Mountain House City Council
August 12, 2026

AGENDA
Wednesday, August 12, 2026 7:00 PM
Mountain House City Council
Mountain House Town Hall
251 East Main Street, Mountain House, CA 95391
Teleconference Location:  40900 Fremont Blvd # E, 94538, California

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
This City Council meeting will be livestreamed on the City’s website at: Agendas, Minutes, Archives & Live Streaming | Mountain House, CA and on the City's YouTube channel at City of Mountain House - YouTube
Members of the public have the option of giving public comment in person or via two-way telephonic service. Additional information about providing public comment via two-way telephonic service can be found at the end of this agenda.

Two-way telephonic service dial-in and link:  https://us02web.zoom.us/j/87904266643 Join from PC, Mac, iPad, or Android:

Dial in phone number: +1 669 900 9128 US
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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

1. 2.

3. 4.

5. 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
Recognition of Ruhaan Pakala for his win at the US National Table Tennis championship.

Youth Action Committee Update
Presentation from Lammersville Unified School District

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 the July 22, 2026, regular and special City Council meetings. Page 6 Adopt a Resolution Authorizing Participation in San Joaquin County's Regional Household Hazardous Waste Program

Recommendation:

Staff recommends that the City Council adopt a resolution:

Requesting inclusion of the City of Mountain House within San Joaquin County Service Area No. 53 for the regional Household Hazardous Waste (HHW) Program and consenting to participation in the service area.

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

2. Adopt a Resolution Approving the Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit No. 14)

Staff recommends that the City Council adopt a resolution to:

Approve the Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit No. 14).

1. Authorize the City Manager to record Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit No. 14).

2. Staff further recommends that the City Council authorize the City Manager to take all actions necessary to carry out the purpose and intent of this resolution.

Adopt a Resolution Authorizing a Cooperative Purchase Agreement with Public Restroom Company for Prefabricated Restrooms at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks

6. 6.1

6.2 6.3

7. 7.1

7.2 7.3

7.4 City Council Agenda Wednesday, August 12, 2026
Mountain House                                               Page 2 of 345 Staff recommends that the City Council adopt a resolution:

Approving the use of a Cooperative Purchase Agreement pursuant to Section 210 of the City's Financial Management Manual.

1. Authorizing the City Manager, or designee, to execute an agreement with Public Restroom Company in an amount not to exceed $783,920.

2. Authorizing the City Manager, or designee, to take all actions necessary to carry out the purpose and intent of this resolution, including completing site preparation, coordinating installation, and implementing the project.

3. CITY COUNCIL POLICY AND ACTION ITEMS
Public Hearing to Consider Major Subdivision Application No. TSM-26- 002 for a 104-Lot Residential Subdivision (Tract No. 3936) and Related Revisions to Prior Neighborhood K Subdivision Approvals (RAA-26-001)

Staff recommends that the City Council adopt two resolutions:

Adopt a resolution approving a 104-lot residential subdivision (Tract No. 3936; Major Subdivision Application No. TSM-26-002) and finding the project exempt from further environmental review pursuant to California Government Code Section 65457 and Public Resources Code Section 21166.

1. Adopt a resolution approving amendments to a previously approved Neighborhood K subdivision to relocate seven required second unit dwelling opportunities (Revisions of Approved Actions No. RAA-26-001 for Major Subdivision Application No. PA1000267) and finding the project exempt from further environmental review pursuant to California Government Code Section 65457 and Public Resources Code Section 21166.

2. Adopt a Resolution Approving the Project Acquisition Agreement No.

PAA-6

It is recommended that the City Council adopt a resolution:

Approving Project Acquisition Agreement No. PAA-6 between the City of Mountain House and Mountain House Developers, LLC, for the Neighborhoods I, J and K Sanitary Sewer Facilities.

1. Authorizing the City Manager to execute Project Acquisition Agreement No. PAA-6 and take all necessary and appropriate actions to carry out the purpose and intent of this resolution.

2. Adopt a Resolution Amending the City Council Policies and Procedures to Add Section 5.16, Political Activities of Council Members

Staff recommends that the City Council adopt a resolution amending the City Council Policies and Procedures to add Section 5.16, Political Activities of Council Members.

8. 8.1

8.2 8.3
City Council Agenda Wednesday, August 12, 2026
Mountain House                                               Page 3 of 345

CITY COUNCIL DISCUSSION ITEMS
Transit Feasibility Study Update Page 326
Changes Reflected in August Utility Bills: Removal of the Pledged Facility Component (Moved to the Property Tax Roll) and a One-Time Billing True-Up for Solid Waste Services

City Manager’s Update Page 333

FUTURE AGENDA ITEMS
Report of Future Agenda Items and Long-Range Calendar Page 343

COUNCIL COMMENTS

CITY ATTORNEY COMMENTS

CITY MANAGER COMMENTS

ADJOURNMENT
Procedure for Public Comment Via Two-Way Telephonic Service Members of the public may give public comment remotely by two-way telephonic service. The callin number and meeting link are published above. To participate:
• Dial the call-in number, or click the meeting link on this agenda, and join the meeting.

When the Mayor announces the start of an item, use the raise-hand feature to request to speak on that item. You must raise your hand before the staff presentation on the item ends. For non-agenda items, raise your hand before the public comment period closes. ○ By phone: press *9 to raise your hand. Press *9 again to lower it. ○  By computer or mobile app: use the raise-hand button on your screen. •
The City Clerk calls on speakers when the item is heard. In-person comment is taken first, then callers with hands raised on the two-way telephonic service. •
When it is your turn, you will be unmuted to speak.
○ By phone: press *6 to unmute when prompted.
○ By computer or mobile app: you will be unmuted automatically. •
If you need disability-related modification or accommodation in order to participate in this 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.

9. 9.1

9.2 9.3

10. 10.1

11. 12.

13. 14.

City Council Agenda Wednesday, August 12, 2026
Mountain House                                               Page 4 of 345 POSTING STATEMENT: On August 7, 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 Wednesday, August 12, 2026
Mountain House                                               Page 5 of 345

CITY COUNCIL

MINUTES
Wednesday, July 22, 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
Mayor Su called on Council Member Disko to lead the pledge of allegiance.

4. APPROVAL OF AGENDA
Motion: Vice Mayor Green
Second: Council Member Disko
Motion to approve the agenda as published.

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

5. PUBLIC COMMENTS
Silvio Picinini, resident, raised concerns regarding signage for the City’s automated red-light Item 7.1
Mountain House                                               Page 6 of 345 enforcement program. He stated that he did not see warning signs while approaching an intersection near Main Street and Central Parkway and questioned whether the intersection complied with California Vehicle Code requirements for signs notifying drivers of automated enforcement. Staff was asked to meet with him to confirm the intersection and review the signage.

Shanaya Chatterjee and Sowmyasree Panguluri, Mountain House High School seniors, members of the Technology Student Association, presented their research on urban heat islands in Mountain House and Tracy. They described how pavement, buildings, limited vegetation and social vulnerability can increase heat risks. Their analysis found that Mountain House currently benefits from more vegetation and lower heat risk than portions of Tracy, but continued development could reduce those benefits. They recommended proactive cooling measures, including urban tree planting, cool roofs, cooling centers, shade structures and greenways. They identified tree planting in developing areas as the most cost-effective option.

6. RECOGNITION, ANNOUNCEMENTS, OR PRESENTATIONS

6.1 Recognition of Jocelyn Komensen, Mountain House Resident, on the publication of her book, LEO and HIS BIG MISTAKES.

This item was continued to a future City Council meeting.

6.2 Recognition of outgoing Youth Action Committee (YAC) Council member This item was continued to a future meeting.

6.3 Update on the Youth Action Committee Meeting
A Member of the Youth Action Committee reported that the Youth Action Committee reviewed lessons learned from five weeks of youth summer camps. Members reported that hands-on activities, small-group formats and incentives worked well. They recommended stronger backup plans for extreme heat, shorter presentations, better preparation and tracking of supplies, more age-appropriate career activities, improved volunteer orientation and less phone use during camp. The committee also recommended expanding promotion and volunteer opportunities for City events, recruiting more career presenters, moving camp registration online and supporting upcoming library tutoring.

