- CALON MIINUTES o CITY COUNCIL OF THE CITY OF ESCALON - MEETING OF MAY 5, 2025 S City Council Chambers, 2060 McHenry Avenue -7:00 P.M. 3 MARCNY - Beginning Resolution No. 08-25 Beginning Ordinance No. 600 Beginning Minute Order No. 27-25 PRESENT: Mayor Andrew Hagan Mayor Pro Tem Malinda Walker Councilmember Jeremy Engle Councilmember Shawn Strohman Councilmember Jeff Kay STAFF PRESENT: Jaylen French, City Manager (CM) Celinda Bickner, Finance Director/HR Administrator (FDHRA) Juston Collins, Public Works Superintendent (PWS) Robert Hardgraves, Chief of Police Frank Splendorio, City Attorney Michele Bates, Deputy City Clerk PRESENTATION 1. Citizen oft the Month - Casey Silva Mayor Hagan presented Casey Silva with a certificate to recognize her outstanding community spirit by coaching, working in classrooms and supporting local businesses, as well as her unwavering community engagement. CONSENT CALENDAR 2. Approve Minutes from the Meeting of April 7, 2025 3. Approve the Special Minutes from the City Council Workshop of April 7, 2025. 4a. Approve Register of Demands for the Month of April 2025 (April 1 - 15th) in the Amount of $202,820.08 4b. Approve Register of Demands for the Month of April 2025 (April 16 - 29) in the Amount of $205,338.09 MOTION - it is m/s by STROHMANKAY that the Consent Calendar be Approved as Presented. Motion carried 5-0. MINUTE ORDER 27-25 STAFF COMMUNICATIONS & UPDATES 5. March Updates a. Police Department Report for March b. Animal Control Report for March C. Recreation Report for March d. Development Services Report for March e. Public Works Report for March f. Building Department for March g. Water Department Report for March h. Waste Water Treatment Plant Report for March i. City Manager's Report (Verbal) FDHRA Bickner reported that the audit is currently in progress. Chief Hardgraves reported that a new reserve officer has been hired and will be officially sworn in at a future Council meeting. Escalon officers assisted the Stockton Police Department during their Cinco de Mayo enforcement activities over the weekend. CM French noted that a disclaimer has been added to the top of the agenda to inform residents about available technology and participation methods. He encouraged residents to attend meetings in person when possible, citing occasional technical difficulties. He also announced that nominations are now being accepted for the Citizen ofthe Month program, which recognizes individuals making positive contributions to the community. MATTERS PRESENTED FROM THE AUDIENCE None PUBLIC. HEARINGS 6. Introduce And Waive The First Reading, and Conduct a Public Hearing To Consider Ordinance No. XXX, Establishing a Planned Development Zone District (PD-4) for the Development Ofa Two-Story, 17-Unit Apartment Building Including 1,800 Square Feet Of Service Commercial Space Located at 2304 Jackson Avenue (APN 227-270-017). CEQA Class 32 Categorical Exemption Under Section 15332, Infill Development CM French presented the staff report, noting that if approved, this was the first hearing in a two-step process. He provided an overview of the project as well as the application type (the action before the Council). Councilmember Strohman inquired whether the project had been presented to Caltrans. CM French confirmed that it had, noting that Caltrans did not express any direct concerns, but emphasized the importance of ensuring that ingress and egress from Highway 120 would not cause traffic backups or impede highway traffic flow. Public Hearing Opened at 7:25 p.m. Architect Mark Lee spoke (via virtual meeting platform) to provide an overview of the proposed project. He emphasized the regional shortage of housing, including both single-family and multi-family units, and noted that the State of California mandates cities to support diverse housing options. Mr. Lee explained that apartments serve a range of residents- from young adults seeking affordable entry-level housing to individuals looking to downsize. He asserted that rejecting the project would ignore the housing needs of the community. Mr. Lee highlighted the project's proximity to commercial areas, allowing residents to walk or bike to nearby stores, thereby reducing traffic. He stated that it is a common misconception that apartments lower nearby property values, stating that studies have shown the opposite and that multi-family housing often contribute more in taxes relative to community services. He concluded by expressing the developer's willingness to collaborate with the community to address any concerns. Mr. Khinda echoed Mr. Lee's remarks, emphasizing that not all can afford to purchase a home but wish to live in Escalon. He stated that the proposed apartments would provide a much-needed alternative for such residents, noting that there are currently only two rental homes available in the city. Mr. Khinda also expressed his willingness to work with the community to address conçerns and find mutually agreeable solutions. Resident Renee Snow expressed strong opposition to the proposed development in her neighborhood. While acknowledging the need for affordable housing, she stated her belief that the project would have a negative impact on the surrounding neighborhood and the broader community. Ms. Snow raised concerns about increased traffic and the overall scale of the development, and she urged the Council to deny the project. Mayor Pro Tem Walker requested the specific wording of