Mountain House City Council
October 22, 2025

AGENDA
Wednesday, October 22, 2025
Regular City Council Meeting 7:00 p.m.

Mountain House Town Hall
251 East Main Street, Mountain House, CA 95391

CITY COUNCIL

ANDY SU
Mayor

BERNICE KING TINGLE
Vice Mayor
Council Members

MATT DISKO RONNA GREEN DANIEL HARRISON

ADMINISTRATION
STEVEN J. PINKERTON
City Manager

JOHN BAKKER
City Attorney

MARGARET WIMBERLY
City Clerk

CALL TO ORDER AND ROLL CALL

MOMENT OF SILENCE

PLEDGE OF ALLEGIANCE

APPROVAL OF AGENDA

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

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

RECOGNITION, ANNOUNCEMENTS, OR PRESENTATIONS
Recognition of the Outgoing Youth Action Committee Council Members Youth Action Committee Update
Lammersville Unified School District Update
A Proclamation proclaiming September and October 2025 as “Hindu Festival

1. 2.

3. 4.

5. 6.

6.1 6.2

6.3 6.4
Months”
Presentation on the Public Safety, and Monthly Report from Rank Security and Mountain House Police Services provided by San Joaquin County Sheriff’s Office, and Mountain House Fire Department and Emergency Medical Services (EMS) presented by French Camp Fire Department RANK Public Safety Report Page 6
Police Services Public Safety Report Page 9
Mountain House Fire Department Page 14

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 or member of the public may request removal of an item from the consent calendar for discussion.

Approval of Minutes of September 25, 2025 Page 22
List of Recent Contracts approved under the City Manager spending authority

Adopt Two Resolutions Approving the Final Maps for Mountain House Neighborhood A, Unit No. 5 (Tract No. 3609) and Neighborhood B, Unit No. 1 (Tract No. 3610)

Staff recommends that the City Council adopt two separate resolutions as follows:

1. For Tract No. 3609 (Mountain House Neighborhood A, Unit No. 5) – Approve the Final Map; authorize the City Manager to execute the associated Subdivision Improvement Agreements, accept on behalf of the public all offers of dedication where applicable, and authorize recordation of the Final Map.

2. For Tract No. 3610 (Mountain House Neighborhood B, Unit No. 1) – Approve the Final Map; authorize the City Manager to execute the associated Subdivision Improvement Agreement, accept on behalf of the public all offers of dedication where applicable, and authorize recordation of the Final Map.

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

Adopt a Resolution Approving the Large Lot Final Map for Mountain House Neighborhood I (Tract No. 4287)

6.5 6.5.1

6.5.2 6.5.3

7. 7.1

7.2 7.3

7.4 City Council Meeting Agenda Wednesday, October 22, 2025 Mountain House Page 2 of 286
Staff recommends that the City Council adopt a resolution to:

1. Approve the Large Lot Final Map (Tract No. 4287) for Mountain House Neighborhood I; and

2. Accept on behalf of the public all offers of dedication where applicable, and authorize recordation the Large Lot Final Map (Tract No. 4287) for Mountain House Neighborhood I.

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

Adopt a Resolution Approving the Final Map for Mountain House Neighborhood H-14 (Tract No. 4216)

Recommendation:

Staff recommends that the City Council adopt a resolution to:

1. Approve the Final Map for Mountain House Neighborhood H-14 (Tract No. 4216).

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

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

Adopt a Resolution Approving the Final Map for Neighborhood B, Unit No. 11 – Phase 2 (Tract No. 4257)

Staff recommends that the City Council adopt a resolution to:

1. Approve the Final Map for Mountain House Neighborhood B, Unit No. 11 – Phase 2 (Tract No. 4257).

2. Acknowledge the existing Subdivision Improvement Agreement (SIA 2025-01) executed under the parent subdivision (Tract No. 3618), accept on behalf of the public all offers of dedication where applicable, and authorize recordation of the Final Map.

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

CITY COUNCIL POLICY AND ACTION ITEMS
Authorize the City Manager to Execute Agreement A-2526-44 with the San Joaquin County Assessor‘s Office and Agreement A-2526-43 with Bruce Harris and Associates to Provide Geographic Information System Services

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

Execute Agreement A-2526-44 with the San Joaquin County Assessor for Geographic Information System services, through June 30, 2028, in an amount not-to-exceed

1. 7.5

7.6 8.

8.1 City Council Meeting Agenda Wednesday, October 22, 2025 Mountain House Page 3 of 286
$110,000, with an optional two-year extension through June 30, 2030, in an additional amount not to exceed $50,000, for a total contract amount of $160,000.

Execute Agreement A-2526-43 with Bruce Harris & Associates for Geographic Information System on-call services, through June 30, 2028, in an amount not-toexceed $120,000, with an optional two-year extension through June 30, 2030, in an additional amount not to exceed $80,000, for a total contract amount of $200,000.

2. Execute the agreements, including any minor revisions or non-substantive modifications made after City Council approval, provided such revisions are approved by the City Attorney and Risk Management.

3. Take all appropriate and necessary actions to carry out the purpose and intent of this resolution.

4. Adopt a Resolution Approving Recommended Park Restroom Locations and Authorizing the Filing of Notice of Exemption No. NOE-PW 03-25

Staff recommends that the City Council adopt a resolution to:

1. Approve Option 1 as the recommended restroom locations at Wicklund, Bethany, Altamont, and Questa Neighborhood Parks, and authorize staff to make minor location adjustments during design if such refinements improve constructability, reduce costs, or better address site conditions (Options 2 or 3).

2. Approve Notice of Exemption No. NOE-PW 03-25 under the California Environmental Quality Act (CEQA) for the Neighborhood Park Restroom Facilities Project.

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

Reschedule the Regular City Council Meeting of November 12, 2025 Page 271 Staff recommends that City Council:

Discuss and select an alternate date for the November 12, 2025, regular City Council meeting that accommodates Council Member availability.

1. Adopt a Resolution approving the rescheduling of the regular City Council meeting originally scheduled for Wednesday, November 12, 2025, to an alternate date.

2. CITY COUNCIL DISCUSSION ITEMS
Receive a Presentation and update on Economic Development Basics from Kosmont
Receive a Presentation on Red Light Cameras
Receive a Presentation on the Draft Environmental Impact Report for the Grant Line Road Roundabouts Project
Receive a Presentation on Unmet Transit Needs Study

8.2 8.3

9. 9.1

9.2 9.3

9.4 City Council Meeting Agenda Wednesday, October 22, 2025 Mountain House Page 4 of 286
Receive a Presentation on the Quarterly Aquifer Storage Update Receive a Presentation on the Fire Station Antennas
Receive a Presentation on the City’s Responsibilities under the Housing Element Law
City Manager’s Update Page 273

FUTURE AGENDA ITEMS
Report of Future Agenda Items and Long-Range Calendar Page 284

COUNCIL COMMENTS

CITY ATTORNEY COMMENTS

CITY MANAGER COMMENTS

ADJOURNMENT
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.

POSTING STATEMENT: On October 17, 2025, 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.

9.5 9.6

9.7 9.8

10. 10.1

11. 12.

13. 14.

City Council Meeting Agenda Wednesday, October 22, 2025 Mountain House Page 5 of 286
Public Safety
Staff Report
TITLE: RANK Public Safety Report
MEETING DATE: October 22, 2025
PREPARED BY: Anthony De Frenchi Captain
SUBJECT: RANK Update on Recent Incidents and Initiatives RECOMMENDATION:

RANK recommends that the City Council receive this report on recent RANK incidents, emergency responses, and department activities.

EXECUTIVE SUMMARY:

This report provides an update on key security activities within the city of Mountain House. Our security officers have either discovered or dispatched to over 524 specific incidents. In addition to those duties, we continue to provide security duties to Mountain House facilities and villages. All of this is addition to Mountain House Police Services in non-law enforcement activities and the Mountain House Fire Department.

Last month officers from the Mountain House Public Safety Security team provided security and road closure for the Mountain House School home coming paraded. Public Safety officers also provided road closure for Park and Recreation team Senior Health and Wellness event.

ANALYSIS:

Officer Activity Log
Specific Incident Documentation: 524 2025/2024
SID September 2025 September 2024
Suspicious Person 3 1
Suspicious Vehicle 12 9
Welfare Check (Vehicle) 1 N/R
Trespassing 4 N/R
Alarm Calls 8 N/R
Fire Calls 3 N/R
Medical Calls 27 0
Town Hall Checks 35 45
Item 6.5.1
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2 Open Door 3 0
Collision Unknown Injury 2
● Open Door: 3/0
● Citizen Assist: 3
● Collision Unknown Injury: 2
● Assist with school crossing: 35/2
● Vandalism: 1/2
● Security checks: 288/461
● Vacation checks: 20/0
● Park Restroom Check: 79/14
● Security activity log: 498/568
PUBLIC SAFETY INITIATIVES:

Community Outreach:

Public Safety Security meets with all Public Safety Team members (Police, Fire, Community Preservation) and the Recreation Department.

Public Safety officers are stationed at various schools during morning arrival and afternoon dismissal times. They monitor vehicle traffic and help ensure the safety of pedestrians traveling to and from school PUBLIC SAFETY INITIATIVES:

ATTACHMENTS:

A. School Zone Violations
Item 6.5.1
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Mountain House School Status 08/16/2025 – 09/16/2025
Dropping kids off in the middle of the road 19
Not obeying crossing guards 4
Crossing guards present. If yes put location -
Failed to yield to pedestrians in crosswalk
Failed to stop at stop sign
Kids not using crosswalk
Distracted driving
Seatbelt
Unsafe speed
Helmet
Crossing guards present. If yes put location -
Failed to yield to pedestrians in crosswalk
Failed to stop at stop sign
Kids not using crosswalk
Distracted driving
Seatbelt
Unsafe speed 14
Helmet 25
Crossing guards present. If yes put location -
Failed to yield to pedestrians in crosswalk
Failed to stop at stop sign
Kids not using crosswalk
Distracted driving
Seatbelt
Unsafe speed
Helmet
Crossing guards present. If yes put location - 0
Failed to yield to pedestrians in crosswalk 25
Failed to stop at stop sign 47
Kids not using crosswalk 60
Distracted driving 21
Seatbelt 1
Item 6.5.1
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Public Safety
Staff Report
TITLE: Police Services Public Safety Report
MEETING DATE: October 22, 2025
PREPARED BY: Lieutenant A. Izaguirre
SUBJECT: Police Services Update on Recent Incidents and Initiatives RECOMMENDATION:

Police Services recommends that the City Council receive this report on recent Police Services incidents, emergency responses, and department activities.

EXECUTIVE SUMMARY:

This report provides an update on key Mountain House Police Services activities.

See information below.
**Reminder to lock ALL doors, both vehicles and homes and take valuables out of the vehicles and into your homes**
**Reminder for all on bicycles, e-bikes, and electrical scooters to follow the rules of the road and obey all traffic signals/signs**
**Reminder that unregistered motor/dirt bikes are not permitted on city streets & subject to citations and towing**
ANALYSIS:

Incident Reports
 Total MH Police Services Incidents: 863 calls for service (933 Previous month)  Property Crimes: 19 Incidents (18 incidents previous month)  Violent Crimes: 0 Incidents (0 Previous Month)
 Other Assaults: 4 Incidents (5 Previous Month)
 Traffic Stops: 113 Traffic Stops (171 Previous month)  Traffic Citations issued: 185 Traffic Citations Issued (39 Stop Sign) & (228 Citations Issued the previous month)
 Parking Citations Issued: 24 Citations Issued (16 issued previous month)  Vehicle Accidents: 15 (22 Previous month)
Item 6.5.2
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2  DUI Arrest: 0 Incidents (1 DUI arrest in the previous month)  Outside Agency Assist: 13 (16 assists previous month)  Helmet Citations: 1 Citations (0 citations previous month)  Significant Incidents for September 2025:
 - 9/29/25, received numerous calls re: strong gas odor in the College Park area of the city, which resulted in numerous SJSO units responding to the city. Worked with MHFD and PGE and determined that the cause was from a facility outside of the county.  Arrests: 6 Physical Arrests
 Reports Taken: 263 Documented Reports Taken
Recruitment/Personnel
 Deputy Jacob Salvador will be replacing Deputy Brianna Alire as the new Mountain House Deputy starting on 10/20/25.

Equipment and Facility Updates
 New Equipment: e-Citation software: Training Completed, and motors will be the first ones to utilize the software beginning the week of 10/27.
 Vehicles are currently being outfitted, and the purchase of the in-car radios has been submitted, awaiting processing and delivery.
 Facility Improvements: NA
PUBLIC SAFETY INITIATIVES:

Community Outreach:
 The SJSO Motor Competition took place on 9/27/25. A successful event was organized by Deputy Cody Grant, with assistance from Deputy Chris Marlow.

Prevention Programs:
 In the process of identifying dates for another Traffic enforcement operation and Pedestrian Safety Operation as well.

PUBLIC SAFETY INITIATIVES:

ATTACHMENTS:

A. Traffic Citations Issued during the current fiscal year (monthly) B. Department Photo of Deputy Jacob Salvador
Item 6.5.2
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Citations Issued Monthly
July 2024: 182 Citations (52 Stop Signs)
August 2024: 70 Traffic Citations (19 Stop Signs)
September 2024: 78 Traffic Citations (21 Stop Signs)
October 2024: 133 Traffic Citations (81 Stop Signs)
November 2024: 70 Traffic Citations (24 Stop Signs)
December 2024: 84 Traffic Citations (7 Stop Signs)
January 2025: 161 Traffic Citations; Updated to 188 (65 Stop Signs) February 2025: 133 Traffic Citations; Updated to 178 (51 Stop Signs) March 2025: 146 Traffic Citations; Updated to 188 (45 Stop Signs) April 2025: 169 Traffic Citations; Updated to 270 (39 Stop Signs) May 2025: 90 Traffic Citations; Updated to 128 (27 Stop Signs) June 2025: 87 Traffic Citations; Updated to 119 (7 Stop Signs) July 2025: 103 Traffic Citations
August 2025: 228 Citations
September 2025: 185 Citations
*** Citations are hand-entered by Records Staff and can take up to 3 weeks to be processed and entered into RMS, may not reflect true and accurate numbers ***
Item 6.5.2
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FOR OFFICIAL USE ONLY
The items contained are only the information known at the time of the entry and are subject to change at any circumstance. 1 of 1
CALLS FOR SERVICE September 1
st, 2025 – September 30th, 2025

CALLS FOR SERVICE SEP
2025
AUG
2025
SEP
2024
2025
YTD
UCR Part 1 19 18 13 124
Violent Crime 0 0 1 5
Homicide 0 0 0 0
Forcible Rape 0 0 0 0
Robbery 0 0 0 1
Aggravated Assault 0 0 1 4
Property Crime 19 18 12 119
Burglary 1 5 1 20
Larceny Theft 15 11 8 80
Motor Vehicle Theft 3 2 3 19
Arson 0 0 0 0
UCR Part 2 104 97 109 938
Other Assaults 4 5 5 52
Forgery 0 0 0 0
Fraud 7 4 2 41
Embezzlement 0 0 0 0
Stolen Property 0 0 0 0
Vandalism 5 10 5 36
Weapons 0 0 1 10
Prostitution / VICE 0 0 0 1
Sex Offense 2 1 1 15
Drug 0 0 0 2
Gambling 0 0 0 0
Family / Children 0 2 1 7
DUI 0 1 0 10
Liquor Laws 0 0 0 0
Drunkenness 1 1 1 6
Disorderly Conduct 16 15 18 132
Vagrancy 36 29 37 320
All Other Offenses 25 25 32 258
Suspicion 0 0 0 0
Curfew & Loitering 3 4 6 33
Runaways 5 0 0 15
Mentally Disturbed 5 1 4 30
Alarms 33 50 55 449
Warrant 0 1 1 5
Traffic 134 199 122 1505
Assist Other Agency 13 16 10 142
Investigative Activity 95 94 86 699
Pursuit 0 0 0 0
Miscellaneous 317 279 293 2511
TOTAL 863 933 975 8139
SAN JOAQUIN COUNTY SHERIFF’S OFFICE

RESEARCH & INTELLIGENCE DIVISION

CITY COUNCIL - MOUNTAIN HOUSE
120 122
111
122
111
131
117
112 112
119
115
123
100
110
120
130
140
UCR PART 1 & 2 CFS BY MONTH: 2025
Monthly Count

SELF-INITIATED ACTIVITIES
(SIA)
SEP
2025
AUG
2025
SEP
2024
2025
YTD
Area Check 114 132 236 1291
Field Interviews 0 1 4 6
Subject Stop 0 0 0 1
Traffic Stop 29 45 42 391
TOTAL 178 178 216 1546

TRAFFIC

RELATED
SEP
2025
AUG
2025
SEP
2024
2025
YTD
Traffic Stops – No Cite 28 40 40 356
Traffic Cites 85 131 78 1018
Citations – No Bicycle Helmet 0 0 2 4
Parking Cites 24 16 0 212
Citations – Stop Requirements 39 41 21 333
Vehicle Accidents 15 22 14 117
Towing 5 4 5 30
2 2
4 1
4 3
6 11
5 7
7 6
24 12
11 5
10 12
6 4
9 Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
ARRESTS 2024 2025
Item 6.5.2
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Attachment B
Deputy Jacob Salvador
Item 6.5.2
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Public Safety
Staff Report
TITLE: Mountain House Fire Department
MEETING DATE: October 22, 2025
PREPARED BY: Marty Cornilsen, Fire Chief
SUBJECT: Public Safety Report
RECOMMENDATION:

Fire recommends that the City Council receive this report on recent Fire Department incidents, emergency responses, and department activities.

EXECUTIVE SUMMARY:

In the month of September, the Mountain House Fire Department remained actively engaged in both emergency response and community outreach efforts. The department responded to a total of 98 calls for service throughout the month. Beyond emergency operations, the department also participated in several community engagement initiatives, including Fire Prevention Month activities, School Assemblies promoting fire safety education, Community CPR and Stop The Bleed Class, and instruction in the department’s New Hire Academy.

ANALYSIS:

September 2025 August 2025 September 2024
Total Calls – 98 Total Calls – 107 Total Calls – 93
EMS – 55 EMS – 69 EMS – 51
Fires – 5 Fires – 4 Fires – 4
Service Calls – 6 Service Calls – 5 Service Calls – 14
False Alarms – 17 False Alarms – 16 False Alarms – 19
Mutual Aid – 7 Mutual Aid – 5 Mutual Aid – 0
Traffic Accident – 8 Traffic Accident – 7 Traffic Accident- 5 Water Rescue – 0 Water Rescue – 1 Water Rescue – 0
PUBLIC SAFETY INITIATIVES:

Item 6.5.3
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2 As part of Fire Prevention Month, the Mountain House Fire Department would like to remind our community about the importance of smoke detector safety in every home. Change the batteries twice a year, ideally when the clocks change (Nov 2nd). Replace smoke detectors every 10 years, even if they still appear to function. Working smoke detectors save lives. Take a few minutes this month to check yours and protect your household. Stay safe, Mountain House Fire Department! ATTACHMENTS:

A. Photos: Sept 11th Remembrance, Community CPR and Stop the Bleed Class, Mountain House Home Coming Parade, Elementary School Prevention Assemblies (Lammersville 9/10, Questa 9/11, Altamont 9/12, Hansen 9/15, Wicklund 9/17, Costa 9/18, Cordes 9/19, and Bethany 9/23) B. Mountain House Fire Statistics
Item 6.5.3
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Attachment AItem 6.5.3
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Attachment AItem 6.5.3
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Attachment AItem 6.5.3
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Attachment AItem 6.5.3
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Mountain House Fire Department
September 2025 August 2025 September 2024
Total Calls – 98 Totals Calls- 107 Total Calls - 93
EMS – 55 EMS - 69 EMS - 51
Fires -5 Fires - 4 Fires - 4
Service Calls – 6 Service Calls - 5 Service Calls - 14
False Alarms – 17 False Alarms - 16 False Alarms - 19
Mutual Aid – 7 Mutual Aid - 5 Mutual Aid - 0
Traffic Accident – 8 Traffic Accidents – 7 Traffic Accident - 5 Water Rescue – 0 Water Rescue – 1 Water Rescue - 0
Overlapping Calls – 12 Overlapping Calls - 15 Overlapping Calls - 3 Turnout Times
EMS
56%
Fires
5%
Traffic Accident
8%
Service Call
6%
Mutual Aid
7%
False Alarm
17%
Water Rescue
1%
EMS Fires Traffic Accident Service Call
Mutual Aid False Alarm Water Rescue
September 2025
Fire & Special OPS
90th Percentile - Fastest Units:
00:02:08
90th Percentile - All Units:
00:02:12
EMS
90th Percentile - Fastest Units:
00:02:13
90th Percentile - All Units:
00:02:12
Item 6.5.3
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Mountain House Fire Department
Hot Spots
Response Time Compliance – September 2025
82% under compliance response time of 429 seconds
Response Time Compliance – August 2025
82% under compliance response time of 429 seconds
Response Time Compliance – September 2024
81% under compliance response time of 429 seconds
September 2025 Training Hours – 360 / August 2025 – 254 /September 2024 - 451 Training consists of EMS, Fire Suppression (structural & wildland), auto extrication, officer development and technical rescue.

EMS
38%
FIRE
38%

TECH RESCUE
7%

OFFICER

DEVELOPMEN
T

EMS FIRE TECH RESCUE OFFICER DEVELOPMENT
Training Hours
Item 6.5.3
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Present:

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

CITY COUNCIL

MINUTES
Thursday, September 25, 2025

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

Roll Call found Council Members Green, Harrison, Tingle, and Mayor Su present and Council Member Disko Absent.