6.4 Update from Lammersville Unified School District
Trustee Stephanie Olsen reported that the first day of school is Aug. 6 and district staff is preparing campuses, classrooms and student records for the new school year. She highlighted the return of fall sports and activities, thanked the City for the State of the City event, and announced the opening of Pombo Elementary School, the district’s ninth K-8 school, with more than 200 students. She also encouraged residents to support school PTAs, PTOs and booster clubs and stated that enrollment figures would be provided at the next update.

Item 7.1
Mountain House                                               Page 7 of 345

6.5 Recognition of Mountain House Fire Department Engineer Christina Barsamian for her dedicated service as a support K-9 handler with K-9 Moose The City Council recognized Mountain House Fire Department Engineer Christina Barsamian and K-9 Moose for their service to the community.

6.6 A Proclamation Proclaiming July as Parks and Recreation Month The City Council proclaimed July 2026 as Parks and Recreation Month and recognized the role of parks, trails, recreation facilities, programs and special events in supporting health, community connection and quality of life. The proclamation also recognized Parks and Recreation staff, volunteers, instructors and community partners for providing programs and events for residents of all ages and abilities.

6.7 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.

6.7.1 Public Safety Security Report
Rex Osborn, Director of Public Safety Consultant, provided an update on RANK Security services to the City Council.

6.7.2 Police Services Public Safety Report
Rex Osborn, Director of Public Safety Consultant, provided an update on services provided by the Sheriff's Office.

6.7.3 Mountain House Fire Department
Marty Cornilsen, Fire Chief, provide an update on Mountain House Fire Department to the City Council.

6.7.4 Code Enforcement Report
Rex Osborn, Director of Public Safety Consultant, provided an update on Code Enforcement services.

Item 7.1
Mountain House                                               Page 8 of 345

7. 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.

Motion: Council Member Harrison
Second: Council Member Disko
To approve the Consent Calendar as recommended by staff.

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

7.1 Approved the Minutes of June 9, 2026

7.2 Received and Filed the Quarterly Investment Report
Motion: Council Member Harrison
Second: Council Member Disko
Staff recommends that the City Council receive and file this quarterly investment report.

Vote: Carried

7.3 Received the list of Recent Contracts under the City Manager Signature Authority

7.4 Transition of Maintenance Services for the City's Community Camera System Motion: Council Member Harrison
Second: Council Member Disko
The City Council adopted resolution 2026-58 authorizing the City Manager to transition maintenance services for the City's community camera system by terminating Agreement A-2425-44 with Edgeworth Integration, LLC and taking all actions necessary to implement the transition and carry out the purpose and intent of this resolution.

Vote: Carried

7.5 Approval of Managed Services and Maintenance Agreement A-2627-16 with ezWave Inc. for the City's Community Camera System
Motion: Council Member Harrison
Second: Council Member Disko
The City Council adopted a resolution 2026-59 authorizing the City Manager to:

1. Execute Agreement A-2627-16 with ezWave Inc. for managed services and maintenance of the City's community camera system for an initial three-year term ending June 30, 2029, in an amount not to exceed $183,000.

Item 7.1
Mountain House                                               Page 9 of 345

2. Exercise one optional two-year extension, subject to annual rate adjustment provisions, in an amount not to exceed $150,000.

3. Approve a change order contingency of up to $25,000 for future camera locations, equipment additions, and associated maintenance services, for a total authorized agreement amount, including the optional extension and contingency, not to exceed $358,000.

4. Approve amendments, annual rate adjustments, and term extensions consistent with the authority established by the resolution.

5. Execute the agreement and any minor, non-substantive revisions approved by the City Attorney and Risk Management.

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

Vote: Carried

7.6 Adopt a Resolution Approving Amendment No. 1 to Agreement A-2526-47 with Black Water Consulting Engineers, Inc.

Motion: Council Member Harrison
Second: Council Member Disko
The City Council adopt a resolution 2026-60

1. Authorizing the City Manager to execute Amendment No. 1 to Agreement A-2526-47 with Black Water Consulting Engineers, Inc. to add Commercial, Industrial, and Institutional Landscape Area Measurement and Land Use Classification Dataset (CIILAM-LUCD) compliance reporting services.

2. Increasing the agreement amount by $25,361, from $160,112 to $185,473.

3. Authorizing the City Manager to execute the amendment and any minor, nonsubstantive revisions approved by the City Attorney and Risk Management.

4. Authorizing the City Manager to take all actions necessary to carry out the purpose and intent of this resolution.

Vote: Carried

7.7 Adopt a Resolution Electing to Become Subject to the California Uniform Public Construction Cost Accounting Act (CUPCCAA)
Motion: Council Member Harrison
Second: Council Member Disko
The City Council adopted resolution 2026-61 electing to become subject to the California Uniform Public Construction Cost Accounting Act (CUPCCAA) and authorize the City Manager, or designee, to take all actions necessary to carry out the purpose and intent of the resolution.

Vote: Carried

7.8 Adopt a Resolution approving a Professional Services Agreement with Item 7.1
Mountain House                                               Page 10 of 345 MoreThanTalk LLC for Communications Specialist Services Motion: Council Member Harrison
Second: Council Member Disko
The City Council adopted resolution 2026-62 authorizing the City Manager to:

1. Execute a Professional Services Agreement with MoreThanTalk LLC for Communications Specialist Services for an initial one-year term commencing upon execution through June 30, 2027, in an amount not to exceed $55,000.

2. Approve agreement amendments, annual rate adjustments, and exercise optional term extensions as authorized by the resolution.

3. Execute the agreement and any non-substantive revisions approved by the City Attorney.

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

Vote: Carried

7.9 Second 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 Motion: Council Member Harrison
Second: Council Member Disko
The City Council waive the second full reading and adopted Ordinance 2026-03 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.

Vote: Carried

8. CITY COUNCIL POLICY AND ACTION ITEMS

8.1 Approve Resolution Placing Delinquent Utility Account Service Charges on the Property Tax Roll
Administrative Services Director Sarah Ragsdale presented the report. The public hearing was opened. No speaker cards were submitted and no virtual hands were raised. The public hearing was closed.

Motion: Council Member Harrison
Second: Vice Mayor Green
The City Council adopted resolution 2026-63 to place delinquent utility account service charges on the San Joaquin County property tax roll for fiscal year 2026/2027.

For (5): Mayor Su, Council Member Tingle, Council Member Disko, Council Member Harrison, and Vice Mayor Green
Item 7.1
Mountain House                                               Page 11 of 345 Vote: Carried (5 to 0)

8.2 Public Hearing and Adoption of the 2025 Urban Water Management Plan and Water Shortage Contingency Plan
Utilities Manager Karen Morgan and representatives from Black Water Consulting Engineers presented the 2025 Urban Water Management Plan and Water Shortage Contingency Plan. The public hearing was opened. No speaker cards were submitted and no virtual hands were raised. The public hearing was closed.

Motion: Council Member Harrison
Second: Council Member Tingle
The City Council:

1. Conducted a public hearing to receive comments on the public draft 2025 Urban Water Management Plan and 2025 Water Shortage Contingency Plan.

2. Adopted resolution 2026-64 approving and adopting the 2025 Urban Water Management Plan.

3. Adopted resolution 2026-65 approving and adopting the 2025 Water Shortage Contingency Plan.

4. Authorized the City Manager, or designee, to submit the adopted 2025 Urban Water Management Plan and Water Shortage Contingency Plan to the California Department of Water Resources and complete all required filings.

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

9. CITY COUNCIL DISCUSSION ITEMS

9.1 Neighborhood Park Restroom Project Update and Procurement Direction Public Works staff presented the proposed prefabricated restroom concept for Wicklund, Bethany, Altamont and Questa neighborhood parks, including proposed locations, design options, utility connections, estimated lead times and procurement steps. By consensus, the City Council directed staff to proceed with procurement of prefabricated restroom facilities and return to the City Council for contract award.

