare a candidate's statement on the form provided by the City Clerk. The statement may include the name, age, and occupation of the candidate and a brief description of no more than 200 words of the candidate's education and qualifications, expressed by the candidate himself or herself. The statement shall not include party affiliation of the candidate, nor membership or activity in partisan political organizations. The statement shall be filed in typewritten form in the office of the City Clerk at the time the candidate's nomination papers are filed. The statement may be withdrawn, but not changed, during the period for filing nomination papers, July 13, 2026 through August 7 ,2026 and until 5:00 p.m. of the next working day after the close of the nomination period.

2. FOREIGN LANGUAGE POLICY. Pursuant to the Federal Voting Rights Act, candidate statements will be translated into all languages required by the County of San Joaquin. The County is currently required to translate candidate statements into Spanish. The County will print and mail voter information guides and candidate statements to all voters in the required language(s) and will make them available at all polling places, on the County's website, and in the Elections official's office.

3. PAYMENT. The candidate shall be required to pay for the cost of printing and translating the candidate's statement in English and in any foreign language required by the County or requested by the candidate. The City Clerk shall estimate the total cost of printing, handling, translating, and mailing the candidate's statements filed pursuant to this section, including costs incurred as a result of complying with the Voting Rights Act of 1965 (as amended), and shall require each candidate filing a statement to pay the estimated pro rata share in advance as a condition of having the statement included in the voter information guide.

The estimated cost per office is the direct charges as charged by the San Joaquin County registrar of voters. The estimate is an approximation only and may vary depending on the number of candidates filing statements. In the event of overpayment, the Clerk shall refund the excess amount within 30 days after the election invoice is received from San Joaquin County. In the event of underpayment, the Clerk may bill the candidate for any additional amount owed.

Item 7.3
Mountain House Page 24 of 984

4. ADDITIONAL MATERIALS. No candidate will be permitted to include additional materials in the voter information guide.

5. DISTRIBUTION. The City Clerk shall provide each candidate, or the candidate's representative, a copy of this Resolution at the time nominating petitions are issued.

6. This Resolution shall apply only to the municipal election to be held on November 3, 2026, and shall then be repealed.

Item 7.3
Mountain House Page 25 of 984 TITLE: Approval of a Consultant Agreement with Madill Enterprises, Inc., dba Advanced Property Services for Janitorial Services
MEETING DATE: June 9, 2026
PREPARED BY: Anjali Kothari, Management Analyst
Koosun Kim, Public Works Director

RECOMMENDATION
Staff recommends that the City Council adopt a Resolution authorizing the City Manager to:

1. Execute a Consultant Agreement with Madill Enterprises, Inc., dba Advanced Property Services for janitorial services for City-owned facilities for an initial three-year term commencing July 1, 2026, and ending June 30, 2029, in an amount not-to-exceed $897,010.08.

2. Approve annual rate adjustments beginning July 1, 2027, limited to the lesser of the Consumer Price Index (CPI) or three percent (3%) per year.

3. Authorize the exercise of the Agreement's first optional two-year extension for the period July 1, 2029, through June 30, 2031, under the same rates, terms, and conditions.

4. Authorize the exercise of the Agreement's second optional two-year extension for the period July 1, 2031, through June 30, 2033, under the same rates, terms, and conditions.

5. Increase the total agreement amount by up to ten percent (10%), or $89,701, for unforeseen operational needs, emergency cleaning services, future facility additions, and related janitorial service requirements.

6. Execute the Consultant Agreement and any minor revisions or non-substantive modifications approved by the City Attorney and Risk Management.

7. Take all actions necessary to carry out the purpose and intent of this Resolution.

BACKGROUND
The City contracts for janitorial services to maintain clean, safe, and functional public facilities for employees, residents, and visitors. Services include routine facility cleaning, restroom maintenance, floor care, carpet cleaning, waste management, and related custodial services necessary to support daily operations.

Item 7.4
Mountain House Page 26 of 984 The City's janitorial services program currently supports a diverse portfolio of municipal facilities, including Town Hall, the Sheriff's Office, Mountain House Library, Community Room at Fire Station No. 1, Central Community Park restrooms, wastewater treatment plant administrative offices, and park restroom facilities. The contract also includes future facilities anticipated to become operational during the contract term, including the Central Park Phase II Tennis Center and Amphitheater.

To ensure continued service quality and competitive pricing, the Public Works Department issued Request for Proposals (RFP No. OM-2601) on April 20, 2026, seeking qualified firms to provide comprehensive janitorial services for City-owned facilities.

The RFP included routine janitorial services, restroom maintenance, floor care, carpet cleaning, eventrelated cleaning support, porter services, waste management, and SB 1383 waste separation requirements. The scope of services was intentionally structured to accommodate future City facilities expected to become operational during the contract term, allowing the City to maintain service continuity without requiring a separate procurement process as facilities are added.

DISCUSSION
The City issued Request for Proposals (RFP No. OM-2601) on April 20, 2026. A mandatory facility tour was conducted on April 27, 2026, to familiarize prospective proposers with the facilities included within the scope of work. Four firms attended the mandatory facility tour.

Proposals were due on May 12, 2026. The City received proposals from the following firms:
• Advanced Property Services (APS)
• S3 Concepts
Proposals were evaluated using the City's Best Value procurement process, which considered qualifications, methodology, cost, financial capacity, references, and overall ability to successfully provide the requested services.

Following evaluation of the proposals, staff determined that Advanced Property Services (APS) was the firm best positioned to provide the requested services and entered into contract negotiations.

APS has more than twenty-five years of experience providing janitorial services, including services for public agencies and municipal facilities. Staff found APS demonstrated a strong understanding of the City's operational needs, a comprehensive staffing and quality assurance approach, positive client references, and the ability to support both existing facilities and future City facilities as they become operational.

The proposed Consultant Agreement includes routine janitorial services, restroom maintenance, floor and carpet care, window cleaning, event-related cleaning support, porter services, waste management Item 7.4
Mountain House Page 27 of 984 services, SB 1383 compliance requirements, and flexibility to incorporate future City facilities into the service program as they become operational.

The proposed Consultant Agreement establishes an initial three-year term from July 1, 2026, through June 30, 2029, in an amount not-to-exceed $897,010.08.

The proposed Resolution also authorizes annual rate adjustments beginning July 1, 2027, limited to the lesser of CPI or three percent (3%) annually, two optional two-year extensions, and additional contract authority for unforeseen operational needs. These provisions provide administrative flexibility while avoiding the need to return to City Council for routine contract administration matters.

Based on the results of the competitive procurement process and subsequent negotiations, staff recommends award of the Consultant Agreement to Madill Enterprises, Inc., dba Advanced Property Services.

FISCAL IMPACT
The proposed Consultant Agreement includes an initial three-year term in an amount not-to-exceed $897,010.08.

For budgeting purposes, the fiscal impact table assumes annual rate adjustments limited to a maximum of three percent (3%), beginning in Fiscal Year 2027-28.

Fiscal Year Estimated Cost
FY 2026-27 $290,210.00
FY 2027-28 $298,916.30
FY 2028-29 $307,883.78
Total Initial Term $897,010.08
The proposed Resolution also authorizes two optional two-year extensions and up to $89,701 in additional contract authority for unforeseen operational needs, emergency cleaning services, future facility additions, and related janitorial service requirements.

Sufficient funds are included within the Fiscal Year 2026-27 Operating Budget to fund the first year of the agreement. Funding for future years and any optional extension periods will be subject to annual budget appropriations approved by the City Council.

STRATEGIC PLAN
Item 7.4
Mountain House Page 28 of 984 Approval of this agreement supports implementation of the City Strategic Plan adopted April 9, 2025, by maintaining clean and safe public facilities, protecting public assets, promoting operational efficiency, and supporting responsible stewardship of public resources.

CEQA
Approval of the recommended action is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378 because it involves administrative and maintenance services that will not result in a direct or reasonably foreseeable physical change to the environment.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Following City Council approval, staff will finalize and execute the Consultant Agreement with Madill Enterprises, Inc., dba Advanced Property Services and coordinate implementation of janitorial services for City-owned facilities.

ATTACHMENTS
Attachment A – Resolution
Attachment B – Consultant Agreement with Madill Enterprises, Inc., dba Advanced Property Services Item 7.4
Mountain House Page 29 of 984

ATTACHMENT A
RESOLUTION NO. 2026 - XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING A CONSULTANT AGREEMENT WITH MADILL ENTERPRISES, INC., DBA ADVANCED

PROPERTY SERVICES FOR JANITORIAL SERVICES FOR CITY-OWNED FACILITIES WHEREAS, the City of Mountain House ("City") requires janitorial services for various Cityowned facilities, including administrative buildings, public-use facilities, park restrooms, and operational facilities; and
WHEREAS, the Public Works Department issued Request for Proposals ("RFP") No. OM-2601 seeking qualified firms to provide comprehensive janitorial services for City facilities; and WHEREAS, a mandatory facility tour was conducted on April 27, 2026, and proposals were due on May 12, 2026; and
WHEREAS, the City received two (2) proposals in response to the RFP; and WHEREAS, proposals were evaluated utilizing a Best Value procurement methodology based on qualifications and methodology, cost proposal, financial capacity, and references; and WHEREAS, staff reviewed and evaluated all submitted proposals and determined that Madill Enterprises, Inc., dba Advanced Property Services ("APS"), provided the best overall value to the City based on experience, qualifications, operational approach, references, and demonstrated ability to provide long-term municipal janitorial services; and
WHEREAS, APS has more than twenty-five (25) years of experience providing janitorial services, including services for public agencies and municipal facilities; and WHEREAS, the proposed Consultant Agreement includes routine janitorial services, carpet cleaning, annual window cleaning services, event-related and on-call services, and compliance with California Senate Bill 1383 waste separation requirements; and WHEREAS, funding for the Agreement is included within the Public Works operating budget and applicable departmental operating accounts, subject to annual budget appropriations by the City Council.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain House hereby authorizes the City Manager to:

2. Approve annual rate adjustments beginning July 1, 2027, limited to the lesser of the Consumer Price Index (CPI) or three percent (3%) per year.

Item 7.4
Mountain House Page 30 of 984

ATTACHMENT A

3. Exercise the Agreement's first optional two-year extension for the period July 1, 2029, through June 30, 2031, under the same terms and conditions.

4. Exercise the Agreement's second optional two-year extension for the period July 1, 2031, through June 30, 2033, under the same terms and conditions.

5. Increase the agreement amount by up to ten percent (10%), or Eighty-Nine Thousand Seven Hundred One Dollars and One Cent ($89,701.01), for unforeseen operational needs, emergency cleaning services, future facility additions, and other related janitorial service requirements during the contract term.

6. Execute the Agreement and any minor revisions or non-substantive modifications approved by the City Attorney and Risk Management.

7. Take all actions necessary to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, AND ADOPTED this 9th day of June, 2026, by the City Council of the City of Mountain House by the following vote:

Item 7.4
Mountain House Page 31 of 984 251 E MAIN STREET, MOUNTAIN HOUSE, CA 95391
(209) 831-2300 ● (209) 831-5610 FAX

CONSULTANT AGREEMENT
CONTRACT ID # A-2627-13
DATE: July 1, 2026
PARTIES: City of Mountain House:

CONSULTANT:

City of Mountain House
251 E. Main Street
Mountain House, CA 95391
Madill Enterprises, Inc.

DBA Advanced Property Services
3045 65th Street, #8
Sacramento, CA 95820
The Parties agree as follows:

1. Priority of Documents:

Α. Applicable Federal and State of California statutes and regulations, this Agreement and its exhibits.

B. Consultant’s Proposal dated May 7, 2026.

2. Terms of Services:

2.1 Scope of Services. Subject to the terms and conditions set forth in this Agreement, Consultant agrees to provide Janitorial Services for City Owned Facilities as further described in Exhibit A, Scope of Service (the “Work”).

2.2 Term of Agreement. This Agreement shall commence on July 1, 2026 and continue until June 30, 2029, unless said Work is completed on a date prior thereto or unless terminated earlier as provided herein. Consultant shall complete the Work described in Exhibit A on or before that date, unless the term of the Agreement is otherwise terminated or extended, as provided for in Section 8. The time provided to Consultant to complete the services

ATTACHMENT B
Item 7.4
Mountain House Page 32 of 984 CONTRACT ID # A-2627-13
2 required by this Agreement shall not affect City of Mountain House’s right to terminate the Agreement, as referenced in Section 8.

2.3 Standard of Performance. Consultant shall perform all Work in a first-class manner in conformance with the standards of quality normally observed by a person practicing in Consultant’s profession.

2.4 Inspection. All Work performed and materials (if any) provided by Consultant shall be subject to inspection and approval by City of Mountain House.

2.5 Consultant’s Warranties and Guarantee. Consultant warrants to City of Mountain House that all materials and equipment furnished under this Agreement will be new unless City of Mountain House agrees otherwise in writing, and that all Work will be of good quality, free from faults and defects and in conformance with this Agreement. All Work not so conforming to these standards may be deemed defective by City of Mountain House. If required by City of Mountain House, the Consultant shall furnish to City of Mountain House satisfactory evidence as to the kind and quality of materials, equipment, and methods of installation by the Consultant or sub-Consultants.

Consultant shall guarantee the Work to be free of defects in material and workmanship for a period of one (1) year following City of Mountain House’s acceptance of the Work (“Consultant’s Guarantee”). As part of Consultant’s Guarantee, Consultant agrees to make, at Consultant’s sole cost and expense, all repairs or replacements made necessary by defects in material or workmanship which become evident within the one-year guarantee period.

2.6 Assignment of Personnel. Consultant shall assign only competent personnel to perform services pursuant to this Agreement. In the event that City of Mountain House, in its sole discretion and at any time during the term of this Agreement, desires the reassignment of any such persons, Consultant shall, immediately upon receiving notice from City of Mountain House of such desire of City of Mountain House, reassign such person or persons.

2.7 Time is of the Essence. The parties agree time is of the essence. Consultant shall devote such time to the performance of the Work as may be reasonably necessary to timely finish the Work, meet the standard of performance provided in Section 2.3 above, and satisfy Consultant’s obligations hereunder.

2.8 Public Works Requirements. Because the Work described in Exhibit A constitutes a public works within the definition of Section 1720(a)(1) of the Labor Code, Consultant is required to comply with the provisions of the Labor Code applicable to public works projects, as further described in Exhibit D. Consultant shall waive, indemnify, hold harmless, and defend City of Mountain House concerning any liability arising out of Labor Code Section 1720 et seq.

3. Terms of Payment.

3.1 Compensation. City of Mountain House hereby agrees to pay Consultant a sum not to exceed eight hundred ninety-seven thousand, ten dollars and eight cents ($897,010.08), notwithstanding any contrary indications that may be contained in Consultant’s proposal

ATTACHMENT B
Item 7.4
Mountain House Page 33 of 984 CONTRACT ID # A-2627-13
3 for services to be performed and reimbursable costs incurred under this Agreement. City of Mountain House shall pay Consultant for services rendered pursuant to this Agreement at the time and in the manner set forth herein. The payments specified below shall be the only payments from City of Mountain House to Consultant for services rendered pursuant to this Agreement. Consultant shall submit all invoices to City of Mountain House in the manner specified herein. Except as specifically authorized by City of Mountain House in writing, Consultant shall not bill City of Mountain House for duplicate services performed by more than one person.

Consultant and City of Mountain House acknowledge and agree that compensation paid by City of Mountain House to Consultant under this Agreement is based upon Consultant’s estimated costs of providing the services required hereunder, including salaries and benefits of employees and sub-Consultants of Consultant. Consequently, the parties further agree that compensation hereunder is intended to include the costs of contributions to any pensions and/or annuities to which Consultant and its employees, agents, and sub-Consultants may be eligible. City of Mountain House therefore has no responsibility for such contributions beyond compensation required under this Agreement.

3.2 Invoices. Consultant shall submit invoices not more often than once a month during the term of this Agreement based on the cost for services performed and reimbursable costs incurred prior to the invoice date via e-mail to [email protected]. Invoices delivered to any other e-mail address will be deemed undelivered and not paid.

Invoices shall contain the following information:
a. Contract ID number;
b. Federal Tax Payer Identification Number;
c. The beginning and ending dates of the billing period; d. A task summary containing the original contract amount, the amount of prior billings, the total due this period, the balance available under the Agreement, and the percentage of completion;
e. At City of Mountain House’s option, for each Work item in each task, a copy of the applicable time entries or time sheets shall be submitted showing the name of the person doing the Work, the hours spent by each person, a brief description of the Work, and each reimbursable expense;
f. The total number of hours of Work performed under the Agreement by Consultant and each employee, agent, and sub-Consultant of Consultant performing services hereunder; and
g. The Consultant’s signature.

3.3 Monthly Payment. City of Mountain House shall make monthly payments, based on invoices received, for services satisfactorily performed and for authorized reimbursable

ATTACHMENT B
Item 7.4
Mountain House Page 34 of 984 CONTRACT ID # A-2627-13
4 costs incurred. City of Mountain House shall have thirty (30) days from the receipt of an invoice that complies with all of the requirements above to pay Consultant.

3.4 Final Payment; Retention Payment. If all services required have been satisfactorily performed, City of Mountain House shall pay the last five percent (5%) of the total sum due pursuant to this Agreement within sixty (60) days after completion and acceptance of the Work, or other applicable event under law, and submittal to City of Mountain House of a final invoice.

3.5 Total Payment.
a. City of Mountain House shall pay for the Work performed by Consultant pursuant to this Agreement. City of Mountain House shall make no payment for any extra, further, or additional service pursuant to this Agreement. b. In no event shall Consultant submit any invoice for an amount in excess of the maximum amount of compensation provided above either for a task or for the entire Agreement unless the Agreement is modified prior to the submission of such an invoice by a properly executed change order or amendment. c. City of Mountain House shall not pay any invoice or otherwise provide compensation to Consultant in excess of the maximum amount of compensation provided herein unless the Agreement is modified prior to the performance of such Work or services. d. City of Mountain House shall not pay any invoice or otherwise provide compensation to Consultant for Work or services performed after the expiration or termination of this Agreement unless the Agreement is modified prior to the performance of such Work or services.

3.7 Reimbursable Expenses. Reimbursable expenses are specified in Exhibit B.

Reimbursable expenses not listed in Exhibit B are not chargeable to City of Mountain House. Reimbursable expenses shall not include a mark-up and shall be billed as a direct costs. In no event shall expenses be advanced by City of Mountain House to the Consultant. Reimbursable expenses are included in the total amount of compensation provided under this Agreement that shall not be exceeded.

3.8 Payment of Taxes. Consultant is solely responsible for the payment of employment taxes incurred under this Agreement and any similar federal or state taxes.

3.9 Payment upon Termination. In the event that City of Mountain House or Consultant terminates this Agreement pursuant to Section 8, City of Mountain House shall compensate the Consultant for all outstanding costs and reimbursable expenses incurred for Work satisfactorily completed as of the date of written notice of termination.

ATTACHMENT B
Item 7.4
Mountain House Page 35 of 984 CONTRACT ID # A-2627-13
5 Consultant shall maintain adequate logs and timesheets to verify costs incurred to that date.

3.10 Authorization to Perform Services. The Consultant is not authorized to perform any services or incur any costs whatsoever under the terms of this Agreement until receipt of authorization from the Contract Administrator.

4. Consultant’s Status:

4.1 Independent Consultant. In the performance of the Work, duties, and other obligations imposed by this Agreement, the Consultant is at all times acting as an Independent Consultant practicing his or her profession and not as an employee of City of Mountain House. Consultant shall perform the Work in accordance with currently approved methods and standards of practice in the Consultant’s professional specialty. A copy of Consultant’s current business license shall be provided to City of Mountain House. The Consultant shall not have any claim under this Agreement or otherwise against City of Mountain House for vacation, sick leave, retirement benefits, social security or worker’s compensation benefits. The Consultant shall be responsible for federal and state payroll taxes such as social security and unemployment. San Joaquin County will issue a form 1099 at year-end on behalf of City of Mountain House for fees earned.

4.2 Consultant Not an Agent. Except as City of Mountain House may specify in writing, Consultant shall have no authority, express or implied, to act on behalf of City of Mountain House in any capacity whatsoever as an agent. Consultant shall have no authority, express or implied, pursuant to this Agreement to bind City of Mountain House to any obligation whatsoever.

4.3 Non-Exclusive Rights. This Agreement does not grant to Consultant any exclusive privileges or rights to provide services to City of Mountain House. Consultant may contract with other agencies, private companies, or individuals for similar services.

5. Legal Requirements.

5.1 Compliance. Consultant shall comply with all Federal, State and local laws, regulations and requirements necessary for performance of the Work. Consultant shall comply with all laws applicable to wages and hours of employment, occupational safety, and to fire safety, health and sanitation.

5.2 Licenses and Permits. Consultant represents and warrants to City of Mountain House that Consultant and its employees, agents, and any sub-Consultants have all licenses, permits, qualifications, and approvals of whatsoever nature that are legally required for the performance of the Work. Consultant represents and warrants to City of Mountain House that Consultant and its employees, agents, and any sub-Consultants shall, at their sole cost and expense, keep in effect at all times during the term of this Agreement any licenses, permits, and approvals that are legally required to perform the Work.

ATTACHMENT B
Item 7.4
Mountain House Page 36 of 984 CONTRACT ID # A-2627-13
6 Work. Consultant further covenants that in the performance of this Agreement no person having any such interest shall be employed or retained by Consultant under this Agreement. Consultant shall not hire City of Mountain House’s employees to perform any portion of the Work, including secretarial, clerical, and similar incidental services, except upon the written approval of City of Mountain House. Performance of the Work by associates or employees of Consultant shall not relieve Consultant from any responsibility under this Agreement.