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

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

4. APPROVAL OF AGENDA
Motion: Vice Mayor Tingle
Second: Council Member Green
It was moved/seconded by Tingle/Green to Approve the agenda as recommended by staff. Motion carried unanimously with Council Members Green, Harrison, Tingle, and Mayor Su in favor, with Council Member Disko Absent
Vote: Carried (4 to 0)
Item 7.1
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5. PUBLIC COMMENTS
None.

6. RECOGNITION, ANNOUNCEMENTS, OR PRESENTATIONS

6.1 Presentation on the Public Safety, and Monthly Report from Rank Security and Mountain House Police Services provided by San Joaquin County Sheriff’s Office, and Mountain House Fire Department and Emergency Medical Services (EMS) presented by French Camp Fire Department
Rex Osborn, Public Safety Consultant, presented a report to the City Council.

6.1.1 RANK Public Safety Report
Anthony DeFrenchi, RANK Security provided a presentation on Rank Security.

6.1.2 Police Services Public Safety Report
Lt. Armando Izaguirre, San Joaquin County Sheriff's Office, provided a report on Mountain House Police Services.

6.1.3 Mountain House Fire Department
Marty Cornilsen, Fire Chief, provided a report on Mountain House Fire Department.

6.2 Recognition of Mountain House Fire Department Personnel for CPR Field Save

6.3 Lammersville Unified School District Update
Stephanie Olsen, Board Clerk, provided an update on the Lammersville Unified School District.

7. CITY COUNCIL CONSENT ITEMS
Motion: Council Member Green
Second: Council Member Harrison
It was moved/seconded by Green/Harrison to approve the Consent Calendar items 7.1 through 7.5 as recommended by staff. Motion carried with Council Members , Green, Harrison, Tingle, and Mayor Su in favor and Council Member Disko Absent
Vote: Carried (4 to 0)

7.1 Minutes of September 10, 2025

7.2 List of Contracts signed under the City Manager Signature Authority Item 7.1
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Motion: Council Member Green
Second: Council Member Harrison
Vote: Carried

7.3 Adopt a Resolution Authorizing the City Manager to Execute Amendment No. 1 to Agreement A-2526-11 with Bear Electrical Solutions, LLC for the Mountain House Parkway Traffic Signal Synchronization Project
Motion: Council Member Green
Second: Council Member Harrison
The City Council adopted resolution 2025-58 authorizing the City Manager to:

1. Execute Amendment No. 1 to Agreement A-2526-11 with Bear Electrical Solutions, LLC for the Mountain House Parkway Traffic Signal Synchronization Project, Federal Aid Project No. CML-5929(315), increasing the not-to-exceed contract amount by $20,700 for a revised total of $228,345.

2. Take all appropriate and necessary actions to carry out the purpose and intent of this resolution.

Vote: Carried

7.4 Re-Authorization of Agreement A-2526-37 with Foley & Lardner LLP for Federal Legislative and Funding Advocacy Services (Revised Legal Provisions – No Change to Scope or Cost)
Motion: Council Member Green
Second: Council Member Harrison
The City Council adopted resolution 2025-59:

1. Authorizing the City Manager to execute Agreement A-2526-37 with Foley & Lardner LLP for Federal legislative and funding advocacy services, in the revised form attached to the resolution as Exhibit 1, through June 30, 2028, in an amount not-toexceed $363,000, with an optional two-year extension through June 30, 2030, in an additional amount not-to-exceed $256,000, for a total contract amount of $619,000.

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

Vote: Carried

7.5 Adoption of an Ordinance Regulating the Parking of Oversized Vehicles, Recreational Vehicles, Boats, and Trailers
The City Council conducted the second reading and adopted an ordinance 2025-05:

1. Adding Section 509 to Chapter 5 of Division 2 of Title 10 of the Mountain House Municipal Code to regulate the parking of oversized vehicles, recreational vehicles, boats, Item 7.1
Mountain House Page 24 of 286
and trailers; and amending Section 705 of Chapter 7 of Division 2 of Title 10 related to trailer parking, as set forth in the attached ordinance.

Staff further recommends that the City Council adopt a resolution:

2. Amending the Bail Schedule to incorporate penalties associated with violations of the ordinance.

Vote Carried.

8. CITY COUNCIL POLICY AND ACTION ITEMS

8.1 Declaration that 627 Square Feet within Zinnia Way is Exempt Surplus Land and Finding that such Declaration is Exempt from Environmental Review under the California Environmental Quality Act
Following the presentation of the staff report, Mayor Su opened the public comment period.

There being no one else wishing to speak the public comment period was closed.

It was moved/seconded by Tingle Green adopt Resolution 2025-61. Roll call vote found Council Members Green, Harrison, Vice Mayor Tingle and Mayor Su in favor, and Council Member Disko absent. Motion carried.

Motion: Vice Mayor Tingle
Second: Council Member Green
The City Council adopted resolution 2025-61:

1. Declaring that approximately 627 square feet within Zinnia Way is exempt surplus land pursuant to the Surplus Land Act.

2. Authorizing the filing of Notice of Exemption No. NOE-CD 01-25 under the California Environmental Quality Act (CEQA) for the Declaration of Exempt Surplus Land within Zinnia Way.

3. Authorizing the conveyance of the subject property to Shea Homes Limited Partnership to clear title in connection with the processing of Tract No. 3610.

4. Authorizing the City Manager, or designee, to execute all necessary documents, including the deed, and to take all actions necessary and appropriate to carry out the purpose and intent of this resolution.

Vote: Carried (4 to 0)

8.2 Award Agreement No. A-2526-14 to Data Ticket, Inc. for Parking Citation Processing, Delinquent Debt Collections, and Administrative Hearing Services Item 7.1
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Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

It was moved/seconded by Harrison/Green to approve the item . Roll call vote found Council Members Green, Harrison, Vice Mayor Tingle and Mayor Su in favor, and Council Member Disko absent. Motion carried.

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

1. Approved an exception to the competitive bidding process in accordance with Section 200 of the City’s Financial Management Manual, based on the justification provided in this report.

2. Authorized the City Manager to execute Agreement No. A-2526-14 with Data Ticket, Inc. for parking citation processing, delinquent debt collections, and administrative hearing services, for a multi-year contract through June 30, 2028, in an amount not to exceed $118,120.46.

3. Authorized the City Manager to take all appropriate and necessary actions to carry out the purpose and intent of this action.

Vote: Carried (4 to 0)

8.3 Adopt a Resolution Authorizing the Pickleball Court Conversion at Central Community Park Project
Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

It was moved/seconded by Tingle/Green to adopt Resolution 2025-62 as submitted and directed staff to bring back estimates for fencing . Roll call vote found Council Members Green, Harrison, Vice Mayor Tingle and Mayor Su in favor and Council Member Disko absent. Motion carried.

Motion: Vice Mayor Tingle
Second: Council Member Green
Staff recommends that the City Council adopt a resolution to:

1. Approve Notice of Exemption No. NOE-PW 02-25 under the California Environmental Quality Act (CEQA) for the Pickleball Court Conversion at Central Community Park Project.

2. Approve the Pickleball Court Conversion at Central Community Park Project.

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

Vote: Carried (4 to 0)
Item 7.1
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8.4 Appointment of an Ad-Hoc Interview Subcommittee for one position on the San Joaquin County Mosquito and Vector Control District Board of Trustees Following the presentation of the staff report, Mayor Su opened the public comment period, there being no one wishing to speak it was closed.

Mayor Su, with the concurrence of the City Council appointed Vice Mayor Tingle and Council Member Disko to the interview subcommittee.

9. CITY COUNCIL DISCUSSION ITEMS

9.1 Receive a Presentation on the General Plan Update – Preparatory Discussion Item ahead of the October 2 “It Takes a Village” General Plan Visioning Community Forum
John B. Anderson, Contract Planner, presented the staff report to the City Council.

9.2 Council debrief and direction on planning options for the 2026 State of the City and community celebration
Amanda Durbin, Communications Officer, presented a report and received direction from the City Council.

9.3 City Manager's Update.

Steven Pinkerton, City Manager, presented an update to the City Council.

10. FUTURE AGENDA ITEMS

10.1 Report of Future Agenda Items and Long-Range Calendar Steven Pinkerton, City Manager, provided an overview of future agenda items and the long range calendar.

11. COUNCIL COMMENTS
Council Member Harrison received feedback from a resident who expressed concerns with animal control for cats, he spoke regarding additional concerns from a resident on their water bill, and that the City's phone system being down.

Vice Mayor Tingle also received calls from residents regarding feral cats and thanked staff for their work and expressed appreciation for the amount of detail on agenda items, and noted there is a need for a community calendar with all events listed.

Council Member Green complimented parks staff for their work on the multi-cultural celebration.

12. CITY ATTORNEY COMMENTS
Item 7.1
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None.

13. CITY MANAGER COMMENTS
None.

14. ADJOURNMENT
Mayor Su adjourned the meeting at 9:30 p.m.

Item 7.1
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TITLE: List of Recent Contracts approved under the City Manager spending authority MEETING DATE: October 22, 2025
PREPARED BY: Kawal Preet, Senior Management Analyst

RECOMMENDATION
There is no action required for an informational item.

DISCUSSION
To maintain alignment with past practices, staff is bringing forward the report of any contracts signed under the City Manager’s spending authority.

Attached is a list of contracts signed by the City Manager, or designee, under the Purchasing Agent authority, during the month of September 2025.

FISCAL IMPACT
There is no adverse fiscal impact to the Fiscal Year 2025-2026 adopted budget.

ATTACHMENTS
A. Attachment A: List of Recent Contracts
c: City Attorney
Item 7.2
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CONSENT ITEM 7.3

ATTACHMENT A
City of Mountain House 2025-2026 Consultant/Contractor Agreements Under City Manager's Signing Authority
Agreement # Contractor/Consultant Scope of Service PO Total Contract Amount
A-2526-39 Black Water Consulting Engineers 2025 Urban Water Management Plan Update 916 $ 52,212.00 A-2526-40 Procure Consulting GIS Economic Development and Community Development 935 $ 75,000.00 `
10/13/2025
Item 7.2
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TITLE: Adopt Two Resolutions Approving the Final Maps for Mountain House Neighborhood A, Unit No. 5 (Tract No. 3609) and Neighborhood B, Unit No. 1 (Tract No. 3610)
MEETING DATE: October 22, 2025
PREPARED BY: Kathleen Chen, Engineer II

RECOMMENDATION
Staff recommends that the City Council adopt two separate resolutions as follows:

1. For Tract No. 3609 (Mountain House Neighborhood A, Unit No. 5) – Approve the Final Map; authorize the City Manager to execute the associated Subdivision Improvement Agreements, accept on behalf of the public all offers of dedication where applicable, and authorize recordation of the Final Map.

2. For Tract No. 3610 (Mountain House Neighborhood B, Unit No. 1) – Approve the Final Map; authorize the City Manager to execute the associated Subdivision Improvement Agreement, accept on behalf of the public all offers of dedication where applicable, and authorize recordation of the Final Map.

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

BACKGROUND
On November 22, 2005 (as amended December 8, 2015), the San Joaquin County Board of Supervisors adopted Mountain House Specific Plan III. Concurrently, the Board approved a Development Agreement (Ordinance No. 4243) to implement the Specific Plan approvals. Specific Plan III encompasses approximately 816 acres within the Mountain House area, located south of Grant Line Road and east of Central Parkway.

On March 11, 2005, the County approved Tentative Maps for Neighborhood A, Unit No. 5 and Neighborhood B, Unit No. 1 (PA-0500143), both located within Specific Plan III. The combined project area encompasses approximately 45.38 acres.

DISCUSSION
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Under the California Subdivision Map Act, the legislative body must approve a Final Map if it is in substantial compliance with the previously approved Tentative Map. Review and approval ensure that all conditions of the Tentative Map have been satisfied.

Shea Homes Limited Partnership is developing Tract Nos. 3609 and 3610 and has submitted the Final Maps for Mountain House Neighborhood A, Unit No. 5 and Neighborhood B, Unit No. 1 to complete the subdivision process for the previously approved Tentative Map. The project locations are shown on the Vicinity Map (Attachment A).

The Final Maps collectively encompass approximately 45.38 acres within Specific Plan III and will subdivide the property as follows:
• Tract 3609 (Neighborhood A, Unit No. 5): Approximately 20.65 acres, subdivided into 108 residential lots and Parcels B and D for public park purposes. • Tract 3610 (Neighborhood B, Unit No. 1): Approximately 24.73 acres, subdivided into 150 residential lots and Parcels A and B for public park purposes.

Pursuant to the conditions of approval, Shea Homes is required to construct all public improvements associated with the subdivisions, including streets, utilities, park facilities, street lighting, and landscaping.

To ensure these obligations are fulfilled, the developer has executed Subdivision Improvement Agreement(s) (SIAs) for each tract. The agreements and corresponding improvement scopes are listed below.

Tract No. 3609 (Neighborhood A, Unit No. 5):
• Attachment B-1: Subdivision Improvement Agreement – PG&E Easement Open Space Corridor Landscaping Improvements
• Attachment B-2: Subdivision Improvement Agreement – Mini Park Landscaping Improvements • Attachment B-3: Subdivision Improvement Agreement – Civil Improvements, Joint Trench & Street Lighting, and Parkway Strip Landscaping Improvements Tract No. 3610 (Neighborhood B, Unit No. 1):
• Attachment B-4: Subdivision Improvement Agreement – Civil Improvements, Joint Trench & Street Lighting, and Parkway Strip Landscaping Improvements Each SIA establishes the developer’s responsibility for the design, construction, inspection, and warranty of public improvements and requires posting of performance and labor and materials bonds to guarantee completion of the work.

The City Engineer has reviewed both Final Maps and all associated Subdivision Improvement Agreements for technical accuracy, legal sufficiency, and substantial conformance with the approved Tentative Map and recommends City Council approval. The proposed Resolutions (Attachments C-1 and C-2) provide for Item 7.3
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these actions and authorize the City Manager to execute all related documents necessary to implement the approvals.

Each Final Map is attached to its respective resolution as Exhibit 1 and incorporated by reference.

FISCAL IMPACT
Staff time associated with processing these maps is fully reimbursed by the developer. The City does not budget for developer-funded activities since project volumes vary; costs are recovered through developer reimbursements for services rendered.

STRATEGIC PLAN
Approval of the Final Maps for Neighborhood A, Unit No. 5 (Tract No. 3609) and Neighborhood B, Unit No. 1 (Tract No. 3610) supports the Community Development Department’s Strategic Goal to:
• Support development toward the buildout of the community.

CEQA
The Final Environmental Impact Report (FEIR) for Mountain House and its Sphere of Influence (SOI) was certified by the San Joaquin County Board of Supervisors in 1994. A subsequent FEIR for Specific Plan III was certified on November 22, 2005 (Order B-05-1289).

Approval of the Final Maps is exempt from further CEQA review under CEQA Guidelines Section 15268(b)(3) (Ministerial Projects).

ACTION FOLLOWING CITY COUNCIL APPROVAL
Upon Council approval, staff will record the Final Maps and associated Subdivision Improvement Agreements with the San Joaquin County Recorder.

ATTACHMENTS
Attachment A: Vicinity Map
Item 7.3
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Attachment B-1: Subdivision Improvement Agreement – PG&E Easement Open Space Corridor Landscaping Improvements (Tract No. 3609)
Attachment B-2: Subdivision Improvement Agreement – Mini Park Landscaping Improvements (Tract No. 3609)
Attachment B-3: Subdivision Improvement Agreement – Civil Improvements, Joint Trench & Street Lighting, and Parkway Strip Landscaping Improvements (Tract No. 3609) Attachment B-4: Subdivision Improvement Agreement – Civil Improvements, Joint Trench & Street Lighting, and Parkway Strip Landscaping Improvements (Tract No. 3610) Attachment C-1: Proposed Resolution – Tract No. 3609
Attachment C-2: Proposed Resolution – Tract No. 3610
Item 7.3
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ATTACHMENT A

VICINITY MAP
Final Maps for Mountain House
Neighborhood A, Unit No. 5 (Tract No. 3609) and
Neighborhood B, Unit No. 1 (Tract No. 3610)

NOT TO SCALE
Item 7.3
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1 SIA-2025-08

SUBDIVISION IMPROVEMENT AGREEMENT
(A5 PG&E Easement Open Space Corridor Landscaping Improvements) (FINAL MAP TRACT NO. 3609)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 3609 (“Agreement”) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City” and Shea Homes Limited Partnership, a California Limited Partnership, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 3609, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood ‘A’.” WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the MARA, any applicable Development Agreement, the-then Mountain House Community Services District (MHCSD) Will Serve letter, the Master Plan, Specific Plan III, and the Conditions of Approval of Major Subdivision PA0500143, Specific Plan III portion of Neighborhood A.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (collectively referenced herein as the “Plans”): Future Neighborhood ‘A/B’: SP III Tract 3609 A5 Utility Corridor Trail Improvement Plans, prepared by vanderToolen & Associates to be approved by the City Manager of the City (collectively referenced herein as the “Improvements”); and WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications Item 7.3
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2 and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
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3 Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said Improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A
Item 7.3
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4 B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:
$ 2,328,739
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 2,328,739
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit A for Engineers Bond Estimates prepared by vanderToolen & Associates.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

Item 7.3
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5 D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

A. Limit of Liability for Injury or Accidental Death
Per Occurrence…………………..$1,000,000.00
B. Limit of Liability for Property Damage
Item 7.3
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6 Aggregate Liability for Loss…..…$1,000,000.00
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public Improvements do not meet the specifications and standards of the City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

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7 B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those Improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said Improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
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8 All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider Dated October 3, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its intention to take over the performance of the contract, and does not commence performance thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
Item 7.3
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9 All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

Shea Homes Limited Partnership
Community Development Department
4309 Hacienda Drive, Suite 180
Pleasanton, CA 94588
Attn: David Best
Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. FIRE PROTECTION
No building permits will be issued in this Subdivision until the water system has been completed and tested and all access streets installed and made serviceable. This provision may be modified or waived if an alternate method of providing fire protection is provided and approved by the City Manager.

24. STREETLIGHTS
The Subdivider is installing specialized streetlights and poles in the Subdivision. For every 15 streetlights and poles or fraction thereof installed by Subdivider, Subdivider shall provide one additional streetlight and pole to the City. Streetlights shall be delivered to the City when requested anytime at or after acceptance of the improvements. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

25. STREET NAME SIGNS/IISNS
The Subdivider is installing specialized street signs and poles in the Subdivision. For every 10 street name signs and poles or fraction thereof installed by Subdivider, Subdivider shall provide one additional street pole and sign bracket and extension to the City. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

26. SLURRY SEAL
The Subdivider shall install a slurry seal to the paved surface of the Subdivision upon completion of homebuilding activities in the Subdivision. Slurry seal shall be installed as described in the City of Mountain House Standard Specifications and Details. All streets constructed as part of this subdivision and shown on this map shall be included in the slurry seal Item 7.3
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10 project by the developer or builder who is performing this requirement regardless of whether buildings are built on those streets or not. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

27. STREET STRIPING
The Subdivider shall install permanent street striping and markings with “Hot Applied Thermoplastic” as described in the City of Mountain House Standard Specifications and Details.

Subdivider shall apply thermoplastic striping and signage to all streets within the Final Map including arterial and collector streets within the subdivision.

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS
The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD A/B, PA-0500143, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood A/B, PA-0500143, Rivani Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. COMMUNITY FACILITIES DISTRICT
a. In satisfaction of conditions 64 and 65 in the Rivani Tentative Map conditions, Subdivider agrees to cooperate in the formation of, or annexation into, a community facilities district (“CFD”) or districts established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the construction, services and maintenance of certain public Item 7.3
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11 facilities/improvements, specifically including maintenance of open space, landscaping, trails and habitat, and parks.
b. Subdivider agrees that the boundaries of the district(s) will include all of its holdings within Tract No. 3609 along with other lands determined by the City (the “2024 CFD Property”), and that Subdivider will not contest and will, for and on behalf of the lands within Tract No. 3609, vote in favor of formation of or annexation into the maintenance district(s). Subdivider shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the district(s), as determined by the City Engineer.
c. Subdivider further agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Act including approval of the RMA for the purpose of financing the City’s improvement of parks identified in the City’s/District’s Community Facility Fee Program.

Subdivider and City agree that the boundaries of the Facilities CFD will include all of its holdings within Tract No. 3609, and that Subdivider will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD. Subdivider shall pay its fair share of administrative costs incurred by City associated with the formation of and/or annexation into the district.