9.2 Altamont Park Playground Replacement Project Update Staff provided an update on the Altamont Park playground replacement project, including equipment concepts, accessibility, site conditions, cost considerations and the anticipated Item 7.1
Mountain House                                               Page 12 of 345 return to the City Council with procurement recommendations. The City Council provided comments and direction regarding the proposed playground equipment and design.

9.3 General Plan Status Update
Contract Planner David Niskanen provided a status update on the General Plan, including current work, upcoming community engagement and the anticipated schedule.

9.4 Preview of Changes in Land Use Designations Requested by Mountain House Developers at Six Locations North of Byron Road
Contract Planner David Niskanen presented a preview of land use designation changes requested by Mountain House Developers at six locations north of Byron Road.

9.5 Red Light Camera Update
Rex Osborn, Director of Public Safety Consultant, provided an update on the automated red-light enforcement program. The report covered the review process, warning and citation activity, civil penalties, signage, public questions, human review of potential violations and the program's traffic safety purpose.

9.6 City Manager’s Update
City Manager Steven J. Pinkerton provided updates to the City Council.

10. FUTURE AGENDA ITEMS

10.1 Report of Future Agenda Items and Long-Range Calendar Steven Pinkerton, City Manager, presented an overview of the Long Range Calendar and upcoming agenda items to the City Council.

11. COUNCIL COMMENTS
Council Member Harrison thanked staff for the professionally organized State of the City event and the Fourth of July celebration. He appreciated that the parade started on time and requested that Council Members be allowed to participate together in future parades rather than being divided into separate groups.

Council Member Tingle requested that public safety provide a brief driving safety presentation to youth attending the final day of summer camp, particularly those preparing to receive their driver’s licenses.

Vice Mayor Green praised staff for the dog park opening and described the event as well organized and successful.

Council Member Disko praised staff for the State of the City event, the dog park opening and the Item 7.1
Mountain House                                               Page 13 of 345 new Fourth of July parade route. He suggested making future State of the City messaging more concise and clearly communicating incentives for public attendance. He also requested that Council members receive event schedules and specific reporting times in advance so they can attend ceremonies, presentations and recognitions at events.

12. CITY ATTORNEY COMMENTS
City Attorney Bakker had nothing to report.

13. CITY MANAGER COMMENTS
Steven J. Pinkerton had nothing additional to report.

14. CLOSED SESSION

14.1 Open Session Disclosure of Items to be Discussed in Closed Session Pursuant to Government Code Section 54957.7
John Bakker, City Attorney, announced the closed session item pursuant to Government Code Section 54957.7.

14.2 RECESS TO CLOSED SESSION
The City Council recessed to closed session.

14.2.1 CONFERENCE WITH LABOR NEGOTIATORS
(Government Code section 54957.6)
Agency Designated Representative: Joe Kriskovich, Labor Relations Consultant Employee Organization: SEIU Local 1021

14.3 RECONVENE IN OPEN SESSION
Public Report of Reportable Action Taken in Closed Session Pursuant to Government Code § 54957.1
The City Council reconvened in open session. John Bakker, City Attorney reported that there was no reportable action.

15. ADJOURNMENT
Mayor Su adjourned the meeting at 10:53 pm
Item 7.1
Mountain House                                               Page 14 of 345

Present:

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

SPECIAL CITY COUNCIL

MINUTE SUMMARY
Wednesday, July 22, 2026

1. CALL TO ORDER AND ROLL CALL
Mayor Su called the meeting to order at 5:42 p.m.

2. PUBLIC COMMENT
Mayor Su opened the public comment period, there being no one wishing to speak in person or virtually the public comment period was closed.

3. Conduct a Training on Council Procedures Under Rosenberg’s Rules of Order Shirley Concolino of Municipal Resource Group conducted training on parliamentary procedure and meeting management. The training covered quorum requirements, agenda structure, public comment, consent calendars, public hearings, motions, amendments, voting, abstentions, recusals, professional conduct, the role of the chair, points of order, meeting decorum and remote participation requirements. Council Members asked questions regarding Council discussion time, repetitive public comment, staff responses during public comment, public hearing procedures, motions and amendments, abstentions, and points of order

4. ADJOURNMENT
Mayor Su adjourned the special meeting at 6:52 pm.

Item 7.1
Mountain House                                               Page 15 of 345 TITLE: Adopt a Resolution Authorizing Participation in San Joaquin County's Regional Household Hazardous Waste Program
MEETING DATE: August 12, 2026
PREPARED BY: Karen Morgan, Utility Manager
Jodi Almassy, Deputy City Manager

RECOMMENDATION
It is recommended that the City Council adopt a resolution:

1. Requesting inclusion of the City of Mountain House within San Joaquin County Service Area No. 53 for the regional Household Hazardous Waste (HHW) Program and consenting to participation in the service area.

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

BACKGROUND
The California Integrated Waste Management Act of 1989 (AB 939) established statewide waste reduction and recycling requirements and directed each county to prepare an Integrated Waste Management Plan.

One required component of that plan is the Household Hazardous Waste Element (HHWE), which identifies how household hazardous waste generated by residents will be safely collected, recycled, treated, and disposed of in accordance with state regulations.

To implement the HHWE, San Joaquin County and its incorporated cities established a regional Household Hazardous Waste Program funded through County Service Area No. 53 (CSA No. 53). Each participating incorporated city has adopted a resolution consenting to inclusion within CSA No. 53, allowing residents access to the County's regional HHW services.

Mountain House residents have historically participated in this regional program as residents of unincorporated San Joaquin County. Following incorporation, the City is now a separate municipal jurisdiction and must formally consent to inclusion within County Service Area No. 53 in order for residents to continue participating in the regional program.

Following adoption of the resolution (Attachment A) by the Mountain House City Council, San Joaquin County will prepare the necessary documentation for consideration and approval by the San Joaquin County Board of Supervisors to formally include the City within CSA No. 53. Approval of this resolution represents the City's first step in the process. Final inclusion within County Service Area No. 53 will occur following approval by the San Joaquin County Board of Supervisors.

Item 7.2
Mountain House                                               Page 16 of 345

DISCUSSION
Participation in CSA No. 53 provides Mountain House residents with continued access to San Joaquin County's comprehensive Household Hazardous Waste Program without requiring the City to develop and operate its own HHW collection program.

Participation provides Mountain House residents with continued access to San Joaquin County's permanent Household Hazardous Waste Facility located at 7850 R.A. Bridgeford Street in Stockton, as well as other regional HHW services.

Residents may dispose of up to 15 gallons or 125 pounds of household hazardous waste per trip, with no limit on the number of visits throughout the year.

The facility accepts a wide variety of household hazardous materials, including paints, automotive fluids, household cleaners, pesticides, batteries, fluorescent lamps, sharps, medications, and many other common household products (Attachment B).

In addition to residential services, qualifying Mountain House businesses may utilize the County's Conditionally Exempt Small Quantity Generator (CESQG) Program, which provides an affordable disposal option for qualifying small businesses that generate limited quantities of hazardous waste (Attachment C).

The program helps prevent illegal dumping, protects public health and the environment, reduces contamination of landfills and waterways, supports state waste diversion goals, and maintains compliance with California hazardous waste regulations.

Approval of the proposed resolution will ensure Mountain House residents and businesses continue receiving the same level of service they have relied upon for many years while preserving the efficiencies and economies of scale offered through the County's regional HHW Program.

FISCAL IMPACT
County Service Area No. 53 is funded through an annual assessment of $4.00 per parcel collected on the property tax bill for parcels located within the service area. The assessment funds operation of the regional Household Hazardous Waste Program, including collection, recycling, disposal, regulatory compliance, public education, and program administration. Participation in the regional program allows the City to continue providing this required public service without developing, staffing, and operating its own household hazardous waste collection program, resulting in significant operational efficiencies and cost avoidance.

Approval of this resolution does not require an appropriation from the City's General Fund.