5.4 Nondiscrimination and Equal Opportunity. Consultant shall not discriminate, on the basis of a person’s race, religion, color, national origin, age, physical or mental handicap or disability, medical condition, marital status, sex, gender identity, or sexual orientation against any employee, applicant for employment, sub-Consultant, bidder for a subcontract, or participant in, recipient of, or applicant for any services or programs provided by Consultant pursuant to this Agreement. Consultant shall comply with all applicable federal, state, and local laws, policies, rules, and requirements related to equal opportunity and nondiscrimination in employment, contracting, and the provision of any services that are the subject of this Agreement, including but not limited to the satisfaction of any positive obligations required of Consultant thereby.

5.5 Drug Free Workplace. Consultant shall comply with the provisions of Government Code Section 8350 et seq., otherwise known as the Drug-Free Workplace Act.

5.6 Form Law. The Laws of the State of California shall govern this Agreement. Venue is San Joaquin County. The provision of this paragraph shall survive expiration or other termination of this Agreement regardless of the cause of such termination.

5.7 Subcontracts. Consultant shall include the provisions of this Section 5 in any subcontract approved by the Contract Administrator or this Agreement.

6. Indemnification, Hold Harmless and Defense.

To the fullest extent permitted by law, Consultant shall indemnify, hold harmless and defend City of Mountain House, its directors, officers, employees, agents and authorized volunteers, and each of them, from and against any and all claims, demands, causes of action, damages, penalties, judgments, awards, decrees, costs, expenses, attorneys’ fees, losses or liabilities, in law or in equity, of every kind or nature, including but not limited to personal injury, bodily injury, wrongful death, and property damage including any damage to City of Mountain House’s property, arising out of Consultant’s alleged negligence, or wrongful acts related to or in connection with Consultant’s performance of duties under the terms and conditions of this Agreement.

Notwithstanding the forgoing, to the extent this Agreement is a “construction contract” as defined by Civil Code Section 2782, as may be amended from time to time, such duties of Consultant to indemnify shall not apply when to do so would be prohibited by Civil Code Section 2782.

7. Insurance.

Before beginning any Work under this Agreement, Consultant, at its own cost and expense, unless otherwise specified below, shall procure the types and amounts of insurance described in

ATTACHMENT B
Item 7.4
Mountain House Page 37 of 984 CONTRACT ID # A-2627-13
7 Exhibit C, incorporated herein, against claims for injuries to persons or damages to property that may arise from or in connection with the performance of the Work hereunder by the Consultant and its agents, representatives, employees, and sub-Consultants. Consistent with the following provisions, Consultant shall provide proof satisfactory to City of Mountain House of such insurance that meets the requirements of Exhibit C and under forms of insurance satisfactory in all respects, and that such insurance is in effect prior to beginning Work to City of Mountain House. Consultant shall maintain the insurance policies required by Exhibit C throughout the term of this Agreement. The cost of such insurance shall be included in the Consultant’s proposal. Consultant shall not allow any sub-Consultant to commence Work on any subcontract until Consultant has obtained all insurance required by Exhibit C for the sub-Consultant(s) and provided evidence that such insurance is in effect to City of Mountain House. Verification of the required insurance shall be submitted and made part of this Agreement prior to execution.

8. Termination and Modification.

8.1 Termination. City of Mountain House may cancel this Agreement at any time and without cause upon written notification to Consultant. Consultant may cancel this Agreement upon sixty (60) days’ written notice to City of Mountain House and shall include in such notice the reasons for cancellation.

In the event of termination, Consultant shall be entitled to compensation for services performed to the effective date of termination; City of Mountain House, however, may condition payment of such compensation upon Consultant delivering to City of Mountain House any or all work product, including, but not limited to documents, photographs, computer software, video and audio tapes, and other materials provided to Consultant or prepared by or for Consultant or City of Mountain House in connection with this Agreement.

8.2 Extension. City of Mountain House may, in its sole and exclusive discretion, extend the end date of this Agreement beyond that provided for in Section 2.2. Any such extension shall require a written amendment to this Agreement, as provided for herein. The City of Mountain House City Manager is hereby authorized to negotiate and execute such extension.

8.3 Amendments. The parties may amend this Agreement only by a writing signed by all the parties.

8.4 Assignment and Subcontracting. City of Mountain House and Consultant recognize and agree that this Agreement contemplates performance of specialized services by Consultant and is based upon a determination of Consultant’s unique competence, experience, and specialized knowledge. Consultant may not assign this Agreement or any interest therein without the prior written approval of the Contract Administrator.

Consultant shall not subcontract any portion of the performance contemplated and provided for herein, other than to the sub-Consultants noted in the proposal, without prior written approval of the Contract Administrator. Any such assignment, transfer, delegation or subcontract without the prior written consent shall be considered null and void.

ATTACHMENT B
Item 7.4
Mountain House Page 38 of 984 CONTRACT ID # A-2627-13
8 8.5 Survival. All obligations arising prior to the termination of this Agreement and all provisions of this Agreement allocating liability between City of Mountain House and Consultant shall survive the termination of this Agreement.

8.6 Options upon Breach by Consultant. If Consultant materially breaches any of the terms of this Agreement, City of Mountain House’s remedies shall include, but not be limited to, the following:
a. Immediately terminate the Agreement;
b. Retain the plans, specifications, drawings, reports, design documents, and any other work product prepared by Consultant pursuant to this Agreement; c. Retain a different Consultant to complete the Work described in Exhibit A not finished by Consultant; or
d. Charge Consultant the difference between the cost to complete the Work described in Exhibit A that is unfinished at the time of breach and the amount that City of Mountain House would have paid Consultant pursuant to Section 3 if Consultant had completed the Work.

9. Miscellaneous.

9.1 Contract Administrator. The Consultant Administrator shall be designated, and may be changed, by the City of Mountain House City Manager in writing.

9.2 Notices. Any notice required to be given pursuant to the terms and provisions hereof shall be in writing and shall be effected by personal delivery or by first class mail, registered or certified, postage prepaid, return receipt requested. Unless otherwise designated by either party in writing, such notices shall be mailed as shown on the first page of this Agreement.

9.3 Non-Liability of Officials, Employees and Agents. No officer, official, employee or agent of City of Mountain House shall be personally liable to Consultant in the event of any default or breach by City of Mountain House or for any amount that may become due to Consultant pursuant to this Agreement.

9.4 Attorneys’ Fees. If a party to this Agreement brings any action, including an action for declaratory relief, to enforce or interpret the provisions of this Agreement, the prevailing party shall be entitled to reasonable attorneys’ fees in addition to any other relief to which such party may be entitled.

9.5 Documents. All drawings, specifications, documents and other memoranda or writings relating to the Work hereunder, shall remain or become the property of City of Mountain House upon termination of this Agreement, whether executed by or for the Consultant for City of Mountain House, or otherwise, by or for the Consultant, or by or for a subConsultant operating under the Consultant’s supervision, or direction, and all such documents and copies thereof shall be returned or transmitted to City of Mountain House forthwith upon termination or completion of the Work under this Agreement. Prior to

ATTACHMENT B
Item 7.4
Mountain House Page 39 of 984 CONTRACT ID # A-2627-13
9 termination Consultant shall deliver to City of Mountain House any such records upon request.

9.6 Force Majeure. It is agreed that neither party shall be responsible for delays in delivery or acceptance of delivery or failure to perform when such delay or failure is attributable to Acts of God, war, strikes, riots, lockouts, accidents, rules or regulations of any governmental agencies or other matters or conditions beyond the control of either the seller/Consultant or the purchaser.

9.7 Waiver. No waiver of any breach of any covenant or provision of this Agreement shall be deemed a waiver of any other covenant or provision hereof, and no waiver shall be valid unless in writing and executed by the waiving party. An extension of time for performance of any obligation or act shall not be deemed an extension of the time for performance of any other obligation or act, and no extension shall be valid unless in writing and executed by the waiving party.

9.8 No Third Party Beneficiaries. Nothing contained in this Agreement is intended to or shall be deemed to confer upon any person, other than the parties, any rights or remedies hereunder.

9.9 Headings. The headings of the sections and exhibits of this Agreement are inserted for convenience only. They do not constitute part of this Agreement and are not to be used in its construction.

9.10 Entire Agreement and Modification. This Agreement supersedes all previous Agreements either oral or in writing and constitutes the entire understanding of the parties hereto. No changes, amendments or alterations shall be effective unless in writing and signed by both parties.

9.11 Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be an original and all of which together shall constitute one agreement. *Signatures on following page*

ATTACHMENT B
Item 7.4
Mountain House Page 40 of 984 CONTRACT ID # A-2627-13
10 IN WITNESS WHEREOF, City of Mountain House and Consultant have executed this Agreement on the day and year first written above.

Madill Enterprises, Inc.

DBA Advanced Property Services
City of Mountain House
State of California
By: ____________________________
Scott Madill
President
By: ___________________________
Steven J. Pinkerton
City Manager
Date: _________________________ Date: _________________________ Approved as to Form:

By:____________________________
John Bakker
City Attorney

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Item 7.4
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11 EXHIBIT A

SCOPE OF SERVICES
[Attached]

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Item 7.4
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12 EXHIBIT B

COMPENSATION SCHEDULE & REIMBURSABLE EXPENSES
1) Compensation Schedule.
2) Reimbursable Expenses.

Reimbursable expenses for Consultants working for City of Mountain House shall follow the guidelines outlined below. An invoice and receipts, outlining travel expenses, shall be submitted to City of Mountain House after the travel has occurred.

Expense Type Reimbursement Policies Receipt Required
Airfare Actual cost of the least expensive class available.

Business class and first class are not reimbursable.

Yes
Airline Baggage Fees Actual expense. Yes
Rental Car Reimbursement for rental cars will be for a
standard size car or smaller and will be
reimbursed for the actual expense.

Yes
Airport Shuttle Actual expense, including gratuity. Yes Taxi Actual expense, including gratuity. Yes
Meals & Incidentals Actual expense, including gratuity. Itemized receipts must be included for reimbursement. No
alcohol.

Other incidentals per itemized receipt.

Yes
Hotel Lodging obtained will be reasonable and in line
with the moderate priced hotels for the area.

Reimbursement will be only for room charge,
taxes, and parking (if applicable).

Itemized receipts must be included for
reimbursement.

Yes
Privately Owned Vehicle
Mileage Rate
IRS allowable rate for the current year. No
Office Incidentals Actual expense.

Copies/printing, courier/express delivery fees,
phone calls.

Yes

ATTACHMENT B
Item 7.4
Mountain House Page 76 of 984 CONTRACT ID # A-2627-13
13 EXHIBIT C

INSURANCE REQUIREMENTS
1) Required Coverage. Consultant shall maintain all required insurance listed herein for the duration of this Agreement.

TYPE OF INSURANCE MINIMUM LIMITS
Commercial General Liability
Premises Liability; Products and Completed
Operations; Contractual Liability; Personal
Injury and Advertising Liability
$2,000,000 per occurrence;
Bodily Injury and Property Damage
$4,000,000 in the aggregate; Commercial general
coverage shall be at least as broad as Insurance
Services Office Commercial General Liability
occurrence form CG 0001 (most recent edition)
covering comprehensive General Liability on an
“occurrence” basis
Commercial or Business Automobile
Liability
All owned vehicles, hired or leased
vehicles, non-owned, borrowed and
permissive uses. Personal Automobile
Liability is acceptable for individual
Consultants with no transportation or
hauling related activities
$2,000,000 per occurrence;
Any Auto; Bodily Injury and Property Damage.

Automobile coverage shall be at least as broad as
Insurance Services Office Automobile Liability
form CA 0001 (most recent edition), Code 1 (any
auto). No endorsement shall be attached limiting
the coverage.

Workers’ Compensation (WC) and
Employers Liability (EL)
Required for all Consultants with
employees
WC: Statutory Limits
EL: $100,000 per accident for bodily injury or
disease. Consultant may rely on a self-insurance
program to meet those requirements, but only if the
program of self-insurance complies fully with the
provisions of the California Labor Code. The
insurer shall waive all rights of subrogation against
City of Mountain House and its officers, officials,
employees, and volunteers for loss arising from
Work performed under this Agreement
Professional Liability/Errors &
Omissions
Required for all Consultants performing
services with licensed professionals.

Includes endorsements of contractual
liability
$1,000,000 per occurrence
$2,000,000 policy aggregate; Any deductible or
self-insured retention shall not exceed $150,000 per
claim

ATTACHMENT B
Item 7.4
Mountain House Page 77 of 984 CONTRACT ID # A-2627-13
14 2) Additional requirements. Each of the following shall be included in the insurance coverage or added as a certified endorsement to the policy:
a) Term. All required insurance shall be maintained during the entire term of the Agreement with the following exception: Insurance policies and coverage(s) written on a claims-made basis shall be maintained during the entire term of the Agreement and until three (3) years following termination and acceptance of all Work provided under the Agreement, with the retroactive date of said insurance (as may be applicable) concurrent with the commencement of activities pursuant to this Agreement. b) Additional Insured. All insurance required above with the exception of Professional Liability, Personal Automobile Liability, Workers’ Compensation and Employers Liability, shall be endorsed to name as additional insured: City of Mountain House, its Board of Directors, and all City of Mountain House officers, agents, employees, volunteers and representatives.
c) Primary Insurance. For any claims related to this Agreement or the Work hereunder, the Consultant’s insurance covered shall be primary insurance as respects City of Mountain House, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by City of Mountain House, its officers, officials, employees, or volunteers shall be excess of the Consultant’s insurance and shall not contribute with it. d) Cancellation. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be canceled by either party, except after 30 days’ prior written notice has been provided to City of Mountain House.
e) Certificates of Insurance. Before commencing operations under this Agreement, Consultant shall provide Certificate(s) of Insurance and applicable insurance endorsements, in form and satisfactory to City of Mountain House, evidencing that all required insurance coverage is in effect. City of Mountain House reserves the rights to require the Consultant to provide complete, certified copies of all required insurance policies.
f) Sub-Consultants. Consultant shall include all sub-Consultants as an insured (covered party) under its policies or shall furnish separate certificates and endorsements for each sub-Consultant. All coverages for sub-Consultants shall be subject to all of the requirements stated herein.
g) Claims-made limitations. The following provisions shall apply if the professional liability coverage is written on a claims-made form:
i) The retroactive date of the policy must be shown and must be before the date of the Agreement.
ii) Insurance must be maintained and evidence of insurance must be provided for at least five years after completion of the Agreement or the Work, so long as commercially available at reasonable rates.
iii) If coverage is canceled or not renewed and it is not replaced with another claimsmade policy form with a retroactive date that precedes the date of this Agreement,

ATTACHMENT B
Item 7.4
Mountain House Page 78 of 984 CONTRACT ID # A-2627-13
15 Consultant must purchase an extended period coverage for a minimum of three (3) years after completion of Work under this Agreement. iv) A copy of the claim reporting requirements must be submitted to City of Mountain House for review prior to the commencement of any Work under this Agreement.
3) All Policies Requirements.
a) Acceptability of insurers. All insurance required by this section is to be placed with insurers with a Bests' rating of no less than A:VII. Insurance shall be maintained through an insurer with a minimum A.M. Best Rating of A- or better, with deductible amounts acceptable to City of Mountain House. Acceptance of Consultant’s insurance by City of Mountain House shall not relieve or decrease the liability of Consultant hereunder. Any deductible or self-insured retention amount or other similar obligation under the policies shall be the sole responsibility of the Consultant.
b) Deductibles and Self-Insured Retentions. Consultant shall disclose to and obtain the written approval of City of Mountain House for the self-insured retentions and deductibles before beginning any of the Work called for by any term of this Agreement.

At the option of City of Mountain House, either: the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects City of Mountain House, its officers, employees, and volunteers; or the Consultant shall provide a financial guarantee satisfactory to City of Mountain House guaranteeing payment of losses and related investigations, claim administration and defense expenses. c) Wasting Policies. Except for Professional Liability insurance, no policy required under this Agreement shall include a wasting policy limit (i.e., a limit that is eroded by the cost of defense).
d) Waiver of Subrogation. Consultant hereby agrees to waive subrogation which any insurer or Consultant may require from vendor by virtue of the payment of any loss.

Consultant agrees to obtain any endorsements that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the entity for all Work performed by Consultant, its employees, agents, and sub-Consultants.
4) Remedies. In addition to any other remedies City of Mountain House may have if Consultant fails to provide or maintain any insurance policies or policy endorsements to the extent and within the time herein required, City of Mountain House may, at its sole option exercise any of the following remedies, which are alternatives to other remedies City of Mountain House may have and are not the exclusive remedy for Consultant’s breach:
a) Obtain such insurance and deduct and retain the amount of the premiums for such insurance from any sums due under the Agreement;
b) Order Consultant to stop work under this Agreement or withhold any payment that becomes due to Consultant hereunder, or both stop work and withhold any payment, until Consultant demonstrates compliance with the requirements hereof; and/or c) Terminate this Agreement.

ATTACHMENT B
Item 7.4
Mountain House Page 79 of 984 CONTRACT ID # A-2627-13
16 EXHIBIT D

REQUIREMENTS OF PUBLIC WORKS CONTRACTS
1) Wages. As applicable pursuant to Federal and State of California statutes and regulations:
a) In accordance with Labor Code Section 1773.2, City of Mountain House has determined the general prevailing wages in the locality in which the Work described in Exhibit A are to be performed for each craft or type of work needed, as published by the State of California Department of Industrial Relations, Division of Labor Statistics and Research, a copy of which is on file in City of Mountain House Public Works Office, and shall be made available on request. Consultant and sub-Consultants engaged in the performance of the Work shall pay no less than these rates to all persons engaged in performance of the Work.
b) In accordance with Labor Code Section 1775, Consultant and any sub-Consultants engaged in performance of the Work shall comply with Labor Code Section 1775, which establishes a penalty of up to $200 per day for each worker engaged in the performance of the Work for which Consultant or any sub-Consultant pays less than the specified prevailing wage. A mistake, inadvertence, or neglect in failing to pay the correct rate of prevailing wages is not excusable if Consultant or sub-Consultant had knowledge of their obligations under the Labor Code. Consultant or sub-Consultant shall pay the difference between the prevailing wage rates and the amount paid to each worker for each calendar day or portion thereof for which each worker was paid less than the prevailing wage rate.

If a sub-Consultant worker engaged in performance of the services described in Exhibit A is not paid the general prevailing per diem wages by the sub-Consultant, Consultant is not liable for any penalties therefore unless Consultant had knowledge of that failure or unless the Consultant fails to comply with all of the following requirements:
i) The contract executed between Consultant and the sub-Consultant for the performance of part of the Work shall include a copy of the provisions of Labor Code Sections 1771, 1775, 1776, 1777.5, 1813, and 1815.
ii) Consultant shall monitor payment of the specified general prevailing rate of per diem wages by the sub-Consultant by periodic review of the sub-Consultant’s certified payroll records.
iii) Upon becoming aware of a sub-Consultant’s failure to pay the specified prevailing rate of wages, Consultant shall diligently take corrective action to halt or rectify the failure, including, but not limited to, retaining sufficient funds due the sub-Consultant for performance of the Work.
iv) Prior to making final payment to the sub-Consultant, Consultant shall obtain an affidavit signed under penalty of perjury from the sub-Consultant that the subConsultant has paid the specified general prevailing rate of per diem wages for employees engaged in the performance of the Work any amounts due pursuant to Labor Code Section 1813.
c) In accordance with Labor Code Section 1776, Consultant and each sub-Consultant engaged in performance of the Work shall keep accurate payroll records showing the name, address, social security number, work, straight time and overtime hours worked each day and week, and the actual per diem wages paid to each journeyman, apprentice, worker, or other employee employed in performance of the Work. Each payroll record

ATTACHMENT B
Item 7.4
Mountain House Page 80 of 984 CONTRACT ID # A-2627-13
17 shall contain or be verified by a written declaration that it is made under penalty of perjury, stating both of the following:
i) The information contained in the payroll record is true and correct. ii) The employer has complied with the requirements of Sections 1771, 1811, and 1815 for any work performed by the employer’s employees on the public works project.

The payroll records required pursuant to Labor Code Section 1776 shall be certified and shall be available for inspection by City of Mountain House and its authorized representatives, the Division of Labor Standards Enforcement, and the Division of Apprenticeship Standards of the Department of Industrial Relations, and shall otherwise be available for inspection in accordance with Labor Code Section 1776. d) In accordance with Labor Code Section 1777.5, Consultant, on behalf of Consultant and any sub-Consultants engaged in performance of the Work, shall be responsible for ensuring compliance with Labor Code Section 1777.5 governing employment and payment of apprentices on public works contracts.
e) Consultant or any sub-Consultant, in performance of the Work, employs any person in a trade or occupation (except executive, supervisory, administrative, clerical, or other nonmanual workers as such) for which no minimum wage rate has been determined by the Director of the Department of Industrial Relations, Consultant shall pay the minimum rate of wages specified therein for the classification that most nearly corresponds to the Work performed by that person. The minimum rate thus furnished shall be applicable as a minimum for such trade or occupation from the time of the initial employment of the person affected and during the continuance of such employment. 2) DIR Registration.