City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
Shea Homes Limited Partnership,
A California Limited Partnership
BY: ________________________________
Name: David Best
Its: Authorized Agent
Date: ______________________________
BY: ________________________________
Name: Don Hofer
Its: Authorized Agent
Date: ______________________________
Item 7.3
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NO. ITEM UNIT QUAN. COST EXTENSION TOTAL

LANDSCAPE PREPARATION
1 Erosion Control (per Civil Engineer) ALLOW 1 $ 20,000.00 $ 20,000.00 2 Soil Preparation & Amendments SF 110,166 $ 0.40 $ 44,066.40 3 Fine Grading SF 110,166 $ 0.30 $ 33,049.80
4 Bark Mulch at Shrub Planting Areas (3" Depth) SF 36,016 $ 0.85 $ 30,613.60 5 Linear Root Barrier (10'L x 24"D / Tree, Each Side) LF 2,320 $ 11.50 $ 26,680.00 Sub-total $ 154,410

LANDSCAPE DRAINAGE
6 12" Square Drain Inlet (per Civil Engineer) EA 37 $ 350.00 $ 12,950.00 7 6" SDR-35 PVC Drain Pipe (per Civil Engineer) LF 2,169 $ 35.00 $ 75,915.00 Sub-total $ 88,865

IRRIGATION
8 Shrub Bubbler Drip Irrigation System SF 18,443 $ 6.00 $ 110,658.00 9 Shrub On Surface In-Line Drip Irrigation System SF 5,169 $ 4.00 $ 20,676.00 10 6" Turf Pop-Up Multi-Stream Irrigation SF 21,750 $ 3.75 $ 81,562.50 11 12" Shrub Pop-Up Multi-Stream Irrigation SF 12,404 $ 3.80 $ 47,135.20 12 Tree Bubbler - Root Watering System (2 per tree) EA 232 $ 85.00 $ 19,720.00 13 2" Schedule 40 PVC Mainline LF 1,631 $ 14.00 $ 22,834.00 14 4" Schedule 40 PVC Mainline Sleeving LF 112 $ 15.00 $ 1,677.15 15 Schedule 40 Lateral Sleeving LF 372 $ 11.00 $ 4,092.00 16 Booster Pump Assembly EA 1 $ 34,000.00 $ 34,000.00
17 Surge Protector EA 4 $ 350.00 $ 1,400.00
18 2" Bronze Isolation Gate Valve w/ Rnd. Box EA 6 $ 750.00 $ 4,500.00 19 1'' Brass Quick Coupler Valve w/ Rnd. Box EA 24 $ 400.00 $ 9,600.00 20 1" Brass Drip Remote Control Valve w/ Rect. Box & Decoder EA 10 $ 1,000.00 $ 10,000.00 21 1" Brass Remote Control Valve w/ Rect. Box & Decoder EA 24 $ 800.00 $ 19,200.00 22 1" PVC Drip Remote Control Valve w/ Rect. Box & Decoder EA 3 $ 800.00 $ 2,400.00 23 1" PVC Remote Control Valve w/ Rect. Box & Decoder EA 2 $ 600.00 $ 1,200.00 24 1 1/2" Brass Remote Control Valve w/ Rect. Box & Decoder EA 2 $ 1,200.00 $ 2,400.00 25 96-Station ET Automatic 2-Wire Irrigation Controller EA 1 $ 23,000.00 $ 23,000.00 26 2'' Flow Sensor EA 1 $ 2,500.00 $ 2,500.00
27 2'' Master Valve EA 1 $ 3,125.00 $ 3,125.00
28 2" Reduced Pressure Backflow Preventor w/ Insulated Enclosure EA 1 $ 2,000.00 $ 2,000.00 Sub-total $ 423,680

PLANTING
29 24" Box Tree EA 43 $ 490.00 $ 21,070.00
30 15 Gallon Tree EA 73 $ 250.00 $ 18,250.00
31 Turf Sod Planting (Bolero Plus) SF 21,750 $ 1.20 $ 26,100.00 32 Non-Irrigated Native Hydroseed Grass Mix SF 52,400 $ 0.29 $ 15,196.00 33 1 Gallon Vine Planting EA 6 $ 12.00 $ 72.00
34 1 Gallon Shrub/Groundcover Planting EA 542 $ 11.00 $ 5,962.00 35 5 Gallon Shrub Planting EA 1,151 $ 25.00 $ 28,775.00 Sub-total $ 115,425

HARDSCAPE
36 4" Thick Asphalt Trail Paving SF 27,808 $ 5.00 $ 139,040.00 37 Lamp Black Concrete Pad SF 96 $ 16.00 $ 1,536.00
38 8' Colored Concrete Walk SF 3,452 $ 22.00 $ 75,944.00 39 8" Thick Colored Concrete Pad SF 1,838 $ 22.00 $ 40,436.00 40 4' Wide Lamp Black Concrete Walks SF 4,300 $ 19.00 $ 81,700.00 41 6" Lamp Black Concrete Mow Band LF 2,574 $ 47.00 $ 120,978.00 42 Lamp Black Vehicular Concrete Access Drive at PG&E Tower SF 362 $ 16.00 $ 5,792.00 Sub-total $ 465,426

WALL & FENCING
43 8'-0" Tall Community Wall LF 74 $ 100.00 $ 7,400.00
44 32" Sq. x 8' Tall Community Pilaster EA 1 $ 7,000.00 $ 7,000.00 45 Viewfence Wall (Height Varies) LF 1,207 $ 100.00 $ 120,700.00 46 Viewfence Pilaster (Height Varies) EA 23 $ 7,000.00 $ 161,000.00 Sub-total $ 296,100

SHEA HOMES
NEIGHBORHOOD 'A/B' : SP III

LANDSCAPE BOND ESTIMATE

MOUNTAIN HOUSE, CALIFORNIA
17-Sep-25
TRACT 3609 A5 UTILITY CORRIDOR TRAIL
Shea Homes
Mountain House Neighborhood A/B:SPIII Tract 3609
A5 Utility Corridor Trail Improvement Plans Page 1 of 2 Landscape Bond Estimate
09/17/25
Item 7.3
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SITE AMENITIES & FURNITURE
47 6' Steel Bench with Back & Armrests EA 6 $ 4,000.00 $ 24,000.00 48 48" Steel Collapsible Surface Mount Bollard EA 10 $ 1,700.00 $ 17,000.00 49 Park Hours sign post EA 3 $ 2,000.00 $ 6,000.00
50 Corridor map & wayfinding sign EA 1 $ 9,500.00 $ 9,500.00 51 3' Steel Bollard Bike Rack EA 6 $ 1,500.00 $ 9,000.00 Sub-total $ 65,500

LIGHTING AND ELECTRICAL
52 Type 3/4 Post Top Light EA 6 $ 17,000.00 $ 102,000.00 53 Type 5 Post Top Light EA 14 $ 17,000.00 $ 238,000.00 54 1" PVC Conduit (per electrical) LF 3,510 $ 8.00 $ 28,080.00 55 Trenching (per electrical) LF 3,510 $ 25.00 $ 87,750.00 56 N9 Pull Box (per electrical) EA 20 $ 900.00 $ 18,000.00 57 N36 Pull Box (per electrical) EA 1 $ 1,400.00 $ 1,400.00 58 2#8Al Wire w/ Ground (per electrical) LF 3,600 $ 9.00 $ 32,400.00 Sub-total $ 507,630
TOTAL $ 2,117,036
10% CONTINGENCY $ 211,704
GRAND TOTAL: $ 2,328,739
COST PER SQUARE FOOT $ 15.96

ITEMS NOT INCLUDED
1 Fees and Permits
2 Performance Bonds
3 90-Day Maintenance
4 Rough Grading Earthwork (per civil)
5 Concrete Curb, Gutter, Sidewalk & ADA Ramps (per Civil) 6 Water Meter (per Civil)
7 Metered Electrical Service Pedestal (per Joint Trench) 8 Streetlights (per Joint Trench)
NOTES
1 This estimate is prepared as a guide only and is subject to possible change. It has been prepared to a standard of accuracy which, to the best of our knowledge and judgment, is sufficient to satisfy our understanding of the purposes of this estimate. vanderToolen Assocaites, Inc. makes no warranty, either expressed or implied, as to the accuracy of this estimate.
2 Costs presented herein represent an opinion based on historical data and current information shared by trade partners 3 4

SIGNATURE
9/17/25
Benjamin P. Green, PLA Date
Associate Principal
vanderToolen Associates, Inc.

Bond Estimate is based on the unapproved Neighborhood 'A/B': SP III Tract 3609 A5 Utility Corridor Trail Improvement Plans dated July 30, 2025.

Unit Legend: SF = Square Foot; LF = Linear Foot; CY = Cubic Yard; LS = Lump Sum; EA = Each; ALLOW = Allowance; Shea Homes
Mountain House Neighborhood A/B:SPIII Tract 3609
A5 Utility Corridor Trail Improvement Plans Page 2 of 2 Landscape Bond Estimate
09/17/25
Item 7.3
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1 SIA-2025-06

SUBDIVISION IMPROVEMENT AGREEMENT
(A5 Mini Park Landscaping Improvements)
(FINAL MAP TRACT NO. 3609)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 3609 (“Agreement”) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City” and Shea Homes Limited Partnership, a California Limited Partnership, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 3609, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood ‘A’.” WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the MARA, any applicable Development Agreement, the-then Mountain House Community Services District (MHCSD) Will Serve letter, the Master Plan, Specific Plan III, and the Conditions of Approval of Major Subdivision PA0500143, Specific Plan III portion of Neighborhood A.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (collectively referenced herein as the “Plans”): 1) Future “Neighborhood A/B Neighborhood A In-Tract Landscape Plans A5 Mini Park”, prepared by vanderToolen & Associates to be approved by the City Manager of the City (collectively referenced herein as the “Improvements”); and WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications Item 7.3
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2 and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
Item 7.3
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3 Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said Improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A
Item 7.3
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4 B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:
$ 552,744
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 552,744
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit A for Bond Estimate prepared by vander Toolen & Associates.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

Item 7.3
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5 D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

A. Limit of Liability for Injury or Accidental Death
Per Occurrence…………………..$1,000,000.00
B. Limit of Liability for Property Damage
Item 7.3
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6 Aggregate Liability for Loss…..…$1,000,000.00
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public Improvements do not meet the specifications and standards of the City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

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7 B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those Improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said Improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
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8 All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider Dated October 3, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its intention to take over the performance of the contract, and does not commence performance thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
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9 All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

Shea Homes Limited Partnership
Community Development Department
4309 Hacienda Drive, Suite 180
Pleasanton, CA 94588
Attn: David Best
Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. INTENTIONALLY DELETED

24. INTENTIONALLY DELETED.

25. INTENTIONALLY DELETED

26. INTENTIONALLY DELETED

27. INTENTIONALLY DELETED

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS
The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD A/B, PA-0500143, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood A/B, PA-0500143, Rivani Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be Item 7.3
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10 satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. INTENTIONALLY DELETED
City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
Shea Homes Limited Partnership,
A California Limited Partnership
BY: ________________________________
Name: David Best
Its: Authorized Agent
Date: ______________________________
BY: ________________________________
Name: Don Hofer
Its: Authorized Agent
Date: ______________________________
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NO. ITEM UNIT QUAN. COST EXTENSION TOTAL

LANDSCAPE PREPARATION
1 Erosion Control (per Civil Engineer) ALLOW 1 $ 7,500.00 $ 7,500.00 2 Fine Grading SF 8,514 $ 0.30 $ 2,554.20
3 Soil Preparation & Amendments SF 8,514 $ 0.40 $ 3,405.60 4 Bark Mulch at shrub planting areas (3" depth) SF 2,993 $ 0.85 $ 2,544.05 5 Linear Root Barrier (10'L x 24"D / Tree, Each Side) LF 180 $ 11.50 $ 2,070.00 Sub-total $ 18,074

LANDSCAPE DRAINAGE
6 18" Square concrete drain inlet (per Civil Engineer) EA 9 $ 500.00 $ 4,500.00 7 12" Round concrete area drain (per Civil Engineer) EA 3 $ 350.00 $ 1,050.00 8 6" SDR-35 PVC Drain Pipe (per Civil Engineer) LF 360 $ 35.00 $ 12,600.00 Sub-total $ 18,150

HARDSCAPE
9 Colored concrete paving w/ scored 6" band SF 910 $ 22.00 $ 20,020.00 10 5' lamp black concrete walk SF 1,839 $ 19.00 $ 34,941.00 11 6" wide lamp black concrete mow band LF 117 $ 47.00 $ 5,499.00 12 Lamp Black Concrete ADA ramp at playground SF 41 $ 30.00 $ 1,230.00 13 12" minimum depth fiber play surface at tot-lot SF 2,234 $ 24.00 $ 53,616.00 14 18" wide deepened lamp black concrete curb at playground LF 168 $ 72.00 $ 12,096.00 15 12" wide deepened lamp black concrete curb under existing sidewalk LF 24 $ 70.00 $ 1,680.00 16 Metal header at parkway tree well LF 41 $ 7.25 $ 297.25 Sub-total $ 129,379

WALLS & PILASTERS
17 MHCSD Proto II Community Wall LF 146 $ 100.00 $ 14,600.00 18 32" Square MHCSD 8'-0" Tall Community Wall Pilaster EA 2 $ 6,455.00 $ 12,910.00 19 32" Square MHCSD 9'-4" Tall Community Wall Pilaster EA 1 $ 7,800.00 $ 7,800.00 Sub-total $ 35,310

SITE FURNITURE
20 Steel bench with back & armrest EA 3 $ 4,000.00 $ 12,000.00 21 54" x 58" steel picnic table EA 2 $ 6,500.00 $ 13,000.00 22 64" x 57" ADA picnic table EA 1 $ 7,200.00 $ 7,200.00 23 40-Gallon Steel Trash Receptacle EA 2 $ 3,900.00 $ 7,800.00 24 ADA Charcoal Pedestal Grill EA 1 $ 650.00 $ 650.00
25 Charcoal Pedestal Grill EA 1 $ 650.00 $ 650.00
26 33" Tall Steel Hot Coal Bin EA 1 $ 1,100.00 $ 1,100.00 27 Park Hours Sign Post EA 2 $ 2,000.00 $ 4,000.00
28 Age 5 to 12 Tot-Lot play area structure & rules sign ALLOW 1 $ 105,115.51 $ 105,115.51 29 Aluminum Pet Waste Station with Bag Dispenser EA 1 $ 1,100.00 $ 1,100.00 Sub-total $ 152,616

PLANTING
30 24" Box Tree EA 18 $ 490.00 $ 8,820.00
31 Turf Sod Planting SF 5,064 $ 1.20 $ 6,076.80
32 Groundcover sod at parkway SF 457 $ 1.20 $ 548.40
33 1 Gallon Shrub EA 262 $ 8.00 $ 2,096.00
34 5 Gallon Shrub EA 118 $ 12.00 $ 1,416.00
35 5 Gallon Vine EA 14 $ 35.00 $ 490.00
Sub-total $ 19,447

IRRIGATION
36 1" Brass Quick Coupler Valve in Box EA 3 $ 400.00 $ 1,200.00 37 1" Brass Electric Remote Control Valve in Box & Decoder EA 5 $ 800.00 $ 4,000.00 38 1" PVC Electric Remote Control Valve in Box & Decoder EA 2 $ 600.00 $ 1,200.00 39 1" Brass Electric Drip Remote Control Valve in Box & Decoder EA 1 $ 1,000.00 $ 1,000.00 40 1" PVC Electric Drip Remote Control Valve Assembly in Box & Decoder EA 5 $ 800.00 $ 4,000.00 41 3" Class 315 PVC Mainline LF 323 $ 13.00 $ 4,199.00
42 6" Schedule 40 Mainline Sleeving LF 10 $ 22.00 $ 220.00 43 Schedule 40 Lateral Sleeving LF 81 $ 11.00 $ 891.00
44 Surge Protector Module in Box EA 1 $ 350.00 $ 350.00 45 6" Pop-up Turf Rotary Multi-Stream Irrigation System SF 5,064 $ 3.75 $ 18,990.00 46 Tree Root Watering System (2 per 24' box tree) EA 36 $ 636.00 $ 22,896.00 47 Shrub Bubbler Drip Irrigation Systems SF 2,993 $ 6.00 $ 17,958.00 48 Groundcover Sod Sub-Surface Drip Irrigation SF 457 $ 5.00 $ 2,285.00 Sub-total $ 79,189

SHEA HOMES

NEIGHBORHOOD 'A/B' NEIGHBORHOOD A
IN-TRACT LANDSCAPE PLANS A5 MINI PARK

MOUNTAIN HOUSE, CALIFORNIA

LANDSCAPE BOND ESTIMATE
17-Sep-25
Shea Homes
Mountain House Neighborhood A/B: SPIII Tract 3609
A5 Mini Park Landscape Improvement Plans Page 1 of 2
Landscape Bond Estimate
September 17, 2025
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LIGHTING AND ELECTRICAL
49 Type 3 Post-top Light EA 1 $ 17,000.00 $ 17,000.00
50 Type 4 Post-top Light EA 1 $ 17,000.00 $ 17,000.00
51 Electric Outlet Bollard EA 1 $ 3,500.00 $ 3,500.00
52 1" PVC Conduit (per electrical) LF 210 $ 8.00 $ 1,680.00 53 Trenching (per electrical) LF 210 $ 25.00 $ 5,250.00 54 N9 Pull Box (per electrical) EA 2 $ 900.00 $ 1,800.00 55 N36 Pull Box (per electrical) EA 1 $ 1,400.00 $ 1,400.00 56 2#8AI Wire w/ Ground (per electrical) LF 300 $ 9.00 $ 2,700.00 Sub-total $ 50,330
TOTAL $ 502,495
10% CONTINGENCY $ 50,249
GRAND TOTAL: $ 552,744
COST PER SQUARE FOOT $ 40.65

ITEMS NOT INCLUDED
1 Fees and Permits
2 Performance Bonds
3 90-Day Maintenance
4 Rough Grading (per civil)
5 Concrete Curb, Gutter, Sidewalk & ADA ramps (existing) 6 Streetlights (existing)
7 Irrigation POC (existing per A4 Mini Park Landscape Plans) 8 Metered Electrical Service Pedestal (existing per A4 Mini Park Landscape Plans) NOTES
1 This estimate is prepared as a guide only and is subject to possible change. It has been prepared to a standard of accuracy which, to the best of our knowledge and judgment, is sufficient to satisfy our understanding of the purposes of this estimate. vanderToolen Assocaites, Inc. makes no warranty, either expressed or implied, as to the accuracy of this estimate.
2 Costs presented herein represent an opinion based on historical data and current information shared by trade partners 3 Bond Estimate is based on the Neighborhood 'A/B' In-tract A5 Minipark Landscape Improvement Plans 2nd Submittal dated August 22, 2025 4 UnIt Legend: SF = Square Foot; LF = Linear Foot; EA = Each; CY = Cubic Yard; ALLOW = Allowance;

SIGNATURE
9/17/25
Benjamin P. Green, PLA Date
Associate Principal
vanderToolen Associates, Inc.

Shea Homes
Mountain House Neighborhood A/B: SPIII Tract 3609
A5 Mini Park Landscape Improvement Plans Page 2 of 2
Landscape Bond Estimate
September 17, 2025
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1 SIA-2025-05

SUBDIVISION IMPROVEMENT AGREEMENT
(Civil, Joint Trench & Street Lights and Parkway Strip Landscaping Improvements) (FINAL MAP TRACT NO. 3609)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 3609 (“Agreement”) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City” and Shea Homes Limited Partnership, a California Limited Partnership, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 3609, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood ‘A’.” WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the MARA, any applicable Development Agreement, the-then Mountain House Community Services District (MHCSD) Will Serve letter, the Master Plan, Specific Plan III, and the Conditions of Approval of Major Subdivision PA0500143, Specific Plan III portion of Neighborhood A.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (collectively referenced herein as the “Plans”): 1) Improvement Plans, “Tract 3609 Neighborhood A5”, Mountain House, San Joaquin County, California prepared by MacKay & Somps civil engineers dated June 19, 2025, and consisting of combined sheets 1 through 15; and are now on file in the office of the City Manager of the City; and 2) Neighborhood ‘A5’ Tract 3609, Joint Trench Composite Plan and Public Street Lighting Plan prepared by Giacalone Design Services Inc. dated September 19, 2025, and consisting of combined sheets 1 through 14; and 3) “Neighborhood A/B Neighborhood A (Theme: Spanish Colonial) Tract A1, A2, A2-B, A3, A4, A5 & A7 In-Tract Landscape Guidelines”, prepared by vanderToolen & Associates dated May 2, 2025, and consisting of combined sheets 1 through 37 to be approved by the City Manager of the City (collectively referenced herein as the “Improvements”); and WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

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2 AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

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3 The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said Improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

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4 10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A
B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:
$ 4,001,512
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 4,001,512
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit A for Engineers Bond Estimates prepared by MacKay & Somps.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

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5 C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

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6 A. Limit of Liability for Injury or Accidental Death
Per Occurrence…………………..$1,000,000.00
B. Limit of Liability for Property Damage
Aggregate Liability for Loss…..…$1,000,000.00
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public Improvements do not meet the specifications and standards of the City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, Item 7.3
Mountain House Page 66 of 286
7 backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those Improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said Improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Item 7.3
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8 Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider Dated October 3, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its intention to take over the performance of the contract, and does not commence performance thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City Item 7.3
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9 to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

Shea Homes Limited Partnership
Community Development Department
4309 Hacienda Drive, Suite 180
Pleasanton, CA 94588
Attn: David Best
Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. FIRE PROTECTION
No building permits will be issued in this Subdivision until the water system has been completed and tested and all access streets installed and made serviceable. This provision may be modified or waived if an alternate method of providing fire protection is provided and approved by the City Manager.

24. STREETLIGHTS
The Subdivider is installing specialized streetlights and poles in the Subdivision. For every 15 streetlights and poles or fraction thereof installed by Subdivider, Subdivider shall provide one additional streetlight and pole to the City. Streetlights shall be delivered to the City when requested anytime at or after acceptance of the improvements.

25. STREET NAME SIGNS/IISNS
The Subdivider is installing specialized street signs and poles in the Subdivision. For every 10 street name signs and poles or fraction thereof installed by Subdivider, Subdivider shall provide one additional street pole and sign bracket and extension to the City.

26. SLURRY SEAL
Item 7.3
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10 The Subdivider shall install a slurry seal to the paved surface of the Subdivision upon completion of homebuilding activities in the Subdivision. Slurry seal shall be installed as described in the City of Mountain House Standard Specifications and Details. All streets constructed as part of this subdivision and shown on this map shall be included in the slurry seal project by the developer or builder who is performing this requirement regardless of whether buildings are built on those streets or not. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

27. STREET STRIPING
The Subdivider shall install permanent street striping and markings with “Hot Applied Thermoplastic” as described in the City of Mountain House Standard Specifications and Details.