Item 7.2
Mountain House                                               Page 17 of 345

STRATEGIC PLAN
This action supports the City's Strategic Plan by:
• Protecting public health and the environment.
• Maintaining compliance with state solid waste and hazardous waste regulations. • Providing efficient and cost-effective municipal services. • Leveraging regional partnerships to maximize service levels while minimizing local costs. • Supporting sustainable waste management and environmental stewardship.

CEQA
This action is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378 because it constitutes an administrative action that will not result in a direct or reasonably foreseeable physical change in the environment.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Following City Council approval, the adopted resolution will be transmitted to San Joaquin County for consideration by the Board of Supervisors to formally include the City of Mountain House within County Service Area No. 53. Following Board approval, Mountain House residents will continue participating in the regional Household Hazardous Waste Program without interruption.

ATTACHMENTS
Attachment A – Proposed Resolution
Attachment B – Household Hazardous Waste Brochure
Attachment C – Conditionally Exempt Small Quantity Generator Program (CESQG) Brochure

Item 7.2
Mountain House                                               Page 18 of 345

ATTACHMENT A
RESOLUTION 2026-66

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE REQUESTING INCLUSION WITHIN SAN JOAQUIN COUNTY SERVICE AREA NO. 53 FOR THE REGIONAL HOUSEHOLD HAZARDOUS

WASTE PROGRAM AND CONSENTING TO PARTICIPATION THEREIN
WHEREAS, the California Integrated Waste Management Act of 1989 requires each county to provide for the safe collection and management of household hazardous waste through a Household Hazardous Waste Element; and
WHEREAS, San Joaquin County and its incorporated cities established a regional Household Hazardous Waste Program through County Service Area No. 53 to provide household hazardous waste collection and disposal services for residents; and
WHEREAS, prior to incorporation, Mountain House residents participated in the regional Household Hazardous Waste Program as residents of unincorporated San Joaquin County; and WHEREAS, following incorporation of the City of Mountain House on July 1, 2024, the City must formally request inclusion within County Service Area No. 53 and consent to participation in order for its residents to continue receiving regional Household Hazardous Waste services.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain House hereby requests inclusion of the City of Mountain House within San Joaquin County Service Area No. 53 for the purpose of providing regional Household Hazardous Waste services.

BE IT FURTHER RESOLVED that the City of Mountain House hereby consents to participation in San Joaquin County Service Area No. 53 and requests that the San Joaquin County Board of Supervisors take all actions necessary to formally include the City within the service area.

BE IT FURTHER RESOLVED that the City Manager is authorized to take all actions necessary and appropriate to carry out the purpose and intent of this Resolution.

Item 7.2
Mountain House                                               Page 19 of 345 What is Household Hazardous Waste?
When leftover paint, used oil, pool chemicals and other products containing hazardous materials are no longer wanted, they become “Household Hazardous Waste,” or “HHW.” It is illegal to dispose of HHW in the garbage, down drains, or onto the ground, as it may threaten human health or the environment. Illegally disposed hazardous waste can release chemicals into the environment and contaminate our air, water, and even the food we eat. Americans generate over 1.6 million tons of HHW per year; that’s about 100 pounds of HHW for every household! • Abrasive Cleaners• Ammonia-based Cleaners• Bleach-based Cleaners• Chlorine Bleach• Disinfectants• Drain Openers• Glass Cleaners• Oven Cleaners• Scouring Powder• Spot Removers• Toilet Bowl Cleaners• Upholstery & Rug Cleaners• Other Chemicals

IN THE HOME
Household CleanersOther Household Products

IN THE GARDEN
• Aerosol Spray Cans• Floor Polish• Furniture Polish• Mercury Devices• Medications*• Mothballs• Nail Polish & Remover• Propane Tanks (5 gallon maximum)• Silver Polish• Sharps (lancets, blood test items)**• Syringes**• Thermometers • Batteries:
- Single Use- Rechargeable- Sealed Lead Acid- Automotive • Fluorescent Lights & Bulbs• Mercury Devices:
- Mercury Thermometers- Mercury Thermostats- Other Devices Containing Mercury • Consumer Electronic Devices* (e-waste):
- Tablet- Cellular Phones- Computers and Cables- Computer Monitors**- Printers- Radios & Stereos- Telephones- Televisions**- VCR/DVD Players- Other Small Consumer Electronics

UNIVERSAL WASTE
Common Hazardous Items or Products
• Chemical Fertilizers• Flea Collars, Sprays & Bombs• Fungicides & Pesticides• Herbicide & Weed Killers• Insecticide & Bug Killers• Rodent Poisons• Snail & Slug Poisons Pesticides & Garden Products Pool & Hobby Products
• Artist & Model Paints• Solvents• Photographic Chemicals• Pool Chemicals, including Disinfectants & PH Balancing Chemicals
• Solvent-Based & Epoxy Glues
• Enamel & Oil-based Paint• Furniture Stripper• Latex & Water-based Paint• Paint Stripper• Rust Paint• Sealers• Stain• Thinner, Solvent & Turpentine• Varnish• Wood Preservative

IN THE GARAGE
• Antifreeze• Auto & Motorcycle Batteries• Auto Paint & Primer• Car Waxes & Polishes• Engine Cleaner & Degreaser• Gasoline & Diesel Fuel• Kerosene• Motor Oil• Solvents & Acids• Transmission Fluid• Other Automotive Fluids Automotive ProductsPaint Products
*Limit of 5 large electronic devices per trip.**48 inch screen maximum at this facility.

The Household Hazardous Waste Facility
Reuse Room has products available that are
new or partially used. Items typically
include usable paint, solvents, plant
fertilizers, pesticides, cleaners, pool
supplies and much more. Residents may
take items for home use FREE of charge.

Conditions apply.

Visit Our Reuse Room
For FREE Products!
For other convenient paint take-back locations, visit:
* No controlled substances www.SJCrecycle.org ** Must be delivered in a sealed biohazard container or heavy duty (puncture proof) plastic container with lid.

HHW FACILITY OPEN THURSDAY - SUNDAY FROM 9:00AM - 3:00PM (EXCLUDING HOLIDAYS) Residents may legally transport a limit of
15 gallons or 125 pounds of hazardous waste to the HHW facility per trip. No containers larger than 5 gallons will be accepted.

Updated 06/2025
ATTACHMENT B Item 7.2
Mountain House                                               Page 20 of 345

FREE DISPOSAL
of Household Hazardous
Waste (HHW) for residents
of San Joaquin County.

Program sponsored by the communities of San Joaquin County San Joaquin County www.SJCrecycle.org

HOUSEHOLDHAZARDOUS WASTEDISPOSAL GUIDE
• Never leave hazardous products
within reach of children.
• Buy products in smaller sizes with
less or no harmful ingredients.

Household Hazardous Waste should never be thrown in the trash, washed down the drain, or poured onto the ground. • RECYCLE by taking
acceptable materials that you no longer want, to the HHW Facility. • REUSE by donating unused
portions of common items, such as paint or fertilizer, to the HHW facility, community organizations, or friends. • REDUCE waste by
purchasing only the amount needed to do the job.

Household Hazardous Waste In The Home
Determining how hazardous products are
may not be simple, but reading the labels
will give you some clues. Hazardous
products are often marked with warning
labels or cautions because they contain
chemicals that may be TOXIC,
FLAMMABLE, CORROSIVE or REACTIVE.

To reduce the hazards in your home, read
the labels on competing products and
choose products that are non-hazardous
or less hazardous. Products labeled
“caution” or “warning” are generally less
harmful than those that are labeled with
“danger” or “poison.”
How Can I Determine How Hazardous Products Are?
DIRECTIONS TO HHW FACILITY: From I-5: Take French Camp Rd. exit, proceed east on Arch Airport Rd./Sperry Rd., turn right on Airport Way, turn left on C.E. Dixon St., turn right on R.A. Bridgeford St., turn left into facility at “Entrance Only” gate. From Highway 99: Take Arch Rd. exit, proceed west, turn left on Airport Way, turn left on C.E. Dixon St., turn right on R.A. Bridgeford St., turn left into facility at “Entrance Only” gate. Transportation Rules:• Residents may legally transport a limit of 15 gallons or 125 pounds of hazardous waste per trip.*
• No containers larger than 5 gallons will be
accepted.
• Don’t mix chemicals.• Place chemicals in sealed containers.• Transport in trunk and pack to avoid spilling. * We reserve the right to reject any loads that
exceed legal limits.