At all times, Consultant shall be registered with the Department of Industrial Relations and qualified to perform public work consistent with Labor Code section 1725.5, except in limited circumstances as set forth in Labor Code section 1771.1. No Consultant or sub-Consultant may be awarded a contract for public work on a public works project unless registered with the Department of Industrial Relations pursuant to Labor Code Section 1725.5. Consultant agrees, in accordance with Section 1771.4 of the Labor Code, that if the Work under this Agreement qualifies as a public works project, it is subject to compliance monitoring and enforcement by the Department of Industrial Relations.
5615290.3

ATTACHMENT B
Item 7.4
Mountain House Page 81 of 984 TITLE: Adopt a Resolution Approving the Fiscal Year 2026-27 Road Maintenance and Rehabilitation Account (RMRA) Project List Funded by Senate Bill 1 (SB 1) MEETING DATE: June 9, 2026
PREPARED BY: Mellownie Salvador, Engineer II
Koosun Kim, PE, Public Works Director

RECOMMENDATION
Staff recommends that the City Council adopt a Resolution approving the Fiscal Year 2026-27 Road Maintenance and Rehabilitation Account (RMRA) project list funded by Senate Bill 1 (SB 1), including new roadway maintenance projects and the relisting of previously approved multi-year projects that may continue utilizing RMRA funding.

BACKGROUND
Senate Bill 1 (SB 1), the Road Repair and Accountability Act of 2017, was enacted to provide a long-term funding solution for California's deteriorating transportation infrastructure. Effective November 1, 2017, the legislation created the Road Maintenance and Rehabilitation Account (RMRA), which distributes formula-based funding annually to eligible cities and counties. These funds are intended to support the maintenance, rehabilitation, and safety enhancement of local street and road systems.

SB 1 requires the City to meet specific reporting and accountability requirements established by the California Transportation Commission (CTC). Prior to receiving an apportionment of RMRA funds in a fiscal year, the City is required to adopt and submit a list of planned projects by July 1. The list must specify the project scope, location, estimated schedule, and useful life. Although the initial project list is required to secure funding eligibility, jurisdictions retain flexibility to amend project priorities based on changing operational needs, funding availability, development activity, and project delivery considerations throughout the year.

Fiscal Year 2026-27 represents the City of Mountain House's second year receiving RMRA funding as an incorporated city. The City received approximately $758,165 in RMRA funding during Fiscal Year 2025-26 and is estimated to receive approximately $810,184 in Fiscal Year 2026-27.

For Fiscal Year 2026-27, staff utilized the City's Pavement Management Program (StreetSaver), recent field condition assessments, and roadway maintenance priorities to identify projects that provide the most cost-effective pavement preservation and rehabilitation benefits. The proposed project list is required to be submitted through the California Statewide Multi-Modal Accountability Reporting Tool (CalSMART) by July 1, 2026.

Item 7.5
Mountain House Page 82 of 984

DISCUSSION
Based on data from the City's Pavement Management Program and recent field evaluations, staff identified projects for inclusion in the Fiscal Year 2026-27 RMRA project list and relisting of prior Fiscal Year 2025-26 RMRA projects. These projects were selected to address pavement distress, improve roadway safety, extend the useful life of public infrastructure, and maximize the long-term value of roadway maintenance investments.

Fiscal Year 2025-26 RMRA funding was programmed toward the Bethany Village and Arterial Roads Pavement Rehabilitation Project and the Hansen Village Crack Sealing Project. Both projects remain active and may continue utilizing future RMRA allocations as work progresses. Consistent with SB 1 requirements, these projects are included as relisted projects in the Fiscal Year 2026-27 project list.

Proposed Fiscal Year 2026-27 RMRA Project List
Project Status Description Location Schedule Useful
Life
Arterial
Pavement
Rehabilitation
Project
New
Comprehensive pavement
rehabilitation including pavement
repairs, asphalt improvements,
sidewalk and crosswalk
enhancements, pavement striping,
curb and gutter repairs, ADA curb
ramp upgrades, and safety signage
improvements.

Mountain
House Pkwy
between
Grant Line
Road and I205
FY 2026-27
to
FY 2027-28
10-20
Years
Hansen Village
Slurry Seal
Project
New
Pavement preservation treatment
including slurry seal and associated
roadway improvements intended to
protect pavement surfaces, prevent
water intrusion, and extend
pavement life.

Hansen
Village FY 2026-27 5-10 Years
Bethany Village
and Arterial
Roads Pavement
Rehabilitation
Project
Relisted
Comprehensive rehabilitation of
pavement and associated roadway
improvements including pavement
repair, accessibility improvements,
striping, and safety enhancements.

Bethany
Village,
Arturo Blvd,
Central Pkwy,
and Great
Valley Pkwy
FY 2025-26
to
FY 2027-28
5-20
Years
Hansen Village
Crack Sealing
Project
Relisted
Preventative pavement
maintenance effort aimed at sealing
longitudinal and transverse
pavement cracks to reduce
deterioration and delay more
extensive rehabilitation.

Hansen
Village
FY 2025-26
to
FY 2026-27
5-10
Years
Item 7.5
Mountain House Page 83 of 984 The list of new and relisted projects remains subject to ongoing evaluation and may ultimately be funded through RMRA or other available transportation funding sources. Project delivery schedules may shift due to funding availability, private development activity, utility coordination, construction conflicts, or other operational priorities. Relisting these projects preserves the City's flexibility to strategically utilize future RMRA funding as project needs evolve.

Approval of the Resolution will authorize staff to submit the adopted project list to the California Transportation Commission and complete all required RMRA reporting and funding eligibility requirements.

Maps showing the project locations are included as Attachments A through D.

FISCAL IMPACT
The City received approximately $758,165 in Fiscal Year 2025-26 RMRA funding and is estimated to receive approximately $810,184 in Fiscal Year 2026-27. RMRA revenues are restricted to eligible roadway maintenance, rehabilitation, and safety improvement projects.

The proposed projects will be funded through RMRA revenues and other available transportation funding sources as necessary. There is no impact to the General Fund associated with this action.

STRATEGIC PLAN
This action supports implementation of the City Strategic Plan adopted April 9, 2025 by preserving transportation infrastructure, promoting public safety, and supporting long-term fiscal sustainability through proactive asset management.

CEQA
Adoption of the RMRA project list is not a project subject to the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15378(b)(4) and (5), as the action constitutes a governmental funding mechanism and administrative activity. Environmental review for individual projects will be completed, as required, prior to project implementation.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Upon City Council approval, staff will submit the adopted resolution and project list to the California Transportation Commission prior to the July 1, 2026 deadline and will administer RMRA funds in accordance with SB 1 program requirements.

Item 7.5
Mountain House Page 84 of 984

ATTACHMENTS
Attachment A – Project Map for Bethany Village and Arterial Roads Pavement Rehabilitation Project Attachment B – Project Map for Hansen Village Crack Sealing Project Attachment C – Project Map for Arterial Pavement Rehabilitation Project Attachment D – Project Map for Hansen Village Slurry Seal Project Attachment E – Proposed Resolution Adopting the Fiscal Year 2026-27 RMRA Project List

Item 7.5
Mountain House Page 85 of 984

ATTACHMENT A
Item 7.5
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ATTACHMENT A
Item 7.5
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ATTACHMENT B
Item 7.5
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ATTACHMENT C
Item 7.5
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ATTACHMENT D
Item 7.5
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ATTACHMENT E
RESOLUTION NO. 2026-XX
RESOLUTION ADOPTING A LIST OF PROJECTS FOR FISCAL YEAR 2026-27 FUNDED BY SB 1: THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017
WHEREAS, Senate Bill 1 (SB 1), the Road Repair and Accountability Act of 2017 (Chapter 5, Statutes of 2017), was passed by the Legislature and signed into law by the Governor in April 2017 to address significant multi-modal transportation funding shortfalls statewide; and WHEREAS, SB 1 includes accountability and transparency provisions that will ensure the residents of the City of Mountain House are aware of the projects proposed for funding in the community and which projects have been completed each fiscal year; and
WHEREAS, the City of Mountain House must adopt by resolution a list of projects proposed to receive fiscal year funding from the Road Maintenance and Rehabilitation Account (RMRA), created by SB 1, which must include a description and location of each proposed project, a proposed schedule for the project’s completion, and the estimated useful life of the improvement; and WHEREAS, Fiscal Year 2026-27 represents the City's second year receiving RMRA funding as an incorporated city.

WHEREAS, the City of Mountain House will receive an estimated $810,184 in RMRA funding for Fiscal Year 2026-27 from SB 1; and
WHEREAS, the City of Mountain House continues to receive SB 1 funding that enables the City to continue essential roadway maintenance and rehabilitation projects, safety improvements, and mobility enhancements for the traveling public that would not otherwise be possible without SB 1; and WHEREAS, the City of Mountain House used its Pavement Management Program software, StreetSaver, along with recent field investigations, to develop the SB 1 project list and identify priority transportation infrastructure improvements; and
WHEREAS, the funding from SB 1 will help the City of Mountain House maintain and rehabilitate arterial corridors and neighborhood roadways, improve multimodal transportation safety infrastructure, and support continued investment in the City’s transportation network; and WHEREAS, the SB 1 project list and overall investment in local streets and roads infrastructure support the City’s goals of preserving public infrastructure, enhancing roadway safety and accessibility, and maintaining fiscal sustainability through proactive asset management; and NOW, THEREFORE, BE IT RESOLVED THAT by the City Council of the City of Mountain House, State of California, as follows:

1. The foregoing recitals are true and correct.

Item 7.5
Mountain House Page 91 of 984

Page 2 of 3 ends

CONSENT ITEM X.X

ATTACHMENT

2. The following list of newly proposed projects will be funded in-part or solely with Fiscal Year 2026- 27 Road Maintenance and Rehabilitation Account revenues:

Project Title: Arterial Pavement Rehabilitation Project Project Description: This project includes comprehensive rehabilitation of pavement and associated improvements along arterial corridors. The scope of work consists of pavement rehabilitation and repair, sidewalk and crosswalk enhancements, pavement striping restoration and safety improvements, curb and gutter repairs, ADA curb ramp upgrades, and installation of new safety signage.

Project Location: Mountain House Parkway between Grant Line Road and Interstate 205 within the City of Mountain House.

Estimated Project Schedule: Start (06/27) – Completion (11/27) based on the component being funded with RMRA funds
Estimated Project Useful Life: 10-20 years
Project Title: Hansen Village Slurry Seal Project
Project Description: This project includes pavement preservation improvements within Hansen Village. The scope of work consists of slurry seal treatment, pavement repairs, pavement striping restoration, curb and gutter repairs, ADA curb ramp upgrades, and related safety improvements.

Project Location: Hansen Village within the City of Mountain House.

Estimated Project Schedule: Start (08/27) – Completion (10/27) based on the component being funded with RMRA funds
Estimated Project Useful Life: 5-10 years

3. The following previously proposed and adopted projects may also utilize Fiscal Year 2026-27 Road Maintenance and Rehabilitation Account revenues in their delivery. With the relisting of these projects in the adopted fiscal year resolution, the City of Mountain House is reaffirming to the public and the State its intent to fund these projects with Road Maintenance and Rehabilitation Account revenues:

Project Title: Bethany Village and Arterial Roads Pavement Rehabilitation Project Project Description: This project includes pavement rehabilitation and associated improvements within Bethany Village and along Arturo Boulevard, Central Parkway, and Great Valley Parkway. The scope of work consists of pavement rehabilitation and repair, pavement striping restoration, curb and gutter repairs, ADA curb ramp upgrades, sidewalk and crosswalk improvements, and installation of new safety signage.

Project Location: Bethany Village, Arturo Boulevard, Central Parkway, and Great Valley Parkway within the City of Mountain House.

Estimated Project Schedule: Start (04/27) – Completion (09/27) based on the component being funded with RMRA funds
Estimated Project Useful Life: 5-20 years
Project Title: Hansen Village Crack Sealing Project
Project Description: This project includes preventative pavement maintenance improvements consisting of sealing longitudinal and transverse pavement cracks to prevent moisture infiltration and extend pavement service life.

Project Location: Hansen Village within the City of Mountain House.

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Page 3 of 3 ends

CONSENT ITEM X.X

ATTACHMENT
Estimated Project Schedule: Start (08/26) – Completion (09/26) based on the component being funded with RMRA funds
Estimated Project Useful Life: 5-10 years
PASSED AND ADOPTED by the City Council of the City of Mountain House, State of California at a meeting thereof held on this 9th day of June 2026, by the following vote, to wit:

Item 7.5
Mountain House Page 93 of 984 TITLE: Consider Appointments to the League of California Cities Central Valley Division Executive Board
MEETING DATE: June 9, 2026
PREPARED BY: Margaret Wimberly, City Clerk

RECOMMENDATION
Staff recommends that the Mayor, with the concurrence of the City Council, appoint Mayor Andy Su to the League of California Cities Central Valley Division Board with Vice Mayor Green and Council Member Disko as alternates.

BACKGROUND
Various county-level and regional committees require City Council representation to ensure the City’s interests are reflected in regional and countywide decisions. The City has received a formal request to appoint representative(s) to the League of California Cities (Cal Cities) Central Valley Division Executive Committee.

Cal Cities is structured into 16 Regional Divisions, which are central to its advocacy efforts. Regional Divisions bring together both elected and career city officials to shape region-specific programs, carry out grassroots activities, and guide statewide policy.

The Central Valley Division includes 26 cities in Calaveras, Merced, Madera, San Joaquin, Stanislaus, and Tuolumne counties. Division membership meetings are held quarterly and rotate between the northern and southern portions of the Division. These meetings provide members a forum to exchange ideas, share information, and strengthen cooperative advocacy.

The Central Valley Division has requested each member city confirm its elected representative to the Division Executive Committee and provide the name of an alternate if one is appointed. The Division is scheduling its next Executive Committee meeting on Thursday, June 11, 2026.

ATTACHMENTS
None.

Item 7.6
Mountain House Page 94 of 984 TITLE: Approval of Consultant Agreement with J.B. Anderson Land Use Planning for OnCall Professional Planning and Environmental Services MEETING DATE: June 9, 2026
PREPARED BY: Jodi Almassy, Deputy City Manager

RECOMMENDATION
Staff recommends that the City Council adopt a resolution authorizing the City Manager to:

1. Execute a Consultant Agreement with J.B. Anderson Land Use Planning for On-Call Professional Planning and Environmental Services for an initial three-year term from July 1, 2026 through June 30, 2029, in an amount not-to-exceed $2,625,000.

2. Exercise one optional two-year extension under the same terms and conditions, subject to the agreement's annual rate adjustment provisions, in an amount not-to-exceed $875,000 annually, for an additional amount not-to-exceed $1,750,000.

3. Approve agreement amendments, annual rate adjustments, and exercise term extensions consistent with the authority established by the resolution, for a total potential agreement amount not-to-exceed $4,375,000.

4. Execute the Consultant Agreement and any minor revisions or non-substantive modifications approved by the City Attorney and Risk Management.

5. Take all actions necessary to carry out the purpose and intent of this Resolution.

BACKGROUND
J.B. Anderson Land Use Planning has provided professional planning services to Mountain House since 2022, initially supporting the Mountain House Community Services District and continuing to serve the City following incorporation on July 1, 2024. Their services have included current planning, advanced planning, environmental review, development application processing, staff augmentation, and support for a variety of City planning initiatives.

On June 11, 2024, the City Council approved a Consultant Agreement with J.B. Anderson Land Use Planning to provide ongoing professional planning and environmental services in support of the City's Planning Division. The current agreement expires on June 30, 2026.

Item 7.7
Mountain House Page 95 of 984 Since award of the current agreement, J.B. Anderson has provided support for day-to-day Planning Division operations, discretionary development application review, environmental compliance, development code implementation, General Plan development and other planning-related services necessary to support the City's continued growth and development activity. The firm has also provided specialized planning expertise and staffing flexibility that has allowed the City to respond to fluctuating workloads and evolving organizational needs.

As the City continues implementation of its first General Plan, preparation of its first Housing Element, coordination of the Economic Development Element and related implementation framework, and review of private development projects, ongoing consultant planning support remains necessary to supplement City staffing resources and provide specialized expertise.

To ensure continuity of services and maintain sufficient planning resources, the City issued Request for Proposals (RFP No. CDD-2602) for On-Call Professional Planning and Environmental Services. The RFP sought qualified firms to provide current planning, advanced planning, environmental review, development application processing, and related planning services on an as-needed basis.

DISCUSSION
The City issued Request for Proposals (RFP No. CDD-2602) for On-Call Professional Planning and Environmental Services.

The City received proposals from the following firms:
• 4LEAF, Inc.
• CSG Consultants
• De Novo Planning Group
• Interwest Consulting Group
• J.B. Anderson Land Use Planning
• Willdan Engineering
Proposals were evaluated by a staff review panel based on the qualifications, experience, staffing approach, responsiveness, and ability of each firm to provide the requested services.

Following evaluation of the proposals, staff determined that J.B. Anderson Land Use Planning was the most qualified firm and best positioned to provide the requested services and entered into agreement negotiations with the firm. The City subsequently requested additional information regarding staffing assignments, on-site availability, and staff augmentation capabilities to further refine the proposed service delivery model.

J.B. Anderson's proposal demonstrated extensive institutional knowledge of Mountain House, direct experience with the City's land use framework, familiarity with active development projects, and the ability to provide both in-office staff augmentation and specialized planning support. The firm's team has Item 7.7
Mountain House Page 96 of 984 been providing planning services to Mountain House since 2022 and has played a significant role in supporting development review, environmental planning, implementation of cityhood, and ongoing Planning Division operations.

Based on the results of the competitive qualifications-based selection process and subsequent negotiations, staff recommends award of the Agreement to J.B. Anderson Land Use Planning.

The proposed agreement establishes a not-to-exceed amount of $2,625,000 over the initial three-year term. The agreement also includes one optional two-year extension under the same terms and conditions, subject to the agreement's annual rate adjustment provisions, which if exercised would increase the total potential agreement authority to $4,375,000. These amounts represent administrative ceilings and do not constitute committed expenditures. Actual work will be authorized only as needed and billed on a timeand-materials basis in accordance with the approved rate schedule.

The agreement also provides for annual rate adjustments beginning July 1, 2027. Rate adjustments are limited to the lesser of the Consumer Price Index (CPI) or three percent (3%) annually and are intended to account for inflationary increases in labor and operating costs over the term of the agreement.

The proposed authority establishes spending capacity rather than actual expenditures. Actual costs will be incurred only as services are authorized and performed, and developer-funded work will be reimbursed to the City through applicant deposit and reimbursement agreements, as applicable.

Many planning services performed under this agreement support private development projects and are funded through Developer Reimbursement Agreements (DRAs), resulting in reimbursement to the City by project applicants. The agreement provides the City with the flexibility necessary to support anticipated development activity while maintaining appropriate staffing resources and service levels.

FISCAL IMPACT
The proposed agreement establishes annual agreement authority of $875,000, for a total not-to-exceed amount of $2,625,000 over the initial three-year term.

Approximately $375,000 annually is anticipated to support General Fund planning activities, including implementation of the City's first General Plan, preparation of the City's first Housing Element, coordination of the Economic Development Element and related implementation framework, development code updates, and other strategic planning initiatives. Approximately $500,000 annually is anticipated to support development review and entitlement activities funded through applicant Developer Reimbursement Agreements.

Item 7.7
Mountain House Page 97 of 984 Fiscal Year
General Fund
Supported
Activities
Developer
Funded
Activities
Total
Authority
FY 2026-27 $375,000 $500,000 $875,000
FY 2027-28 $375,000 $500,000 $875,000
FY 2028-29 $375,000 $500,000 $875,000
Initial Three-Year Term $1,125,000 $1,500,000 $2,625,000 The agreement also includes one optional two-year extension. Consultant rates remain subject to the annual adjustment provisions contained in the agreement, which limit increases to the lesser of CPI or three percent (3%) annually.

Description
Total
Authority
Amount
Initial Three-Year Term $2,625,000
Optional Two-Year Extension $1,750,000
Potential Agreement Authority $4,375,000
Actual expenditures will be incurred only as services are authorized and performed. Developer-funded work will vary based on development activity and reimbursement agreements in place at the time services are requested. Given current market conditions, actual developer-funded activity may fluctuate from year to year; however, the agreement provides the City flexibility to respond to development activity as it occurs.

Funding for FY 2026-27 is included in the proposed budget, with future funding subject to annual City Council budget appropriations.

STRATEGIC PLAN
This action supports implementation of the City Strategic Plan adopted April 9, 2025 by ensuring the City maintains adequate professional resources to support responsible growth, development review, longrange planning efforts, and efficient customer service delivery.

CEQA
Item 7.7
Mountain House Page 98 of 984 The proposed action consists of the approval of a consultant agreement for planning and environmental consulting services and does not constitute approval of any specific development project. Accordingly, the action is not a project subject to the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378(b)(5), as it is an organizational and administrative activity that will not result in a direct or indirect physical change to the environment.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Staff will execute and administer the agreement in accordance with its terms.

ATTACHMENTS
Attachment A – Consultant Agreement with J.B. Anderson Land Use Planning Attachment B – Proposed Resolution
Item 7.7
Mountain House Page 99 of 984 251 E MAIN STREET, MOUNTAIN HOUSE, CA 95391
(209) 831-2300 ʀ (209) 831-5610 FAX

CONSULTANT AGREEMENT
CONTRACT ID # A-2627-12
DATE: July 1, 2026
PARTIES: City of Mountain House: City of Mountain House 251 E. Main Street
Mountain House, CA 95391
CONSULTANT: J.B. Anderson Land Use Planning
139 South Stockton Ave.

Ripon, CA 95366
The Parties agree as follows:

1. Priority of Documents:

Each of the items listed below is hereby incorporated into this Agreement by this reference. In the event of an inconsistency in this Agreement, the inconsistency shall be resolved by giving precedence in the following order:
$ Applicable Federal and State of California statutes and regulations, this Agreement and its exhibits.

B. Consultant’s Technical Proposal dated May 19, 2026 and Cost Proposal dated March 30, 2026.

2. Terms of Services:

2.1 Scope of Services. Subject to the terms and conditions set forth in this Agreement, Consultant agrees to provide On- Call Professional Planning and Environmental Services as further described in Exhibit A, Scope of Service (the “Work”).