Subdivider shall apply thermoplastic striping and signage to all streets within the Final Map including arterial and collector streets within the subdivision.

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS
The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD A/B, PA-0500143, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood A/B, PA-0500143, Rivani Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. COMMUNITY FACILITIES DISTRICT
a. In satisfaction of conditions 64 and 65 in the Rivani Tentative Map conditions, Subdivider agrees to cooperate in the formation of, or annexation into, a community facilities district Item 7.3
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11 (“CFD”) or districts established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the construction, services and maintenance of certain public facilities/improvements, specifically including maintenance of open space, landscaping, trails and habitat, and parks.
b. Subdivider agrees that the boundaries of the district(s) will include all of its holdings within Tract No. 3609 along with other lands determined by the City (the “2024 CFD Property”), and that Subdivider will not contest and will, for and on behalf of the lands within Tract No. 3609, vote in favor of formation of or annexation into the maintenance district(s). Subdivider shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the district(s), as determined by the City Engineer.
c. Subdivider further agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Act including approval of the RMA for the purpose of financing the City’s improvement of parks identified in the City’s/District’s Community Facility Fee Program.

Subdivider and City agree that the boundaries of the Facilities CFD will include all of its holdings within Tract No. 3609, and that Subdivider will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD. Subdivider shall pay its fair share of administrative costs incurred by City associated with the formation of and/or annexation into the district.

City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
Shea Homes Limited Partnership,
A California Limited Partnership
BY: ________________________________
Name: David Best
Its: Authorized Agent
Date: ______________________________
BY: ________________________________
Name: Don Hofer
Item 7.3
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12 Its: Authorized Agent
Date: ______________________________
Item 7.3
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29078.SHE.D
10/8/2025
CWG

ITEM QUANTITY UNIT DESCRIPTION UNIT PRICE AMOUNT
A. STREET WORK

1. 154,862 SF 3" A.C. Paving (streets) 3.20 $495,558

2. 154,862 SF 10" A.B.-Class 2 (streets) 1.28 $198,223

3. 27,069 SF 6"A.B.-Class 2 (under curbs & gutters) 0.96 $25,986

4. 32,079 SF 6" A.B.-Class 2 (sidewalk) 0.96 $30,796

5. 24 EA Street Monuments 750.00 $18,000
ESTIMATED TOTAL STREET WORK: $768,564
B. CONCRETE WORK

1. 1,310 LF Vertical Curb & Gutter 29.00 $37,990

2. 7,713 LF Rolled Curb & Gutter 29.00 $223,680

3. 7 EA Curb Ramps 3,475.00 $24,330

4. 108 EA Driveway Aprons 2,000.00 $216,000

5. 32,079 SF Public Sidewalks 6.80 $218,140
ESTIMATED TOTAL CONCRETE WORK: $720,140
C. SANITARY SEWER WORK

1. 25 EA Manholes including Reset to Finish Grade 6,000.00 $150,000

3. 4,266 LF 8" PVC Sanitary Sewer Pipe 60.00 $255,960

4. 108 EA 4" PVC Laterals with Backflow Preventor 750.00 $81,000

5. 5 EA Connections with existing sanitary sewer main 5,000.00 $25,000 ESTIMATED TOTAL SANITARY SEWER WORK: $511,960
D. STORM DRAIN WORK

1. 13 EA Manholes 5,000.00 $65,000

2. 25 EA Catch Basin (Type 3C) 3,400.00 $85,000

3. 516 LF 12" PVC Storm Drain Pipe 64.00 $33,020

4. 2,835 LF 15" PVC Storm Drain Pipe 70.00 $198,450

5. 1,570 LF 36" RCP Storm Drain Pipe 108.00 $169,560

6. 1 EA Connections at Existing Storm Drains 5,000.00 $5,000 ESTIMATED TOTAL STORM DRAIN WORK: $556,030
E. WATER SYSTEM WORK

1. 4,570 LF 8" PVC Water Main incl Valves, Fittings, and CP 80.00 $365,600

2. 12 EA Fire Hydrant 6,662.00 $79,944

3. 3 EA Air Release Valves 2,500.00 $7,500

4. 1 EA Bacteria Sampling Station 2,500.00 $2,500

5. 6 EA Connections with existing water 5,000.00 $30,000

6. 108 EA 1" Water Service & Meter Box 1,250.00 $135,000 ESTIMATED TOTAL WATER SYSTEM WORK: $620,544
Based on Approved Improvement Plans prepared by MacKay & Somps, June 2025

ENGINEER'S PRELIMINARY OPINION OF ONSITE CONSTRUCTION COST Tract 3609 - Improvement Plans - College Park Neighborhoods A5 Mountain House, California
P:\29078\Admin\estimates\Tr3609-Bond(2025.10.08).xls Page 1 of 2 Item 7.3
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29078.SHE.D
10/8/2025
CWG

ITEM QUANTITY UNIT DESCRIPTION UNIT PRICE AMOUNT
F. MISCELLANEOUS

1. 1 LS Mobilization 50,000.00 $50,000

2. 1 LS Traffic Control 25,000.00 $25,000

3. 1 LS Grading/ Earth Moving 90,000.00 $90,000

4. 33 EA Street Light 8,500.00 $280,500

5. 1 LS Signing and Striping 15,000.00 $15,000
ESTIMATED TOTAL SIGNING AND STRIPING WORK: $460,500

O N S I T E S U M M A R Y
A STREET WORK $768,564
B CONCRETE WORK $720,140
C SANITARY SEWER WORK $511,960
D STORM DRAIN WORK $556,030
E WATER SYSTEM WORK $620,544
F MISCELLANEOUS $460,500
ESTIMATED TOTAL ONSITE IMPROVEMENT COST: $3,637,738
CONTINGENCY (10%) $363,774
ESTIMATED IMPROVEMENT COST w/ CONTINGENCY: $4,001,512
ONSITE COST PER UNIT (108 UNITS) $37,051.03
NOTES

1. This estimate is prepared as a guide only and is subject to possible change. It has been prepared to a standard of accuracy which, to the best of our knowledge and judgment, is sufficient to satisfy our understanding of the purposes of this estimate. MacKay & Somps makes no warranty, either expressed or implied, as to the accuracy of this estimate.

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1 SIA-2025-07

SUBDIVISION IMPROVEMENT AGREEMENT
(Civil, Joint Trench & Street Lights and Parkway Strip Landscaping Improvements) (FINAL MAP TRACT NO. 3610)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 3610 (“Agreement”) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City” and Shea Homes Limited Partnership, a California Limited Partnership, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 3610, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood ‘B’.” WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the MARA, any applicable Development Agreement, the-then Mountain House Community Services District (MHCSD) Will Serve letter, the Master Plan, Specific Plan III, and the Conditions of Approval of Major Subdivision PA0500143, Specific Plan III portion of Neighborhood B.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (collectively referenced herein as the “Plans”): 1) Improvement Plans, “Tract 3610 Neighborhood B1”, Mountain House, San Joaquin County, California prepared by MacKay & Somps civil engineers dated June 24, 2025, and consisting of combined sheets 1 through 21; and are now on file in the office of the City Manager of the City; and 2) Neighborhood ‘B1’ Tract 3610, Joint Trench Composite Plan and Public Street Lighting Plan prepared by Giacalone Services, Inc. dated September 19, 2025, and consisting of combined sheets 1 through 16; ; and 3) “Neighborhood A/B Neighborhood B (Theme: Spanish Colonial) Tract B123, B2B3, B4, B5, B6, B7, B8 & B11 InTract Landscape Guidelines”, prepared by vanderToolen & Associates dated September 9, 2025, and consisting of combined sheets 1 through 41 to be approved by the City Manager of the City (collectively referenced herein as the “Improvements”); and WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

Item 7.3
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2 AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

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3 The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said Improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

Item 7.3
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4 10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A
B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:
$ 5,132,481
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 5,132,481
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit A for Engineers Bond Estimate prepared by MacKay & Somps.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

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5 C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

Item 7.3
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6 A. Limit of Liability for Injury or Accidental Death
Per Occurrence…………………..$1,000,000.00
B. Limit of Liability for Property Damage
Aggregate Liability for Loss…..…$1,000,000.00
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public Improvements do not meet the specifications and standards of the City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, Item 7.3
Mountain House Page 80 of 286
7 backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those Improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain Improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said Improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Item 7.3
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8 Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider Dated October 3, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its intention to take over the performance of the contract, and does not commence performance thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City Item 7.3
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9 to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

Shea Homes Limited Partnership
Community Development Department
4309 Hacienda Drive, Suite 180
Pleasanton, CA 94588
Attn: David Best
Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. FIRE PROTECTION
No building permits will be issued in this Subdivision until the water system has been completed and tested and all access streets installed and made serviceable. This provision may be modified or waived if an alternate method of providing fire protection is provided and approved by the City Manager.

24. STREETLIGHTS
The Subdivider is installing specialized streetlights and poles in the Subdivision. For every 15 streetlights and poles or fraction thereof installed by Subdivider, Subdivider shall provide one additional streetlight and pole to the City. Streetlights shall be delivered to the City when requested anytime at or after acceptance of the improvements.

Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

25. STREET NAME SIGNS/IISNS
The Subdivider is installing specialized street signs and poles in the Subdivision. For every 10 street name signs and poles or fraction thereof installed by Subdivider, Subdivider shall provide one additional street pole and sign bracket and extension to the City.

Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

Item 7.3
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10 26. SLURRY SEAL
The Subdivider shall install a slurry seal to the paved surface of the Subdivision upon completion of homebuilding activities in the Subdivision. Slurry seal shall be installed as described in the City of Mountain House Standard Specifications and Details. All streets constructed as part of this subdivision and shown on this map shall be included in the slurry seal project by the developer or builder who is performing this requirement regardless of whether buildings are built on those streets or not. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

27. STREET STRIPING
The Subdivider shall install permanent street striping and markings with “Hot Applied Thermoplastic” as described in the City of Mountain House Standard Specifications and Details.

Subdivider shall apply thermoplastic striping and signage to all streets within the Final Map including arterial and collector streets within the subdivision.

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS
The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD A/B, PA-0500143, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood A/B, PA-0500143, Rivani Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. COMMUNITY FACILITIES DISTRICT
Item 7.3
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11 a. In satisfaction of conditions 64 and 65 in the Rivani Tentative Map conditions, Subdivider agrees to cooperate in the formation of, or annexation into, a community facilities district (“CFD”) or districts established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the construction, services and maintenance of certain public facilities/improvements, specifically including maintenance of open space, landscaping, trails and habitat, and parks.
b. Subdivider agrees that the boundaries of the district(s) will include all of its holdings within Tract No. 3610 along with other lands determined by the City (the “2024 CFD Property”), and that Subdivider will not contest and will, for and on behalf of the lands within Tract No. 3610, vote in favor of formation of or annexation into the maintenance district(s). Subdivider shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the district(s), as determined by the City Engineer.
c. Subdivider further agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Act including approval of the RMA for the purpose of financing the City’s improvement of parks identified in the City’s/District’s Community Facility Fee Program.

Subdivider and City agree that the boundaries of the Facilities CFD will include all of its holdings within Tract No. 3610, and that Subdivider will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD. Subdivider shall pay its fair share of administrative costs incurred by City associated with the formation of and/or annexation into the district.

City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
Shea Homes Limited Partnership,
A California Limited Partnership
BY: ________________________________
Name: David Best
Its: Authorized Agent
Date: ______________________________
Item 7.3
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12 BY: ________________________________
Name: Don Hofer
Its: Authorized Agent
Date: ______________________________
Item 7.3
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29078.SHE.D
10/8/25
CWG

ITEM QUANTITY UNIT DESCRIPTION UNIT PRICE AMOUNT
A. STREET WORK

1. 217,998 SF 3" A.C. Paving (streets) 3.20 $697,594

2. 217,998 SF 10" A.B.-Class 2 (streets) 1.28 $279,037

3. 28,663 SF 6"A.B.-Class 2 (under curbs & gutters) 0.96 $27,516

4. 49,292 SF 6" A.B.-Class 2 (sidewalk) 0.96 $47,320

5. 40 EA Street Monuments 750.00 $30,000
ESTIMATED TOTAL STREET WORK: $1,081,468
B. CONCRETE WORK

1. 2,591 LF Vertical Curb & Gutter 29.00 $75,140

2. 7,395 LF Rolled Curb & Gutter 29.00 $214,460

3. 29 EA Curb Ramps 3,475.00 $100,780

4. 158 EA Driveway Aprons 2,000.00 $316,000

5. 49,292 SF Public Sidewalks 6.80 $335,190
ESTIMATED TOTAL CONCRETE WORK: $1,041,570
C. SANITARY SEWER WORK

1. 29 EA Manholes including Reset to Finish Grade 6,000.00 $174,000

3. 6,035 LF 8" PVC Sanitary Sewer Pipe 60.00 $362,100

4. 156 EA 4" PVC Laterals with Backflow Preventor 750.00 $117,000

5. 4 EA Connections with existing sanitary sewer main 5,000.00 $20,000 ESTIMATED TOTAL SANITARY SEWER WORK: $673,100
D. STORM DRAIN WORK

1. 8 EA Manholes 5,000.00 $40,000

2. 26 EA Catch Basin (Type 3C) 3,400.00 $88,400

3. 840 LF 12" PVC Storm Drain Pipe 64.00 $53,760

4. 2,150 LF 15" PVC Storm Drain Pipe 70.00 $150,500

5. 1,030 LF 24" RCP Storm Drain Pipe 108.00 $111,240

6. 5 EA Connections at Existing Storm Drains 5,000.00 $25,000 ESTIMATED TOTAL STORM DRAIN WORK: $468,900
E. WATER SYSTEM WORK

1. 6,370 LF 8" PVC Water Main incl Valves, Fittings, and CP 80.00 $509,600

2. 17 EA Fire Hydrant 6,662.00 $113,254

3. 4 EA Blow-off Valve 2,500.00 $10,000

4. 3 EA Air-release Valve 2,500.00 $7,500

5. 4 EA Connections with existing water 5,000.00 $20,000

6. 156 EA 1" Water Service & Meter Box 1,250.00 $195,000 ESTIMATED TOTAL WATER SYSTEM WORK: $855,354
Based on Approved Improvement Plans prepared by MacKay & Somps, July 2025

ENGINEER'S PRELIMINARY OPINION OF ONSITE CONSTRUCTION COST Tract 3610 - Improvement Plans - College Park Neighborhoods B1 Mountain House, California
P:\29078\Admin\estimates\Tr3610-Bond(2025.10.08).xls Page 1 of 2 Item 7.3
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29078.SHE.D
10/8/25
CWG

ITEM QUANTITY UNIT DESCRIPTION UNIT PRICE AMOUNT
F. MISCELLANEOUS

1. 1 LS Mobilization 50,000.00 $50,000

2. 1 LS Traffic Control 25,000.00 $25,000

3. 1 LS Grading/ Earth Moving 90,000.00 $90,000

4. 43 EA Street Light 8,500.00 $365,500

5. 1 LS Signing and Striping 15,000.00 $15,000
ESTIMATED TOTAL SIGNING AND STRIPING WORK: $545,500

O N S I T E S U M M A R Y
A STREET WORK $1,081,468
B CONCRETE WORK $1,041,570
C SANITARY SEWER WORK $673,100
D STORM DRAIN WORK $468,900
E WATER SYSTEM WORK $855,354
F MISCELLANEOUS $545,500
ESTIMATED TOTAL ONSITE IMPROVEMENT COST: $4,665,892
CONTINGENCY (10%) $466,589
ESTIMATED IMPROVEMENT COST w/ CONTINGENCY: $5,132,481
ONSITE COST PER UNIT (158 UNITS) $32,484.06
NOTES

1. This estimate is prepared as a guide only and is subject to possible change. It has been prepared to a standard of accuracy which, to the best of our knowledge and judgment, is sufficient to satisfy our understanding of the purposes of this estimate. MacKay & Somps makes no warranty, either expressed or implied, as to the accuracy of this estimate.

P:\29078\Admin\estimates\Tr3610-Bond(2025.10.08).xls Page 2 of 2 Item 7.3
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ATTACHMENT C-1
- 1 -

CITY COUNCIL OF MOUNTAIN HOUSE
RESOLUTION NO. 2025 –##

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING THE FINAL MAP,

ACCEPTING ON BEHALF OF THE PUBLIC ALL OFFERS OF DEDICATION, AUTHORIZING EXECUTION OF

THE SUBDIVISION IMPROVEMENT AGREEMENTS, AND AUTHORIZING RECORDATION OF THE FINAL MAP FOR MOUNTAIN HOUSE NEIGHBORHOOD A, UNIT NO. 5 (TRACT NO. 3609) WHEREAS, Mountain House Neighborhood A, Unit No. 5 (Tract No. 3609) is located south of Grant Line Road and east of Central Parkway within Specific Plan III; and WHEREAS, the project subdivides approximately 20.65 acres, representing a portion of the area approved under Tentative Map PA-0500143, into 108 residential lots and Parcels B and D for public park purposes; and
WHEREAS, the subdivider, Shea Homes Limited Partnership, a California limited partnership (“Subdivider”), has submitted the Final Map for Mountain House Neighborhood A, Unit No. 5 (Tract No. 3609) for City approval; and
WHEREAS, the approval of the Final Map is exempt from further review under the California Environmental Quality Act (CEQA) pursuant to Section 15268(b)(3) of the CEQA Guidelines (Ministerial Projects); and
WHEREAS, City staff has reviewed the Final Map and related Subdivision Improvement Agreements and determined that the subdivision is in substantial conformance with the conditions of the approved Tentative Map and must be developed in accordance with Mountain House Specific Plan III and applicable City standards;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House as follows:

1. Approval of Final Map. The certain Final Map, consisting of nine (9) sheets, entitled Mountain House Neighborhood A, Unit No. 5 Final Map (Tract No. 3609), is hereby approved as and for the Final Map of that subdivision known as Mountain House Neighborhood A, Unit No. 5 (Tract No. 3609), a subdivision of land in the City of Mountain House. Said Final Map is attached hereto as Exhibit 1 and incorporated herein by reference.

2. Acceptance of Offers of Dedication and Recordation. The City Council hereby accepts, on behalf of the public, all offers of dedication for the purposes designated on the map and authorizes the recordation of the Final Map.

3. Execution of Subdivision Improvement Agreements. The City Council authorizes the City Manager, or designee, to execute all associated Subdivision Improvement Agreements for Tract No. 3609, including those for PG&E Easement Open Space Corridor Landscaping Improvements, Mini Park Landscaping Improvements, and Civil Improvements, Joint Trench & Street Lighting and Parkway Strip Landscaping Improvements, and to accept related improvement securities.

Item 7.3
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ATTACHMENT C-1
- 2 -

4. Recordation and Administrative Actions. The City Clerk is authorized and directed to sign and record said Final Map with the San Joaquin County Recorder once the map bears approval of the County Surveyor and City Engineer. The City Manager is further authorized to take all actions necessary and appropriate to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Mountain House, California, at a regular meeting held this 22nd day of October 2025, by the following vote:

Item 7.3
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ALAMEDA COUNTY
V0N SOSTEN ROAD
INTERSTATE 205
DELTA

CALIFORNIA

AQUEDUCT

MENDOTA

GRANT LINE ROAD

CANAL SAN JOAQUIN COUNTY
INTERSTATE 580 MOUNTAIN HOUSE PARKWAY
SITE
OWNER'S STATEMENT:

WE, THE UNDERSIGNED, HEREBY STATE THAT WE ARE ALL THE PARTIES HAVING RECORD TITLE INTEREST IN THE LANDS SUBDIVIDED AND SHOWN ON THIS FINAL MAP OF "TRACT NO. 3609, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'A', UNIT NO. 5", CITY OF MOUNTAIN HOUSE, CALIFORNIA AND WE HEREBY CONSENT TO THE PREPARATION AND FILING OF THIS FINAL MAP IN THE OFFICE OF THE COUNTY RECORDER OF SAN JOAQUIN COUNTY, CALIFORNIA.

THE FOLLOWING REAL PROPERTY IS OFFERED FOR DEDICATION IN FEE TO THE CITY OF MOUNTAIN HOUSE FOR PUBLIC PURPOSES.

1. SIERRA VALLEY STREET, CALOGERO GLEN, CATALDI AVENUE, GINZBURG STREET, PEARSON LANE, ROSE LILIAN STREET, SALVATORE BOULEVARD, STEFANO AVENUE, ANISE WAY, AND TRIMBLE WAY FOR PUBLIC STREET PURPOSES.

2. PARCELS "B" AND "D" FOR PUBLIC PARK PURPOSES.

WE ALSO OFFER FOR DEDICATION TO THE CITY OF MOUNTAIN HOUSE, FOR PUBLIC USE, ALL PUBLIC UTILITY EASEMENTS (PUE), AND ALL WALL MAINTENANCE EASEMENTS (WME) ALL AS SHOWN ON THIS FINAL MAP.

WE ALSO HEREBY RESERVE PARCEL C FOR FUTURE DEDICATION TO THE ADJACENT PROPERTY OWNER. SAID DEDICATION TO BE BY SEPARATE INSTRUMENT SUBSEQUENT TO THE FILING OF THIS FINAL MAP.

TO ENSURE MUNICIPAL WATER SERVICE TO ALL LOTS AND PARCELS SHOWN UPON THIS FINAL MAP, ALL GROUND WATER RIGHTS ARE DEDICATED TO THE CITY OF MOUNTAIN HOUSE.

DATED THIS DAY OF , 2025.