San Joaquin County HouseholdHazardous Waste Facility7850 R.A. Bridgeford StreetStockton, CA 95206(209) 468-3066Hours: Thursday – Sunday: 9:00 am to 3:00 pmClosed New Year’s Day, Easter Sunday, 4th of July, Thanksgiving and Christmas Day.

ADDITIONAL

INFORMATION
Look for these key terms on the product label:

CAUTION:

Mild to Moderately
Hazardous
WARNING:

Moderately
Hazardous
DANGER:

Extremely Flammable,
Corrosive or Toxic
POISON:

Highly
Toxic
Poison Control: (800) 222-1222

COUNTY ORDINANCE PROHIBITS DUMPING ANYTHING DOWN A
STORM DRAIN OR INTO A WATERWAY. TO REPORT STORM DRAIN
DUMPING, PLEASE CALL: (866) 755-4955
Household Hazardous Waste Facility
Program sponsored by the communities of San Joaquin County Mild to Moderately
Hazardous
Moderately
Hazardous
Extremely Flammable,
Corrosive or Toxic
Highly
Toxic
Poison Control: (800) 222-1222

COUNTY ORDINANCE PROHIBITS DUMPING ANYTHING DOWN A
STORM DRAIN OR INTO A WATERWAY. TO REPORT STORM DRAIN
DUMPIN
G, PLEASE CALL: (866) 755-4955
Sperry Rd
Arch Airport Rd
Airport Way
Stockton
Airport
CE Dixon St
Stimson St
RA Bridgeford St
French Camp Road
French Camp Road
HHW
Facility
ATTACHMENT B Item 7.2
Mountain House                                               Page 21 of 345 Does Your Business Generate
Small Amounts Of Hazardous Waste?
If so, you may have a problem - it’s expensive and difficult to dispose of chemicals such as paint, motor oil, solvents, and acids. Legally, they don’t belong in the trash or down the drain; they are hazardous waste and must be properly managed and documented. The communities of San Joaquin County may have an affordable solution for you.

The Communities of San Joaquin County
sponsor a Conditionally Exempt Small
Quantity Generator Program (CESQG) that
offers qualifying businesses an affordable
solution for hazardous waste disposal. To
qualify as a CESQG (or “squeegee”), your
business must generate per month:
• No more than 220 pounds or
approximately 27 gallons (liquid) ofhazardous waste.
• No more than 2.2 pounds or
approximately 1 quart (liquid) of acutelyhazardous wastes, and • Less than 110 pounds or approximately 13
gallons (liquid) of perchloroethylene.

What’s in it for your business? Plenty!• A low-cost way to safely manage hazardous materials.
• Documentation that your business is
properly managing its hazardous waste.
• Free consultation from certified
hazardous waste specialists andqualified personnel.
• Offers another level of protection for
your business, which under “cradle tograve” laws is responsible for the wasteit generates. You can be held liable longafter you’ve paid someone else to haulwaste away. The County assumes generator responsibility for wasteaccepted under the CESQG program.Once accepted, you can be assured thatthe material will be managed properly.

State law requires hazardous waste
generators to have an EPA ID number. To
obtain an EPA ID number, call CalEPA
Department of Toxic Substances Control
at (800) 618-6942 or visit them on the
web at www.dtsc.ca.gov.

What’s In It For
My Business?
What Will It Cost Me?
EPA ID Numbers
We Accept
Universal Waste
It’s Easy To Sign Up!
What’s A “SQUEEGEE”
(CESQG)?
Call (800) 207-8222 to see if your business
qualifies for the CESQG Program. If so, you
may schedule an appointment to drop off
waste. Pick up services may also be
available at an additional cost.

Costs depend on waste types and quantity.

Central collection means lower
transportation & handling costs. Disposal
costs may be considerably lower than what
you currently pay. See the back panel of this
brochure for sample pricing.

May I Transport It?
California law allows generators to self-haul
up to 27 gallons OR 220 pounds of their own
hazardous waste at one time. An exception
is made for used oil; you may haul one 55
gallon drum of used oil at one time.

It is illegal to dump anything down a
storm drain or into a waterway. To report
illicit storm water dumping please call:
(866) 755-4955.

It’s your responsibility as a generator to know the local, state, and federal regulations regarding the storage,
disposal, and transportation of hazardous waste.

Safety Data Sheets (SDS) are often your
best source of information regarding the
products you use. SDS sheets are
available from product suppliers.

Mercury Containing Devices:
• Fluorescent Bulbs• HID Lamps• Neon Bulbs• Switches• Thermometers• Thermostats Electronic Waste:
• Computers• Monitors• Small Electronics
Call (209) 468-3066
for additional disposal
options for e-waste
Batteries:
• Automotive• Alkaline• Lead Acid• Rechargeables• Lithium Call (800) 207-8222 For Appointment
Rev. 01/2026

ATTACHMENT
C
Item 7.2
Mountain House                                               Page 22 of 345 • Transport no more than 27 gallons or
220 pounds per trip.
• Never mix chemicals.• Place chemicals in sealed, preferably original containers.
• Transport in trunk and pack to avoid
spilling.

For more information, please call
the San Joaquin County
Department of Public Works, Solid
Waste Division at
(209) 468-3066.

Transportation Tips CESQG Program Waste Types
Fees for the drop-off program depend on
the type and amount of waste.
• Open to qualifying small businesses
(see details inside)
• By appointment only, must pre-qualify,
small fees apply
• Call (800) 207-8222 for appointment
San Joaquin County
Household Hazardous
Waste (HHW) Facility
7850 R.A. Bridgeford Street
Stockton, CA 95206

BECOME A
HOW TO
“SQUEEGEE”
Affordable, Safe & Legal
Hazardous Waste
Management for San
Joaquin County
Small Business
Processing FeeLead Acid BatteriesUncontaminated Used Motor OilMixed Motor OilOil FiltersFuel FiltersAbsorbentAntifreezeFluorescent TubesCompact Fluorescent Lamps (CFL’s)Broken or Crushed Fluorescents or CFL'sHID, Neon, UV, High and Low Pressure Sodium Vapor/Metal Halide LampsSingle Use Household BatteriesRechargeable Household Batteries*Light Ballasts (Non-PCB)PCB Containing Light Ballasts/CapacitorsMercury & Mercury DevicesPaint Care (PC) Program Latex & Oil Base Paints and Related Products **Latex Paint (Non-PC Program)Oil Base Paint & Related (Non-PC Program) Pharmaceuticals***Flammable SolidsFusees (Road Flares)Flammable LiquidsPoisons, SolidPoisons, LiquidAcids, SolidAcids, LiquidBases, SolidBases, LiquidNon-RCRA/Class 9, SolidNon-RCRA/Class 9, LiquidOxidizers, Solid & LiquidReactives or PGI Liquids/SolidsAerosolsPropane Tanks (5 Gal)Small Propane CylindersCarbon Dioxide & Oxygen Cylinders (Small)Fire ExtinguishersOther Compressed Gas CylindersAsbestos (Non-Friable)Treated Wood WasteEmpty DrumsWaste Type Price varies per waste type, for disposal rates call (800) 207-8222 All Non-Bulkable Liquid Wastes are priced on a per container size basis, regardless of the amount of liquid in the container. *No charge for rechargeable batteries if terminals are insulated/taped** Visit www.paintcare.org for a list of qualified materials ***No controlled substances are accepted The CESQG Program is sponsored by the communities of San Joaquin County

CONSERVE

RESOURCES
& SAVE MONEY
www.SJCrecycle.org
For Appointment Call
(800) 207-8222
basis, regardless of the amount of liquid in the container.