the petition mentioned by Mrs. Snow. In response, Mrs. Snow read the petition text aloud. Resident Cheryl Shultz voiced her concerns regarding the proposed apartment complex. She expressed apprehension that the development could potentially lower property values, increase traffic congestion, and lead to a rise in crime in the area. Resident Linda Gentry expressed concerns regarding the proposed commercial pads and the traffic flow and safety issues related to accessing the apartment complex and the two commercial units from the highway. Resident Brianne Cerasi inquired whether the Escalon Fire Department had reviewed the project. CM French confirmed that they had reviewed and indicated that they could access the property from State Route 120. Ms. Cerasi also asked if the Council had received all relevant information from the Planning Commission regarding their concerns, to which CM French confirmed they had. Public Hearing Closed at 7:48 p.m. Councilmember Strohman read an email from Carol Dunbar and addressed her concerns regarding parking, traffic, and speeding on Highway 120. He encouraged residents to contact Caltrans to voice their concerns about traffic on the highway. Councilmember Strohman then expressed his disappointment with the developer, questioning the lack of changes made to the project following resident feedback. He then stated that a significant amount of misinformation had been circulated about the project. However, he expressed that the Council had made the decision to focus on economic development, and that a multi-family residential project is not ideal for a primary commercial zone. Councilmember Kay stated that while he finds the architectural design aesthetically pleasing, with the concept of commercial space at the front and apartments at the back, he does not believe this is the right location for commercial space, particularly facing SR-120. He expressed his support for an apartment complex but questioned the suitability of the location for the city. Given the Council's focus on economic development and increasing sales tax revenue, he stated that he did not believe approving this project would be a wise decision for the city. Mayor Pro Tem Walker acknowledged the need for more housing in Escalon and the fear of mandated housing. She also noted that, to be transparent, the community should expect more development in the future. However, she raised concerns about the business parking and the potential for residents to pass through the parking lot. She pointed out that Council and staff! have already raised concerns about traffic in the area, even before this development, but no substantial changes have been made. Ultimately, Mayor Pro Tem Walker stated that she does not believe this is the best location for the proposed development. Councilmember Engle outlined three available options before them: remain a vacant lot, approve the proposed project, or wait for a commercial development. He noted that a recurring concern among residents is pedestrian and traffic safety, with more potential developments in this area, it will exacerbate these issues. Reflecting on his time on the Planning Commission and City Council, he mentioned that every project before the community has been heavily contested. Councilmember Engle expressed that a vacant lot is a waste, and while he was not enthusiastic about apartments, Escalon needs both housing and commercial development, and this project addresses both needs in part. Mayor Hagan thanked the developer for attending the meeting and for the time and effort he has invested in the project. While acknowledging the need for housing in Escalon, he expressed that he believes the location is not ideal for this particular development. Mayor Hagan stated his preference for a commercial development in this area and expressed a desire to continue working with the developer on potential commercial business opportunities. He made a few suggestions and encouraged Mr. Khinda to bring forward another project in the future. MOTION - m/s STROHMANKAY to Deny the Planned Development Zone District (PD-4) for the Development of a Two-Story, 17-Unit Apartment Building Including 1,800 Square Feet of Service Commercial Space Located at 2304 Jackson Avenue (APN 227-270-017). CEQA Class 32 Categorical Exemption Under Section 15332, Infill Development. Motion carried 4-1 (Engle Opposed). MINUTE ORDER 28-25 7. Annual AB 2561 Status of Vacancies and Recruitment and Retention Efforts. At this time FDHRA Bickner presented the staff report. Public Hearing Opened at 8:10 p.m. No Comments Public Hearing Closed at 8:10 p.m. Mayor Pro Tem Walker inquired about the three open positions to which FDHRA Bickner responded: 1) Accountant, 2) Development & Community Services Manager, and 3) Police Officer. Councilmember Engle inquired if there was continuous recruitment for these positions to which FDHRA Bickner responded there are recruitments open for Development & Community Services Manager and police officer, but that staff was reviewing business needs before advertising the Accountant position. ADMINISTRATIVE MATTERS 8. Adopt Resolution No. XX-25, Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of Engineer's Reports for the Belleterra Estates Landscape Maintenance District No. 01-1 for Fiscal Year 2025-26; and Resolution No. XX-25 for Preliminary Approval of the Engineer's Report Regarding the Proposed Levy and Collection of Assessments for the Belleterra Estates Landscape Maintenance District No. 01-1 for Fiscal Year 2025-26; and Resolution No. XX-25 Declaring the Intention to Levy and Collect the Annual Assessments for the Belleterra Estates Landscape Maintenance District No. 01-1 for Fiscal Year 2025-26. 