ATTACHMENT A
Item 7.7
Mountain House Page 100 of 984 CONTRACT ID # A-2627-12
2 terminated or extended, as provided for in Section 8. The time provided to Consultant to complete the services required by this Agreement shall not affect City of Mountain House’s right to terminate the Agreement, as referenced in Section 8.

2.4 Inspection. All Work performed and materials (if any) provided by Consultant shall be subject to inspection and approval by City of Mountain House.

3. Terms of Payment.

3.1 Compensation. City of Mountain House hereby agrees to pay Consultant a sum not to exceed two million, six hundred twenty-five thousand dollars ($2,625,000.00),

ATTACHMENT A
Item 7.7
Mountain House Page 101 of 984 CONTRACT ID # A-2627-12
3 notwithstanding any contrary indications that may be contained in Consultant’s proposal for services to be performed and reimbursable costs incurred under this Agreement. City of Mountain House shall pay Consultant for services rendered pursuant to this Agreement at the time and in the manner set forth herein. The payments specified below shall be the only payments from City of Mountain House to Consultant for services rendered pursuant to this Agreement. Consultant shall submit all invoices to City of Mountain House in the manner specified herein. Except as specifically authorized by City of Mountain House in writing, Consultant shall not bill City of Mountain House for duplicate services performed by more than one person.

3.3 Monthly Payment. City of Mountain House shall make monthly payments, based on invoices received, for services satisfactorily performed and for authorized reimbursable

ATTACHMENT A
Item 7.7
Mountain House Page 102 of 984 CONTRACT ID # A-2627-12
4 costs incurred. City of Mountain House shall have thirty (30) days from the receipt of an invoice that complies with all of the requirements above to pay Consultant.

3.4 Final Payment; Retention Payment.

3.6 Hourly Rate/Fees. Unless the services provided are for a lump sum or flat fee, fees for Work performed by Consultant on an hourly basis shall not exceed the amounts shown on the compensation cost proposal attached hereto as Exhibit B and incorporated herein. In the event of a conflict in or inconsistency between the terms of this Agreement and Exhibit B, the Agreement shall prevail. The City of Mountain House City Manager is authorized to negotiate annual increases to the billing rates in an amount of the annual CPI or three percent (3%) of the billing rates stated herein, whichever is less.

3.7 Reimbursable Expenses. Reimbursable expenses are specified in Exhibit B.

3.8 Payment of Taxes. Consultant is solely responsible for the payment of employment taxes incurred under this Agreement and any similar federal or state taxes.

Consultant shall maintain adequate logs and timesheets to verify costs incurred to that date.

ATTACHMENT A
Item 7.7
Mountain House Page 103 of 984 CONTRACT ID # A-2627-12
5 3.10 Authorization to Perform Services. The Consultant is not authorized to perform any services or incur any costs whatsoever under the terms of this Agreement until receipt of authorization from the Contract Administrator.

4. Consultant’s Status:

5. Legal Requirements.

5.3 Conflict of Interest Statement. Consultant covenants that Consultant, its officers or employees or their immediate family, presently has no interest, including, but not limited to, other projects or independent contracts, and shall not acquire any such interest, direct or indirect, which would conflict in any manner or degree with the performance of the Work. Consultant further covenants that in the performance of this Agreement no person having any such interest shall be employed or retained by Consultant under this Agreement. Consultant shall not hire City of Mountain House’s employees to perform

ATTACHMENT A
Item 7.7
Mountain House Page 104 of 984 CONTRACT ID # A-2627-12
6 any portion of the Work, including secretarial, clerical, and similar incidental services, except upon the written approval of City of Mountain House. Performance of the Work by associates or employees of Consultant shall not relieve Consultant from any responsibility under this Agreement.

5.5 Drug Free Workplace. Consultant shall comply with the provisions of Government Code Section 8350 et seq., otherwise known as the Drug-Free Workplace Act.

5.7 Subcontracts. Consultant shall include the provisions of this Section 5 in any subcontract approved by the Contract Administrator or this Agreement.

6. Indemnification, Hold Harmless and Defense.

To the fullest extent permitted by law, City of Mountain House shall indemnify, hold harmless and defend the Consultant, its directors, officers, employees, agents and each of them (collectively referred to as “Consultant Indemnified Parties”) from and against any and all claims, demands, causes of action, damages, penalties, judgments, awards, decrees, costs, expenses, attorneys’ fees, losses or liabilities, in law or in equity, of every kind or nature, including but not limited to personal injury, bodily injury, wrongful death, and property damage including any damage to the Consultant’s property, arising out of City of Mountain House’s alleged negligence, or wrongful acts related to or in connection with City of Mountain House’s performance of duties under the terms and conditions of this Agreement.

Notwithstanding the forgoing, to the extent this Agreement is a “construction contract” as defined by Civil Code Section 2782, as may be amended from time to time, such duties of

ATTACHMENT A
Item 7.7
Mountain House Page 105 of 984 CONTRACT ID # A-2627-12
7 Consultant to indemnify shall not apply when to do so would be prohibited by Civil Code Section 2782.

7. Insurance.

Before beginning any Work under this Agreement, Consultant, at its own cost and expense, unless otherwise specified below, shall procure the types and amounts of insurance described in Exhibit C, incorporated herein, against claims for injuries to persons or damages to property that may arise from or in connection with the performance of the Work hereunder by the Consultant and its agents, representatives, employees, and sub-Consultants. Consistent with the following provisions, Consultant shall provide proof satisfactory to City of Mountain House of such insurance that meets the requirements of Exhibit C and under forms of insurance satisfactory in all respects, and that such insurance is in effect prior to beginning Work to City of Mountain House. Consultant shall maintain the insurance policies required by Exhibit C throughout the term of this Agreement. The cost of such insurance shall be included in the Consultant’s proposal. Consultant shall not allow any sub-Consultant to commence Work on any subcontract until Consultant has obtained all insurance required by Exhibit C for the sub-Consultant(s) and provided evidence that such insurance is in effect to City of Mountain House. Verification of the required insurance shall be submitted and made part of this Agreement prior to execution.

8. Termination and Modification.

8.3 Amendments. The parties may amend this Agreement only by a writing signed by all the parties.

Consultant shall not subcontract any portion of the performance contemplated and

ATTACHMENT A
Item 7.7
Mountain House Page 106 of 984 CONTRACT ID # A-2627-12
8 provided for herein, other than to the sub-Consultants noted in the proposal, without prior written approval of the Contract Administrator. Any such assignment, transfer, delegation or subcontract without the prior written consent shall be considered null and void.

8.5 Survival. All obligations arising prior to the termination of this Agreement and all provisions of this Agreement allocating liability between City of Mountain House and Consultant shall survive the termination of this Agreement.

9. Miscellaneous.

9.1 Contract Administrator. The Consultant Administrator shall be designated, and may be changed, by the City of Mountain House City Manager in writing.

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9 City of Mountain House, or otherwise, by or for the Consultant, or by or for a subConsultant operating under the Consultant’s supervision, or direction, and all such documents and copies thereof shall be returned or transmitted to City of Mountain House forthwith upon termination or completion of the Work under this Agreement. Prior to termination Consultant shall deliver to City of Mountain House any such records upon request.

9.8 No Third Party Beneficiaries. Nothing contained in this Agreement is intended to or shall be deemed to confer upon any person, other than the parties, any rights or remedies hereunder.

9.9 Headings. The headings of the sections and exhibits of this Agreement are inserted for convenience only. They do not constitute part of this Agreement and are not to be used in its construction.

9.11 Counterparts. This Agreement may be executed in multiple counterparts, each of which shall be an original and all of which together shall constitute one agreement. *Signatures on following page*

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10 IN WITNESS WHEREOF, City of Mountain House and Consultant have executed this Agreement on the day and year first written above.

J.B. Anderson Land Use Planning City of Mountain House
State of California
By: ____________________________
David Niskanen
Vice President

By: ___________________________
Steven J. Pinkerton
City Manager
Date: _________________________ Date: _________________________

Approved as to form:

By:____________________________
John Bakker
City Attorney

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11 EXHIBIT A

SCOPE OF SERVICES
[Attached]

ATTACHMENT A
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Planning Division
March 30, 2026
Revised May 19, 2026
Proposal for
On-Call Professional Planning and
Environmental Services
CDD-2602
Submitted By:
139 South Stockton Ave.

Ripon, CA 95366
Phone: 209.599.8377
Technical Proposal

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TABLEOF CONTENTS
Section Title Pg.

Section A Cover Letter 2
Section B Firm Overview 5
Section C Understanding of the City and Scope 7
Section D Project Approach 11
Section E Project team and Staffing 13
Section F Relevant Experience 29
Section G Experience with Public Process 36
Section H Litigation History 37

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SECTION A Cover Letter
May 19, 2026
Ms. Jodi Almassy
Deputy City Manager
City of Mountain House
254 E. Main Street
Mountain House, CA 95391
[email protected]
Ms. Valerie Watts
Administrative Secretary
City of Mountain House
254 E. Main Street
Mountain House, CA 95391
[email protected]
Subject: Request for Proposals – On-Call Professional Planning and Environmental Services
Dear Ms. Almassy and Ms. Watts:

On behalf of J.B. Anderson Land Use Planning, I am pleased to present to you the enclosed Proposal for On-Call Professional and Environmental Services. The enclosed Proposal has been prepared based on review of the Request for Proposals (RFP) issued by the City of Mountain House, published on March 10, 2026. Our Proposal includes a Sub-Consultant for Landscape Review Services by The HLA Group, a QK Company.

As you are aware, J.B. Anderson Land Use Planning is well versed in Land Use and Environmental Planning Services, including On-Call Professional Planning and Environmental Services on behalf of several Public Agencies. Specific to the City of Mountain House, our firm has been engaged by the City of Mountain House to provide Professional Planning and Environmental Services since the City’s incorporation on July 1, 2024. Previously, our Firm was retained by San Joaquin County to provide a full range of current and advanced planning assistance for work associated with the Mountain House Community from the Fall of 2022 to the City’s incorporation in 2024.

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In addition, our Firm is currently providing contract Planning Services in the Cities of Oakdale, Waterford, Lathrop, Riverbank, Los Banos, Livingston, Dos Palos, Hughson, Merced, and the Counties of San Joaquin and Mariposa. We also provide needed services to many more Public Entities. Our Firm and The HLA Group have the necessary experience, historical knowledge, staffing abilities, skills, and resources to successfully complete the tasks described in the RFP.

For the purposes of this Proposal, the contact person is as follows:

John B. Anderson
President Emeritus
J.B. Anderson Land Use Planning
139 S. Stockton Avenue
Ripon, CA 95386
(209)599-8377
[email protected]
For the purposes of this RFP, the contact person with the authority to negotiate on behalf of and to contractually bind J.B. Anderson Land Use Planning is as follows:

David Niskanen
Vice President
J.B. Anderson Land Use Planning
139 S. Stockton Avenue
Ripon, CA 95386
(209)599-8377
[email protected]
We have reviewed the City’s Standard Agreement and are willing to enter into the City’s Standard Agreement.

This Proposal shall remain valid for one hundred and twenty days (120) from the Proposal due date of April 2, 2026.

Should you have any questions, or need additional information, please do not hesitate to contact me at (209) 599-8377 or via email at [email protected].

ATTACHMENT A
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ATTACHMENT A
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SECTIONB FIRM OVERVIEW
J.B. Anderson Land Use Planning (JBAP) is a full-service Land Use and Environmental Planning Firm Located in Ripon, California. Established in 1993, J.B. Anderson Land Use Planning has provided Land Use and Environmental Planning services in California through a host of Public Agencies and Municipalities.

J.B. Anderson Land Use Planning Office is located at the following address: 139 S. Stockton Avenue, Ripon, California, 95366. All professional Land Use and Environmental Planning Support Services are provided from this office.

JBAP has, and continues to, provide Land Use and Environmental Planning Services in various jurisdictions within the Central Valley and Sierra Nevada Foothills, including, Stanislaus, San Joaquin, Calaveras, Merced, Madera, Tuolumne, and Mariposa Counties. As a value-added component, our Firm offers clients a wide range of Land Use and Environmental Planning Services. We provide short and long-range Land Use Planning and Environmental Services on Projects ranging from entitlement processing (e.g., Site Plan Reviews, Conditional Use Permits, General Plan Amendments, Tentative Subdivision Maps, etc.) to environmental compliance document preparation. Currently, our firm is providing General Planning Services and staffing to the Cities of Waterford, Oakdale, Riverbank, Lathrop, Mountain House, Hughson, Los Banos, Livingston, Dos Palos, Merced, and the Counties of Counties of San Joaquin and Mariposa.

Our firm supports a highly educated and experienced staff with over 150 years of combined experience in Land Use Planning, Land Management, and environmental review and compliance in accordance with the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA). See Section E for our Firm’s Organizational Chart and staff responsibilities in providing On-Call Professional Planning and Environmental Services to the City of Mountain House.

The HLA Group, a QK Company
As noted in our Cover Letter (Section A), The HLA Group, a QK Company, is a Sub-Consultant for our Firm and will provide Landscape Review Services. Their expertise and knowledge of Landscape requirements in the City of Mountain House and requirements of the Mountain House Master Plan, Specific Plan(s), and Design Guidelines is essential for landscape review consistency with the City’s Policy Documents.

Firm Profile
QK is a multidisciplinary team of engineers, designers, scientists, and planners committed to building better communities. In 2026, QK expanded its landscape architecture practice through the acquisition of The HLA Group, adding senior design leadership and extensive experience in parks, open space, and community design projects performed for multiple homebuilder clients throughout the Sacramento and Central Valley regions.

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HLA/QK routinely supports municipal agencies through on-call service contracts, providing landscape architecture design, plan development, peer review, and on-site inspection services for projects funded at the local, state, and federal levels. Due to their extensive portfolio of developer-led projects, they recognize the need to adhere to specific agency standards and guidelines that govern this work.

HLA/QK is quite familiar with, and has completed many projects within, the Mountain House Community, including Mountain House High School, which provides a familiarity with the City of Mountain House’s high level of community planning and design aesthetic standards. Most recently, HLA/QK provided direct support in plan development peer reviews for the City for both public and private developer-based projects.

ATTACHMENT A
Item 7.7
Mountain House Page 117 of 984 City of Mountain House
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SECTIONC UNDERSTANDING OF THE CITY AND SCOPE
Mountain House is a 4,780-acre Master Plan Community located in western San Joaquin County. The Mountain House Master Plan was approved in 1994 after certification of the Final Environmental Impact Report (FEIR) (State Clearinghouse No. 90020776) for the Mountain House Master Plan and Specific Plan I. Subsequently, Specific Plan II was approved in 2004 to implement the goals and objectives of the Master Plan for Neighborhoods C, D, H, I, J, K, L, and the Town Center. Specific Plan III was approved by the San Joaquin Board of Supervisors on November 22, 2005, to implement the goals and objectives of the Master Plan for an area known as the College Park Development Area involving Neighborhoods A and B as well as the new Delta College.

Incorporation of the City of Mountain House became official on July 1, 2024, following approval by the San Joaquin Local Agency Formation Commission (LAFCo) on September 14, 2023, via Resolution No. 23- 1526. One of the first actions by the newly formed Mountain House City Council, was to adopt various policy documents, including the San Joaquin County General Plan, as amended through June 30, 2024, the Mountain House Master Plan, Specific Plan I, II, and III, the Mountain House Design Manuals for Commercial, Office, Industrial, Multi-Family and Single Family Residential and to publish such documents on the City’s website (Resolution No. 2024-16) and Title 9 (Development Title).

Since City incorporation, JBAP has begun coordinating the preparation of the Mountain House’s first General Plan and Housing Element. Mountain House’s first General Plan is being prepared by De Novo Planning Group and the City’s 6th Cycle Housing Element is being prepared by PlaceWorks. Added to the Planning tasks, JBAP worked with the city’s legal team, to process a comprehensive update to the City of Mountain House Development Title (Title 9).

Mountain House Land Use Policies provide a unique experience and opportunity from a Planning perspective. First, the City of Mountain House is governed by the Master Plan and three (3) unique Specific Plans (SP I, II, and III) and detailed Design Manuals for Commercial, Office, Industrial, MultiFamily, and Single-Family Residential developments. New development proposed in the City of Mountain House is required to adhere to the established Policy Documents and Design Manuals and our Firm has over four (4) years of experience in reviewing projects for consistency with the Policy Documents and Design Manuals as well as institutional knowledge of how some standards are interpreted.

Second, the preparation of the City’s first General Plan and Housing Element is a major undertaking by De Novo Planning Group and PlaceWorks, respectively. Our Firm continues to participate in the preparation of both Policy Documents, including the preparation of the Request for Proposals (RFP), RFP scoring, presentations to the Mountain House City Council, and the ongoing management of the preparation of both Policy Documents.

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Development Environment and Planning Context
Our Firm has carefully reviewed the Scope of Work provided in the RFP for On-Call Professional Planning and Environmental Services, published on March 10, 2026, and, including The HLA Group/QK as our SubConsultant, we have the experience to complete the scope herein. HLA/QK’s experience and working knowledge of Mountain House Design Standards and associated projects is an integral partner of our proposal.

Our Firm, in coordination with HLA/QK, is able to professionally manage the Current and General Services. As described, we continue to provide professional planning staff to support development application processing, customer service to applicants and the public, support the Community Development Department, Planning Division on day-to-day tasks, including on-site planning support, landscape review services, and manage day-to-day planning activities in Mountain House (customer service, application processing, etc.). Additionally, our Firm is experienced in providing Advanced Planning and Special Project needs, including most notably, management of the preparation of the City’s first General Plan and Housing Element.

Planning services for the City of Mountain House may include but are not limited to:
x Process discretionary and ministerial development projects and prepare conditions of approval, staff reports to the City Council under the direction of the Deputy City Manager. x Coordinate and process necessary General Plan, Master Plan, Specific Plan, Special Purpose Plan, Development Agreement Amendments under the direction of the Deputy City Manager. x Assist in the development of numerous implementing ordinances to facilitate development of the Mountain House Community under the direction of the Deputy City Manager. x Facilitate approved discretionary projects for the development of the Mountain House Community.
x Process Tentative Maps, Final Maps, Use Permits, Site Approvals, Improvement Plan Approvals, Design Review Consistency Statements, and other discretionary applications. x Attend City Council meetings, prepare and present reports, develop analysis, or make recommendations regarding Mountain House development applications, as necessary.

The Scope of Work presented below provides the tasks necessary to provide On-Call Professional Planning and Environmental Services to the City of Mountain House.

ATTACHMENT A
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Task 1

CURRENT PLANNING AND GENERAL SERVICES
J.B. Anderson Land Use Planning (JBAP) Staff shall provide Professional Planning Staff at City Hall as requested for Current Planning and General Services and tasks associated with the City of Mountain House Community Development Department, Planning Division.

JBAP Staff shall provide Staff Planners for work/projects as assigned. Most of this work can be conducted remotely and will be directed by the Deputy City Manager. The Staff Planners assisting the City will be John B. Anderson, Brad Wall, David Niskanen, Jailah Smith, and Savannah Hudson. Mark Niskanen and Michael Arroyo will be able to provide support and back-up as needed. JBAP will be accessible and will return all messages within 24 hours. JBAP will report directly to the Deputy City Manager or designated staff and attend City Staff meetings as requested.

It is our understanding that attendance at City Council might be required, as directed for special projects/applications. The primary contact person will be John B. Anderson, Brad Wall and David Niskanen. Savannah Hudson and Jailah Smith will be the secondary contact and will assist in Planning matters, development applications, and long-range planning projects (i.e., discretionary applications, management of the General Plan and Housing Element, etc.). Brad Wall and Savannah Hudson will be available to provide Current Planning and General Services on-site at City Hall for three (3) days per week or standard negotiated Office Hours. It will be JBAP’s responsibility to be well versed in all the current functions of City business so as not to confuse the public and/or future planning applicants.

Task 2

ADVANCED PLANNING AND SPECIAL PROJECTS
JBAP shall provide Advanced Planning and Special Projects to the City of Mountain House, most notably the management of the preparation of the City’s first General Plan and Housing Element.

JBAP shall submit a monthly Planning Activity Report to the Deputy City Manager or designated staff to be used as a management tool to direct the work effort of JBAP staff and to allow JBAP’s work effort to be assigned to top priorities as determined by the Deputy City Manager.

In addition, JBAP shall prepare an Agenda and Minutes of bi-weekly Community Development Department coordination meetings and weekly meetings with the Deputy City Manager to discuss Planning Projects.

Per the City’s direction, JBAP could, on demand, prepare a detailed Scope of Work and Budget for special projects as directed by the City Manager and Deputy City Manager.

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Task 3

APPLICANT-FUNDED PROJECTS
In the event an Applicant proposes a large complex project, and as directed by the Deputy City Manager, JBAP could prepare a separate Scope of Work and Budget to be shared with the Deputy City Manger and Project Proponent. JBAP will work with City staff to establish a Deposit Reimbursement Agreement (DRA) for the Project Proponent to capture the actual costs of processing the Project.

Prior to work commencing on the Project, the Scope of Work and Budget shall be approved by the City.