ATTACHMENT
C
Item 7.2
Mountain House                                               Page 23 of 345 TITLE: Adopt a Resolution Approving the Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit No. 14)
MEETING DATE: August 12, 2026
PREPARED BY: Kathleen Chen, Engineer II

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

1. Approve the Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit No. 14).

2. Authorize the City Manager to record Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit No. 14).

Staff further recommends that the City Council authorize the City Manager to take all actions necessary to carry out the purpose and intent of this resolution.

BACKGROUND
On February 8, 2005 (as amended September 13, 2022), the San Joaquin County Board of Supervisors adopted Mountain House Specific Plan II (Ordinance Nos. 4242 and 4244). At the same time, the Board of Supervisors approved a Development Agreement (Ordinance No. 4243) to further implement the Specific Plan. Specific Plan II encompasses approximately 2,300 acres, including lands north of Grant Line Road and south of Mustang Way, the majority of the Town Center area, lands south of Byron Road, and the majority of the land north of Byron Road.

On October 28, 2025, the City of Mountain House Community Development Department approved Minor Subdivision Application No. TSM-25-001 for Tract No. 3925, Unit No. 14, based on the findings required by Section 9-860.4M of the City's Development Code and subject to the approved Conditions of Approval.

The project site is located within the Town Center area of Specific Plan II, south of Main Street, east of Tradition Street, and west of Providence Street, and encompasses approximately 7.06 acres.

DISCUSSION
The California Subdivision Map Act requires the legislative body to approve a Parcel Map if it is in substantial compliance with the previously approved Tentative Map. Review and approval of the Parcel Map ensures that the conditions of the Tentative Map have been satisfied.

Item 7.3
Mountain House                                               Page 24 of 345 The City Engineer has reviewed Parcel Map 25-001 for technical accuracy, legal sufficiency, and substantial conformance with the approved Tentative Map and recommends City Council approval.

The Mountain House Muslim Association has submitted Parcel Map 25-001 to complete the subdivision process for the previously approved Tentative Map. The project location is shown on Attachment A (Vicinity Map).

The Parcel Map encompasses approximately 7.06 acres and subdivides the existing Mixed Use (M-X) parcel into two parcels: a 5.06-acre site for a community center and a 2.00-acre site for workforce housing.

The parcels remain subject to the conditions of approval for the Tentative Map and must be developed in accordance with Specific Plan II. As future development occurs, applicable improvement plans, right-ofway dedications, subdivision improvement agreements, and required security will be processed in accordance with City requirements.

The proposed Resolution (Attachment B) approves Parcel Map 25-001 and authorizes the City Manager to record the Parcel Map (Exhibit 1 to the Resolution).

FISCAL IMPACT
There is no direct fiscal impact associated with this action. Staff processing costs are fully reimbursed by the developer pursuant to the applicable reimbursement agreement.

STRATEGIC PLAN
Approval of the Parcel Map supports the City Council's Strategic Plan (adopted April 9, 2025) by facilitating implementation of Specific Plan II and advancing orderly community development.

CEQA
The Final Environmental Impact Report (EIR) for Mountain House and its Sphere of Influence (SCH No. 1990020776) was certified by the San Joaquin Board of Supervisors in 1994, with a subsequent Addendum. The environmental effects of the project were previously evaluated in the certified Mountain House EIR and subsequent Addendum. Approval of the Parcel Map does not result in any new significant environmental effects or require additional environmental review pursuant to CEQA Guidelines Section 15162.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Item 7.3
Mountain House                                               Page 25 of 345 Upon City Council approval, staff will record Parcel Map 25-001 with the San Joaquin County Recorder.

ATTACHMENTS
Attachment A – Vicinity Map
Attachment B – Proposed Resolution
• Exhibit 1 – Parcel Map 25-001

Item 7.3
Mountain House                                               Page 26 of 345

ATTACHMENT A

VICINITY MAP
Mountain House Town Center
Parcel Map
Unit 14 Tract 3925
Mountain House Muslim Association
Item 7.3
Mountain House                                               Page 27 of 345

ATTACHMENT B
- 1 -

CITY COUNCIL OF MOUNTAIN HOUSE
RESOLUTION NO. 2026 –##

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING PARCEL MAP 25-001 AND AUTHORIZING RECORDATION OF SAID MAP FOR MOUNTAIN HOUSE TOWN CENTER, TRACT NO. 3925, UNIT NO. 14 WHEREAS, Mountain House, Town Center, Unit No. 14, Tract 3925, is located south of Main Street, west of Providence Street, and east of Tradition Street; and WHEREAS, the project will subdivide an approximately 7.06-acres project site, which is zoned Mixed Use (M-X), into two (2) parcels to facilitate a 5.06-acre site for a community center and a 2.00-acre site for workforce housing; and
WHEREAS, the subdivider is the Mountain House Muslim Association, a California nonprofit religious corporation (Subdivider); and
WHEREAS, City staff has reviewed the Parcel Map and determined that the subdivision is in substantial conformance with the previously approved Tentative Map and complies with the Mountain House Specific Plan II and applicable City standards; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House as follows:

1. Approval of Parcel Map. The certain map, consisting of two (2) sheets, entitled Parcel Map 25-001, being a subdivision of Mountain House, Town Center, Tract No. 3925, Unit No. 14, is hereby approved. The City Council finds that said Parcel Map is in substantial conformance with the approved Tentative Map for this project. Said Parcel Map is attached hereto as Exhibit 1 and incorporated herein by reference.

2. Recordation. The City Council hereby authorizes recordation of the Parcel Map.

3. Administrative Actions. The Parcel Map remains subject to the approved Tentative Map and applicable Conditions of Approval. As future development occurs, required public improvements, dedications, subdivision improvement agreements, securities, and applicable fees shall be completed in accordance with City requirements and the Subdivision Map Act.

4. Recordation and Administrative Actions. The City Manager, or designee, is authorized and directed to sign and have recorded said Parcel Map with the San Joaquin County Recorder once the map bears approval of the County Surveyor and City Engineer. The City Manager is authorized to take all actions necessary to carry out the purpose and intent of this Item 7.3
Mountain House                                               Page 28 of 345

ATTACHMENT B
- 2 -
Resolution.

Item 7.3
Mountain House                                               Page 29 of 345

OWNER'S ACKNOWLEDGEMENT

OWNER'S STATEMENT

COUNTY RECORDER'S STATEMENT

SURVEYOR'S STATEMENT

CITY ENGINEER'S STATEMENT

CITY CLERK'S STATEMENT
Sheet of 2
JOB # 3343054
A SUBDIVISION OF LOT 14, TRACT NO. 3925,
TOWN CENTER MOUNTAIN HOUSE FILED IN BOOK 43 OF MAPS AND PLATS, AT PAGE 55, SAN JOAQUIN COUNTY RECORDS, IN A PORTION OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 4 EAST, MOUNT DIABLO BASE AND MERIDIAN

CITY OF MOUNTAIN HOUSE

SAN JOAQUIN COUNTY, CALIFORNIA

PARCEL MAP
MAY 2026

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD,. STE 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
25-001
1 COUNTY SURVEYOR'S STATEMENT
BENEFICIARY’S STATEMENT

BENEFICIARY'S ACKNOWLEDGEMENT
D.D. SHEET NO. 51

ATTACHMENT B
EXHIBIT 1
Item 7.3
Mountain House                                               Page 30 of 345 PARCEL 2 PROVIDENCE STREET TRADITION STREET

MAIN STREET
PARCEL 1

BASIS OF BEARINGS

REFERENCES
LEGEND

VIVALDI STREET
Sheet of 2
JOB # 3343054
A SUBDIVISION OF LOT 14, TRACT NO. 3925,
TOWN CENTER MOUNTAIN HOUSE FILED IN BOOK 43 OF MAPS AND PLATS, AT PAGE 55, SAN JOAQUIN COUNTY RECORDS, IN A PORTION OF SECTION 9, TOWNSHIP 2 SOUTH, RANGE 4 EAST, MOUNT DIABLO BASE AND MERIDIAN

CITY OF MOUNTAIN HOUSE

SAN JOAQUIN COUNTY, CALIFORNIA

PARCEL MAP
MAY 2026

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD,. STE 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
25-001
2 NOTES

ATTACHMENT B
EXHIBIT 1
Item 7.3
Mountain House                                               Page 31 of 345 TITLE: Adopt a Resolution Authorizing a Cooperative Purchase Agreement with Public Restroom Company for Prefabricated Restrooms at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks
MEETING DATE: August 12, 2026
PREPARED BY: Christine Raposo, Program Manager
Derek Traya, Operations & Maintenance Superintendent
Koosun Kim, Public Works Director

RECOMMENDATION
Staff recommends that the City Council adopt a resolution:

1. Approving the use of a Cooperative Purchase Agreement pursuant to Section 210 of the City's Financial Management Manual.