SHEA HOMES LIMITED PARTNERSHIP, A CALIFORNIA LIMITED PARTNERSHIP BY: DATE:

PRINT: ______________________________________
TITLE: ______________________________________
BY: DATE:

PRINT: ______________________________________ TITLE: ______________________________________ CERTIFICATE OF DEDICATION:

NAME AND ADDRESS OF OWNER:

SHEA HOMES LIMITED PARTNERSHIP, A CALIFORNIA LIMITED PARTNERSHIP 4309 HACIENDA DRIVE, SUITE 180
PLEASANTON, CA 94588
DESCRIPTION OF PROPERTY DEDICATED: THE REAL PROPERTY DESCRIBED AS SIERRA VALLEY STREET, CALOGERO GLEN, CATALDI

AVENUE,GINZBURG STREET, PEARSON LANE, ROSE LILIAN STREET, SALVATORE BOULEVARD, STEFANO AVENUE, ANISE WAY, AND TRIMBLE WAY FOR PUBLIC STREET PURPOSES, AND PARCELS B AND D FOR PUBLIC PARK PURPOSES.

THE CITY OF MOUNTAIN HOUSE SHALL RECONVEY THE ABOVE-DESCRIBED PROPERTY TO THE ABOVE NAMED OWNER, OR SUCCESSOR IN INTEREST, IF THE CITY DETERMINES PURSUANT TO GOVERNMENT CODE SECTION 66477.5 THAT THE SAME PUBLIC

PURPOSE FOR WHICH THE PROPERTY WAS DEDICATED DOES NOT EXIST, OR THE PROPERTY OR ANY PORTION THEREOF IS NOT NEEDED FOR PUBLIC UTILITIES.

RIGHT TO FARM STATEMENT:

THE DEED OF EACH LOT SHALL INCLUDE THE FOLLOWING RECORDING NOTIFICATION, AS SPECIFIED BY SAN JOAQUIN ORDINANCE NO. 4217 WHICH ADDED SECTION 6-9004 ET SEQ TO CHAPTER 1 OF DIVISION 9 OF THE SAN JOAQUIN COUNTY ORDINANCE CODE REGARDING THE RIGHT TO FARM NOTICE: ALL PERSONS PURCHASING LOTS WITHIN THE BOUNDARIES

OF THIS APPROVED MAP SHOULD BE PREPARED TO ACCEPT THE INCONVENIENCES OR DISCOMFORTS ASSOCIATED WITH AGRICULTURAL OPERATIONS OR ACTIVITIES, SUCH AS NOISE, ODORS, INSECTS, DUST OR FUMES. SAN JOAQUIN COUNTY HAS DETERMINED THAT SUCH INCONVENIENCES OR DISCOMFORTS SHALL NOT BE CONSIDERED TO BE A NUISANCE.

OWNER'S ACKNOWLEDGMENT:

A NOTARY PUBLIC OR OTHER OFFICER COMPLETING THIS CERTIFICATE VERIFIES ONLY THE IDENTITY OF THE

INDIVIDUAL WHO SIGNED THE DOCUMENT TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS, ACCURACY, OR VALIDITY OF THAT DOCUMENT.

STATE OF CALIFORNIA

COUNTY OF )
ON , 2025, BEFORE ME , A NOTARY

PUBLIC, PERSONALLY APPEARED

WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON(S) WHOSE

NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/SHE/THEY

EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/HER/THEIR SIGNATURE(S)

ON THE INSTRUMENT THE PERSON(S), OR ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT.

I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING PARAGRAPH IS TRUE AND CORRECT.

WITNESS MY HAND:

SIGNATURE:

PRINTED NAME, NOTARY PUBLIC IN AND FOR SAID COUNTY AND STATE PRINCIPAL PLACE OF BUSINESS:

COMMISSION EXPIRES:

COMMISSION # OF NOTARY:

CITY ENGINEER'S STATEMENT:

I, JODI ALMASSY, HEREBY STATE THAT I AM THE CITY ENGINEER OF THE CITY OF MOUNTAIN HOUSE, CALIFORNIA, AND THAT I HAVE EXAMINED THIS FINAL MAP OF "TRACT NO. 3609, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'A', UNIT NO. 5", CITY OF MOUNTAIN HOUSE, CALIFORNIA, AND THAT THE SUBDIVISION SHOWN HEREON IS SUBSTANTIALLY THE SAME AS IT APPEARED ON THE TENTATIVE MAP, AND ANY APPROVED ALTERATIONS THEREOF. I FURTHER STATE THAT THIS FINAL MAP COMPLIES WITH ALL THE PROVISIONS OF CHAPTER 2 OF THE CALIFORNIA

SUBDIVISION MAP ACT, AS AMENDED, AND ALL APPLICABLE ORDINANCES OF CITY OF MOUNTAIN HOUSE, AND ANY AMENDMENTS THERETO, APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP.

DATED THIS DAY OF , 2025.

JODI ALMASSY, R.C.E. 70514

CITY ENGINEER
COUNTY SURVEYOR'S STATEMENT:

I, JAMES E. HART, HEREBY STATE THAT I HAVE EXAMINED THIS FINAL MAP OF "TRACT NO. 3609, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'A', UNIT NO. 5", CITY OF MOUNTAIN HOUSE, CALIFORNIA, AND THAT THIS FINAL MAP IS TECHNICALLY CORRECT.

DATED THIS DAY OF , 2025.

JAMES E. HART, L.S. 8657

COUNTY SURVEYOR
COUNTY RECORDER'S STATEMENT:

FILED THIS DAY OF , 2025, AT M., IN BOOK OF MAPS AND PLATS, AT PAGE , AT THE REQUEST OF CHICAGO TITLE COMPANY .

FEE: $_____________
BY:

STEVE J. BESTOLARIDES ASSISTANT/DEPUTY RECORDER

ASSESSOR-RECORDER-COUNTY CLERK

OF SAN JOAQUIN COUNTY, CALIFORNIA
CITY CLERK'S STATEMENT:

THIS IS TO STATE AT ITS REGULARLY HELD MEETING ON THE ___________ DAY OF _________________, 20___, THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE, CALIFORNIA, PER COUNCIL RESOLUTION NO. _________APPROVED THIS FINAL MAP OF "TRACT NO. 3609, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'A', UNIT NO. 5", CITY OF MOUNTAIN HOUSE, CALIFORNIA,

AND ACCEPTED ON BEHALF OF THE PUBLIC FOR PUBLIC USE THE OFFER OF DEDICATION OF ALL PUBLIC UTILITY EASEMENTS (PUE) AND

WALL MAINTENANCE EASEMENTS (WME) ALL AS SHOWN ON THIS FINAL MAP AND ACCEPTED THE OFFER OF DEDICATION OF SIERRA

VALLEY STREET, CALOGERO GLEN, CATALDI AVENUE, GINZBURG STREET, PEARSON LANE, ROSE LILIAN STREET, SALVATORE BOULEVARD, STEFANO AVENUE, ANISE WAY, TRIMBLE WAY FOR PUBLIC STREET PURPOSES, PARCELS "B" AND "D" FOR PUBLIC PARK PURPOSES SUBJECT TO SATISFACTORY COMPLETION OF IMPROVEMENTS THEREON OF SAID STREET RIGHTS-OF-WAY AND PARCELS "B" AND "D" IN ACCORDANCE WITH ALL APPLICABLE ORDINANCES OF THE CITY OF MOUNTAIN HOUSE, AND ANY AMENDMENTS THERETO, APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP.

ALSO, THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE ACCEPTS ON BEHALF OF THE CITY OF MOUNTAIN HOUSE, THE OFFER OF DEDICATION OF ALL GROUND WATER RIGHTS.

DATED THIS DAY OF , 2025.

BY:

MARGARET WIMBERLY, CITY CLERK
SURVEYOR'S STATEMENT:

THIS FINAL MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED UPON A FIELD SURVEY IN CONFORMANCE

WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST OF SHEA HOMES LIMITED PARTNERSHIP, A CALIFORNIA LIMITED PARTNERSHIP, IN OCTOBER , 2023. I HEREBY STATE THAT ALL THE

MONUMENTS ARE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED OR THAT THEY WILL BE SET IN THOSE

POSITIONS WITHIN TWENTY FOUR MONTHS FROM RECORDATION OF THIS FINAL MAP, THE COMPLETION OF IMPROVEMENTS

AND THAT THE MONUMENTS ARE OR WILL BE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED, AND THAT THIS FINAL MAP SUBSTANTIALLY CONFORMS TO THE CONDITIONALLY APPROVED TENTATIVE MAP.

DATED THIS DAY OF , 2025.

BY:

IAN BRUCE MACDONALD, PLS 8817
TRACT NO. 3609 CENTRAL PKWY

J O D I A L M A S S Y
Item 7.3
Mountain House Page 91 of 286
EX. 50' PG&E EASEMENT I.N. 92070522
I.N. 94120457
EX. SDE
I.N. 2020-018361
EX. 75' PG&E EASEMENT
2041 O.R. 544 1982 O.R. 123
EX. 75' PG&E EASEMENT 2041 O.R. 544
EX. 20' SSE
EX. 30' PIPE LINE, TELEPHONE OR TELEGRAPH I.N. 2020-018359

LINE EASEMENT FEDERAL ENGINEERING COMPANY,
325 O.R. 104 & STANDARD OIL COMPANY OF CALIFORNIA, 953 O.R. 4 EX. ROADWAY EASEMENT
I.N. 2019-025145
EX. EASEMENT AGREEMENT
I.N. 2019-025146
EX. EASEMENT AGREEMENT
I.N. 2019-025146
Site

PARCEL A

PARCEL C
1 2 3 4 5 6
30 31 32 33 28 27 26 25 24
55 54 53
58 59 60 61 62
47 75
76 77
85 86
79 87
89 88
66 68 67
78 64 65
81 80 63
105 106
90 92 91
107 108
94 93
48 49
70 69
71 72
73 74
84 95
104
103
102
99 98
101
100
57 5629 PARCEL B
34 35
39 38
37 36
23 17 18
19 20 21 22
7 298 40
16 50
304
15 43 41
44 45 46
42 52
51 83
82 97
96 8
13 14 12 11 10 9

PARCEL D
SOUTH 1/4 CORNER SECTION 16
FD 3/4" I.P. PER
15 R.S. 66, SJCR
L13 BNDY L14 BNDY L15 BNDY L16 BNDY C2 BNDY
C3 BNDY
L20(R)
BNDY
N27°15'31"E 1624.53' BNDY
C4 BNDY
C5 BNDY
L22 BNDY
L23 BNDY
L24 BNDYN0°27'53"E 547.88' BNDY N0°34'16"E 884.78' BNDY N89°25'57"W
193.92' BNDY
L1 BNDY
L2 BNDY L3 BNDY
L4 BNDY
L5 BNDY
L6(R)
BNDY
C1 BNDY
L7 BNDY L8 BNDY
L9 BNDY
L10 BNDY
L11 BNDY
L12 BNDY

24.74±AC

PARCEL A
L21(R)
BNDY
N27°15'31"E 1634.88' BNDY
L29 BNDY
L28 BNDY
N89°34'05"W 675.17' BNDY L27 BNDY
C7 BNDY
L26 BNDY
C6 BNDY L25 BNDY N0°26'09"E 550.34' BNDY N0°26'19"E 765.99' BNDY L30
C8
L31 L32 L33
M-PL C9 L35 M-M L36 M-M BASIS OF BEARINGS N0°26'19"E 234.00' M-M L37 M-M L38 M-M
C10 M-M
L39 M-M
C12 M-M L40 M-M
N89°10'18"W 1395.46' M-M (R-2)
L34
N51°56'19"E(R)
N59°11'54"E(R)
N89°33'51"W 125.68' M-PL
N0°26'09"E 142.42'
C11 M-M
R=400.00'
Δ=10°43'43"
L=74.90' M-M N0°27'53"E 2254.15' (R-1)
15 43
41 44 45 46
42 52
83 82
97 96
105106
90 92 91
107108
93 94
48 49
70 69 71
72 73
74 84
95 104
103102
99 98
101
100
56 29 PARCEL B 34 35
39 38 37 36
23 17 18 19 21 20 22
7 40
16 50

PARCEL C
1 2 3 4 5 6
30 31 32 33
28 27 26 25 24
55 54 53
58 59 60 61 62
47 75 76 77
85 86
79 89 88 87
66 67 68
78 64 65
81 80
63 DETAIL A
SEE SHEET 3

DETAIL B
SEE SHEET 3
8 9 10 11 12 13 14
N81°26'08"E(R)
L19 BNDY
L18 BNDY
L17 BNDY
TRACT NO. 3609
N32°00'00"E 0.24'
Item 7.3
Mountain House Page 92 of 286
N37°15'03"E 153.09' BNDY
N52°44'57"W

12.25' BNDY N37°15'03"E 80.12' BNDY
N60°37'39"W 48.20' BNDY

27.00'

27.00'
N52°44'57"W 167.79' M-M
R=11.00' Δ=90°00'00"
L=17.28' BNDY
N87°57'17"W(R)

62.00' BNDY N2°02'43"E 51.34' BNDY
N87°57'17"W 69.00' BNDY
N87°57'17"W

65.44' M-M N2°02'43"E 98.00' M-M

31.00' 31.00'
Line Table
Line #
L1 BNDY
L2 BNDY
L3 BNDY
L4 BNDY
L5 BNDY
L6 BNDY
L7 BNDY
L8 BNDY
L9 BNDY
L10 BNDY
L11 BNDY
L12 BNDY
L13 BNDY
L14 BNDY
L15 BNDY
L16 BNDY
L17 BNDY
L18 BNDY
L19 BNDY
L20 BNDY
Bearing
N0°34'03"E
N89°25'57"W
N0°34'03"E
N89°25'57"W
N2°02'43"E
N87°57'17"W
N87°57'17"W
N2°02'43"E
N79°15'16"W
N67°55'57"W
N60°37'39"W
N37°15'03"E
N52°44'57"W
N37°15'03"E
N51°50'57"W
N40°51'03"E
N49°08'03"W
N10°56'16"W
N27°15'31"E
N59°09'00"W
Length
115.00'
112.00'

96.00'
100.59'

51.34'

62.00'

69.00'

81.31'

49.18'

46.45'

48.20'

80.12'

12.25'
153.09'
147.67'
102.41'

37.81'

17.29'

5.61'

65.18'
Curve Table
CURVE #
C1 BNDY
C2 BNDY
C3 BNDY
C4 BNDY
C5 BNDY
C6 BNDY
C7 BNDY
C8
C9
C10
C11
C12
RADIUS

11.00'

11.00'
1554.50'

64.00'

50.00'

99.50'
218.50'
200.00'
200.00'
400.00'
400.00'
400.00'
DELTA
90°00'00"
38°40'50"
0°44'02"
69°10'38"
24°10'39"
9°30'47"
20°34'41"
35°12'20"
31°14'25"
14°17'53"
6°28'16"
9°36'17"
LENGTH

17.28'

7.43'

19.91'

77.27'

21.10'

16.52'

78.48'
122.89'
109.05'

99.82'

45.18'

67.05'
Line Table
Line #
L21 BNDY
L22 BNDY
L23 BNDY
L24 BNDY
L25 BNDY
L26 BNDY
L27 BNDY
L28 BNDY
L29 BNDY
L30
L31
L32
L33
L34
L35
L36
L37
L38
L39
L40
Bearing
N44°25'55"W
N89°25'57"W
N0°34'03"E
N89°25'57"W
N49°07'35"W
N58°38'22"W
N0°25'59"E
N89°34'01"W
N0°25'59"E
N52°44'57"W
N87°57'17"W
N2°02'43"E
N0°34'03"E
N0°26'19"E
N0°26'19"E
N0°26'19"E
N0°26'19"E
N0°26'09"E
N20°20'00"W
N0°00'00"E
Length

23.57'

66.62'

89.99'
180.52'
126.86'

86.05'

42.75'
305.00'

2.22'
167.79'

65.44'

98.00'
280.00'

32.29'

94.30'
256.00'

45.67'
105.37'
121.94'
192.73'
TRACT NO. 3609

PARCEL A

PARCEL A
Item 7.3
Mountain House Page 93 of 286
Site
5 6
3 4
1 2
31 32 30 33
25 24 27 26 28
54 53 55 56 57
29 PARCEL B
35 34
23 22
7 45
46 8 15.19' N0°26'19"E 90.04'

60.16' N2°51'07"E(R) 90.99'

57.02' N0°26'09"E 90.00'

57.03' N0°26'19"E 90.01'

61.00'

61.00' N0°26'19"E 90.01'

55.00'

55.00' N0°26'19"E 90.02'

61.00'

61.00' N0°26'19"E 90.03'

55.00'

55.00' N0°26'19"E 90.03'

61.00'

61.00'

55.00' N0°26'19"E 90.00'

55.00' 90.00'

24.36' 89.50' N0°26'19"E 91.93'
Δ=2°26'23" L=30.70'

60.68'
N52°10'05"W

14.38' 167.37'
N89°33'41"W 365.21'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.00'

55.00'
Δ=2°30'18"
L=40.36' N2°56'37"E(R) 91.00'
N87°40'37"W 54.58'

18.19'
Δ=2°50'48" 18.19' L=36.81' N0°26'19"E 92.00' N3°17'07"E(R) 90.85'

55.00' N0°26'19"E 92.00'

55.00' N0°26'19"E 92.00'

55.00' N0°26'19"E 92.00'

45.29'
Δ=0°46'18"
L=9.71'
12735± SF

PUBLIC PARK

PARCEL B
22 55 54 53 57 56
35 5131± SF
23 5258± SF
7 5492± SF
6 4952± SF
5 5492± SF
4 4951± SF
3 5491± SF
2 5133± SF
1 5060± SF
32 5060± SF
31 5060± SF
30 5060± SF
33 4950± SF
24 4950± SF
25 4950± SF
26 4950± SF
27 4950± SF
28 5001± SF
29 5225± SF
34 72.02'
N89°33'41"W 228.48'
N86°21'00"W 85.04' N0°26'09"E 550.34' BNDY
N89°34'05"W 675.17' BNDY
R=712.00' Δ=26°49'12" L=333.29' M-M
N89°33'41"W

53.19' M-M N0°26'19"E 241.01' M-MN89°33'41"W 175.29' M-M R=950.00' Δ=26°49'12" L=444.70' M-M
C2 N89°33'41"W 137.29'
N86°21'00"W 82.22' 6' PUE 6' PUE 6' PUE
R=683.00' Δ=24°22'47" L=290.62'
R
=
4 0

0.0 0' Δ
=
9°3
6'17"
L
=
6 7.0
5' M-M N0°00'00"E 192.73'
N20°20'00"W 121.94' M-M
R
=
400.0
0' Δ=14°17'5
3"
L
=

99.82' M-M
N89°33'41"W 365.21'

41.46' M-PL R=750.00' Δ=3°12'41"
L=42.04' M-M 27' 27'
29'
29' 27' 27' 29' 29' 29'
27' 27'
R=741.00' Δ=26°49'12" L=346.86'
N85°11'05"W 4.96'
N47°02'34"E

15.11'
C1 N0°26'19"E 179.50'
R=923.00' Δ=26°49'12" L=432.05'
N89°33'41"W 275.00'(T)
N80°23'43"E(R)
N76°08'16"E(R)
N89°34'05"W 118.10' M-PL N89°33'41"W 365.21' M-PL

94.85' M-PL
N86°21'00"W 136.31' M-M
N45°26'19"E

15.56'
N44°33'41"W

15.56' N01°12'37"E(R) 27.00' 27.00' 37.14' 40.04'
R=400.00' Δ=10°43'43" L=74.90' M-M
R=400.00' Δ=6°28'16" L=45.18' M-M
8 R=977.00' Δ=24°53'14" L=424.37' Δ=2°24'48"
L=41.15'
46 45
5' WME
5' WME
Curve Table
CURVE #
C1
C2
RADIUS
721.00'
779.00'
DELTA
3°12'41"
3°12'41"
LENGTH

40.41'

43.66'
TRACT NO. 3609
Item 7.3
Mountain House Page 94 of 286
R=63.00' Δ=69°32'41"
L=76.47'

PARCEL C
47 35
34 39 38
37 36
23 17
18 19 20
21 22
7 298
40 16
15 43
44 45
46 42
8 14
13 12
11 10
9 N21°39'36"E(R) 91.00' N17°55'00"E(R) 91.00' N14°10'25"E(R) 91.00' N10°25'49"E(R) 91.00' N6°41'13"E(R) 91.00' N7°32'21"E(R) 90.69' N11°47'34"E(R) 90.59' N16°02'47"E(R) 90.56' N20°18'01"E(R) 90.59'

80.00'

80.00' N66°57'37"W 53.95' N70°12'42"W 54.35' N73°57'18"W 54.34' N77°41'52"W 54.35' N81°26'30"W 54.35' N85°11'05"W 54.35' N62°44'29"W

21.63'
N27°15'31"E 160.00' N62°44'29"W 60.00'
N27°15'31"E 90.59'
R=923.00' Δ=26°49'12" L=432.05'
N62°44'29"W

21.63'
R=741.00' Δ=26°49'12" L=346.86' N27°15'31"E 91.51'
5295± SF
35 6194± SF
39 5294± SF
38 5294± SF
37 5295± SF
36 5316± SF
17 5233± SF
18 5232± SF
19 5233± SF
20 5233± SF
5233± SF 21
22 5439± SF
40 5430± SF
16 N89°34'05"W 675.17' BNDY
N0°25'59"E

42.75' BNDY
N89°34'01"W 305.00' BNDY
N27°15'31"E 1634.88' BNDY
1150± SF

PARCEL C

49.39' 41.97'

12.38'
C4
N62°44'29"W 59.63' M-M
R=712.00' Δ=26°49'12" L=333.29' N27°15'31"E 238.00' M-M N62°44'29"W 59.63' M-M
R=950.00' Δ=26°49'12" L=444.70'
29' 27'
27'
27' 27' 27' 29' 29'
29'
Δ=1°41'57" L=27.37'