ATTACHMENT A
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SECTIOND PROJECT APPROACH
As noted in Section B, Firm Overview, our Firm currently provides On-Call and On-Site Planning services for the Cities of Waterford, Oakdale, Riverbank, Lathrop, Mountain House, Hughson, Los Banos, Livingston, Dos Palos, Merced, and the Counties of Counties of San Joaquin and Mariposa. As such, our Firm is well versed in providing On-Call Planning Services, including on-site staffing needs to jurisdictions. Our Firm’s approach to providing On-Call Professional Planning and Environmental Services can be summarized as follows:

Communication and Coordination with City Staff
We pride ourselves on the high level of communication we provide to our clients, both public and private. As detailed in Section C, Understanding of the City and Scope, we maintain monthly Planning Reports that detail the projects that are assigned to us, both applicant driven and special projects. This provides the Deputy City Manager with a tool to prioritize our workload. In addition to the Monthly Planning Reports, we maintain Agendas and Minutes for weekly Planning Coordination meetings and biweekly CDD meetings. This allows us to provide updates on various planning activities as well as receive direction on specific issues (i.e., review and direction on specific project issues). Our Firm is excited about the opportunity to support current and advanced planning tasks, review Building Permits and Model Home Complexes, manage ongoing Entitlement Projects and play an active role in managing adoption of the City’s first General Plan and Housing Element. This is completed by prioritizing tasks for the Staff Planners assigned to Mountain House and the availability to include additional staff in our Firm for support depending on workload, priority, etc.

In addition to providing on-site Planning Services to the City of Mountain House as described in Section C, Understanding of the City and Scope, our Firm is available remotely to address any planning related issues that may arise. Our Firm will be accessible and will return all messages within 24 hours.

Customer Service
A key component of our role as Planners is to provide Property Owners and Applicants a clear and concise understanding of the planning process, Mountain House Development Standards, Design Guidelines, and requirements per the Mountain House Master Plan and associated Specific Plans. Our Firm prides itself on being solution oriented and assisting Property Owners and Applicants to understand City requirements.

Quality Control and Knowledge of the Planning Process in Mountain House The quality of work product is extremely important to maintain consistency and reduce errors in the documents we publish to the public, the City Council, and to Property Owners/Applicants. Our Firm institutes a review protocol that assists in maintaining consistency, whether it be emails to Property Owners/Applicants or detailed Staff Reports and associated Attachments (e.g., Resolutions, Ordinances, etc.) to City Council.

ATTACHMENT A
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Our protocol is to have, at a minimum, a secondary Planner and Administrative Assistant review all work product before it leaves the office. This could include an important email, a Memorandum, and/or City Council Staff Report. We also rely on our office Administrative Assistant to scrub documents for grammatical errors, pagination, etc. on a regular basis.

As detailed in Section A, Cover Letter, our Firm has provided Professional Planning and Environmental Services since the City’s incorporation on July 1, 2024. Previously, our Firm was retained by San Joaquin County to provide a full range of current and advanced planning assistance for work associated with the Mountain House Community from the Fall of 2022 to the City’s incorporation in 2024. As such, our Firm has the working knowledge to provide Planning services to the City of Mountain House. Including the implementation of the City’s Master Plan and associated Specific Plans (SPI, SPII, and SPIII) as well as the Development Title and Design Guidelines. Additionally, our Firm is familiar with the major developers in Mountain House and have processed numerous development applications on behalf of San Joaquin County and the City of Mountain House. An example of the major entitlement applications processed on behalf of San Joaquin County in the Community of Mountain House is provided in Section F, Relevant Experience.

ATTACHMENT A
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Mountain House Page 123 of 984 City of Mountain House
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SECTIONE PROJECT TEAM AND STAFFING

PROJECT TEAM
As noted in Section B, Firm Overview, our Firm currently provides On-Call and On-Site Planning services for the City of Waterford, Oakdale, Riverbank, Lathrop, Hughson, Livingston, Merced, Mountain House, and the Counties of San Joaquin and Mariposa. Acting as an extension of City Staff, our Firm focuses on a thorough knowledge of California Land Use Planning law and local land use policies to deliver exceptional customer service. Our Firm specializes in providing On-Call Planning Services for Public Agencies to manage current and advanced planning projects from Use Permit Applications and Parcel Maps to Annexations and Area Plans. Our Firm is also well versed and experienced in managing General Plan Updates, preparing, and processing Housing Element Updates, Use Permits, Zoning Ordinances, General Plan Amendments, Specific Plan and Master Plan Updates, CEQA and NEPA compliance documents as well as Specific Plan management and Technical Peer Review of CEQA documents.

As described in Section C, Understanding of the City and Scope and Section D, Project Approach, the City of Mountain House is unique from a Planning perspective due to a number of factors, including, but not limited to, being the newest City in California with an incorporation date of July 1, 2024; the City is currently governed by the Mountain House Master Plan and three (3) Specific Plans; and the City’s first General Plan and Housing Element are underway, which are currently being prepared by De Novo Planning Group and PlaceWorks, respectively.

Having worked in the Mountain House Community, for both San Joaquin County and then the City of Mountain House, for nearly five (5) years, our Firm has working knowledge of the City’s current and long-range planning needs, including on-site staffing needs. Our Firm employs eight (8) professional planners at various experience levels, from Associate Planners with 2 – 4 years of experience to Principal and Senior Planners with 40+ years of experience in California land use planning. It is anticipated that our Firm would provide on-site staffing for three (3) days per week at both the Associate and Senior experience level. For the purposes of this Proposal, the following are the key staff members to provide Planning services for the City of Mountain House:

Mr. John B. Anderson
President Emeritus
Project Manager / Lead Planner
Mr. David Niskanen
Vice President
Project Manager / Lead Planner

ATTACHMENT A
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Brad Wall
Senior Planner
Lead Planner
Ms. Savannah Hudson
Associate Planner
Project Planner
Ms. Jailah Smith
Associate Planner
Project Planner
Mr. John B. Anderson and Mr. David Niskanen will provide oversight on all planning related activities in Mountain House and provide guidance/direction to the Lead Planner and Project Planners as needed.

Additionally, our Firm understands that the City of Mountain House currently employs an Assistant Planner. Our Firm understands that, as part of providing on-call and on-site planning services, we would manage the City’s Assistant Planner workload. Currently, our Firm is responsible for the delegation and oversight of tasks and project assignments to the City’s Assistant Planner. Our Firm also provides ongoing support and guidance to the City’s Assistant Planner in areas including, but not limited to, customer service; preparation and review of CEQA documentation; building permit reviews; research and preparation of reports and memoranda; and the processing of Planning entitlements.

Mr. Brad Wall and Ms. Savannah Hudson would provide on-site planning services at combined three (3) days per week at City of Mountain House City Hall, with the anticipated schedule as Monday through Wednesday each week. The schedule can be modified depending on workload and the City needs.

Depending on workload and meetings (e.g., attendance at City Council, Workshops, Neighborhood Meetings, etc.), the amount of days on-site may increase or decrease as directed by the Deputy City Manager.

Mr. David Niskanen and Ms. Jailah Smith would provide on-call planning services from our Firm’s office location in Ripon and be available to attend meetings in Mountain House as needed (e.g., City Council meetings, Workshops, etc.). Currently, Ms. Jailah Smith is managing the preparation of the City’s first Housing Element (6th Cycle) being prepared by PlaceWorks. Additionally, Ms. Jailah Smith provides oncall planning services for the City of Mountain House with review of Model Home Complexes, Building Permits, etc. Mr. David Niskanen would provide oversight and assist in staffing needs as necessary. As needed, additional planners from our Firm can be assigned City of Mountain House tasks depending on demand.

ATTACHMENT A
Item 7.7
Mountain House Page 125 of 984 City of Mountain House
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Our Firm’s areas of expertise include, but is not limited to, the following:

PUBLIC POLICY OF CURRENT AND ADVANCED PLANNING
x Housing Elements
x General Plans
x Development Titles
x AB 170 – Air Quality Elements
x AB 32 Compliance
x SB 375 Compliance
x Zoning Ordinance Amendments
x Specific Plans
x Community Plans
x Municipal Services Reviews
x Conditional Use Permits
x Variance Applications

CONTRACT STAFF SERVICES
x Project Management and Staffing for Current and Advanced Planning Projects x Staff Reports
x Public Outreach Programs
x Planning Commission/City Council Presentations

ENVIRONMENTAL PLANNING
x CEQA/NEPA Compliance Documents
x Technical Peer Review Assistance
x Air Quality Modeling and Permitting
x Green House Gas Emissions Evaluation
Resumes of each key staff members mentioned above as well as the other staff members of our Firm are provided below in this Section.

THEHLAGROUP/QK
The HLA Group is a sub-consultant to our Firm to provide landscape review services to the City of Mountain House. Key members of The HLA Group are as follows:

Greg Hauser, PLA, ASLA
Principal Landscape Architect/Branch Manager
California Registered Landscape Architect #3757

ATTACHMENT A
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Greg has extensive experience delivering public-sector urban and civic projects using multiple delivery methods, including design-bid-build, design-build, and lease-leaseback. Greg is responsible for all aspects of project management, including contract setup, coordination with City staff and subconsultants, scheduling, billing, and team oversight. Greg also leads parks and open space planning with a focus on long-term stewardship, functionality, and implementable design. His work is supported by a strong technical background in grading, utilities, coordination, and construction management.

Ken Doty, PLA, CLIA
Senior Landscape Architect
California Registered Landscape Architect #5504
Certified Landscape Irrigation Auditor #99781
Ken supports transportation, park, and private developer projects, contributing to design development, subconsultant coordination, and construction documentation. He brings strong AutoCAD expertise, producing efficient, accurate, and review-ready plans. Ken specializes in irrigation design with a solid understanding of California’s Model Water Efficient Landscape Ordinance (WELO). He is certified by the Irrigation Association to perform landscape irrigation audits. Ken brings his extensive irrigation design knowledge to peer reviews for both private developer and public based projects for the City of Mountain House.

The HLA Group/QK Resumes are provided below in this Section.

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KEY PERSONNEL – J. B. ANDERSON LAND USE PLANNING
John B. Anderson – President Emeritus
Mr. Anderson holds a Bachelor of Science degree in National Resource Planning and a B.A. in Geography with an emphasis in Cartography from Humboldt State University – Arcata, California.

Mr. Anderson has extensive knowledge and understanding of the California Environmental Quality Act (CEQA), California Zoning and Development Laws, Surface Mining and Reclamation Act (SMARA), California Subdivision Map Act, Williamson Act, and California Government Code as well as over 40 years of experience in public and private sector planning.

Mr. Anderson’s experience includes preparation of budgets, investigation of planning regulations for Applications of planning regulations for current planning projects and on-going monitoring of legislative issues.

Employment History:
2026 to Present J.B. Anderson Land Use Planning – President Emeritus 1993 to 2025 J.B. Anderson Land Use Planning – President 1990 to 1993 Anderson Homes – Forward Planner
1988 to 1990 Stanislaus County – Associate Planner
1984 to 1988 Tuolumne County – Planner III
Special Experience:
1990 - 1997 City of Ceres – Planning Commissioner (Chair for two terms) 1993 - 1997 City of Waterford – Planning Director
1997 - 1999 City of Livingston – Planning Director
2012 - 2015 City of Riverbank – Planning Director
2021 - Present City of Livingston – Contract Planner
2021 - 2024 San Joaquin County – Mountain House Planner 2024 - Present City of Mountain House – Contract Planner

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Mark Niskanen - President
Mr. Niskanen holds a Bachelor of Arts Degree from San Diego State University in Public Administration, with an emphasis in City and Regional Planning. With twenty-four (24) years of professional planning experience in the Central Valley, Mr. Niskanen is experienced and well versed in Federal, State, and Local Policies and Regulations related to land use development and environmental issues.

As President, Mr. Niskanen is responsible for Project Management, and has worked on a variety of land use and environmental planning projects. Currently, Mr. Niskanen serves as the Planning Manager for the City of Waterford and Contract Planner for City of Oakdale.

In this role, Mr. Niskanen is responsible for managing and processing Current and Advanced Planning Applications and Projects, including Cannabis related Use permits, Specific Plan Amendments, and Annexations. Mr.

Niskanen has also successfully prepared General Plan Housing Elements for the County of Mariposa, and Cities of Livingston, Riverbank, and Oakdale, all of which were adopted and certified by the California Department of Housing and Community Development. Mr. Niskanen has also prepared a variety of CEQA and NEPA documents, including Environmental Impact Reports, Negative Declarations, and NEPA compliance documents associated with Community Development Block Grant Projects.

Employment History:
2026 to Present J.B. Anderson Land Use Planning - President 2002 to 2025 J.B. Anderson Land Use Planning – Vice President 2001 - 2002 URS Corporation – Environmental Planner
Special Experience:
2022 – Present Board Member, City of Modesto – Board of Zoning Adjustment. 2015 - Present City of Waterford – City Planner
2015 - Present City of Oakdale – City Planner
2022 - Present City of Hughson – Contract Planner
2002 - 2004 American Planning Association – California Chapter, Central Section

ATTACHMENT A
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David Niskanen – Vice President
Mr. David Niskanen holds a Bachelor of Arts Degree from San Francisco State University in Urban Studies and Planning. While at San Francisco State University, David worked on a variety of projects, including a Secondary Housing Survey and Report of the City of San Francisco for the San Francisco Planning Department.

David completed his internship with the City of Livingston and J. B.

Anderson Land Use Planning and joined JBAP as an Assistant Planner at the end of 2013. In 2018, David was promoted to Associate Planner, then to Senior Planner in 2022, and to Vice President in 2025. David has more than ten (10) years of professional land planning and is excited to continue his career as a planning professional.

As Vice President at JBAP, Mr. Niskanen is responsible for project management for land use and environmental planning projects for public and private sector Clients, including zoning documents, CEQA projects, and land use entitlement processing. His other skills include air quality modeling using the California Emissions Estimator Model (CalEEMod), project organization, and management. He also has experience working as a Staff planner for the Cities of Lathrop and Waterford.

Employment History:
2026 to Present J.B. Anderson Land Use Planning – Vice President 2022 to 2025 J.B. Anderson Land Use Planning – Senior Planner 2013 to 2022 J. B. Anderson Land Use Planning – Associate Planner Special Experience:
2015 to Present City of Lathrop – Municipal Contract Planning 2015 to Present City of Waterford – Municipal Contract Planning

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Miguel A. Galvez – Senior Planner
Mr. Galvez holds a Bachelor of Arts Degree from California State University Stanislaus in Political Science/Public Administration. With thirty-three (33) years of professional planning experience in the Central Valley, Mr. Galvez is experienced and well versed in Community and Economic Development, Federal, State and Local Policies and Regulations related to land use development and environmental issues.

As a Senior Planner, Mr. Galvez is responsible for Project Management including managing and processing Current and Advanced Planning Applications with a primary focus on Contract Planning Services.

Employment History:
2021 to Present J.B. Anderson Land Use Planning – Senior Planner 2016 - 2021 County of Stanislaus – Deputy Director
2013 – 2016 County of Stanislaus – Planning Division Manager 2006 – 2010 Modesto City Schools – Facilities Department Director and Planning Director
1990 – 2006 City of Modesto – Assistant, Associate, and Senior Planner Special Experience:
2021 – Present City of Livingston – Contract Planner

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Brad Wall – Senior Planner
Mr. Brad Wall holds a Master of Arts Degree in Planning from California State University, Chico, and a Bachelor of Science Degree in Construction Management, also from CSU, Chico.

Mr. Wall has thirty (30) years of professional planning experience, starting in the Public Sector in 1995, and moving to the private sector from 2004 through 2007. Brad returned to the City of Modesto as Principal Planner in 2007, focusing on long-range and policy planning, before working as Planning Manager oversighting current planning operations at the City of Stockton (2022-2023). Mr. Wall is experienced and well versed in Community and Economic
Development, local agency processes, and Federal, State and Local Policies and Regulations related to planning and development, and environmental documentation.

As a Senior Planner at JBAP, Mr. Wall is responsible for project management for a full range of planning tasks, including Specific Plans, Master Plans, Environmental documents, and special projects. Brad also manages complex planning studies and development applications, as well as reviewing and processing complex comprehensive plan amendments, rezonings, annexations, and site plans.

Employment History:
2023-Present J.B. Anderson Land Use Planning, Senior Planner 2022-2023 City of Stockton, Planning Manager
2007-2022 City of Modesto, Principal Planner
2005-2007 O’Dell Engineering, Planning Manager
2004-2005 Bright Development, Entitlement Manager
2001-2004 City of Modesto, Associate Planner
1999-2001 County of San Joaquin, Transportation Planner Education:
1996 Master of Arts – City Planning: CSU Chico
1993 Bachelor of Science – Construction Management: CSU Chico Certificate:
2006-2021 American Institute of Certified Planners No. 020684

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Michael Arroyo – Associate Planner
Mr. Michael Arroyo holds a Bachelor of Arts degree in Economics from California State University Stanislaus and a Real Estate License from California Dept. Real Estate / DRE#02197549.

Mr. Arroyo’s experience as a planning professional, including as an Assistant Planner for the City of Modesto, demonstrates his commitment to meeting clients' goals and needs while delivering consistent, exceptional results and providing guidance and direction for development projects of varying degrees of complexity. His background as a Residential Appraiser has also given him a solid foundation in research, analysis, and project management.

As an Associate Planner, Mr. Arroyo is responsible for many day-to-day planning-related tasks. He is working with a variety of public agencies and provides support documentation and research analysis for the Firm and our Public Agency colleagues and clients.

Employment History:
2024 to Present J.B. Anderson Land Use Planning – Associate Planner 2023 to 2024 J.B. Anderson Land Use Planning – Assistant Planner 2022 to 2023 City of Modesto – Assistant Planner
Education:
2017 California State University of Stanislaus, Bachelor of Arts, Economics 2017 California Department of Real Estate – Colibri Real Estate

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Jailah Smith – Associate Planner
Ms. Jailah Smith holds a Bachelor of Arts Degree in Urban Studies and Planning from California State University, Northridge. During her time in college, Ms. Smith provided Urban Design research assistance on several projects including an elementary school, water conservation, low-income communities, and climate sustainability on campus. In addition, Ms. Smith was the President of the Urban Planning Students of Northridge in the Urban and Planning department. . In 2025, Ms.

Jailah Smith graduated with Master in Urban and Regional Planning from University of California, Irvine, where she completed her master’s capstone on permanent supportive housing development.

JBAP is honored to be her first place of employment utilizing her knowledge of Urban Studies and Planning. She has shown dedication in continuing her education to stay current on the processes and regulations of Land Use Planning and Environmental Studies.

As an Associate Planner, Ms. Smith is responsible for many day-to-day planning related tasks. She is working with a variety of public agencies and provides support documentation and research analysis for the Firm and our Public Agency colleagues and clients.

Employment:
2026 to Present J.B. Anderson Land Use Planning – Associate Planner 2023 to 2026 J. B. Anderson Land Use Planning – Assistant Planner Education:
2025 University of California, Irvine, Master of Urban and Regional Planning 2022 California State University, Northridge, Bachelor of Arts, Urban Planning UC Davis Extended Education:

Spring 2023 Urban Planning Process: Planning Studio
Subdivision Map Act
Mitigation Measure Development and Monitoring
February 2023 Overview of California Environmental Regulations CEQA: A Step-by-Step Approach
January 2023 Planning in California: An Overview

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Savannah Hudson - Associate Planner
Ms. Savannah Hudson holds two Bachelor's Degrees in Urban Studies and Political Science (with a focus in American Politics) from the University of California, Berkeley.

As a native of Manteca, Ms. Hudson is passionate about contributing to the rapid growth of the Central Valley region. Previously an Assistant Planner for the City of Stockton, Ms. Hudson has extensive experience managing a wide range of development projects, conducting detailed research, and providing excellent customer service.

As an Associate Planner, Ms. Hudson is responsible for many day-to-day planning related tasks. She is working with a variety of public agencies and provides support documentation and research analysis for the Firm and our Public Agency colleagues and clients.

Employment History:
2026 to Present J.B. Anderson Land Use Planning – Associate Planner 2024 to 2026 J.B. Anderson Land Use Planning - Assistant Planner 2023 to 2024 City of Stockton - Assistant Planner
Education:
2023 University of California, Berkeley, Bachelor of Arts, Urban Studies 2023 University of California, Berkeley, Bachelor of Arts, Political Science UC Davis Extended Education:

September 2024 Subdivision Map Act
April 2024 CEQA: A Step-By-Step Approach
March 2024 Essentials of Land Use Planning
Continuing Education:

March 2026 Association of Environmental Professionals Advanced CEQA Workshop

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KEY PERSONNEL – THE HLA GROUP/QK
Greg Hauser, PLA, ASLA
Principal Landscape Architect/Branch Manager
California Registered Landscape Architect #3757
Greg has extensive experience delivering public-sector urban and civic projects using multiple delivery methods, including design-bid-build, design-build, and lease-leaseback. He is responsible for all aspects of project management, including contract setup, coordination with City staff and subconsultants, scheduling, billing, and team oversight. Greg also leads parks and open space planning with a focus on long-term stewardship, functionality, and implementable design. His work is supported by a strong technical background in grading, utilities coordination, and construction management.

Education 1988, Bachelor of Science, Landscape Architecture, California Polytechnic State University, San Luis Obispo
Professional Affiliations American Society of Landscape Architects Sierra Chapter, Member California Park and Recreation Society, Member
Landscape Architecture Department Advisory Committee – Cal Poly San Luis Obispo
Relevant Projects Professional Consulting Services, City of Mountain House Community Services, Mountain House, CA
o Since 2020, The HLA Group, a QK Company, has provided on-call landscape architecture plan checking, construction
management and inspection, and cost certification services for the City of Mountain House Community Services Department.

Services include formal plan review and project coordination to ensure compliance with MHCSD Design Guidelines and
Standards, Specifications, and the State’s Water Efficient Landscape Ordinance.

Mountain House High School, Mountain House, CA
o Mountain House High School was the first high school
constructed by the Lammersville Unified School District with a programmed enrollment of 2,000 students. Situated on a 47- acre parcel, the high school campus includes a state-of-the-art track and field and football/soccer stadium. The HLA Group, a QK Company, was responsible for the overall campus landscape, central quad plaza, entry plazas, and all sports facilities, including the synthetic turf stadium field, 8-lane track, and field event venues.