9. Adopt Resolution No. XX-25, Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of Engineer's Reports for the Estates Benefit Assessment District No. 06-1 for Fiscal Year 2025-26; and Resolution No. XX-25 for Preliminary Approval of the Engineer's Report Regarding the Proposed Levy and Collection of Assessments for the Estates Benefit Assessment District No. 06-1 for Fiscal Year 2025-26; and Resolution No. XX-25 Declaring the Intention to Levy and Collect the Annual Assessments for the Estates Benefit Assessment District No. 06-1 forl Fiscal Year 2025-26. 10. Adopt Resolution No. XX-25 Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of Engineer's Reports for the Estates Landscape and Lighting Maintenance District No. 06-1 for Fiscal Year 2025-26; and Resolution No. XX-25 for Preliminary Approval of the Engineer's Report Regarding the Proposed Levy and Collection of Assessments for the Estates Landscape Maintenance District No. 06-1 for Fiscal Year 2025-26; and Resolution No. XX-25 Declaring the Intention to Levy and Collect the Annual Assessments for the Estates Landscape Maintenance District No. 06-1 for Fiscal Year 2025-26. 11. Adopt Resolution No. XX-25 Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of Engineer's Reports for Sunrise Terrace Landscape Maintenance District No. 96-1 for Fiscal Year 2025-26; and Resolution No. XX-25 for Preliminary Approval ofthe Engineer's Report Regarding the Proposed Levy and Collection of Assessments for Sunrise Terrace Landscape Maintenance District No. 96-1 for Fiscal Year 2025-26; and Resolution No. XX-25 Declaring the Intention to Levy and Collect the Annual Assessments for Sunrise Terrace Landscape Maintenance District No. 96-1 for Fiscal Year 2025-26. 12. Adopt Resolution No. XX-25 Initiating Proceedings for the Annual Levy of Assessments and Ordering the Preparation of Engineer's Reports for Westwood Country Landscape Maintenance District No. 02-1 for Fiscal Year 2025-26; and Resolution No. XX-25 for Preliminary Approval of the Engineer's Report Regarding the Proposed Levy and Collection of Assessments for Westwood Country Landscape Maintenance District No. 02-1 for Fiscal Year 2025-26; and Resolution No. XX-25 Declaring the Intention to Levy and Collect the Annual Assessments for Westwood Country Landscape Maintenance District No. 02-1 for Fiscal Year 2025-26. CM French presented staff reports regarding the Landscape and Lighting Maintenance Districts (LLMDs), outlining the assessment determination process and the allocation of collected funds. FDHRA Bickner followed with a PowerPoint presentation detailing the fiscal health of each district and the specific areas where the funds are being utilized. Councilmember Engle inquired about the discrepancies in expenses over the years. FDHRA Bickner responded that cost increases had not been consistently accounted for in past assessments. Additionally, differences in accounting practices may have contributed to the discrepancies. In previous years, certain expenses may have been grouped into broader categories, whereas now, more specific classifications are being used. This refined approach provides greater transparency and a clearer understanding of where funds are being allocated. PWS Collins noted that, over time, tree roots have begun to lift sidewalks, leading to an increase in maintenance issues and associated repair costs. Councilmember Strohman asked for clarification on the difference between "Professional Services" and "Government Charges. 7 FDHRA Bickner explained that Professional Services refers to costs such as the engineer's report prepared for each district and Government Charges represents the limited portion of the assessment funds that the City retains for administrative purposes. Councilmember Strohman inquired whether the City is legally required to use a consultant to prepare the LLMD assessments. City Attorney Splendorio confirmed that, yes, state law requires an engineer's report to be prepared annually by a licensed engineer in the State of California. Councilmember Strohman then asked about the current contract value paid to Harris and Associates. FDHRA Bickner explained that the costs vary by district and are based on the assessment amounts for each. Consultant Rick Clarke added that the total cost across for all districts is approximately $7,300.00. Mayor Pro Tem Walker asked whether the City could subsidize repairs in districts that do not have sufficient funds. FDHRA Bickner responded that such a decision would need to be made by the City Council. City Attorney Splendorio clarified that it is legally permissible to supplement restricted funds with general fund dollars. Councilmember Strohman expressed that, for the sake of transparency, it would be prudent to send mailers to all district residents informing them of future meetings which pertain to assessment levels. Public Hearing Opened at 8:50 p.m. Resident Natalie Gallegos expressed concern about the high cost of assessments, particularly in a district with many retired residents. Ms. Gallegos inquired whether the City continues to use the same maintenance company ori ifalternatives have been considered. She