66.71' N2°51'07"E(R) 90.09' N6°25'46"E(R) 92.03'

27.20' 40.27'
N10°00'26"E(R) 99.97'

69.02'
N13°35'07"E(R) 113.57'

61.92' 37.67'
N17°16'28"E(R) 93.20'

64.12'
N20°30'02"E(R) 113.50'

74.29'
N24°04'42"E(R) 141.17'

76.95'
N27°15'31"E 170.04'

88.97'
N27°15'31"E 159.49'
Δ=46°33'39"
L=51.20'
N87°01'02"W 93.91'(T) N89°34'01"W 171.21'(T)
N2°51'07"E 0.90' 5.08'
Δ=3°44'36" L=60.30' Δ=3°44'36"
L=60.30' Δ=3°44'36" L=60.30' Δ
L
=
=
3°44'35" 60.30' Δ
L
=
=
3 6°
0 44'36" .30' Δ=3°53'58"
L=62.82' 30.74'
Δ=4°50'30"
L=62.62'
L
Δ
=
=
5 4°15'14" 5.02' Δ
L
=4°15'13" =55.01' Δ=4°15'13" L=55.01' Δ=4°15'14"
L=55.02' 19.79' 34.56' 27.19' 27.15' 34.60'

19.75' N3°17'07"E(R) 90.85' N2°56'37"E(R) 91.00'
N89°31'41"E(R)

8.50'
C2 N20°06'36"E 44.35'
N34°57'39"W(R)

8.50'
R=683.00' Δ=24°22'48" L=290.62' C3 N60°14'25"W 49.43' R=63.00' Δ=64°43'14" L=71.16' 5' WME
6' PUE
6' PUE
6' PUE 6' PUE
34 23
7 N25°08'31"E(R)
N25°33'34"E(R)
N0°25'59"E 2.22' BNDY
R=54.50' Δ=34°55'45" L=33.22'
264.99'

0.67'
5791± SF
8 6096± SF
9 6845± SF
10 7986± SF
11 5966± SF
12 8244± SF
13 18185± SF
14 15461± SF
15 Δ=3°34'39"
L=61.00' Δ=3°34'40" L=61.01' Δ=3°34'41"
L=61.01' Δ
L
==3°41'21"

62.91' Δ
L
=
=
3 5
°13'34" 5.01' Δ=3°34'40"
L=61.01'
Δ=1°14'51"
L=21.27'
R=84.00'
Δ=5°20'33"
L=7.83'
N70°01'00"W

47.83'

15.79' 32.04'
R=977.00' Δ=24°53'14" L=424.37'
43 41
44 45
46 42
11464± SF

PUBLIC PARK

PARCEL D

1.60'

9.50'
R=54.50' Δ=34°52'2
8" L=33.17'

2.86'

2.84'
C5
C6

18.5'
N27°15'31"E 53.06'
C1
N34°24'09"E 44.18'
Δ=22°59'02"
L=25.27'
N66°32'39"E(R)
N62°44'29"W

15.87'
N27°15'31"E 62.43'
5' WME
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
RADIUS

92.50'

92.50'

84.00'
741.00'

11.00'

11.00'
DELTA
7°08'38"
7°08'56"
4°56'28"
2°07'00"
90°00'00"
90°00'00"
LENGTH

11.53'

11.54'

7.24'

27.37'

17.28'

17.28'
TRACT NO. 3609
7°08'55"
Item 7.3
Mountain House Page 95 of 286
31 32 30 33
54 53 55
61 62 59 60 58
47 66
68 67 64 65 63
49 48
70 69
56 57
29 35
34 298
45 46 49.10' N0°26'19"E 98.09'

60.00' 90.46'
N47°02'34"E

15.11'

33.12'
Δ=1°36'52"
L=21.95' N0°26'19"E 95.32'

55.00' 55.00'
Δ=1°35'49"
L=21.71'

33.29' N0°26'19"E 95.01'

55.00'

55.00' N0°26'19"E 95.01'

60.00'

49.00' N44°33'41"W 15.56' 84.01'
R=683.00' Δ=24°22'47" L=290.62' N0°26'19"E 60.03'
N89°33'41"W 90.00' 52.01'
N45°26'19"E 15.56'
N89°33'41"W

15.19'
N89°33'41"W 90.00' 62.00' N0°26'19"E 62.00'
R=421.00' Δ=26°38'34" L=195.77'
N44°33'22"W

15.56' 49.00' N0°26'19"E 67.73'

49.00' N0°26'19"E 90.00' 79.00'
N45°26'19"E

15.56'

55.00' N0°26'19"E 90.00'

55.00' N0°26'19"E 90.00'

55.00' N0°26'19"E 90.00'

49.00'
N44°33'41"W

15.56' 71.33' N0°26'19"E 90.00'

60.00' N0°26'19"E 79.00'
N45°26'19"E

15.56'

49.00' 55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 104.45'
R=367.00' Δ=26°49'12" L=171.79' N8°59'45"E(R) 115.10'

13.70'

56.87'

52.91'
N89°33'41"W 337.70' N0°26'19"E 163.01'
N89°33'41"W 263.00' N0°26'19"E 163.01' N0°26'09"E 550.34' BNDY N89°33'41"W 137.29'
5640± SF
53 5226± SF
54 5228± SF
55 5340± SF
62 4950± SF
61 4950± SF
60 4950± SF
59 5340± SF
58 5580± SF
47 4950± SF
66 5348± SF
4950± SF 68
67 4950± SF
64 4950± SF
65 5340± SF
63 5546± SF
48 6659± SF
69 5312± SF
56 5927± SF
57 30 31 32 33
49 70
29 PARCEL B 34 35

41.46' M-PL R=750.00' Δ=3°12'41" L=42.04' M-M
N89°33'41"W 175.29' M-M
N89°33'41"W

53.19' M-M R=712.00' Δ=26°49'12" L=333.29' M-M N0°26'19"E 241.01' M-M R
=
400.0
0' Δ=14°17'5
3"
L
=
9 .82' M-M N0°26'09"E 105.37' M-M N0°26'19"E 45.67' M-M 29.00' M-PL N0°26'19"E 234.00' M-M
N89°33'41"W

36.70' M-M
R=394.00' Δ=26°49'12" L=184.43'
N86°21'00"W 136.31' M-M N0°26'19"E 765.99' BNDY
N89°33'41"W 341.00' M-M
N89°33'41"W 228.48' 29' 29'
29' 29' 29' 27'
27' 27' 29' 29'
27'
27'
27' 27' 6' PUE
29'
29' 6' PUE 6' PUE
N86°21'00"W 85.04' C1
C2
N86°21'00"W 82.22' 6' PUE 29' 29' 6' PUE
6' PUE
6' PUE 6' PUE
N74°50'13"W 170.81'(T)
N89°33'41"W 280.00'(T)
29'
N89°33'41"W 285.00'(T)
R=741.00' Δ=26°49'13" L=346.86'

94.85' M-PL
312.00' M-PL
76 81 80 79 78 77 N02°02'08"E(R) N05°47'57"E(R)
Δ=5°21'38" L=63.90' Δ=10°49'07"
L=79.49' Δ=8°33'26"
L=54.81' N11°26'05"E(R) 38.00' 38.00' 40.04' 37.14'
N0°26'19"E

7.67'
N00°36'57"E(R)
R=400.00' Δ=6°28'16"
L=45.18' M-M
N76°08'16"E(R) 27' 27' 27' 27' 27'
5547± SF
46 45
36 75
Curve Table
CURVE #
C1
C2
RADIUS
721.00'
779.00'
DELTA
3°12'41"
3°12'41"
LENGTH

40.41'

43.66'
TRACT NO. 3609
Item 7.3
Mountain House Page 96 of 286
47 75
49 48
70 69
71 72
73 39
38 37
36 298
40 50
43 41
44 45
46 42
52 51
Δ=6°12'02" L=73.91'
N11°59'59"E(R) 96.85'
N78°56'20"W 54.60' N0°26'19"E 95.69'Δ
L=
=
5°21'38"

63.90'
N70°15'23"W 54.81'N17°21'37"E(R) 101.69' Δ
L
=
=
5 6
°43'19" 8.21'
N23°04'56"E(R) 101.21' 58.06'
C1
L1
N27°15'31"E 100.62' N62°44'29"W 55.00'
L3
R=63.00' Δ=64°43'14" L=71.16'
N62°44'29"W 73.40'N27°15'31"E 133.55'
Δ
L
=
=8°18'33"

61.05' N0°26'19"E 94.07' N19°44'38"E(R) 92.60'
Δ=7°30'53"
L=55.22'
N27°15'31"E 97.99' N27°15'31"E 93.08' N27°15'31"E 124.22' R=63.00' Δ=68°4 '29" L=75.58' N62°44'29"W 101.35' N27°15'31"E 114.49' N62°44'29"W 71.09'

49.00'
N62°44'29"W 101.35'

55.00'

55.00'
Δ
L=
=
1 9
5°15'14"

7.71' N74°50'13"W 61.03'
N8°59'45"E(R) 115.10' 9184± SF
70 6467± SF
50 7138± SF
49 6052± SF
71 5574± SF
72 34 35
39 38
37 36
40 47
75 48
69 73
R=683.00' Δ=24°22'47" L=290.62'

37.97'
N70°15'23"W 74.90'
R=421.00' Δ=26°38'34" L=195.77'
R=367.00' Δ=26°49'12" L=171.79'
N27°15'31"E 208.00'
Δ=3°00'32"
L=19.27'
N62°44'29"W 59.63'
R=712.00' Δ=26°49'12" L=333.29'
R=394.00' Δ=26°49'12" L=184.43'
N62°44'29"W 109.09' M-M
N27°15'31"E 246.00'
N27°15'31"E 238.00'
N34°57'39"W(R)

8.50'
N20°06'36"E

44.35'
N88°44'47"E(R)

8.50'
N27°15'31"E 1634.88' BNDY
R=741.00' Δ=26°49'12" L=346.86'
29'
29' 29' 29'
27'
27' 27' 27'
27'

18.5'
6' PUE
6' PUE
6' PUE
6' PUE
L4

59.49'
L2
5' WME
5' WME N24°14'59"E(R) N11°26'05"E(R) N05°47'57"E(R)
Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
Bearing
N60°14'25"W
N60°14'25"W
N60°14'25"W
N62°44'29"W
N69°59'42"W
N69°59'42"W
N69°59'42"W
N62°44'29"W
N62°44'29"W
N62°44'29"W
C2
46 6434± SF
43 7877± SF
41 5906± SF
44 6189± SF
45 5961± SF
42 7239± SF
52 5294± SF
51 11464± SF

PUBLIC PARK

PARCEL D
Δ=1°44'10"
L=20.70'
C3

1.60'

2.84'

2.46'

9.50'
N27°15'31"E 101.40'
C4
N34°58'42"E 42.50'
C5
L5 L6
L7
L8L9
L10 R=93.00'
Δ=7°15'13"
L=11.77'
27'
27'
C6 Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
Bearing
N60°14'25"W
N60°14'25"W
N60°14'25"W
N62°44'29"W
N69°59'42"W
N69°59'42"W
N69°59'42"W
N62°44'29"W
N62°44'29"W
N62°44'29"W
Length

49.43'

34.50'

14.93'

21.63'

43.10'

10.17'

32.93'

17.68'

10.59'

7.08'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
RADIUS

84.00'

54.50'

11.00'

92.50'

54.50'

11.00'
DELTA
4°56'28"
34°55'46"
90°00'00"
7°43'11"
36°13'55"
90°00'00"
LENGTH

7.24'

33.22'

17.28'

12.46'

34.46'

17.28'
TRACT NO. 3609
34°55'45"
Item 7.3
Mountain House Page 97 of 286
75 76 77
85 86
79 87 89
88 78 81 80
105 106
90 92 91
107
108
94 93
70 71
72 73
74 84
95 98
83 82
97 96 N89°33'41"W 79.00'
N44°33'41"W

15.56' 59.00'
N89°33'41"W 90.00' 96.74'

55.00' N0°26'19"E 70.00'
N89°33'41"W

55.00' N0°26'19"E 96.74'
Δ=4°38'50"
L=22.47'

32.55'
N89°33'41"W

52.46'

10.44' N5°05'09"E(R) 97.13'
Δ=11°23'43" L=55.09'

41.89' 32.88'
N16°28'52"E(R) 96.67'
Δ=10°46'39"
L=52.10'

19.56'
N27°15'31"E 96.50' N27°15'31"E 91.62' N27°15'31"E 123.57' R=63.00' Δ=69°30'28" L=76.43'
N27°15'31"E 90.61'
R=63.00' Δ=69°28'01" L=76.38' N27°15'31"E 122.50' N27°15'31"E 95.50' N22°55'29"E(R) 98.01' Δ=4°20'02" L=35.32' Δ L
=
=
8 6
°08'59"

6.43' N14°46'30"E(R) 98.01'
Δ=8°08'59"
L=66.43' N6°37'31"E(R) 103.14' N0°26'19"E 105.26'

13.25'
Δ=6°11'12"
L=50.42' N0°26'19"E 70.00'55.00' N0°26'19"E 62.00' N89°33'41"W 90.00' 59.00' N45°26'19"E

15.56'

79.00' 62.00'
N44°45'51"W

15.50'

60.00' N0°26'19"E 90.00'

49.00'

55.00' N0°26'19"E 90.00'

55.00'

55.00' N0°26'19"E 90.13' Δ=1°17'33"
L=11.75'

43.25'

66.98'
N7°46'53"E(R) 95.05'
Δ=6°03'01"
L=55.01' Δ=6°03'05" L=55.03'

43.02' 23.10'
N13°49'58"E(R) 101.05'
Δ
L=
=
6 5
°03'05"

5.03'

65.80'
N19°53'03"E(R) 103.00'
Δ=7°22'28"
L=67.06'

81.91'

55.00'

60.00'
N62°44'29"W 101.35'
N62°44'29"W 101.35'

55.00'
N62°44'29"W 90.35' 49.00'
158.25' M-PL

29.00'
M-PL
R=521.00' Δ=26°49'12" L=243.88' N89°33'41"W 147.25' N0°26'19"E 765.99' BNDY N27°15'31"E 1634.88' BNDY
8001± SF
75 6126± SF
76 5991± SF
77 5860± SF
85 5994± SF
86 4951± SF
79 6076± SF
87 6240± SF
89 5789± SF
88 5602± SF
78 5340± SF
81 4950± SF
80 5580± SF
90 5321± SF
92 6240± SF
91 6344± SF 5710± SF 94 93
5574± SF
73 6055± SF
74 5632± SF
84 6222± SF
95 105 106 107
108
98 N89°33'41"W 280.00'(T)
N74°50'13"W 170.81'(T)
N27°15'31"E 208.00' N89°33'41"W 147.25'
N89°33'41"W 187.25' M-M
R=467.00' Δ=26°49'12" L=218.60'
R=494.00' Δ=26°49'12" L=231.24' M-M
N62°44'29"W 90.35' M-M
N72°15'31"E

53.74' M-M
N27°15'31"E 246.00' M-M N0°26'19"E 234.00' BASIS OF BEARINGS N0°26'19"E 256.00' M-M N0°26'19"E 94.30' 177.55' M-PL
R=250.00' Δ=26°49'12" L=117.02' M-M
N62°44'29"W 67.71' M-M
N17°44'29"W 53.74' M-M 105.26'
N89°31'59"E(R)

8.50'
27'

29.00' 27'
M-PL
N89°33'41"W 166.55' R=277.00' Δ=26°49'12" L=129.66' 27' 27'
27'

18.5'
27'
N34°57'19"W(R)

8.50'
C2
27'
27'
N45°26'19"E

15.56'
N89°33'41"W 166.55' R=223.00' Δ=26°49'12" L=104.39' N62°44'29"W 67.71' N20°04'07"E

44.01'
C3
N27°15'31"E(R) 115.00'
N84°54'51"W 52.33'N71°09'00"W 52.44'N66°29'59"W 54.35'N62°44'29"W 55.00' N62°44'29"W 73.40' N89°33'41"W 206.55' M-M
6' PUE 6' PUE
6' PUE
5' WME
6' PUE
5' WME 6' PUE 6' PUE
6' PUE
6' PUE N01°43'52"E(R) 79.08' 37.92' 38.00' 38.00' 38.00' 27' 27' 27' L1 L2
L3 C1
L4
L5
L6
5158± SF
83 7073± SF
82 7149± SF
97 5213± SF
96 L7
L8
L9
L10
L11 L12 1.60'

9.50'
11464± SF

PUBLIC PARK

PARCEL D
C4
C5

2.84'
C6 2.87'
27'
27' 27' 27' 27'
N27°15'31"E
101.40'
C7
Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
Bearing
N62°44'29"W
N62°44'29"W
N62°44'29"W
N55°29'18"W
N55°29'18"W
N55°29'18"W
N62°44'29"W
N62°44'29"W
N62°44'29"W
N69°58'29"W
N69°58'29"W
N69°58'29"W
Length

37.59'

26.35'

11.24'

43.21'

33.42'

9.79'

14.93'

3.71'

11.22'

43.25'

33.47'

9.78'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
C7
RADIUS

84.00'

54.50'

92.50'

11.00'

84.00'

54.50'

11.00'
DELTA
7°15'10"
34°58'34"
7°11'24"
90°00'00"
7°14'01"
34°52'28"
90°00'00"
LENGTH

10.63'

33.27'

11.61'

17.28'

10.60'

33.17'

17.28'
TRACT NO. 3609
7°14'00"
7°08'55"
Item 7.3
Mountain House Page 98 of 286
105 106
92 91
107
108
94 93
95 104
103
102
99 98
101
100
304
82 97
96 PARCEL D 79.00'

49.00'
N27°15'31"E 90.00' 60.00'
N62°44'29"W 143.81'
N27°15'31"E 90.00' N62°44'29"W 115.00'

39.81'
Δ=15°24'07" L=46.50'
N42°39'38"E(R) 89.69' Δ
N60°15'29"W 61.99' =39°03'26"
L=117.93'

3.53'

60.02' 55.00' 38.99'

49.02' N0°26'19"E 90.00' 79.00'
N45°26'19"E

15.56'
N89°33'41"W 166.55' N0°26'19"E 128.99'

1.20'

55.00' N0°26'19"E 158.57'
R=223.00' Δ=26°49'12" L=104.39' 59.71'

55.00'
N51°42'07"E 60.41'

7.53'
N27°15'31"E 238.00'
N62°44'29"W 90.00' 55.00'
N62°44'29"W 90.00' 49.00'
Δ=2°54'07"
L=11.30' N62°44'29"W 67.71'
91 92 93 94
95 4950± SF
106
5342± SF
105
7942± SF
107
9541± SF
108
8105± SF
104
6741± SF
103
4950± SF
102
4950± SF
99 5373± SF
98 5374± SF
101
5637± SF
100
N89°33'41"W 166.55' R=277.00' Δ=26°49'12" L=129.66' R=63.0 ' Δ=69°30'28" L=76.43'
N89°31'59"E(R)

8.50'
N27°15'31"E 131.09'
C4
N20°06'36"E 44.16'
R=54.50' Δ=104°19'31" L=99.23'
C6
R=218.50' Δ=20°34'41"
L=78.48' BNDY
N58°38'22"W 86.05' BNDY
R=99.50'
Δ=9°30'47"
L=16.52' BNDY N49°07'35"W 126.86' BNDY
N27°15'31"E 1634.88' BNDY
N89°33'41"W 115.02' 90.00' N0°26'19"E 765.99' BNDY
R=173.00' Δ=54°27'33" L=164.43'

55.00'

59.21'

55.00'
N27°15'31"E 114.71'

55.00' Δ
L
=23°55'05"
=93.09' 38.00' 38.00'

55.00' 77.50' 32.29'
177.55' M-PL
R=250.00' Δ=26°49'12" L=117.02' M-M
N62°44'29"W 67.71' M-M
N17°44'29"W

53.74' M-M
N27°15'31"E 238.00' M-M
N72°15'31"E 53.74' M-M
N62°44'29"W 143.81' M-M
Δ=31°56'22" L=1 1.49' M-PL
Δ
=
31°14'25" L=109.05' M-PL N0°26'19"E 94.30' M-M
R
=
2 0

0.00' Δ=63°10'47" L=220.54' M29.00'
M-PL N0°26'19"E 256.00'
N89°33'41"W 206.55' M-M
N24°21'24"E(R)
N81°43'04"E(R)
N51°56'19"E(R)
N59°11'54"E(R)
N44°33'41"W

15.56'
27'

18.5'
27'
27' 27' 27'
29' 6' PUE
6' PUE
6' PUE 6' PUE
97 96
27'
L1 C1 N69°58'29"W

43.25'
C2
C3
C5
C7

2.87'

2.86' N55°33'53"W 44.06'

9.50'

1.60'
N34°24'27"E

44.12'
C8
27'

18.5'

18.5'
27'
27' 18.5'
11464± SF

PUBLIC PARK

PARCEL D
R=218.50' Δ=24°40'47" L=94.12' N62°44'29"W 90.37' N31°21'38"E(R) Line Table
Line #
L1
Bearing
N62°44'29"W
Length

14.93'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
C7
C8
RADIUS

84.00'

54.50'

92.50'

92.50'

92.50'
218.50'

11.00'

11.00'
DELTA
7°14'01"
34°52'28"
7°08'56"
7°08'56"
7°10'36"
4°06'06"
90°00'00"
90°00'00"
LENGTH

10.60'

33.17'

11.54'

11.54'

11.59'

15.64'

17.28'

17.28'
TRACT NO. 3609
4°06'07"
7°08'55"
7°14'00"
Item 7.3
Mountain House Page 99 of 286
ATTACHMENT C-2
- 1 -

CITY COUNCIL OF MOUNTAIN HOUSE
RESOLUTION NO. 2025 –##

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING THE FINAL MAP,

ACCEPTING ON BEHALF OF THE PUBLIC ALL OFFERS OF DEDICATION, AUTHORIZING EXECUTION OF

THE SUBDIVISION IMPROVEMENT AGREEMENT, AND AUTHORIZING RECORDATION OF THE FINAL MAP FOR MOUNTAIN HOUSE NEIGHBORHOOD B, UNIT NO. 1 (TRACT NO. 3610) WHEREAS, Mountain House Neighborhood B, Unit No. 1 (Tract No. 3610) is located south of Grant Line Road and east of Central Parkway within Specific Plan III; and WHEREAS, the project subdivides approximately 24.73 acres, representing a portion of the area approved under Tentative Map PA-0500143, into 150 residential lots and Parcels A and B for public park purposes; and
WHEREAS, the subdivider, Shea Homes Limited Partnership, a California limited partnership (“Subdivider”), has submitted the Final Map for Mountain House Neighborhood B, Unit No. 1 (Tract No. 3610) for City approval; and
WHEREAS, the approval of the Final Map is exempt from further review under the California Environmental Quality Act (CEQA) pursuant to Section 15268(b)(3) of the CEQA Guidelines (Ministerial Projects); and
WHEREAS, City staff has reviewed the Final Map and related Subdivision Improvement Agreement and determined that the subdivision is in substantial conformance with the conditions of the approved Tentative Map and must be developed in accordance with Mountain House Specific Plan III and applicable City standards;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House as follows:

1. Approval of Final Map. The certain Final Map, consisting of nine (9) sheets, entitled Mountain House Neighborhood B, Unit No. 1 Final Map (Tract No. 3610), is hereby approved as and for the Final Map of that subdivision known as Mountain House Neighborhood B, Unit No. 1 (Tract No. 3610), a subdivision of land in the City of Mountain House. Said Final Map is attached hereto as Exhibit 1 and incorporated herein by reference.