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Rio Del Oro Parcel 66 & 67 Streetscapes, Greenbelts, and Model/Production Home Improvements, Rancho Cordova, CA
o Providing planning, design, and construction documentation services for the 3,828-acre Rio Del Oro mixed-use master planned community. Work includes public streetscapes and landscape corridors, entry monument signage, greenbelts, neighborhood parks, and model/production home landscape plans.

Sterling Meadows, Elk Grove, CA
o The HLA Group, a QK Company, developed an overall landscape master plan and subsequent improvement plans for the
development of a new 200-acre residential community, which included overall community design and theming for
streetscapes, pedestrian parkway paseos, community entry monuments and two parks. Collaboration with the City of Elk Grove resulted in the development of a unique, distinctive community theme utilizing simple, durable materials in a contemporary style while fitting within the larger area design guidelines.

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Ken Doty, PLA, CLIA
Senior Landscape Architect
California Registered Landscape Architect #5504
Certified Landscape Irrigation Auditor #99781
Ken supports transportation, park, and private developer projects, contributing to design development, subconsultant coordination, and construction documentation. He brings strong AutoCAD expertise, producing efficient, accurate, and review-ready plans. Ken specializes in irrigation design with a solid understanding of California’s Model Water Efficient Landscape Ordinance (WELO). He is certified by the Irrigation Association to perform landscape irrigation audits. Ken brings his extensive irrigation design knowledge to peer reviews for both private developer and public based projects for the City of Mountain House.

Education 1999, Bachelor of Science, Landscape Architecture, University of California, Davis
Professional Affiliations American Society of Landscape Architects Sierra Chapter, Member Irrigation Association – Certified Landscape Irrigation Auditor Relevant Projects Professional Consulting Services, City of Mountain House Community Services, Mountain House, CA
o Since 2020, The HLA Group, a QK Company, has provided on-call landscape architecture plan checking, construction
management and inspection, and cost certification services for the City of Mountain House Community Services Department.

Services include formal plan review and project coordination to ensure compliance with MHCSD Design Guidelines and
Standards, Specifications, and the State’s Water Efficient Landscape Ordinance (AB 1881).

Rio Del Oro Parcel 66 & 67 Streetscapes, Greenbelts, and Model/Production Home Improvements, Rancho Cordova, CA
o Providing planning, design, and construction documentation services for the 3,828-acre Rio Del Oro mixed-use master planned community. Work includes public streetscapes and landscape corridors, entry monument signage, greenbelts, neighborhood parks, and model/production home landscape plans.

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including the synthetic turf stadium field, 8-lane track, and field event venues.

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SECTIONF RELEVANT EXPERIENCE
As noted in Section B, Firm Overview, our firm is providing General Planning Services and staffing to the Cities of Waterford, Oakdale, Riverbank, Lathrop, Mountain House, Hughson, Los Banos, Livingston, Dos Palos, Merced, and the Counties of Counties of San Joaquin and Mariposa. Our Firm has completed the following relevant projects that illustrate our capability to provide On-Call Planning Services to the City of Mountain House:

1. City of Lathrop, Mossdale Landing West
In the City of Lathrop, our Firm managed the entitlements associated with the Mossdale Landing West Specific Plan, a new 829 single-family residential lot subdivision and Specific Plan and associated 6.2- acre Neighborhood Park, Linear Park, and open space areas. The Mossdale Landing West Project included a General Plan Amendment, Rezone, Specific Plan, Vesting Tentative Subdivision Map, and Williamson Act Cancellation. Our Firm’s role and responsibilities included processing and managing the entitlement applications submitted to the City as well as managing preparation of the Environmental Impact Report (EIR) prepared by De Novo Planning Group.

Our Firm acted as an extension of City staff and the Project Planner for this project. The Project began in 2022 and was approved by City Council on August 11, 2025. Mr. David Niskanen was the primary project planner assigned to managing this project. The following website includes the Project plans, City Council Staff Report, Ordinances and Resolution, and CEQA documents:
https://www.ci.lathrop.ca.us/planning/page/mossdale-landing-west-project.

The contact information for the City of Lathrop reference is provided below.

2. City of Oakdale, Sierra Pointe Specific Plan
In the City of Oakdale, our Firm managed major amendments to the Sierra Pointe Specific Plan and annexation of the Specific Plan area to the City of Oakdale. The Project included a General Plan Amendment, Specific Plan Amendment, Annexation, and Prezoning for approximately 297-acres of land located within the southeastern portion of the City. Our Firm’s role and responsibilities included processing and managing the entitlement applications submitted to the City as well as preparation of the Addendum to the Sierra Pointe Specific Plan EIR (State Clearinghouse No. 2011082051). Mr. Mark Niskanen and John B. Anderson were the primary planners assigned to managing this project. The Project was approved by City Council on March 2, 2025, and the annexation was approved by Stanislaus LAFCo in July 2025. The Sierra Pointe Specific Plan can be downloaded from the following link:
https://drive.google.com/file/d/1JzjPcvHOUhyICgsKIPYeFiuEljPBSAuT/view.

The contact information for the City of Oakdale reference is provided below.

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3. City of Waterford, 6th Cycle Housing Element
In the City of Waterford, our Firm prepared the City’s 6th Cycle Housing Element Update. David Niskanen was the assigned planner. The Project included a General Plan Amendment for the adoption of the 6th Cycle Housing Element, a site-specific General Plan Amendment for three (3) properties to correct a consistency issue with the City’s Zoning Map and an Ordinance to establish a new Chapter entitled “Regional Housing Needs Assessment Overlay” pursuant to State law (Government Code Section 65583.2(c)). Preparation of the 6th Cycle Housing Element included numerous Public Workshops, property owner outreach, a City-wide housing Survey, and Public Hearings with Planning Commission and City Council. The preparation of the 6th Cycle Housing Element began in 2024 and was adopted by City Council on March 5, 2026. The 6th Cycle Housing Element can be downloaded from the following link:
https://cityofwaterford.org/departments/city-managers-office/planning-department/housing-elementupdate/ The contact information for the City of Waterford reference is provided below.

4. City of Manteca, Lumina at Machado Ranch Annexation
In the City of Manteca, our Firm managed the entitlement associated with the Lumina at Machado Ranch Annexation Project. Mark Niskanen and John B. Anderson were the assigned planners. The Lumina at Machado Ranch Annexation Project included an annexation of 183.46 acres of unincorporated land in San Joaquin County into the City of Manteca, the Pre-Zoning of all 183.46 acres, and a General Plan Amendment, Planned Development Overlay, a Tentative Subdivision Map, and a Development Agreement for a 161.19-acre portion of the annexation area. The Project included a total of 827 residential lots, including motorcourt lots and a mix size of a residential single-family lots, a central park, levee park, and associated roadway dedications. Our Firm’s role and responsibilities included processing and managing the entitlement applications submitted to the City as well as managing preparation of the Environmental Impact Report (EIR) prepared by De Novo Planning Group.

The Project was approved by City Council on June 7, 2022, and the annexation was approved by San Joaquin LAFCo in January 2023. The City Council Agenda can be downloaded from the following link:
https://manteca-ca.legistar1.com/manteca-ca/meetings/2022/6/1480_A_CITY_COUNCIL_22-06- 07_REGULAR_MEETING_AGENDA.pdf

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5. San Joaquin County, Mountain House Community
From November of 2022 through June 2024, our Firm was retained by San Joaquin County to manage the planning activities, including entitlement processing, for the community of Mountain House. During this time, our Firm managed all entitlement applications and building permit review for the Community of Mountain House and acted as an extension of County Staff. Our Firm managed and processed numerous projects in the Community of Mountain House on behalf of San Joaquin County.

One such Project was major entitlement application submitted by Mountain House Developers (MHD) (Resmark Companies) in 2022. The MHD Project included a General Plan Amendment, Master Plan Amendment, Specific Plan II Amendment, Zone Reclassification, and Revisions of Actions for Major Subdivision Map Application No. PA-0600327. The Project included major amendments to the Mountain House Master Plan and Specific Plan II for the areas north of Byron Highway, including a reduction of age-restricted housing, revised designs of lots and circulation plans for certain neighborhoods (Neighborhoods H, I, J, and L. Our Firm’s role and responsibilities included processing and managing the entitlement applications submitted to the County as well as managing the Mitigated Negative Declaration prepared for the Project. John B. Anderson and David Niskanen were the assigned planners of this project.

The contact information for the San Joaquin County reference is provided below.

REFERENCES
City of Lathrop - Contract Planning Services (San Joaquin County) Since 2016, J.B. Anderson Land Use Planning has been retained by the City of Lathrop to provide contract Land Use and Environmental Planning services. JBAP Staff is acting as an extension of City of Lathrop Staff and provides oversight and daily tasks related to current and advanced planning projects.

This includes the processing Land Use Applications (i.e., Use Permits, Tentative Maps), and preparation of CEQA compliance documents.

Contact: Mr. Stephen Salvatore
City Manager
City of Lathrop
390 Towne Centre Drive
Lathrop, CA 95330
(209) 941-7220
[email protected]

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City of Oakdale - Contract Planning Services (Stanislaus County) Since 2013, J.B. Anderson Land Use Planning has been retained by the City of Oakdale to provide contract Land Use and Environmental Planning services. JBAP Staff is acting as an extension of City of Oakdale Staff and provides oversight and daily tasks related to current and advanced planning projects.

This includes the processing Land Use Applications (i.e., Use Permits, Tentative Maps), preparation of CEQA compliance documents, and preparing policy documents such as the Housing Element Update.

Contact: Mr. Jerry Ramar
City Manager
City of Oakdale
280 N. Third Avenue
Oakdale, California 95361
(209) 845-3571
[email protected]
City of Waterford - Contract Planning Services (Stanislaus County) Since 2014, J.B. Anderson Land Use Planning has been retained by the City of Waterford to provide contract Land Use and Environmental Planning services. JBAP Staff is acting as an extension of City of Waterford Staff and provides oversight and daily tasks related to current and advanced planning projects. This includes the processing Land Use Applications (i.e., Use Permits, Tentative Maps), preparation of CEQA compliance documents, and preparing policy documents such as the Housing Element Update.

Contact: Mr. Mike Pitcock
City Manager
City of Waterford
101 E Street
Waterford, California 95386
(209) 874-2328 ext. 103
[email protected]
County of San Joaquin – Mountain House - Contract Planning Services J.B. Anderson Land Use Planning was retained by the County of San Joaquin (SJC) to provide contract Land Use and Environmental Planning services to the Mountain House Community until incorporation in July 2024. JBAP staff acted as an extension of SJC staff and provided oversight and daily tasks related to current and advance planning projects including the processing of Land Use Applications (i.e., Use Permits, Tentative Maps), preparation of CEQA compliance documents, and preparing policy documents.

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Contact: Mrs. Jennifer Jolley
Community Development Department Director
County of San Joaquin
1810 E. Hazelton Avenue
Stockton, California 95205
(209) 468-8908
[email protected]
City of Riverbank - Contract Planning Services (Stanislaus County) From 2016 to 2019, and 2022 to Present, J.B. Anderson Land Use Planning was retained by the City of Riverbank to provide contract Land Use and Environmental Planning services. JBAP Staff acted as an extension of City of Riverbank Staff and provided oversight and daily tasks related to current and advanced planning projects. JBAP services continue to be utilized for key projects like the Riverbank Industrial Complex, Housing, Downtown Specific Plan, The Bridges Specific Plan, etc.

Contact: Ms. Joshua Mann
Community Development Director
City of Riverbank
6707 3rd Street
Riverbank, California 95367
(209) 863-7124
[email protected]
County of Mariposa - CEQA (Mariposa County)
On behalf of the County of Mariposa, J.B. Anderson Land Use Planning has been retained to prepare CEQA Compliance documentation for various Projects in accordance with CEQA Statutes and Guidelines to evaluate potential environmental impacts associated with the Project. Recently, J.B.

Anderson Land Use Planning prepared an Initial Study/Mitigated Negative Declaration for the Happy Goat Conditional Use Permit, an “agri-tainment” Project located in Mariposa. J.B. Anderson Land Use Planning is currently preparing an Initial Study/Mitigated Negative Declaration for a proposed Cabin Project in Mariposa.

Contact: Mr. Skip Strathearn
Senior Planner
Mariposa County
5100 Bullion Street
Mariposa, California 95338
(209) 742-1250
[email protected]

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City of Ripon – CEQA (Stanislaus County)
J.B. Anderson Land Use Planning was retained by the City of Ripon for the preparation of CEQA compliance documents and Annexation Plan for a project known as the Pereira Estates Subdivision consisting of an Annexation, Pre-Zone, Tentative Subdivision Map, and Development Agreement to allow for the development of forty-five (45) single-family residential lots, ranging in size from 5,501 - 14,007 square feet. As a part of the Applicant’s request, the property would be pre-zoned to R-1, R1- C, and R1-L which is consistent with the City of Ripon General Plan land use designation of High Low Density Residential (HLDR). JBAP prepared the Initial Study/Negative Declaration, the Mitigation Monitoring and Reporting Program, and will attend Public Hearings with the City’s Planning Commission and City Council. JBAP also prepared the Plan for Services for Pereira Estates, which will be submitted with the City’s Annexation Application to the San Joaquin Local Agency Formation Commission (SJ LAFCO). Also, JBAP staff will attend the SJ LAFCO Public Hearing for the Project.

Contact: Mr. Ken Zuidervaart
Director of Planning & Economic Development
City of Ripon
259 N. Wilma Avenue
Ripon, California 95366
(209) 599-0222
[email protected]
City of Los Banos - CEQA (Merced County)
On behalf of the City of Los Banos, J.B. Anderson Land Use Planning has been retained to prepare an Initial Study/Negative Declaration in accordance with CEQA Statutes and Guidelines to evaluate a proposed General Plan Amendment, Area Plan, Pre-zone, Annexation, and Vesting Tentative Map for a project known as Presidential Estates, located in the City of Los Banos. The Initial Study included a Traffic Study, Noise Study, and the Indirect Source Review documents in compliance with the San Joaquin Valley Air Pollution Control District.

Contact: Ms. Stacy Souza Elms
Community & Economic Development Director
City of Los Banos
520 J Street
Los Banos, California 93635
(209) 827-2433

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City of Hughson - Contract Planning Services (Stanislaus County) J.B. Anderson Land Use Planning has been retained by the City of Hughson to provide contract Land Use and Environmental Planning services. JBAP Staff is acting as an extension of City of Hughson staff and provides oversight and daily tasks related to current and advanced planning projects. This includes processing Land Use Applications (i.e., Use Permits, Tentative Maps) and preparation of CEQA compliance documents.

Contact: Ms. Dominique Romo
City Manager
City of Hughson
P.O. Box 9
Hughson, California 95326
(209) 883-4054
[email protected]
City of Mountain House - Contract Planning Services
J.B. Anderson Land Use Planning has been retained by the City of Mountain House to provide contract Land Use and Environmental Planning services to the city. JBAP staff is acting as an extension of City staff and provides oversight and daily tasks related to current and advance planning projects including the processing of Land Use Applications (i.e., Use Permits, Tentative Maps), preparation of CEQA compliance documents, and preparing policy documents.

Contact: Mrs. Jodi Almassy
Deputy City Manager
City of Mountain House
251 E. Main Street
Mountain House, CA 95391
(209) 831-2300
[email protected]

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SECTIONG EXPERIENCE WITH PUBLIC PROCESS
Our Firm is well experienced in the public process, including presentations to City Councils, Planning Commissions, managing Public Workshops and Community Meetings, and conducting stakeholder engagement. As described in Section E, Project Team and Staffing, our firm employs eight (8) professional planners from Associate Planners with 2 – 4 years of experience to Planners with 40+ years of experience. Collectively, our Firm has prepared presentations to Planning Commission and/or City Council/Board of Supervisors hundreds if not thousands of times, both as a representative of a public agency (e.g., acting as staff processing a development application(s)) or on behalf of a property owner/applicant.

Additionally, our Firm has managed numerous General Plan Updates and prepared Housing Elements (4th, 5th, and 6th Cycle Planning Periods) in which public participation is a key component of the process, including Public Workshops, updates to Planning Commission/City Council, and Stakeholder engagement.

Recently, our Firm completed the City of Waterford 6th Cycle Housing Element Update, which included multiple Public Workshops and a Survey to Property Owners/Stakeholders. The City of Waterford 6th Cycle Housing Element was adopted by City Council on March 5, 2026. Additionally, our Firm is completing the preparation and adoption of the City of Riverbank 6th Cycle Housing Element, which is scheduled for City Council adoption in April 2026 and certification from the Department of Housing and Community Development (HCD) thereafter.

In Livingston, our Firm is managing the preparation of the City’s Comprehensive General Plan Update being prepared by Mintier Harnish and preparation of the City’s 6th Cycle Housing Element. Both Projects have required extensive public outreach, Planning Commission and City Council Public Hearings/Meetings.

In Riverbank, our Firm managed the entitlements associated with a 380-acre Master Plan and Annexation known as Crossroads West Specific Plan. This project involved the westerly expansion of the City of Riverbank to include a twenty-two (22) acre regional sports complex, thirty (30) acres for future schools, 2,852 dwelling units, 550,000 square feet of mixed-use commercial development as well as forty-two (42) acres of parks and open space. This project included numerous Public Hearings with Planning Commission and City Council as well as the Stanislaus Local Agency Formation Commission.

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SECTIONH LITIGATION HISTORY
Our Firm has no litigation history within the past five years.

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ASSUMPTIONS
1) City will provide office space, supplies and materials for the planning purposes including internet service. We assume all planning forms and documents are available electronically in a manner that can easily be accessed.
2) City to provide personnel for assistance in the publishing of public notices, filing documents, record keeping, public agency notifications, and neighbor notifications. 3) City will provide access to City maps, conceptual drawings, records, studies, plans, and other documents relating to the project.
4) City will provide the code building inspections and any special inspections required. 5) JBAP will be responsible for attending City Council Meetings, unless otherwise directed by the Deputy City Manager.
6) JBAP Staff will prepare all staff reports and technical documents, as necessary, to the City for the publishing of agendas and posting of such. City staff will be responsible for the mailing and posting of all materials on the City website as agreed. 7) City staff shall be responsible for all record keeping and file management. In this regard, all files for active projects shall be kept in the City offices for public record keeping.

ATTACHMENT A
Item 7.7
Mountain House Page 149 of 984 City of Mountain House
Planning Division

March 30, 2026
Proposal for
On-Call Professional Planning and
Environmental Services
RFP No. CDD-2602
Submitted By:
139 South Stockton Ave.

Ripon, CA 95366
Phone: 209.599.8377
Cost Proposal

ATTACHMENT A
Item 7.7
Mountain House Page 150 of 984

TABLEOF CONTENTS
Section Title Pg.

Section A Billing Rates 2
Section B Hourly Billing Rates for Subconsultants 3
Section C Any Minimum Billing Increments 4

ATTACHMENT A
Item 7.7
Mountain House Page 151 of 984 City of Mountain House
On-Call Professional Planning and Environmental Services – Cost Proposal March 30, 2026 Page 2

SECTIONA BILLING RATES
FEE RATE SCHEDULE (Public Clients)
March 2026

STAFF MEMBER TITLE HOURLY RATE
Mark Niskanen President $250.00/Hour
John B. Anderson President Emeritus $255.00/Hour
David Niskanen Vice President $191.00/Hour
Miguel Galvez Senior Planner $191.00/Hour
Brad Wall Senior Planner $191.00/Hour
Michael Arroyo Associate Planner $149.00/Hour
Jailah Smith Associate Planner $149.00/Hour
Savannah Hudson Associate Planner $149.00/Hour
Jennifer Ward Administrative Assistant $72.00/Hour
Note Terms of Payment: Client shall pay Consultant in full for all charges and expenses set forth on each invoice within ten (10) days of the date of the invoice. If the Client fails to pay all amounts owed within this ten (10) day period, the Client shall pay a late charge on the unpaid balance at the rate of twenty percent (20%) per annum. Rates are subject to change upon thirty (30) day notice. The rates above will be modified to accommodate the annual CPI adjustments and are effective January 1st of each year.

ATTACHMENT A
Item 7.7
Mountain House Page 152 of 984 City of Mountain House
On-Call Professional Planning and Environmental Services – Cost Proposal March 30, 2026 Page 3

SECTION B HOURLY BILLING RATES FOR SUBCONSULTANTS
2026 CHARGE RATE SCHEDULE

PROFESSIONAL SERVICES
Landscape Architecture
Landscape Architect Technician / Designer $120 / hour
Associate Landscape Architect / Designer $125 / hour
Senior Associate Landscape Architect / Designer $135 / hour Senior Landscape Designer $165 / hour
Senior Landscape Architect $185 / hour
Principal Landscape Architect $210 / hour
Fees are based on the median hourly pay rate for employees in each classification, plus indirect costs, overhead, and profit.

Rates are effective through December 31, 2026. If contract assignment extends beyond that date, a new rate schedule may be added to the contract.

Expert Witness/ Litigation support will be billed as quoted.