2. Authorizing the City Manager, or designee, to execute an agreement with Public Restroom Company in an amount not to exceed $783,920.

3. Authorizing the City Manager, or designee, to take all actions necessary to carry out the purpose and intent of this resolution, including completing site preparation, coordinating installation, and implementing the project.

BACKGROUND
In August 2025, the City Council directed staff to move forward with permanent restroom facilities at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks using a traditional site-built design. On October 22, 2025, the City Council confirmed the preferred restroom locations for each park and authorized the filing of a Notice of Exemption under CEQA, allowing the project to proceed into design.

As the project advanced through design, staff identified an opportunity to achieve the same project objectives through a prefabricated restroom approach. On July 22, 2026, staff presented this alternative to the City Council, demonstrating that prefabricated restroom buildings could provide comparable architectural quality, functionality, and durability while significantly reducing project costs and shortening the construction schedule. The City Council directed staff to proceed with implementation of the prefabricated restroom approach.

DISCUSSION
Selection of Public Restroom Company
Item 7.4
Mountain House                                               Page 32 of 345 This item represents the next step in implementing the City Council's direction to install permanent restroom facilities at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks. Staff evaluated proposals from multiple prefabricated restroom manufacturers to identify the best overall value for the City. Based on that evaluation, staff determined that Public Restroom Company provides the preferred solution, offering the architectural quality, durability, accessibility, and functionality desired by the City Council while significantly reducing project costs and construction time compared to a traditional sitebuilt approach.

Public Restroom Company manufactures prefabricated restroom buildings that are delivered ready for installation. Once the City completes the required site preparation, including the concrete foundation and utility connections, the buildings are placed on-site and connected to existing utilities, minimizing on-site construction and expediting project delivery.

Cooperative Purchase Agreement
Staff recommends utilizing a Cooperative Purchase Agreement through the Sourcewell cooperative purchasing program. Sourcewell is a national governmental cooperative purchasing organization that competitively solicits contracts on behalf of participating public agencies and makes those contracts available to participating public agencies. The City's Financial Management Manual expressly authorizes the use of cooperative and "piggyback" purchasing when specified criteria are satisfied.

The proposed agreement with Public Restroom Company utilizes a competitively awarded Sourcewell contract, allowing the City to leverage established pricing and contract terms while avoiding the time and expense associated with conducting a separate procurement process.

Cooperative Purchasing Justification
Section 210 of the City's Financial Management Manual authorizes the use of cooperative purchasing agreements when certain criteria are met. Staff reviewed the proposed Sourcewell contract and determined that it satisfies those criteria. Accordingly, staff recommends that the City Council approve the use of the cooperative purchasing agreement based on the following:

1. Lead Agency and Contract. The procurement utilizes a competitively awarded Sourcewell cooperative purchasing contract available for use by participating public agencies.

2. Competitive Procurement. The Sourcewell contract was competitively solicited and awarded through a public procurement process.

3. Authorized Cooperative Use. The Sourcewell contract expressly permits use by participating governmental agencies, including the City of Mountain House.

4. Comparable Scope. The Sourcewell contract includes the same type of prefabricated restroom facilities and related services required for this project.

Item 7.4
Mountain House                                               Page 33 of 345

5. Fair and Reasonable Pricing. Staff has determined that the pricing available through the Sourcewell contract is fair and reasonable and provides the best overall value to the City.

6. Current Contract. The Sourcewell contract is currently in effect and available for use by participating agencies.

FISCAL IMPACT
Sufficient funding is available to move forward with the project. Funding for this project is included in the Fiscal Year 2026-27 Capital Improvement Program with a total project budget of $3,000,000. The estimated total project cost is $1,500,000, which includes the purchase of the prefabricated restroom buildings, site preparation, utility improvements, and installation. The transition from a traditional sitebuilt design to a prefabricated restroom approach is expected to reduce the overall project cost by approximately 50 percent compared to the original project budget.

The proposed agreement with Public Restroom Company is in an amount not to exceed $783,920. There is no General Fund impact.

STRATEGIC PLAN
The Council's adopted 2025 Strategic Plan (April 9, 2025) identifies the following goals supported by this project:
• Enhancing Amenities – Improves the functionality and usability of neighborhood parks by providing permanent public restroom facilities.
• Ensuring Equity – Provides consistent, high-quality restroom amenities across neighborhood parks throughout the City.
• Protecting Health and Safety – Expands access to clean, sanitary, and ADA-accessible public restroom facilities.
• Investing in Sustainability – Delivers durable, long-term public infrastructure designed for efficient operation and maintenance.

CEQA
The installation of prefabricated restroom facilities at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3, New Construction or Conversion of Small Structures).

Item 7.4
Mountain House                                               Page 34 of 345 On October 22, 2025, the City Council approved the filing of Notice of Exemption No. NOE-PW 03-25 for the Neighborhood Park Restroom Facilities Project, documenting the City's environmental review and confirming the approved restroom locations.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Upon City Council approval, the City Manager will execute the Cooperative Purchase Agreement with Public Restroom Company, initiate fabrication of the prefabricated restroom buildings, complete the necessary site preparation and utility improvements, and coordinate delivery and installation at the approved park locations.

ATTACHMENTS
Attachment A – Proposed Resolution
Attachment B – Public Restroom Company Agreement No. A-2627-18 Item 7.4
Mountain House                                               Page 35 of 345

ATTACHMENT A
RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE AUTHORIZING A

COOPERATIVE PURCHASE AGREEMENT WITH PUBLIC RESTROOM COMPANY FOR PREFABRICATED

RESTROOMS AT WICKLUND, BETHANY, ALTAMONT, AND QUESTA NEIGHBORHOOD PARKS WHEREAS, the City Council recognizes the importance of providing permanent restroom facilities at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks to improve park amenities, accessibility, and visitor experience; and
WHEREAS, on February 25, 2025, the City Council directed staff to explore options for providing permanent restroom facilities at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks to ensure equitable access to amenities across all villages; and WHEREAS, on August 13, 2025, the City Council directed staff to proceed with planning permanent restroom facilities and, on October 22, 2025, confirmed the preferred restroom locations and authorized the filing of a Notice of Exemption pursuant to the California Environmental Quality Act; and
WHEREAS, on July 22, 2026, the City Council directed staff to proceed with a prefabricated restroom approach after determining it would provide comparable architectural quality, functionality, and durability while significantly reducing project costs and construction time; and WHEREAS, multiple prefabricated restroom manufacturers were evaluated, and Public Restroom Company was determined to provide the best overall value to the City through a competitively awarded Sourcewell Cooperative Purchasing Agreement; and WHEREAS, Section 210 of the City's Financial Management Manual authorizes the use of cooperative purchasing agreements when specified criteria are satisfied, and the proposed procurement has been determined to satisfy those requirements; and
WHEREAS, sufficient funding is available within the Fiscal Year 2026-27 Capital Improvement Program to complete the project.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain House hereby finds and determines as follows:

1. Cooperative Purchasing Findings. Pursuant to Section 210 of the City's Financial Management Manual, the City Council finds that use of the Sourcewell Cooperative Purchasing Agreement is appropriate because:
a. Lead Agency and Contract. The procurement utilizes a competitively awarded Sourcewell Cooperative Purchasing Agreement that is available for use by participating public agencies.