2. Acceptance of Offers of Dedication and Recordation. The City Council hereby accepts, on behalf of the public, all offers of dedication for the purposes designated on the map and authorizes the recordation of the Final Map.

3. Execution of Subdivision Improvement Agreement. The City Council authorizes the City Manager, or designee, to execute the Subdivision Improvement Agreement for Tract No. 3610, including the Civil Improvements, Joint Trench & Street Lighting, and Parkway Strip Landscaping Improvements, and to accept related improvement securities.

4. Recordation and Administrative Actions. The City Clerk is authorized and directed to sign Item 7.3
Mountain House Page 100 of 286
ATTACHMENT C-2
- 2 -
and record said Final Map with the San Joaquin County Recorder once the map bears approval of the County Surveyor and City Engineer. The City Manager is further authorized to take all actions necessary and appropriate to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Mountain House, California, at a regular meeting held this 22nd day of October 2025, by the following vote:

Item 7.3
Mountain House Page 101 of 286

ALAMEDA COUNTY
V0N SOSTEN ROAD
INTERSTATE 205
DELTA

CALIFORNIA

AQUEDUCT

MENDOTA

GRANT LINE ROAD

CANAL SAN JOAQUIN COUNTY
INTERSTATE 580 MOUNTAIN HOUSE PARKWAY
SITE
OWNER'S STATEMENT:

WE, THE UNDERSIGNED, HEREBY STATE THAT WE ARE ALL THE PARTIES HAVING RECORD TITLE INTEREST IN THE LANDS SUBDIVIDED AND SHOWN ON THIS FINAL MAP OF "TRACT NO. 3610, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'B', UNIT NO. 1", CITY OF MOUNTAIN HOUSE, CALIFORNIA AND WE HEREBY CONSENT TO THE PREPARATION AND FILING OF THIS FINAL MAP IN THE OFFICE OF THE COUNTY RECORDER OF SAN JOAQUIN COUNTY, CALIFORNIA.

THE FOLLOWING REAL PROPERTY IS OFFERED FOR DEDICATION IN FEE TO THE CITY OF MOUNTAIN HOUSE FOR PUBLIC PURPOSES.

1. RIVANI WAY, GOLDEN STREET, BAYVIEW STREET, CERATONIA STREET, CLARENDON WAY, LAURELAWN LANE, HAMMERSMITH

STREET, ALOCASIA STREET, ARENGA COURT, CORDYLINE STREET, FIORINO STREET, COOPERATION STREET, DIANTHUS LANE, NIPOTI RANCH ROAD AND TAUBE STREET FOR PUBLIC STREET PURPOSES.

2. PARCELS "A" AND "B" FOR PUBLIC PARK PURPOSES

WE ALSO OFFER FOR DEDICATION TO THE CITY OF MOUNTAIN HOUSE, FOR PUBLIC USE, ALL PUBLIC UTILITY EASEMENTS (PUE), AND ALL WALL MAINTENANCE EASEMENTS (WME) ALL AS SHOWN ON THIS FINAL MAP.

TO ENSURE MUNICIPAL WATER SERVICE TO ALL LOTS AND PARCELS SHOWN UPON THIS FINAL MAP, ALL GROUND WATER RIGHTS ARE DEDICATED TO THE CITY OF MOUNTAIN HOUSE.

DATED THIS DAY OF , 2025.

SHEA HOMES LIMITED PARTNERSHIP, A CALIFORNIA LIMITED PARTNERSHIP BY: DATE:

PRINT: ______________________________________
TITLE: ______________________________________
BY: DATE:

PRINT: ______________________________________ TITLE: ______________________________________ RIGHT TO FARM STATEMENT:

THE DEED OF EACH LOT SHALL INCLUDE THE FOLLOWING RECORDING NOTIFICATION, AS SPECIFIED BY SAN JOAQUIN ORDINANCE NO. 4217 WHICH ADDED SECTION 6-9004 ET SEQ TO CHAPTER 1 OF DIVISION 9 OF THE SAN JOAQUIN COUNTY ORDINANCE CODE REGARDING THE RIGHT TO FARM NOTICE: ALL PERSONS PURCHASING LOTS WITHIN THE BOUNDARIES

OF THIS APPROVED MAP SHOULD BE PREPARED TO ACCEPT THE INCONVENIENCES OR DISCOMFORTS ASSOCIATED WITH AGRICULTURAL OPERATIONS OR ACTIVITIES, SUCH AS NOISE, ODORS, INSECTS, DUST OR FUMES. SAN JOAQUIN COUNTY HAS DETERMINED THAT SUCH INCONVENIENCES OR DISCOMFORTS SHALL NOT BE CONSIDERED TO BE A NUISANCE.

OWNER'S ACKNOWLEDGMENT:

A NOTARY PUBLIC OR OTHER OFFICER COMPLETING THIS CERTIFICATE VERIFIES ONLY THE IDENTITY OF THE

INDIVIDUAL WHO SIGNED THE DOCUMENT TO WHICH THIS CERTIFICATE IS ATTACHED, AND NOT THE TRUTHFULNESS, ACCURACY, OR VALIDITY OF THAT DOCUMENT.

STATE OF CALIFORNIA

COUNTY OF )
ON , 2025, BEFORE ME , A NOTARY

PUBLIC, PERSONALLY APPEARED

WHO PROVED TO ME ON THE BASIS OF SATISFACTORY EVIDENCE TO BE THE PERSON(S) WHOSE

NAME(S) IS/ARE SUBSCRIBED TO THE WITHIN INSTRUMENT AND ACKNOWLEDGED TO ME THAT HE/SHE/THEY

EXECUTED THE SAME IN HIS/HER/THEIR AUTHORIZED CAPACITY(IES), AND THAT BY HIS/HER/THEIR SIGNATURE(S)

ON THE INSTRUMENT THE PERSON(S), OR ENTITY UPON BEHALF OF WHICH THE PERSON(S) ACTED, EXECUTED THE INSTRUMENT.

I CERTIFY UNDER PENALTY OF PERJURY UNDER THE LAWS OF THE STATE OF CALIFORNIA THAT THE FOREGOING PARAGRAPH IS TRUE AND CORRECT.

WITNESS MY HAND:

SIGNATURE:

PRINTED NAME, NOTARY PUBLIC IN AND FOR SAID COUNTY AND STATE PRINCIPAL PLACE OF BUSINESS:

COMMISSION EXPIRES:

COMMISSION # OF NOTARY:

CITY ENGINEER'S STATEMENT:

I, JODI ALMASSY, HEREBY STATE THAT I AM THE CITY ENGINEER OF THE CITY OF MOUNTAIN HOUSE, CALIFORNIA, AND THAT I HAVE EXAMINED THIS FINAL MAP OF "TRACT NO. 3610, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'B', UNIT NO. 1", CITY OF MOUNTAIN HOUSE, CALIFORNIA, AND THAT THE SUBDIVISION SHOWN HEREON IS SUBSTANTIALLY THE SAME AS IT APPEARED ON THE TENTATIVE MAP, AND ANY APPROVED ALTERATIONS THEREOF. I FURTHER STATE THAT THIS FINAL MAP COMPLIES WITH ALL THE PROVISIONS OF CHAPTER 2 OF THE CALIFORNIA

SUBDIVISION MAP ACT, AS AMENDED, AND ALL APPLICABLE ORDINANCES OF CITY OF MOUNTAIN HOUSE, AND ANY AMENDMENTS THERETO, APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP.

DATED THIS DAY OF , 2025.

JODI ALMASSY, R.C.E. 70514

CITY ENGINEER
COUNTY SURVEYOR'S STATEMENT:

I, JAMES E. HART, HEREBY STATE THAT I HAVE EXAMINED THIS FINAL MAP OF "TRACT NO. 3610, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'B', UNIT NO. 1", CITY OF MOUNTAIN HOUSE, CALIFORNIA, AND THAT THIS FINAL MAP IS TECHNICALLY CORRECT.

DATED THIS DAY OF , 2025.

JAMES E. HART, L.S. 8657

COUNTY SURVEYOR
COUNTY RECORDER'S STATEMENT:

FILED THIS DAY OF , 2025, AT M., IN BOOK OF MAPS AND PLATS, AT PAGE , AT THE REQUEST OF CHICAGO TITLE COMPANY .

FEE: $_____________
BY:

STEVE J. BESTOLARIDES ASSISTANT/DEPUTY RECORDER

ASSESSOR-RECORDER-COUNTY CLERK

OF SAN JOAQUIN COUNTY, CALIFORNIA
CITY CLERK'S STATEMENT:

THIS IS TO STATE AT ITS REGULARLY HELD MEETING ON THE ___________ DAY OF _________________, 20___, THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE, CALIFORNIA, PER COUNCIL RESOLUTION NO. _________APPROVED THIS FINAL MAP OF "TRACT NO. 3610, SUBDIVISIONS OF SAN JOAQUIN COUNTY, MOUNTAIN HOUSE NEIGHBORHOOD 'B', UNIT NO. 1", CITY OF MOUNTAIN HOUSE, CALIFORNIA,

AND ACCEPTED ON BEHALF OF THE PUBLIC FOR PUBLIC USE THE OFFER OF DEDICATION OF ALL PUBLIC UTILITY EASEMENTS (PUE) AND

WALL MAINTENANCE EASEMENTS (WME) ALL AS SHOWN ON THIS FINALMAP AND ACCEPTED THE OFFER OF DEDICATION OF RIVANI WAY,

GOLDEN STREET, BAYVIEW STREET, CERATONIA STREET, CLARENDON WAY, LAURELAWN LANE, HAMMERSMITH STREET, ALOCASIA

STREET, ARENGA COURT, CORDYLINE STREET, FIORINO STREET, COOPERATION STREET, DIANTHUS LANE, NIPOTI RANCH ROAD AND TAUBE STREET FOR PUBLIC STREET PURPOSES AND PARCELS "A" AND "B" FOR PUBLIC PARK PURPOSES SUBJECT TO SATISFACTORY COMPLETION OF IMPROVEMENTS THEREON OF SAID STREET RIGHTS-OF-WAY AND PARCELS "A" AND "B" IN ACCORDANCE WITH ALL

APPLICABLE ORDINANCES OF THE CITY OF MOUNTAIN HOUSE, AND ANY AMENDMENTS THERETO APPLICABLE AT THE TIME OF APPROVAL OF THE TENTATIVE MAP.

ALSO, THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE ACCEPTS ON BEHALF OF THE CITY OF MOUNTAIN HOUSE, THE OFFER OF DEDICATION OF ALL GROUND WATER RIGHTS.

DATED THIS DAY OF , 2025.

BY:

MARGARET WIMBERLY, CITY CLERK
SURVEYOR'S STATEMENT:

THIS FINAL MAP WAS PREPARED BY ME OR UNDER MY DIRECTION AND IS BASED UPON A FIELD SURVEY IN CONFORMANCE

WITH THE REQUIREMENTS OF THE SUBDIVISION MAP ACT AND LOCAL ORDINANCE AT THE REQUEST SHEA HOMES LIMITED PARTNERSHIP, A DELAWARE LIMITED LIABILITY COMPANY, IN SEPTEMBER , 2024. I HEREBY STATE THAT ALL THE

MONUMENTS ARE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED OR THAT THEY WILL BE SET IN THOSE

POSITIONS WITHIN TWENTY FOUR MONTHS FROM RECORDATION OF THIS FINAL MAP, AND THE COMPLETION OF

IMPROVEMENTS AND THAT THE MONUMENTS ARE OR WILL BE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED,THAT THIS FINAL MAP SUBSTANTIALLY CONFORMS TO THE CONDITIONALLY APPROVED TENTATIVE MAP.

DATED THIS DAY OF , 2025.

BY:

IAN BRUCE MACDONALD, PLS 8817 CENTRAL PKWY
TRACT NO. 3610
CERTIFICATE OF DEDICATION:

NAME AND ADDRESS OF OWNER:

SHEA HOMES LIMITED PARTNERSHIP, A CALIFORNIA LIMITED PARTNERSHIP 4309 HACIENDA DRIVE, SUITE 180
PLEASANTON, CA 94588
DESCRIPTION OF PROPERTY DEDICATED: THE REAL PROPERTY DESCRIBED AS RIVANI WAY, GOLDEN STREET, BAYVIEW STREET,

CERATONIA STREET, CLARENDON WAY, LAURELAWN LANE, HAMMERSMITH STREET, ALOCASIA STREET, ARENGA COURT, CORDYLINE

STREET, FIORINO STREET, COOPERATION STREET, DIANTHUS LANE, NIPOTI RANCH ROAD AND EAST TAUBE STREET FOR PUBLIC STREET PURPOSES, AND PARCELS A, AND PARCEL B FOR PUBLIC PARK SERVICES.

THE CITY OF MOUNTAIN HOUSE SHALL RECONVEY THE ABOVE-DESCRIBED PROPERTY TO THE ABOVE NAMED OWNER, OR SUCCESSOR IN INTEREST, IF THE CITY DETERMINES PURSUANT TO GOVERNMENT CODE SECTION 66477.5 THAT THE SAME PUBLIC

PURPOSE FOR WHICH THE PROPERTY WAS DEDICATED DOES NOT EXIST, OR THE PROPERTY OR ANY PORTION THEREOF IS NOT NEEDED FOR PUBLIC UTILITIES.

J O D I A L M A S S Y
Item 7.3
Mountain House Page 102 of 286
Site

PARCEL A

PARCEL C
1 2 3 4 5 6
30 31 32 33 28 27 26 25 24
55 54 53
58 59 60 61 62
47 75
76 77
85 86
79 87
89 88
66 68
67 78
64 65
81 80 63
105 106
90 92 91
107 108
94 93
48 49
70 69
71 72
73 74
84 95
104
103
102
99 98
101
100
57 5629 PARCEL B
34 35
39 38
37 36
23 17 18
19 20 21
22 7
298 40
16 50
304
15 43 41
44 45 46
42 52
51 83
82 97
96 8
13 14
12 11
10 9
PARCEL D L18 BNDY
EX. SDE D.N. 2020-018361
EX. 75' PG&E
2041 O.R. 544

EASEMENT
1982 O.R. 123
EX. 75' PG&E EASEMENT 2041 O.R. 544
EX. 20' SSE D.N. 2020-018359
EX. 30' PIPE LINE, TELEPHONE OR TELEGRAPH LINE EASEMENT FEDERAL ENGINEERING COMPANY, 325 O.R. 104 & STANDARD OIL COMPANY OF CALIFORNIA, 953 O.R. 4 EX. ROADWAY EASEMENT
D.N. 2019-025145
EX. EASEMENT AGREEMENT
D.N. 2019-025146
EX. EASEMENT AGREEMENT
D.N. 2019-025146
EX. 50' PG&E EASEMENT
I.N. 92070522
I.N. 94120457
L16
BNDY
L17 BNDY
L19 BNDY
N81°26'08"E(R)
Site

PARCEL A

PARCEL C
1 2 3 4 5 6
30 31 32 33 28 27 26 25 24
55 54 53
58 59 60 61 62
47 75
76 77
85 86
79 87
89 88
66 68 67
78 64 65
81 80 63
105 106
90 92 91
107 108
94 93
48 49
70 69
71 72
73 74
84 95
104
103
102
99 98
101
100
57 5629 PARCEL B
34 35
39 38
37 36
23 17 18
19 20 21 22
7 298 40
16 50
304
15 43 41
44 45 46
42 52
51 83
82 97
96 8
13 14 12 11 10 9

PARCEL D
192
195
125 126
156
157 150
155
153
154

PARCEL A
64 63 62
1 78
45 44
48 51
50 61
33 41
34 42
35 43
28 36
29 37
30 38
31 39
32 40
22 14 21
13 20
12 27
19 26
18 25
17 24
16 23
15 100
83 101
82 81
102 103 80
65 4
11 310
298
7 74
66 73
72 7170
69 76
68 75
67 130
133
134
135 123
120
121
114
115
116 117
119
54 53
52 57
58 59 60
89 88
87 86 85 84
91 95 96 97 98 99
92 94 108 107 106 105 104
109 110 111 112 113
146
147
144 145
143 141
140 138
139
136
137
152
132
151
148 131
128149
129
49 55
93 90 56

PARCEL B
142
47 46
124
122
118 77
79 158
65 127 L18 BNDY
L24
C6

BASIS OF BEARINGS
L25 L26 L27
N89°10'18"W 1395.46' M-M (R-2) N0°27'53"E 2254.15' (R-1) L13 BNDY L14 BNDY L15 BNDY
C2 BNDY
C3 BNDY
L20(R) BNDY
N27°15'31"E 1624.53' BNDY
C4 BNDY
C5 BNDY
L22 BNDY
L23 BNDY
L22 BNDY N0°27'53"E 547.88' BNDY N0°34'16"E 884.78' BNDY N89°25'57"W
193.92' BNDY
L1 BNDY
L2 BNDY L3 BNDY
L4 BNDY
L5 BNDY
C1 BNDY
L7 BNDY L8 BNDY
L9 BNDY
L10 BNDY
L11 BNDY
L12 BNDY
L21 BNDY
15 6
5 4
11 3
10 2
9 8
7 54
49 55

PARCEL B
45 44
48 51
50 33
41 34
42 35
43 36
37 38
39 40
22 14
21 13
20 12
19 18
17 16
47 46
23 28
29 30
31 32
27 26
25 24
74 66
73 72
71 70
69 76
68 75
67 77 107 106 105 104 110 111 112 113123 120
121
114 115 116 117
119 125 126 124 122
118 100
83 82 81 103
80 89 88 87 86 85 84
91 95 96 97 98 99
92 94 93
90 57 58 59 60
56 64 63 62 61

PARCEL A
1 130 128 129 148
L6(R) BNDY 108 109
144 145 79
78 136
137
138
139
143 146
N27°15'31"E 306.49' M-M
N49°08'03"W
405.96' M-M
L16
BNDY
L17 BNDY
L19 BNDY
N81°26'08"E(R)
149 150
127
65 53
N32°00'00"E 0.24'
TRACT NO. 3610

SEE DETAIL A
SHEET 3 SEE DETAIL B
SHEET 3
SOUTH 1/4 CORNER SECTION 16
FD 3/4" I.P. PER
15 R.S. 66, SJCR
Item 7.3
Mountain House Page 103 of 286
153
152 N37°15'03"E 153.09' BNDY
N52°44'57"W

12.25' BNDY N37°15'03"E 80.12' BNDY
N60°37'39"W 48.20' BNDY

27.00'

27.00'
N52°44'57"W 167.79' M-PL
139 R=11.00'
Δ=90°00'00"
L=17.28'
BNDY
N87°57'17"W(R) 62.00' BNDYN2°02'43"E 51.34' BNDY
N87°57'17"W 69.00' BNDY
N87°57'17"W

65.44' M-M N2°02'43"E 98.00' M-PL

31.00' 31.00'
Line Table
Line #
L1 BNDY
L2 BNDY
L3 BNDY
L4 BNDY
L5 BNDY
L6 BNDY
L7 BNDY
L8 BNDY
L9 BNDY
L10 BNDY
L11 BNDY
L12 BNDY
L13 BNDY
L14 BNDY
L15 BNDY
L16 BNDY
L17 BNDY
L18 BNDY
L19 BNDY
L20 BNDY
Bearing
N0°34'03"E
N89°25'57"W
N0°34'03"E
N89°25'57"W
N2°02'43"E
N87°57'17"W
N87°57'17"W
N2°02'43"E
N79°15'16"W
N67°55'57"W
N60°37'39"W
N37°15'03"E
N52°44'57"W
N37°15'03"E
N51°50'57"W
N40°51'03"E
N49°08'03"W
N10°56'16"W
N27°15'31"E
N59°09'00"W
Length
115.00'
112.00'

96.00'
100.59'

51.34'

62.00'

69.00'

81.31'

49.18'

46.45'

48.20'

80.12'

12.25'
153.09'
147.67'
102.41'