EXPENSES
Plotting, Printing and Reproduction, Equipment Rental, Postage and Shipping 1.15 x Cost Transportation and per diem (QK will provide documented evidence of business travel,travel outside of work areas shall be pre-approved by Client) 1.15 x Cost
Mileage $0.83 / mile
Other Expenses – Including Subconsultants & Purchased Services through Subcontracts 1.15 x Cost Rates based on “Prevailing Wage” (PW) for Construction Surveying will be determined by project and County per California law. 1/19/2026

ATTACHMENT A
Item 7.7
Mountain House Page 153 of 984 City of Mountain House
On-Call Professional Planning and Environmental Services – Cost Proposal March 30, 2026 Page 4

SECTIONC ANY MINIMUM BILLING INCREMENTS
The billable hours to the City of Mountain House for this service will be billed at the beginning of each month for the prior month’s total hours for this task. J.B. Anderson Land Use Planning shall prepare a monthly statement of work to reconcile the work hours performed on City of Mountain House tasks and Projects. J.B. Anderson Land Use Planning has the software capable of invoicing specific projects and General Planning Services, including separating work completed related to the City’s General Plan and Housing Element. These monthly billable hours costs are based on JBAP’s current Fee Rate Schedule as shown in Section A, Billing Rates. J.B. Anderson Land Use Planning bills in tenths of an hour.

Anticipated Budget
The anticipated budget for General Planning Services and Developer Funded Billing (Funded through DRAs) is approximately $18,466 and $17,000 per month, respectively. This is based on our Firm’s billing over past Fiscal Year as shown below.
2025/2026 - GPS Total 2025/2026 - Public Developer Funded through DRA's
July $28,489.20 July $15,921.48
Aug $22,418.40 Aug $17,450.30
Sept $19,369.40 Sept $24,248.75
Oct $26,431.70 Oct $18,035.27
Nov $11,375.70 Nov $17,358.70
Dec $11,957.50 Dec $15,938.30
Jan $14,510.90 Jan $13,681.20
Feb $13,176.00 Feb $14,075.50
Mar Mar
Apr Apr
May May
Jun Jun
Total Billed $147,728.80 $136,709.50
Average/Month $18,466.10 Average/Month* $17,088.69
*Includes Landscape Services of HLA/QK
General Planning Services (GPS) Public Billing

ATTACHMENT A
Item 7.7
Mountain House Page 154 of 984 CONTRACT ID # A-2627-12
12 EXHIBIT B

COMPENSATION SCHEDULE & REIMBURSABLE EXPENSES
1) Compensation Schedule.

ATTACHMENT A
Item 7.7
Mountain House Page 155 of 984 CONTRACT ID # A-2627-12
13 2) Reimbursable Expenses.

Expense Type Reimbursement Policies Receipt Required
Airfare Actual cost of the least expensive class available.

Business class and first class are not reimbursable.

Yes
Airline Baggage Fees Actual expense. Yes
Rental Car Reimbursement for rental cars will be for a
standard size car or smaller and will be
reimbursed for the actual expense.

Other incidentals per itemized receipt.

Yes
Hotel Lodging obtained will be reasonable and in line
with the moderate priced hotels for the area.

Reimbursement will be only for room charge,
taxes, and parking (if applicable).

Itemized receipts must be included for
reimbursement.

Yes
Privately Owned Vehicle
Mileage Rate
IRS allowable rate for the current year. No
Office Incidentals Actual expense.

Copies/printing, courier/express delivery fees,
phone calls.

Yes

ATTACHMENT A
Item 7.7
Mountain House Page 156 of 984 CONTRACT ID # A-2627-12
14 EXHIBIT C

INSURANCE REQUIREMENTS
1) Required Coverage. Consultant shall maintain all required insurance listed herein for the duration of this Agreement.

Includes endorsements of contractual
liability
$1,000,000 per occurrence
$2,000,000 policy aggregate; Any deductible or
self-insured retention shall not exceed $150,000 per
claim

ATTACHMENT A
Item 7.7
Mountain House Page 157 of 984 CONTRACT ID # A-2627-12
15 2) Additional requirements. Each of the following shall be included in the insurance coverage or added as a certified endorsement to the policy:
a) Term. All required insurance shall be maintained during the entire term of the Agreement with the following exception: Insurance policies and coverage(s) written on a claims-made basis shall be maintained during the entire term of the Agreement and until three (3) years following termination and acceptance of all Work provided under the Agreement, with the retroactive date of said insurance (as may be applicable) concurrent with the commencement of activities pursuant to this Agreement. b) Additional Insured. All insurance required above with the exception of Professional Liability, Personal Automobile Liability, Workers’ Compensation and Employers Liability, shall be endorsed to name as additional insured: City of Mountain House, its Board of Directors, and all City of Mountain House officers, agents, employees, volunteers and representatives.
c) Primary Insurance. For any claims related to this Agreement or the Work hereunder, the Consultant’s insurance covered shall be primary insurance as respects City of Mountain House, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by City of Mountain House, its officers, officials, employees, or volunteers shall be excess of the Consultant’s insurance and shall not contribute with it. d) Cancellation. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be canceled by either party, except after 30 days’ prior written notice has been provided to City of Mountain House.
e) Certificates of Insurance. Before commencing operations under this Agreement, Consultant shall provide Certificate(s) of Insurance and applicable insurance endorsements, in form and satisfactory to City of Mountain House, evidencing that all required insurance coverage is in effect. City of Mountain House reserves the rights to require the Consultant to provide complete, certified copies of all required insurance policies.
f) Sub-Consultants. Consultant shall include all sub-Consultants as an insured (covered party) under its policies or shall furnish separate certificates and endorsements for each sub-Consultant. All coverages for sub-Consultants shall be subject to all of the requirements stated herein.
g) Claims-made limitations. The following provisions shall apply if the professional liability coverage is written on a claims-made form:
i) The retroactive date of the policy must be shown and must be before the date of the Agreement.
ii) Insurance must be maintained and evidence of insurance must be provided for at least five years after completion of the Agreement or the Work, so long as commercially available at reasonable rates.
iii) If coverage is canceled or not renewed and it is not replaced with another claimsmade policy form with a retroactive date that precedes the date of this Agreement,

ATTACHMENT A
Item 7.7
Mountain House Page 158 of 984 CONTRACT ID # A-2627-12
16 Consultant must purchase an extended period coverage for a minimum of three (3) years after completion of Work under this Agreement. iv) A copy of the claim reporting requirements must be submitted to City of Mountain House for review prior to the commencement of any Work under this Agreement.
3) All Policies Requirements.
a) Acceptability of insurers. All insurance required by this section is to be placed with insurers with a Bests' rating of no less than A:VII. Insurance shall be maintained through an insurer with a minimum A.M. Best Rating of A- or better, with deductible amounts acceptable to City of Mountain House. Acceptance of Consultant’s insurance by City of Mountain House shall not relieve or decrease the liability of Consultant hereunder. Any deductible or self-insured retention amount or other similar obligation under the policies shall be the sole responsibility of the Consultant.
b) Deductibles and Self-Insured Retentions. Consultant shall disclose to and obtain the written approval of City of Mountain House for the self-insured retentions and deductibles before beginning any of the Work called for by any term of this Agreement.

ATTACHMENT A
Item 7.7
Mountain House Page 159 of 984 CONTRACT ID # A-2627-12
17 EXHIBIT D
Intentionally Omitted

ATTACHMENT A
Item 7.7
Mountain House Page 160 of 984

ATTACHMENT B
1 of 2
RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE AUTHORIZING THE CITY MANAGER TO EXECUTE A CONSULTANT AGREEMENT WITH J.B. ANDERSON LAND USE PLANNING FOR

ON-CALL PROFESSIONAL PLANNING AND ENVIRONMENTAL SERVICES WHEREAS, the City of Mountain House issued Request for Proposals (RFP No. CDD-2602) for OnCall Professional Planning and Environmental Services; and WHEREAS, proposals were received and evaluated through a competitive qualifications-based selection process; and
WHEREAS, staff determined that J.B. Anderson Land Use Planning was the most qualified firm and best positioned to provide the requested services; and WHEREAS, the City Council finds that continued consultant planning and environmental services are necessary to support current planning, advanced planning, environmental review, development application processing, staff augmentation, and related planning activities; and WHEREAS, the proposed Consultant Agreement provides for an initial three-year term from July 1, 2026 through June 30, 2029, in an amount not-to-exceed $2,625,000; and WHEREAS, the Agreement includes one optional two-year extension under the same terms and conditions, subject to the Agreement's annual rate adjustment provisions, in an amount not-to-exceed $1,750,000, for a total potential agreement authority not-to-exceed $4,375,000.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House as follows:

The foregoing recitals are true and correct and are incorporated herein by this reference.

1. The City Council hereby approves the Consultant Agreement with J.B. Anderson Land Use Planning for On-Call Professional Planning and Environmental Services for an initial term commencing July 1, 2026 and ending June 30, 2029, in an amount not-to-exceed Two Million Six Hundred Twenty-Five Thousand Dollars ($2,625,000).

2. The City Council hereby authorizes the City Manager, or designee, to execute the Consultant Agreement in substantially the form presented to the City Council.

3. The City Council hereby authorizes the City Manager, or designee, to exercise the Agreement's optional two-year extension under the same terms and conditions, subject to the agreement's annual rate adjustment provisions, in an amount not-to-exceed One Million Seven Hundred Fifty Thousand Dollars ($1,750,000).

4. The City Council hereby authorizes the City Manager, or designee, to approve and execute amendments, annual rate adjustments, extensions, and related documents consistent with the authority established by this Resolution, provided that the total cumulative compensation authorized Item 7.7
Mountain House Page 161 of 984

ATTACHMENT B
2 of 2
under the Agreement shall not exceed Four Million Three Hundred Seventy-Five Thousand Dollars ($4,375,000) without further City Council approval.

5. Execute the Consultant Agreement and any minor revisions or non-substantive modifications approved by the City Attorney and Risk Management.

6. Take all actions necessary to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, AND ADOPTED this 9th day of June, 2026.

Item 7.7
Mountain House Page 162 of 984 TITLE: Ordinance Adding Chapter 2 of Division 2 of Title 5 (Construction, Demolition and Landscaping Debris Recycling and Diversion) and Section 8-1-118 (CALGreen Recycling Requirements)
MEETING DATE: June 9, 2026
PREPARED BY: Karen Morgan, Utility Manager

RECOMMENDATION
It is recommended that the City Council introduce and waive the first reading of an Ordinance Adding Chapter 2 of Division 2 of Title 5, Relating to Construction, Demolition and Landscaping Debris Recycling and Diversion, and Adding Section 8-1-118, Relating to CALGreen Recycling Requirements.

BACKGROUND
The City of Mountain House officially incorporated on July 1, 2024. Prior to incorporation, municipal services and regulatory authority, including solid waste and construction and demolition (C&D) debris requirements, were administered under San Joaquin County. As a newly incorporated city, Mountain House is required to establish and maintain its own Municipal Code and adopt all necessary ordinances to ensure compliance with State law.

One of the key regulatory frameworks requiring local implementation is California’s Short-Lived Climate Pollutant Reduction Strategy (SB 1383), which mandates significant reductions in organic waste disposal to reduce methane emissions. As part of SB 1383 implementation, the California Department of Resources Recycling and Recovery (CalRecycle) requires jurisdictions to adopt enforceable local ordinances that incorporate specific provisions of the California Green Building Standards Code (CALGreen).

CALGreen (Title 24, Part 11) requires the diversion of at least sixty-five percent (65%) of non-hazardous construction and demolition materials from landfill disposal. Additionally, Title 14, Section 18989.1 of the California Code of Regulations requires jurisdictions to adopt enforceable requirements addressing:
 Recycling of organic waste commingled with construction and demolition debris; and  Provision of adequate space for recycling in multi-family and commercial developments.

These provisions must be codified locally and enforced by each jurisdiction. As Mountain House transitions from County governance to full municipal authority, adoption of these requirements into the City’s Municipal Code is necessary to remain compliant and avoid potential enforcement action or penalties.

DISCUSSION
Item 7.8
Mountain House Page 163 of 984 This ordinance represents a necessary step in completing the City’s transition from County-administered regulations to an independent Municipal Code while ensuring compliance with State solid waste and recycling requirements.

The proposed ordinance codifies requirements already established under State law and CALGreen.

Adoption provides the City with local enforcement authority and satisfies CalRecycle’s requirement that jurisdictions maintain enforceable local provisions implementing SB 1383 requirements.

Contractors and developers are already subject to applicable CALGreen requirements. Adoption of the ordinance does not create new State requirements, rather it incorporates those requirements into the Municipal Code and establishes a local enforcement mechanism. This provides a clear, enforceable framework for construction and demolition waste management.

Title 5 – Health and Sanitation
 Adds a new Chapter 2, Division 2 to create a comprehensive regulatory structure for construction, demolition, and landscaping debris recycling and diversion.  Establishes requirements for:
 Waste management plans at the time of permit issuance  Documentation and reporting of diversion activities
 Recordkeeping requirements
 Enforcement procedures and penalties for noncompliance Title 8 – Building Regulations
Adds new Section 8-1-118 to formally adopt CALGreen SB 1383 baseline requirements related to space for recycling and composting containers. It also establishes a direct link to the City’s Construction, Demolition, and Landscaping Debris Recycling and Diversion requirements and ensures consistency with State law and existing waste management practices.

Adoption of the ordinance will:
 Ensure compliance with SB 1383 and CALGreen mandates
 Maintain local enforcement authority required by CalRecycle  Reduce greenhouse gas emissions associated with organic waste disposal  Extend the life of regional landfill capacity
 Provide clear, predictable requirements for developers, contractors, and property owners Failure to adopt these provisions would leave the City out of compliance with State law and subject to potential enforcement actions by CalRecycle, including administrative penalties.

FISCAL IMPACT
Item 7.8
Mountain House Page 164 of 984 There is no significant direct fiscal impact associated with adoption of this ordinance. Administration and enforcement will be managed through existing staff resources and existing development review processes.

STRATEGIC PLAN
Adoption of the ordinance supports implementation of the City Strategic Plan, adopted April 9, 2025, by promoting environmental stewardship, regulatory compliance, sustainable development practices, and responsible management of community infrastructure and resources.

CEQA
Adoption of this ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common Sense Exemption), as it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. The ordinance will result in a net environmental benefit through increased waste diversion and reduced greenhouse gas emissions.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Following introduction and waiving the first reading, the ordinance will return to the City Council for second reading and adoption in accordance with State law.

Upon adoption, the Ordinance will be published and posted in accordance with Government Code Section 36933.

Staff will implement the ordinance through existing permit review and solid waste compliance processes and continue coordination with CalRecycle regarding SB 1383 compliance requirements.

ATTACHMENTS
Attachment A – Ordinance Adding Chapter 2 of Division 2 of Title 5, Relating to Construction, Demolition and Landscaping Debris Recycling and Diversion, and Adding Section 8-1-118, Relating to CALGreen Recycling Requirements
Item 7.8
Mountain House Page 165 of 984

ATTACHMENT A
ORDINANCE NO. 2026-__
AN ORDINANCE OF THE CITY OF MOUNTAIN HOUSE ADDING CHAPTER 2 OF DIVISION 2 OF TITLE 5,

RELATING TO CONSTRUCTION, DEMOLITION AND LANDSCAPING DEBRIS RECYCLING AND DIVERSION, AND ADDING SECTION 8-1-118, RELATING TO CALGREEN RECYCLING REQUIREMENTS, TO THE

MOUNTAIN HOUSE MUNICIPAL CODE
WHEREAS, Title 14, section 18989.1 of the California Code of Regulations requires that jurisdictions, defined under the code as, “a city, a county, or a city and county[,]” adopt an ordinance or other enforceable requirement that requires compliance with Construction and Demolition (“C&D”) recycling requirements for Organic Waste commingled with C&D and for provision of adequate space for recycling for Multi-Family and Commercial premises pursuant to Sections 4.408.1, 4.410.2, 5.408.1, and

5.410.1 of the California Green Building Standards Code, 24 CCR, Part 11 as amended July 1, 2019 and effective January 1, 2020 (“CALGreen SB 1383 Baseline Requirements”); and WHEREAS, the State of California has adopted the California Green Building Standards Code (Title 24, Part 11, “CALGreen”), which requires diversion of at least sixty-five percent (65%) of non-hazardous construction and demolition (“C&D”) materials from landfill disposal; and WHEREAS, Title 5 of the Mountain House Municipal Code governs Health and Sanitation, including provisions regulating solid waste and related public health matters; and WHEREAS, the City desires to amend Title 5 by adding a new chapter relating to Construction, Demolition, and Landscaping Debris Recycling and Diversion; and WHEREAS, the City desires to add a new section for the purpose of establishing local requirements for CALGreen recycling, including waste management planning, reporting, recordkeeping, enforcement, and penalties for noncompliance; and
WHEREAS, the additions will protect public health and the environment, reduce greenhouse gas emissions, conserve landfill capacity, and provide clarity to contractors and residents regarding construction waste management obligations.

NOW THEREFORE, the City Council of the City of Mountain House does ordain as follows:

SECTION 1. New Chapter 2 of Division 2 of Title 5. Chapter 2 of Division 2 of Title 5 is hereby added to the Mountain House Municipal Code to read as set forth in the attached Exhibit 1.

SECTION 2. New Section 8-1-118. Section 8-1-118 is hereby added to the Mountain House Municipal Code to read as follows:
8-1-118 Compliance with CALGreen Recycling Requirements (a) Persons applying for a permit from the City for new construction and building additions and alterations shall comply with the requirements of this Section and all required components of the California Green Building Standards Code, 24 CCR, Part 11, known as CALGreen, as amended, if the project is covered by the scope of Item 7.8
Mountain House Page 166 of 984

Page 2 of 8 ends

CALGreen. If the requirements of CALGreen are more stringent than the requirements of this Section, the CALGreen requirements shall apply. Project applicants shall refer to the City’s building and planning code for complete CALGreen requirements. For purposes of this Section, “Blue container,” “Green container,” “Commercial,” “Multi-family,” and “Organic waste” have the meanings set forth in Section 5-2-100 of this Code.
(b) For projects covered by CALGreen, the applicants must, as a condition of the City’s permit approval, comply with the following:
(1) Where five (5) or more Multi-family dwelling units are constructed on a building site, provide readily accessible areas that serve occupants of all buildings on the site and are identified for the storage and collection of Blue container and Green container materials, consistent with the three-container collection program offered by the City, or comply with provision of adequate space for recycling for Multifamily and Commercial premises pursuant to Sections 4.408.1, 4.410.2, 5.408.1, and

5.410.1 of the California Green Building Standards Code, 24 CCR, Part 11, as those sections may be amended, if the amended requirements are more stringent than the requirements effective January 1, 2020.
(2) New Commercial construction or additions resulting in more than 30% of the floor area shall provide readily accessible areas identified for the storage and collection of Blue container and Green container materials, consistent with the three-container collection program offered by the City, or shall comply with provision of adequate space for recycling for Multi-family and Commercial premises pursuant to Sections

4.408.1, 4.410.2, 5.408.1, and 5.410.1 of the California Green Building Standards Code, 24 CCR, Part 11, as those sections may be amended, if the amended requirements are more stringent than the requirements effective January 1, 2020. (3) Comply with CALGreen requirements and applicable law related to management of C&D, including diversion of Organic waste in C&D from disposal. Comply with the City’s Construction, Demolition and Landscaping Debris Recycling and Diversion requirements (Chapter 2 of Division 2 of Title 5), and all written and published City policies and/or administrative guidelines regarding the collection, recycling, diversion, tracking, and/or reporting of C&D.

SECTION 3. Effective Date. This Ordinance shall take effect thirty days after passage.

SECTION 4. Publication and Posting. The City Clerk shall comply with Government Code section 36933's publication and posting requirements.

SECTION 5. Severability. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby.

Item 7.8
Mountain House Page 167 of 984

Page 3 of 8 ends

Exhibit 1
Addition of Chapter 2 of Division 2 of Title 5
Chapter 2 - CONSTRUCTION, DEMOLITION AND LANDSCAPING DEBRIS RECYCLING AND DIVERSION 5-2-200 Title.

This Chapter shall be known as the "CONSTRUCTION, DEMOLITION AND LANDSCAPING DEBRIS RECYCLING AND DIVERSION ORDINANCE" of the City of Mountain House, and may be so cited. 5-2-201 Definitions.

For purposes of this chapter, the following definitions apply:
"Administrative Fee" means a non-refundable fee imposed by this Chapter in accordance with a fee schedule approved by the City Council.
"Applicable Project" means any construction, demolition, renovation or landscaping activity subject to the requirements of this Chapter, as set forth in Section 5-2-202, Applicable Projects. "Applicant" means any individual, firm, contractor, limited liability company, association, partnership, political subdivision, government agency, municipality, industry, public or private corporation, or any other entity whatsoever that applies to the City for the applicable permits or licenses to undertake any construction, demolition or landscape projects within the City. "Construction" means the building of any facility or structure or any portion thereof including any improvements to an existing facility or structure.
"Construction, Demolition and Landscaping Debris" means materials resulting from the construction, demolition or renovation of buildings or structures; or materials resulting from landscaping activities, including:
(1) Discarded materials generally considered non-water soluble and non-hazardous in nature, including but not limited to metals, glass, brick, concrete, asphalt material, pipe, gypsum, wallboard, insulation materials, roofing materials and lumber from the construction or demolition of a structure as part of a construction or demolition project or from the renovation of a structure and/or landscaping, including rocks, soils, tree remains, trees, and other vegetative matter resulting from land clearing, excavation, landscaping and development operations for a construction project; (2) Remnants of new materials, including but not limited to: cardboard, paper, plastic, inert material, wallboard, wood, and metal scraps from any construction, renovation and/or landscape project; (3) Earthen materials, including but not limited to dirt, clay, soil, loam, sand, rocks, stones and other materials resulting from excavation activities as part of a construction, demolition, renovation or landscaping project;
(4) Fixtures or other finished products that may be re-used in their current state rather than disposed of or processed in a recycling facility, including but not limited to doors, windows, bathroom fixtures, light fixtures, ceiling panels or molding;
(5) Any other non-hazardous wastes that are generated at construction, demolition, renovation or landscaping projects.
"Contractor" means any person or entity holding, or required to hold, a contractor's license of any type under the laws of the State of California, or who performs (whether as contractor, subcontractor, ownerbuilder, or otherwise) any construction, demolition, remodeling, renovation, or landscaping service relating to buildings or accessory structures in the City of Mountain House. "Demolition" means the decimating, razing, tearing down or wrecking of any facility, structure, pavement or building, whether in whole or in part, whether interior or exterior.