emphasized that her district does not appear to benefit from the expenses being charged, and that, when combined with rising property taxes, the assessments place a significant financial strain on residents. Resident Betty Bennett raised concerns about the local soil conditions, specifically the presence ofh hardpan in the area, and questioned why the City continues to plant tree species known to cause sidewalk damage due to invasive root systems. The resident expressed frustration that these decisions ultimately result in increased maintenance costs for residents. Public Hearing Closed at 8:55 p.m. MOTION - it was m/s STROHMAN/KAY to Adopt Resolution XX-25, Initiating Procedures for the Annual Levy of Assessments and Ordering the Preparation of Engineers Report for the LLD's Noted in the Agenda Items 8, 9, 10, 11 and 12. Motion carried 4-1 (Walker Opposed). MINUTE ORDER 29-25, MINUTE ORDER 30-25, MINUTE ORDER 31-25, MINUTE ORDER 32-25, MINUTE ORDER 33-25. 13. Consider Setting a Date and Time to Conduct Applicant Interviews for the Newly Formed Economic Development Committee CM French presented the staff report regarding the newly formed Economic Development Committee in which five (5) applications were received. Councilmembers discussed and agreed upon the most suitable date and time for the upcoming interviews. Council selected June 16, 2025 at 7:00 pm, as the official date and time. 14. Consider Setting a Date and Time to Conduct Planning Commission Applicant Interviews CM French presented his staff report regarding the three (3) expiring seats on the Planning Commission. He reported that five (5) applications had been received. He also noted that one applicant had submitted applications for both the Economic Development Committee and the Planning Commission. Public Hearing Opened at 8:59 p.m. None Public Hearing Closed at 8:59 p.m. After some discussion regarding the Planning Commission interviews, it was decided to hold interviews on the same date oft the Economic Development Committee-June 16, 2025 at 7:00 pm. MOTION - it was m/s by STROHMAN/W, ALKER to Set the Applicant Interviews for Economic Development Committee and Planning Commission Interviews for the June 16th Council Meeting. Motion carried 5-0. MINUTE ORDER 34-25 COUNCIL COMMUNICATIONS Councilmember Kay had no comment. Councilmember Engle shared that he would not be available for the May 7th budget workshop nor the May 19th regular City Council meeting. Councilmember Strohman clarified that his motion regarding the assessment districts should not be interpreted as an endorsement to approve the identified assessment level. He emphasized the importance of first reviewing the engineer's report to fully understand the proposal before making any decisions. He also noted that, like Councilmember Engle, he will be out of town on May 7th and will not be present for the budget meeting. Councilmember Strohman expressed his appreciation for the thoughtful discussion surrounding the apartment project and acknowledged the value ofhearing perspectives from both sides. In closing, he recognized Teacher Appreciation Week and gave a shout-out to all those working in the local school district. Mayor Pro Tem Walker also expressed appreciation for the discussion regarding the apartment project. She reiterated her preference for engaging private partners in addressing housing needs, rather than relying on State intervention. She commended the community for attending the meeting, signing the petition, and actively participating in the process. She expressed hope that this level of community engagement continues moving forward. Mayor Pro Tem Walker also highlighted the recent successes ofthe Farmer's Market and Love Escalon, noting her appreciation for the community's involvement and communication with local government. She concluded by acknowledging that there are open areas within the city suitable for housing development. Mayor Hagan sought consensus from the Council to explore installing dirt infields in existing parks to increase the number of available practice facilities throughout the city. Councilmembers Engle and Strohman expressed support for this item. Additionally, Mayor Hagan expressed interest in revisiting the language in the C2 zoning designation to ensure better clarity. Councilmember Kay voiced support for pursuing that conversation. Mayor Hagan then requested that staff look into securing the best pricing available for landscaping maintenance within the LLDs. Councilmember Strohman expressed support for exploring that discussion CM French proposed that the most effective approach would be to have staff research these matters and return to Council with detailed information. Mayor Pro Tem Walker inquired about the contract length with Grover. CM French confirmed that the contract includes flexibility and contains provisions for termination under specific terms. Mayor Hagan also asked staff to evaluate City street tree options. Councilmember Strohman noted that the City currently maintains a list of approved tree species, but it may be due for an update. Mayor Hagan suggested having a professional review the list and provide recommendations for species that would be best suited for the City's conditions. He concluded by thanking everyone for attending the meeting. CLOSED SESSION None ADJOURMMENT Mayor Hagan adjourned the meeting at 9:15 p.m. Respectfully Submitted, Dihelelnses Michele Bates, Deputy City Clerk