Item 7.4
Mountain House                                               Page 36 of 345

ATTACHMENT A
b. Competitive Procurement. The Sourcewell contract was competitively solicited and awarded through a public procurement process.
c. Authorized Cooperative Use. The Sourcewell contract expressly permits use by participating governmental agencies, including the City of Mountain House. d. Comparable Scope. The Sourcewell contract includes the same type of prefabricated restroom facilities and related services required for this project. e. Fair and Reasonable Pricing. The City Council finds that the pricing available through the Sourcewell contract is fair and reasonable and provides the best overall value to the City.
f. Current Contract. The Sourcewell contract is currently in effect and available for use by participating agencies.

2. Best Interest of the City. The City Council finds that utilizing the Sourcewell Cooperative Purchasing Agreement is in the best interest of the City because it provides competitively established pricing, promotes administrative efficiency, and supports timely delivery of the restroom facilities.

3. Cooperative Purchase Agreement. The City Council approves the use of the Sourcewell Cooperative Purchasing Agreement with Public Restroom Company for the purchase of four prefabricated restroom buildings.

4. Agreement Authorization. The City Council authorizes the City Manager, or designee, to execute the Agreement with Public Restroom Company in an amount not to exceed $783,920, in substantially the form presented to the City Council, and to approve any non-substantive changes approved by the City Attorney.

5. Implementation. The City Council authorizes the City Manager, or designee, to take all actions necessary to carry out the purpose and intent of this Resolution, including completing site preparation, coordinating installation, and implementing the project.

PASSED AND ADOPTED by the City Council of the City of Mountain House this 12th day of August, 2026, by the following vote:

Item 7.4
Mountain House                                               Page 37 of 345 251 E MAIN STREET, MOUNTAIN HOUSE, CA 95391
(209) 831-2300 ● (209) 831-5610 FAX

COOPERATIVE PURCHASE AGREEMENT
CONTRACT ID # A-2627-18
PARTIES: City of Mountain House: City of Mountain House 251 E. Main Street
Mountain House, CA 95391
CONTRACTOR: Public Restroom Company
2587 Business Parkway
Minden, NV 89423
Agreement Summary
Cooperative Name: Sourcewell
Contractor: Public Restroom Company
Cooperative Agency Agreement
Name and Agreement Number: Master Agreement # 052725
Cooperative Agency Initial
Agreement Term: July 7, 2025 to July 10, 2029
Cooperative Agency’s
Agreement-Options to Extend:

Sourcewell and Public Restroom Company may agree up to three (3) additional one-year extensions beyond the original four year term.

Cooperative Agency Amended
Term: n/a
Cooperative Agency Remaining
Options to Renew: n/a
City of Mountain House
Cooperative Purchase
Agreement Term:

Date of execution until June 30, 2027
City of Mountain House
Cooperative Purchase
Agreement Amount:
$783,920.00

ATTACHMENT B
Item 7.4
Mountain House                                               Page 38 of 345

AGREEMENT
The City of Mountain House, a municipal corporation of the State of California (the “City”), and the above-named Contractor (“Contractor”), do hereby agree that City shall be granted the pricing, terms, and conditions under the above referenced Cooperative Agency Agreement Name and Number (“Co-Op Agreement”) as such may be amended from time to time. The Co-Op Agreement and associated documents referenced in the Co-Op Agreement are incorporated herein as Exhibit A to this City Cooperative Purchase Agreement (“Agreement”).

Contractor shall grant such pricing, terms, and conditions to the City for all procurements of goods and services, whether taking place on a City purchase order, purchasing card (credit card), or other purchasing modality, whether via telephone, via the Contractor website, or via direct purchase at a Contractor retail location.

1. Agreement Term: The Term of this Agreement shall remain in effect from _______________ to June 30, 2027, unless terminated earlier by the City. The City has the option to extend the term of this Agreement by written amendment, not to exceed the Cooperative Agency Amended Term.

2. Insurance and Hold Harmless: In addition to the pricing, terms and conditions stated in the CoOp Agreement and the associated documents incorporated herein as Exhibit A, Contractor shall, at Contractor’s sole cost and expense and for the full term of this Agreement or any extension thereof, obtain and maintain at least all the insurance requirements listed and attached hereto as Exhibit B of this Agreement.

3. Indemnification, Hold Harmless, and Defense: To the fullest extent permitted by law, Contractor shall indemnify, hold harmless and defend the City, its directors, officers, employees, agents and 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 the property, arising out of Contractor’s alleged negligence, or wrongful acts related to or in connection with Contractor’s performance of duties under the terms and conditions of this Agreement. The duty to defend and the duty to indemnify are separate and distinct obligations.

The indemnification obligations of this section shall survive the termination of this Agreement.

4. Compensation: City and Contractor do hereby enter into this Agreement for Prefabricated restrooms for Bethany, Wicklund, Altamont and Questa Neighborhoods available in the above-named Co-Op Agreement and associated documents incorporated herein as Exhibit A and referenced in the attached quote attached hereto as Exhibit C of this Agreement. Under no circumstances shall payment to the Contractor for the procurement of goods and services under this Agreement during its Term exceed $783,920.00.

5. Compliance: Contractor shall comply with all federal, state and local laws, regulations and requirements necessary for performance of this Agreement. Contractor shall comply with all laws applicable to wages and hours of employment, occupational safety, and to fire safety, health and sanitation.

ATTACHMENT B
Item 7.4
Mountain House                                               Page 39 of 345

6. 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.

7. Conflict of Interest Statement: Contractor covenants that Contractor, 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 this Agreement. Contractor further covenants that in the performance of this Agreement no person having any such interest shall be employed or retained by Contractor under this Agreement. Contractor shall not hire City of Mountain House employees to perform under this Agreement, including secretarial, clerical, and similar incidental services, except upon the written approval of the City.

8. 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. Governing Law: The laws of the State of California shall govern this Agreement. Venue is San Joaquin County, or where applicable, in the United States District Court for the Eastern District of California. The provision of this paragraph shall survive expiration or other termination of this Agreement regardless of the cause of such termination.

10. Amendment: This Agreement may be amended only by a written amendment, signed by Contractor and the City.

ATTACHMENT B
Item 7.4
Mountain House                                               Page 40 of 345 IN WITNESS WHEREOF, the City of Mountain House and the Contractor have executed this Agreement on the day and year first written below, and the persons signing this Agreement on behalf of the parties warrant that they have full authority to do so.

Public Restroom Company City of Mountain House
State of California
By: ____________________________
Charles Kaufman IV
President
By: ___________________________
Steven J. Pinkerton
City Manager
Date: _________________________ Date: _________________________ Approved as to Form:

By: ___________________________
John Bakker
City Attorney

ATTACHMENT B
Item 7.4
Mountain House                                               Page 41 of 345

EXHIBIT A
Sourcewell Master Agreement #052725
Category: Restroom and Showe Facilities Solutions
Supplier: Public Restroom Company

ATTACHMENT B
Item 7.4
Mountain House                                               Page 42 of 345 




   


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ATTACHMENT B
Item 7.4
Mountain House                                               Page 43 of 345 





   


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ATTACHMENT B
Item 7.4
Mountain House                                               Page 44 of 345 




  


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ATTACHMENT B
Item 7.4
Mountain House                                               Page 45 of 345 




   



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ATTACHMENT B
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ATTACHMENT B
Item 7.4
Mountain House                                               Page 47 of 345 




     



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ATTACHMENT B
Item 7.4
Mountain House                                               Page 48 of 345 






    


 

 
 
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ATTACHMENT B
Item 7.4
Mountain House                                               Page 49 of 345 




  

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ATTACHMENT B
Item 7.4
Mountain House                                               Page 50 of 345 




   

 
 

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ATTACHMENT B
Item 7.4
Mountain House                                               Page 51 of 345 




   


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ATTACHMENT B
Item 7.4
Mountain House                                               Page 52 of 345 




   


 
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ATTACHMENT B
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Mountain House                                               Page 53 of 345 





  

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