Item 7.8
Mountain House Page 168 of 984

Page 4 of 8 ends

"Designated Recyclable and Reusable Materials" means:
(1) Corrugated Cardboard (OCC);
(2) Inert materials generally used in construction or renovation including but not limited to, asphalt, concrete, rock, stone, mortar and brick;
(3) Metals, including all metal scrap including, but not limited to, pipes, siding, window frames, door frames, flashing materials, and fences;
(4) Roofing materials including wood shingles and shakes as well as asphalt, stone and slate based roofing material;
(5) Salvageable materials and structures including, but not limited to doors, windows, fixtures, hardwood flooring, sinks, bathtubs and appliances;
(6) Vegetative materials;
(7) Excavation materials including, but not limited to dirt, clay, loam, sand, stones, rocks or any combination thereof;
(8) Non-hazardous wallboard materials including gypsum and drywall; (9) Wood materials including, but not limited to dimensional lumber, fencing or wood that is not chemically treated, creosoted, CCA pressure treated, contaminated, painted or sealed; (10) Any other materials from the construction, demolition or renovation of structures that the City determines can be diverted due to the acceptance such materials by recycling facilities, reuse facilities, or accessible markets.
“Director” means the City Manager or the City Manager’s designee. "Diversion" means the use of material for any purpose other than disposal. "Diversion Plan" means a completed City-provided form submitted before the issuance of a building and/or demolition permit, approved by Solid Waste Personnel for the purpose of compliance with this Chapter.
"Diversion Report" means a completed City-provided form submitted quarterly and upon completion of an Applicable Project that is used by Solid Waste Personnel for the purpose of determining compliance with this Chapter.
"Good Faith Effort" means and is applicable to projects where the availability of markets for construction and demolition debris were a determining factor in not meeting full compliance and where sufficient documented evidence, such as weight receipts, demonstrate that the Applicant attempted to divert construction and demolition debris but could not achieve full compliance. "Inert material" means asphalt, concrete, masonry, brick, tile, ceramics, gravel, rock, soil, sand, asphalt, brick, ceramic products, plaster, clay products and similar materials. "Landscape Professional" means any person that provides landscaping services for a fee within the City. "Landscaping" means the installation, removal or maintenance of plantings, flowers, shrubs, trees or any other vegetation.
"Non-compliant" means the failure to adhere to the requirements of this Chapter. "Recycling" means the process of collecting, sorting, cleansing, treating and/or the reconstitution of materials that would otherwise become solid waste and returning them to the economic mainstream in the form of a raw material for new, reused or reconstituted products which meet the quality standards necessary for use in the marketplace.
"Renovation" means any change, alteration, addition, replacement, or modification to an existing structure.
"Reuse" means further or repeated use of construction and demolition debris. "Solid Waste Personnel" means persons employed by the City of Mountain House to administer solid waste programs.
"Vegetative materials" means trees, tree parts, shrubs, stumps, logs, brush or any other type of plants that are cleared from a site for construction, demolition, renovation or landscaping purposes.

Item 7.8
Mountain House Page 169 of 984

Page 5 of 8 ends

5-2-202 Applicable Projects.

Projects subject to the requirements of this Chapter include any project which consists of one (1) or more of the following:
(a) Construction of a new residential, commercial, industrial or institutional building or structure that is equal to or greater than one thousand two hundred (1,200) square feet; (b) Construction of multifamily dwellings, such as duplexes or apartment complexes; (c) Construction of buildings accessory to residential or multifamily dwellings that are equal to or greater than one thousand two hundred (1,200) square feet; (d) Demolition of any building or structure, or a portion thereof, that is equal to or greater than one thousand two hundred (1,200) square feet;
(e) Renovation of any building or structure, where the area is equal to or greater than one thousand two hundred (1,200) square feet;
(f) Other projects deemed applicable as determined by Solid Waste Personnel, including but not limited to the demolition, construction or renovation of roofing, walls, siding, ceiling tile and all other projects where the area or surface area of the project is equal to or greater than one thousand two hundred (1,200) square feet; or
(g) Landscaping operations whereby Landscape Professionals, as a course of business, perform landscaping functions at one (1) or more locations within the City and as a result of these operations collect and dispose of vegetative and/or inert materials. 5-2-203 Exemptions.

The following projects shall not be subject to the provisions of this Chapter:
(a) Construction or demolition necessary to remedy an imminent health or safety condition, or performed in conjunction with an emergency, as determined by the City Manager, including but not limited to fire, earthquake, or flood.
(b) A project contaminated by hazardous substances or hazardous waste as defined by the state or federal law.
(c) Construction of agricultural structures, excluding structures used as dwellings by humans. (d) Construction, Demolition or Renovation projects that can be demonstrated to have an insignificant waste stream, as determined by Solid Waste Personnel, may be exempted from this Chapter. (e) Landscape Professionals who perform Landscaping operations at locations within the City areas shall be exempt from the provisions of this Chapter, with the exception of Section 5-2-204 Diversion Requirements, and shall make available, upon the request of Solid Waste Personnel, weight receipts and/or other information to verify that collected materials are diverted and/or disposed of in compliance with the requirements of this Chapter.
(f) Other projects may be deemed exempt where they can be demonstrated to be consistent with the intent of this Chapter, as determined by Solid Waste Personnel. 5-2-204 Diversion Requirements.

To the highest extent feasible, Construction, Demolition and Landscaping Debris shall be diverted from landfilling unless otherwise exempt under Section 5-2-203. Applicable Projects shall, at a minimum, meet the construction and demolition materials diversion requirements defined and set forth by California Code of Regulations, Title 24's California Green Building Standards Code also known as the CALGreen Code.

Landscape debris generated from Applicable Projects including inert soil, vegetative and excavation materials shall be diverted at a rate of ninety percent (90%). Diversion Reports shall be required for verification of such activities. Acceptable diversion methods are as follows:

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(a) Providing or facilitating the verifiable reuse of materials, including, but not limited to, the sale or the donation of the material to an organization that specializes in reusing left over materials. (b) Delivering all construction and demolition debris solely to a solid waste site designated by the City Manager.
(c) Source separating materials into individual constituents as defined under "Designated Recyclable and Reusable Materials" and directing them to any reuse or recycling facility acceptable to the Director.

Any remaining materials shall be taken to a solid waste site as designated by the Director. 5-2-205 Reporting Requirements.
(a) The following plan shall be submitted and approved for all Applicable Projects:
(1) Every Applicant shall submit a properly completed Diversion Plan as a requirement of the construction and demolition process. The plan may cover multiple structures for lots where project activity is occurring at the same time by the same Applicant. The Diversion Plan shall identify the materials to be recycled, reused and/or disposed of and shall list facilities and providers to be used. An Administrative Fee for each Applicable Project must be submitted with the Diversion Plan. (2) Notwithstanding any other provisions of this Chapter, no construction or demolition permit shall be issued for any Applicable Project unless and until Solid Waste Personnel have approved the Diversion Plan. Solid Waste Personnel shall approve a Diversion Plan only if it is determined that it is complete and meets all requirements set forth in this subsection (a). If all of requirements have been met, the Diversion Plan shall be marked "Plan Approved", a copy of the plan shall be returned to the Applicant, and the Community Development Department shall be notified that it has been approved. (3) If Solid Waste Personnel determine that the Diversion Plan is incomplete or fails to meet all requirements set forth in this subsection (a), it shall be returned to the Applicant marked "Plan Denied" or "Further Explanation Required" and shall include a brief notation stating what is required for approval.

The Applicant shall then resubmit the Diversion Plan with the required information for subsequent review. (b) The following documentation shall be submitted upon the completion of all Applicable Projects:
(1) A final Diversion Report shall be returned to Solid Waste Personnel no later than thirty (30) days following finalization of the permit or completion of an Applicable Project demonstrating that compliance with this Chapter has been met.
(2) The documentation accompanying the Diversion Report shall consist of photocopies of receipts and weight tags or other records of measurement or equivalent documentation from recycling facilities, deconstruction contractors, and landfill and disposal facilities. If City-owned facilities are utilized solely, photocopies of weight receipts shall meet the reporting requirements. (3) All reports and documentation submitted pursuant to this section are subject to verification and approval.
(4) Applicants submitting false information in the form of reports, documents, statements, receipts; weight tags or other records of measurement regarding materials recycled or diverted shall be deemed Non-compliant to this Chapter.
(5) Applicants failing to submit the Diversion Report and documentation within thirty (30) days of project completion shall be deemed Non-compliant to this Chapter. 5-2-206 Administrative Fee.

A non-refundable Administrative Fee shall be charged for Applicable Projects according to a fee schedule approved by the City of Mountain House City Council.

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5-2-207 Non-Compliance Fee.
(a) A non-compliance fee shall be charged for each Applicable Project that has been deemed Noncompliant according to a fee schedule approved by the City of Mountain House City Council. (b) Any Applicable Project completed without a permit issued shall be deemed Non-compliant and shall be charged a non-compliance fee according to a fee schedule approved by the City of Mountain House City Council.
(c) Good Faith Effort: If Solid Waste Personnel determine that an Applicable Project has not met the requirements of this Chapter, it shall also be determined whether the Applicant has made a good faith effort to comply with this Chapter. In making this determination, the availability of markets for construction and demolition debris, the size of the project and the documented efforts of the Applicant to divert construction and demolition debris shall be considered. If Solid Waste Personnel determine that a good faith effort has been made, a non-compliance fee shall not be charged. If it is determined that a good faith effort has not been made, a non-compliance fee shall be charged according to a fee schedule approved by the City of Mountain House City Council.
5-2-208 Enforcement Designation.

The City of Mountain House City Council shall designate the Director as the officer responsible for the administration and enforcement of the provisions of this Chapter. The Director may appoint Solid Waste Personnel to assist in the enforcement of this Chapter. 5-2-209 Enforcement.

Applicants undertaking a construction, demolition, or renovation project by applying for City permits are responsible for compliance with the diversion requirements of this Chapter. (a) Owner-Applicants shall be responsible for agents, other than paid contractors, that apply for permits on their behalf. Owner-Applicants with unpaid non-compliance fees shall receive a Code Violation recorded on the respective property as outlined in Section 5-2-210. (b) Contractor-Applicants with unpaid non-compliance fees shall be denied future Diversion Plan approvals until unpaid non-compliance fees are paid in full. 5-2-210 Notice of Code Violation and Release of Notice of Code Violation. (a) Recording Notice: When Solid Waste Personnel determine that a violation of this Chapter exists against an Owner-Applicant or the agent thereof, a Notice of Code Violation may be recorded against the property. Prior to recordation, the City shall send written notification to the property owner(s) of record of the intent to record the Notice of Code Violation against the property. Notice to the owner(s) shall be sent to the address shown on the most recent tax roll. Failure of the owner to receive such notice shall not affect the Notice of Code Violation.
(b) Release of Notice: Solid Waste Personnel shall submit a Release of Notice of Code Violation to the County Recorder when non-complying conditions have been corrected, removed or non-compliance fees have been paid in full.
5-2-211 Disposition of Fees.

All fees collected under the provisions of this Chapter shall be paid into the City Treasury.

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5-2-212 Severability.

If any section, subsection, sentence, clause or phrase of this Chapter is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Chapter. The City declares that it would have adopted this Chapter, including every section, subsection, sentence, clause and phrase, irrespective of whether one (1) or more sections, subsections, sentences, clauses or phrases is held invalid.

To this end, the provisions of this Chapter are declared to be severable.

Item 7.8
Mountain House Page 173 of 984 TITLE: Approve Resolution Electing to Collect Delinquent Utility Account Service Charges on the Property Tax Roll
MEETING DATE: June 9, 2026
PREPARED BY: Sarah Ragsdale, Administrative Services Director

RECOMMENDATION
Staff recommends that the City Council:
• Approve a resolution electing, by a two-thirds vote, to collect delinquent utility account service charges on the San Joaquin County property tax roll beginning with fiscal year 2026/2027; and • Direct staff to prepare the written report of delinquent accounts, file it with the City Clerk, give the required notice, and schedule the public hearing described in this staff report.

BACKGROUND
The City of Mountain House provides water, wastewater, and stormwater service to property within the City and charges fees for that service under California Health and Safety Code section 5471. A number of utility accounts have become delinquent; staff has identified approximately 430 delinquent accounts.

Before incorporation, these utilities were operated by the Mountain House Community Services District, which collected delinquent charges and penalties on the County property tax roll under its communityservices-district authority (Gov. Code, § 61115). With incorporation, the City succeeded to the utility function. That district-specific authority no longer governs; the authority available to a city is found in Health and Safety Code sections 5470 through 5473.11.

The City already addresses delinquencies by recording liens against the delinquent owner’s property under Health and Safety Code section 5473.11. Recording a lien secures the debt but generally does not produce payment until the owner sells or refinances. Collecting the delinquency on the tax roll, by contrast, causes the past-due amount to be paid when the annual property tax bill is paid. The two tools are alternative and complementary; electing tax-roll collection does not give up the lien remedy. This report recommends that the City add tax-roll collection as a second tool, used for delinquent charges only.

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DISCUSSION
California Health and Safety Code section 5471 provides that cities can charge fees for water, wastewater, and stormwater services. Section 5473 allows cities to collect those fees on the tax roll, and section 5473a permits the City to make that election as to delinquent charges only.

The recommended action is the first step to begin collecting delinquent charges on the annual tax bill.

Under section 5473, the City Council must adopt a resolution, by a two-thirds vote, electing to have the delinquent charges collected on the tax roll. After the initial election, several procedures are required to implement the collection. Unlike a report that places all current charges on the roll, the written report here lists only the delinquent parcels and the past-due amount owed on each.

The list of delinquent properties is not approved at this meeting. The June 9 action is only the election to use the tax-roll method. The parcel-by-parcel report is filed with the City Clerk after this election and is acted on at the public hearing, after letters have gone out and customers have had the opportunity to pay or dispute. Delinquent balances paid before the hearing—or before the County’s deadline to upload the tax roll—will be removed from the list and called out at the hearing, consistent with the District’s prior practice.

The process for collecting the delinquent charges on the tax roll is as follows:
• Adopt a resolution (two-thirds vote) electing to collect on the tax roll. Under Health and Safety Code section 5473, the City Council adopts a resolution, approved by a two-thirds vote, electing to have the delinquent charges collected on the tax roll. This is the action recommended tonight. The proposed resolution is included as Attachment A.
• Prepare and file the written report. The City prepares a written report and files it with the City Clerk. The report describes each delinquent parcel and states the past-due charge for each parcel for the year (Health & Saf. Code, § 5473). The written report, when finalized, will be delivered to the City Clerk.
• Give public notice of the public hearing. Because this is the first year the City will place these charges on the tax roll, two forms of notice are required:
◦ Published notice. Publication pursuant to Government Code section 6066 (once a week for two successive weeks) in the Tracy Press, stating that the report has been filed and giving the time and place of the hearing.
◦ Mailed written notice to each person to whom a parcel in the report is assessed on the last equalized assessment roll, at the address shown on the roll or as known to the City Clerk (Health & Saf. Code, § 5473.1). (In subsequent years that the charges are collected on the tax roll, only the published notice is required. Because the delinquency report is relatively small, Item 8.1
Mountain House Page 175 of 984 staff recommends mailing notice to every assessee on the report each year, which removes any question about the adequacy of notice; the City may revisit that practice in future years.) • Hold the hearing. At the noticed time, the City Council hears and considers all objections or protests (Health & Saf. Code, § 5473.2). If the owners of a majority of the separate parcels described in the report protest, the report cannot be adopted, and the charges must be collected separately—not on the tax roll—and do not constitute a lien. If there is no majority protest, the City Council may adopt, revise, change, reduce, or modify any charge, overrule objections, and approve the report, and its determination is final (Health & Saf. Code, § 5473.3). Staff proposes that the public hearing be scheduled for July 22, 2026.
• Clerk files the report with the County Auditor-Controller by August 10. On or before August 10, the City Clerk files a copy of the adopted report with the San Joaquin County Auditor-Controller, who enters the charges against the respective parcels on the current assessment roll (Health & Saf.

Code, § 5473.4).

Staff has determined that approximately 430 delinquent accounts are eligible for a property tax lien. The current total of the proposed assessment is $634,500, an average of $1,380 per account. Staff has already placed a property lien on most of these properties and others have balances in excess of $500, which would be considered for a property lien were it not for the timing of this proposal for property tax liens.

The number of accounts proposed for property tax liens are significantly greater than in previous years.

Reasons for this increase include the following:
• Conversion to in-house utility billing: Staff encountered issues related to the conversion. Although data from the previous billing system was transferred to the new system, staff learned that some information, such as meter serial numbers and locations, were incorrect. As those issues were discovered, staff made corrections in the new system. In addition, staff identified software issues such as auto payment processing that required research and correction. Staff is now more confident with the capabilities and reliability of the software.
• Field issues: With the conversion to in-house billing, staff discovered on-going issues with meter reading equipment and transmission of information. In excess of 600 accounts had been billed based on estimated usage. Over time, field technicians have inspected and repaired/replaced equipment and, when needed, took manual readings of usage. Staff is investigating solutions for more reliable data transmission. As a result, equipment issues are being addressed and accounts are receiving billings based on actual usage.
• Termination of utility services has been proven to an effective tool to curb delinquencies. SB 998, the Water Shutoff Protection Act, became effective in 2020. The Act provided specific requirements before services could be terminated. Before the conversion to in-house billing, Utility Billing staff was able to maintain schedules for terminations and property liens. However the issues described above required significant staff effort to verify delinquencies to ensure the information was correct. As Item 8.1
Mountain House Page 176 of 984 noted above, confidence in the utility billing system and metering equipment has improved. Staff intends to resume all remedies available under SB 998. This will reduce the number of delinquent accounts.
• In prior years, mailing letters to delinquent account holders resulted in payments that reduced the number of accounts to be added to the tax roll. If the proposed action to add delinquent accounts to the tax roll is approved, staff will send letters to the 430 accounts and expects a similar reduction in the number of accounts to be assessed this year as well.

FISCAL IMPACT
Collecting delinquent charges on the tax roll is expected to improve recovery across the approximately 430 delinquent accounts. The aggregate amount of the current delinquencies proposed for collection is approximately $634,500, an average of $1,380 per account. The direct costs associated with the process include publications, mailing of letters, and the 1% fee charged by the Auditor-Controller. Amounts collected reimburse the water, wastewater, and stormwater enterprises (Health & Saf. Code, § 5471).

STRATEGIC PLAN
Placing liens for delinquent utility accounts will help the City resolve customer billing issues, make continuous improvements in utility billing, and ensure collection of delinquent amounts.

CEQA
Not applicable.

ACTION FOLLOWING CITY COUNCIL APPROVAL
If the proposed resolution is approved, staff will prepare and finalize the written report of delinquent accounts, mail letters to the affected accounts stating the amount owed and the hearing date, give the required published and mailed notice, and schedule the public hearing for July 22, 2026.

ATTACHMENTS
A: Proposed resolution electing to collect delinquent utility charges on the property tax roll Item 8.1
Mountain House Page 177 of 984 RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE ELECTING TO HAVE

DELINQUENT WATER, SEWER AND STORM DRAINAGE UTILITY SERVICE CHARGES COLLECTED ON THE TAX ROLL PURSUANT TO HEALTH AND SAFETY CODE SECTIONS 5473 AND 5473a WHEREAS, the City of Mountain House (“City”) provides water, sewer, and storm drainage utility services and facilities to properties within the City; and WHEREAS, Section 3-1-302 of the Mountain House Municipal Code establishes a charge for providing, operating, and maintaining storm drainage facilities, wastewater treatment facilities and water treatment facilities and the provision, operation, and maintenance of related systems (the “Utility Charges”); and
WHEREAS, the Utility Charges are charges for services and facilities within the meaning of Health and Safety Code sections 5470 through 5474; and
WHEREAS, Health and Safety Code section 5473 authorizes an entity that has adopted an ordinance or resolution establishing such charges to elect, by resolution approved by a two-thirds vote of the members of its legislative body, to have such charges collected on the tax roll in the same manner, by the same persons, and at the same time as, together with and not separately from, its general taxes, and Health and Safety Code section 5473a authorizes such entity to make that election with respect only to delinquent charges; and
WHEREAS, prior to incorporation, utility services were provided by the Mountain House Community Services District, and it, consistent with applicable law, collected delinquent Utility Charges on the tax roll; and
WHEREAS, the City believes that continuing such process is a more efficient and cost-effective means of collecting such delinquencies, reduces administrative costs, and ensures more reliable revenues for satisfying obligations under outstanding project acquisition and reimbursement agreements; and WHEREAS, the City has separately elected to collect a component of the Utility Charges, the Pledged Facility Component of the Utility Charges on the property tax roll; and WHEREAS, Health and Safety Code sections 5473 and 5473a require that, upon election to collect delinquent Utility Charges on the tax roll, the City shall cause a written report to be prepared each year and filed with the City Clerk, which report shall contain a description of each parcel of real property as to which the charges are delinquent and the amount of the delinquent charge for each such parcel for the year, computed in conformity with the charges prescribed by the applicable ordinance or resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. Adoption of Utility Charges. To the extent necessary, the City Council hereby adopts or readopts the Utility Charges pursuant to Article 4 of Chapter 6 of Part 3 of Division 5 of the Health and Safety Code.

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Mountain House City CouncilJune 9, 2026

Mountain House City Council
June 9, 2026