37.81'

17.29'

5.61'

65.18'
Curve Table
CURVE #
C1 BNDY
C2 BNDY
C3 BNDY
C4 BNDY
C5 BNDY
C6
RADIUS

11.00'

11.00'
1554.50'

64.00'

50.00'
200.00'
DELTA
90°00'00"
38°40'50"
0°44'02"
69°10'38"
24°10'39"
35°12'20"
LENGTH

17.28'

7.43'

19.91'

77.27'

21.10'
122.89'
Line Table
Line #
L21 BNDY
L22 BNDY
L22 BNDY
L23 BNDY
L24
L25
L26
L27
Bearing
N44°25'55"W
N89°25'57"W
N89°25'57"W
N0°34'03"E
N52°44'57"W
N87°57'17"W
N2°02'43"E
N0°34'03"E
Length

23.57'

66.62'
180.52'

89.99'
167.79'

65.44'

98.00'
280.00'
139
153
TRACT NO. 3610
140
141
152
133
134

DETAIL A
1"=40'

DETAIL B
1"=40'
Item 7.3
Mountain House Page 104 of 286
15 14
R=20.00'
Δ=75°24'32"
L=26.32'
R=48.50' Δ=97°19'16"
L=82.38'
N85°36'56"W(R)

48.50'

PARCEL A
1 45
44 48
50 41
34 42
35 43
36 37
38 39
40 14
13 20
12 19
1817
16 15
6 5
4 3
10 2
98 7
49 PARCEL B
47 46 47.27'
N45°34'16"E

15.56'
N89°25'44"W

28.34'
N89°25'44"W 102.32' 50.00'
N89°25'44"W 129.79' N0°34'16"E 243.27' N89°25'44"W 104.65' 96.00' N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' N0°34'16"E 50.00'
N89°25'44"W 80.00'
N89°25'44"W 80.00' 50.00' N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00' 50.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00' 50.00'
N89°25'44"W 80.00'N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00' N0°34'16"E 788.00' N89°25'44"W 80.00' N0°34'16"E 50.00' N89°25'44"W 80.00' N0°34'16"E 788.00'N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00' 50.00'
N89°25'44"W 80.00' N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00' 50.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00'N0°34'16"E 50.00' 50.00'
N89°25'44"W 80.00' 44.00'
L5 N0°34'16"E 55.00' 44.00'

69.00'
C6 N0°34'03"E 89.99' BNDYN89°25'57"W 180.52' BNDY 29.74'

85.98'

8.50'
R=54.50' Δ=75°34'50"
L=71.89'
L6
R=63.00'
Δ=36°39'44"
L=40.31' 88.92'
N89°25'44"W 75.74'65.00'
N89°25'44"W 81.02' 50.00'
N89°25'44"W 81.12' 50.00'
N89°25'44"W 81.21' N0°27'53"E 547.88' BNDY
N89°25'44"W 81.30' 50.00'
N89°25'44"W 81.39' 50.00'
N89°25'44"W 81.49' 50.00'
N89°25'44"W 81.58' 50.00'
N89°25'44"W 81.67'
L3
R=91.00'
Δ=11°06'14"
L=17.64' N0°34'16"E 63.89'
N89°25'44"W

8.50'
L8(R)
R=
4 0.0 ' Δ=119°35'59" L=83.50'
L7(R) N27°15'31"E 171.64'
S27°15'31"W
N27°15'31"E 1624.53' BNDY C3
8548± SF

PARCEL A
5270± SF
1 5194± SF
2 5054± SF
3 4058± SF
4 4063± SF
5 4067± SF
6 4072± SF
7 4077± SF
8 4081± SF
9 4000± SF
20 4000± SF
35 4000± SF
36 4000± SF
19 4000± SF
18 4000± SF
37 4000± SF
38 4000± SF
17 4000± SF
16 4000± SF
39 4000± SF
40 4000± SF
15 4000± SF
14 4000± SF
41 4000± SF
42 4000± SF
13 26312± SF

PARCEL B
6636± SF
44 5861± SF
45 69.00' 50.00' 50.00' 50.00' 46.58'
N65°18'41"E(R) 94.48' 50.00'
R=48.50'
Δ=30°12'17"
L=25.57'
N62°44'29"W 47.55'
R=182.00' Δ=26°41'15" L=84.77' N89°25'44"W

28.34'
N44°25'44"W

15.56' N0°34'16"E 140.84'
34 21
50 48
49 10
L9 M-M
L10 M-M
R=155.00' Δ=26°41'15" L=72.20' M-M
N89°25'44"W

66.34' M-M N0°34'16"E 216.84' M-M N0°34'16"E 394.16' M-M N45°34'16"E 53.74' M-M
N89°25'44"W 138.00' M-M
N44°25'44"W 53.74' M-M N0°34'16"E 561.34' M-M

19.52'
M-PL 34.22' M-PL
L1
BNDY
C1 BNDY
C4 C5

9.54'
L4 N84°43'01"W(R) 103.17' M-PL

34.83'
M-PL
C2
BNDY L2 BNDY
N02°42'50"W(R) 23.69'

19.72'
N09°19'03"W(R) N44°25'56"W(R)
Δ=57°58'15"
L=49.07'
Δ=39°21'01"
L=33.31'
5214± SF
47 6393± SF
46 33.33'

55.96'

64.02'
N63°29'42"E 85.24'
N27°15'31"E 153.31'
5' WME
5' WME
27' 27'
27' 27'
27' 27'
27'

18.5'
27' 27' 27' 27'
27'
6' PUE
6' PUE
6'
PUE
6' PUE
6' PUE
6' PUE
6' PUE
6' PUE
6' PUE

13.15'

17.00'
R=91.00'
Δ=11°24'10"
L=18.11' 30.34'
N11°58'25"E

30.15' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' 50.00' N0°34'16"E 474.34' Δ
R=128.00' =18°24'16" L=41.12'

18.5'

16.61'

1.00'
27'
R=11.00'
Δ=90°00'00"
L=17.28'
R=11.00'
Δ=90°00'00"
L=17.28'
4374± SF
12 4374± SF
43 5' WME

FUTURE RIGHT OF WAY TO BE

DEDICATED BY SEPARATE INSTRUMENT
N55°02'03"E(R)
9'
PUE 4' 4'
Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
Bearing
N44°25'55"W
N89°25'57"W
N10°31'58"W
N44°25'55"W
N89°25'44"W
N79°43'51"E
N57°27'49"E
N2°56'12"W
N27°15'31"E
N62°44'29"W
Length

23.57'

66.62'

32.59'

14.03'
138.00'

34.86'

8.50'

8.50'

21.50'

47.55'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
RADIUS

64.00'

50.00'

54.50'

64.00'

64.00'

82.50'
DELTA
69°10'38"
24°10'39"
15°48'57"
41°43'06"
27°27'32"
0°57'06"
LENGTH

77.27'

21.10'

15.04'

46.60'

30.67'

1.37'
TRACT NO. 3610
SEE SHEET 5
SOUTH
1 4 CORNER SECTION 16
FD 3/4" I.P. PER
15 R.S. 66, SJCR
Item 7.3
Mountain House Page 105 of 286
41 42
52 Δ=3°08'50"
L=18.84'
R=11.00'
Δ=90°00'00"
L=17.28'
Δ=2°30'12"
L=17.35'
192
64 63
62 48
51 50
61 33
34 35
28 36
29 30
31 32 22
21 20
27 19
26 25
24 23 11
10 9
8 66
70 69
68 67
54 53
52 57 58
59 60
89 88
91 92
49 55
90 56
47 65 N62°44'29"W 26.64'
N27°15'31"E 139.00' N62°44'29"W 58.52'
N24°45'19"E(R) 80.00' Δ=2°30'12"
L=24.38'
N68°51'11"W 60.17'
N17°32'18"E(R) 80.00' L
Δ
=
=
7 7°13'01" 0.29'
N76°04'19"W 60.20'
N10°19'03"E(R) 80.00' R=558.00' Δ=26°41'15" L=259.91'
N83°11'05"W

58.40'
Δ=7°00'16" N3°18'47"E(R) 80.00'
L=68.22'
L6
Δ=2°44'31"
L=26.70'
N89°25'44"W

58.55' 69.55'
N89°25'44"W

24.69'
N44°25'44"W

15.56' N0°34'16"E 139.00' N3°18'47"E 81.00'Δ=2°44'31"
L=19.00' N10°19'03"E(R) 81.00'Δ=7°00'16"
L=48.53'
N17°32'18"E(R) 81.00'
R=397.00' Δ=26°41'15" L=184.92' N24°45'19"E(R) 81.00' L Δ
=
=
5 7°13'01"

0.01'
N62°44'29"W 26.64'

69.54'
N62°44'29"W 53.40'
N27°15'31"E 72.81' Δ
L=
=5
5 1°19'45" 6.44' 84.06'
N47°02'49"W

10.57'
Δ=1°55'13"
L=2.11'
N62°44'29"W 52.03'
C2
C1

29.00'
N27°15'31"E 81.00' N27°15'31"E 171.64' 59.60' 50.00'N89°25'44"W

47.55'
N62°44'29"W 47.55'
R=182.00' Δ=26°41'15" L=84.77' 44.00'
N89°25'44"W 80.00'
Δ=12°54'31"
L=41.00'
N89°25'44"W

28.34'
N44°25'44"W

15.56' N0°34'16"E 91.95' 54.96'
R=343.00' Δ=23°27'36" L=140.44' 46.84' N45°34'16"E

15.56'
L2
Δ=7°25'22"
L=44.44'
N89°25'44"W 80.00' N0°34'16"E 140.84'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' N0°34'16"E 50.00'
N89°25'44"W 80.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' N0°34'16"E 50.00' 50.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' 50.00' N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' N0°34'16"E 50.00'
N89°25'44"W 80.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 80.00' 50.00' N0°34'16"E 50.00'
N89°25'44"W 80.00' 50.00'
N89°25'44"W 138.00' N0°34'16"E 55.00' 44.00'
N45°34'16"E

15.56'

69.00'
N44°25'44"W

15.56' 44.00' 50.00'
N89°25'44"W 81.70' 50.00'
N89°25'44"W 81.70' 50.00' 50.00'
N89°25'44"W 81.70' 50.00' N0°34'16"E 568.66'
N89°25'44"W 81.70' N0°34'16"E 884.78' BNDY 49.00' N45°34'16"E

15.56'
N89°25'44"W 70.70'55.00'
N89°25'44"W 70.70'
N44°25'44"W

15.56'
N89°25'44"W 81.70' N0°27'53"E 547.88' BNDY 35.78'
N89°25'44"W 81.67'
5258± SF
64 5261± SF
63 5101± SF
62 4806± SF
61 4499± SF
60 4297± SF
59 4428± SF
58 4426± SF
4548± SF 57
56 3960± SF
55 4377± SF
48 6390± SF
49 4389± SF
54 5296± SF
53 4525± SF
52 4000± SF
51 4402± SF
50 4000± SF
34 4000± SF
22 4000± SF
21 4000± SF
25 4000± SF
24 4000± SF
23 4000± SF
33 4000± SF
32 4340± SF
28 4000± SF
29 4000± SF
30 4000± SF
31 4340± SF
27 4433± SF
11 4085± SF
10 4842± SF
66 4085± SF
69 4085± SF
68 4085± SF
67 Δ
L
=7°13'15"
=70.32' 4000± SF
26 N0°34'16"E 50.00'
N27°15'31"E 1624.53' BNDY
R=612.00' Δ=24°23'30" L=260.54'
N89°25'44"W 238.69'
C6
N73°13'38"W 38.42'
R=63.00' Δ=48°02'28" L=52.82'
L5(R)
R
=
5 4.50' Δ=
6 3°17'05"
L
=
6 0.20'
N38°05'55"E 34.86'
C5
L4
C4
N16°25'07"E 34.86'
R=54.50' Δ=63°17'06" L=60.20' L3(R) N0°34'16"E 788.00' 50.00' N0°34'16"E 788.00' 50.00' Δ
L
=7°13'15"
=50.03' Δ
L
=
=12°53'24" 77.16' N0°34'16"E 72.62' 50.00'

14.22' 60.00' 27.00' 27.00' 50.00'

69.46' 69.45'
L1(R)

87.58'
Δ=13°46'44"
L=43.77'

18.55'

69.00'
C3
N41°01'58"E(R)
R=370.00' Δ=26°41'15" L=172.34' M-M
L8 M-M N72°15'31"E 53.74' M-M
N27°15'31"E 139.00' M-M
N17°44'29"W 53.74' M-M
L9 M-M
R=585.00' Δ=26°41'15" L=272.49' M-M
N89°25'44"W

62.69' M-M N89°25'44"W 214.00' M-M N0°34'16"E 215.00' M-M N89°25'44"W

62.69' M-M N0°34'16"E 216.84' M-M
N89°25'44"W

66.34' M-M
Δ=
R=155.00' L=7
26°41'15"

2.20' M-M
N62°44'29"W 47.55' M-M
L7
M-M N0°34'16"E 561.34' M-M
N89°25'44"W 108.70' M-PL N0°34'16"E 264.66' M-M N0°34'16"E 215.00' M-M N07°59'38"E(R) N13°28'47"E(R) 83 82 81 80 71
70 89
88 87
86 85 84
91 90
27' 27'
27' 27' 27'
27'
27' 27'
27'
27' 27'
27'
27' 27' 27' 27' 27' 27' 27'
27'
27'
27'

18.5'
27'

18.5'
27'
27' 27' 27'
N44°25'44"W 15.56'
6' PUE
5' WME
5' WME
35 20
9 47
6' PUE 6' PUE 6' PUE
6' PUE
6'
PUE
6' PUE
6' PUE
6' PUE
6' PUE
6' PUE
6' PUE
6' PUE 6' PUE 6' PUE
6' PUE 6' PUE
6' PUE 6' PUE
PARCEL B 26312± SF 50.00' 44.00' N0°34'16"E 474.34'
N89°25'44"W

24.69' N0°34'16"E 394.16' M-M

0.5'

9.5'

0.5'

16.6'
PARCEL B 26312± SF
N20°53'02"E(R) 78.36'
4819± SF
65 R=11.00'
Δ=90°00'00"
L=17.28'
27'
27'
27'
27'
26314± SF

PARCEL B

8.5' PUE
Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
Bearing
N57°27'49"E
N89°25'44"W
N10°17'47"W
N27°15'31"E
N64°48'50"E
N45°34'16"E
N27°15'31"E
N62°44'29"W
N62°44'29"W
Length

8.50'

24.69'

8.50'

41.00'

8.50'

15.56'

21.50'

26.64'

26.64'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
RADIUS

48.50'

91.00'

63.00'

82.50'

82.50'

91.00'
DELTA
30°12'17"
18°55'19"
53°14'58"
10°50'25"
10°50'24"
8°11'24"
LENGTH

25.57'

30.05'

58.55'

15.61'

15.61'

13.01'
TRACT NO. 3610
SEE SHEET 7
SEE SHEET 6
SEE SHEET 4
30°12'18"
10°50'24"
SOUTH
1 4 CORNER SECTION 16
FD 3/4" I.P. PER
15 R.S. 66, SJCR
Item 7.3
Mountain House Page 106 of 286

PARCEL A
28 27
100
83 101
82 81 102 103
80 74
73 72
7170
69 76
75 120
119
87 86
85 84
96 97
98 99
108 107 105 104 106 N0°34'16"E 141.61' N89°25'44"W 80.00' N0°34'16"E 69.07' Δ=20
R=827.00'
°34'13" L=296.91'
N41°33'39"W

16.32'
N89°25'44"W

58.87' N0°34'16"E 138.00'
N45°34'16"E

15.56'

47.87' N0°34'16"E 80.00' N0°34'16"E 80.00'
N89°25'44"W

50.00'

50.00' N0°34'16"E 80.00'
N89°25'44"W

50.00'
N89°25'44"W 242.87' N0°34'16"E 80.00'
N89°25'44"W

50.00'

50.00'
N89°25'44"W N0°34'16"E 138.00'

56.00'

45.00'
N44°25'44"W

15.56'
N89°25'44"W 81.70' 50.00' 50.00'
N89°25'44"W 81.70' 50.00' 50.00'
N89°25'44"W 81.70' 50.00' 50.00'
N89°25'44"W 81.70' N0°34'16"E 884.78' BNDY N0°34'16"E 568.66' N89°25'44"W 81.70' 50.00' 50.00' N89°25'44"W 81.70'
N89°25'44"W

56.90' N0°34'16"E 139.00'
N45°34'16"E

15.56'

45.90' N0°34'16"E 80.00'
N89°25'44"W

50.00'

50.00' N0°34'16"E 80.00'
N89°25'44"W

50.00'
N89°25'44"W 238.69' N0°34'16"E 80.00'
N89°25'44"W

50.00'

50.00' N0°34'16"E 80.00' Δ=0°40'31" N1°14'47"E(R) 80.07' L=9.11' N89°18'03"W

50.96'

42.79' R=773.00' Δ=25°08'19" L=339.16'
N5°53'26"E(R) 80.07'
N86°25'54"W

56.15'
Δ=4°38'40" L=62.66'
N10°32'06"E(R) 80.07'
N81°47'14"W

56.15'
Δ=4°38'40" L=49.61'
N5°53'26"E(R) 80.93' N10°32'06"E(R) 80.93' R=612.00' Δ=24°23'30" L=260.54' N1°14'47"E(R) 80.93' Δ=0°40'31" L=7.21'

42.79' N0°34'16"E 81.00'

50.00' N0°34'16"E 81.00'
N89°25'44"W 238.69'N0°34'16"E 81.00'

50.00' N0°34'16"E 81.00'

45.90'
N44°25'44"W

15.56' 70.00' 50.00' 50.00'
N89°25'44"W 81.70'
4050± SF
83 4050± SF
82 4050± SF
81 4548± SF
80 4259± SF
86 4259± SF
85 4086± SF
84 4000± SF
100
4000± SF
101
4000± SF
102
4492± SF
103 4779± SF
97 4778± SF
98 4117± SF
99 4085± SF
72 4085± SF
71 4085± SF
70 4085± SF
74 4085± SF
73 4085± SF
75 4954± SF
119
4000± SF
107
4649± SF
108
4420± SF
4000± SF 104
105
4000± SF
106

50.00'

50.00'
Δ=4°50'21" L=69.85' Δ=4°38'39"
L=62.66' 46.61' 69.00' 69.00'
Δ=4°38'39" L=49.61'

50.00' 69.00' 50.00' 50.00'
27 62 61 28 69
87 96
120
109 110 111 112 113
76 27' 27' 27' 27' 27' 27' N0°34'16"E 176.00' M-M
N89°25'44"W 276.69' M-M
R=800.00' Δ=3°18'34"
L=46.21' M-M
R=800.00' Δ=23°22'41" L=326.42' M-M N0°34'16"E 215.00' M-M N89°25'44"W 214.00' M-M N0°34'16"E 264.66' M-M N0°34'16"E 215.00' M-M N89°25'44"W

62.69' M-M
R=585.00' Δ=26°41'15" L=272.48' M-M 27' 27' 27' 27'
27'
27'
27' 27'
27' 27'
27' 27'
27'
27' N11°31'39"E(R) N0°34'16"E 215.33' M-M 31' 31' 6' PUE 6' PUE 6' PUE 6' PUE
6' PUE
6' PUE
6' PUE N03°52'50"E(R) 6' PUE 6' PUE
6' PUE
6'
PUE
6'
PUE 6'
PUE
N06°41'18"E(R)
Δ=
R=612.00'
L
4°38'40"
=49.61'
.00' '40" 1'
.00'
'40"
6' 9' PUE
3' 3'
TRACT NO. 3610
118
SEE SHEET 8
SEE SHEET 7
SEE SHEET 5
Item 7.3
Mountain House Page 107 of 286

PARCEL A
73 74
82 R=11.00'
Δ=90°00'00"
L=17.28'
192
125
126
150
64 63
130 123
120
121
114
115
116
117
119
89 88 87
86 91
95 96
97 92
94 132
131
148
128
149
129
93 90
124
122
118
65 127 N12°40'22"E(R) 83.62'
N89°25'44"W

48.59' N0°34'16"E 91.12'
Δ=8°05'48" L=66.84' N73°44'40"W 49.69'
N15°28'44"E(R) 90.12'Δ
L
=3°57'05" =57.03' N0°34'16"E 82.80'
R=473.00' Δ=26°41'15" L=220.32' N19°59'21"E(R) 83.56'

18.36' N27°15'31"E(R) 80.00'

12.65'

37.08'
Δ=7°16'10"
L=60.01' N18°56'36"E(R) 88.93'Δ
L
=
=
3 5°27'52"

0.01'
N62°44'29"W 50.00'
N22°24'29"E(R) 84.26' R=827.00' Δ=20°34'13" L=296.91' 50.00' N27°15'31"E 80.00' 42.87'
N62°44'29"W 146.57'
R=11.00'
Δ=90°00'00"
L=17.28'N27°15'31"E 80.00'
N62°44'29"W 57.13'
N27°15'31"E 81.24'Δ=3°28'11"
L=50.08'
N62°44'29"W 57.57'

70.00'
L8
Δ=1°22'51"
L=19.93'

46.57'
N27°15'31"E 139.00'
Δ
L=4°38'40"
=62.66' N15°10'46"E(R) 80.07'
N77°08'34"W

56.15'
N10°32'06"E(R) 80.07'
Δ
L=4°38'40" =49.61' N10°32'06"E(R) 80.93'
N15°10'46"E(R) 80.93'
R=612.00' Δ=24°23'30" L=260.54'
N72°29'54"W 56.15'
N19°49'26"E(R) 80.93'
R=773.00' Δ=25°08'19" L=339.16' N19°49'26"E(R) 80.07' N24°28'05"E(R) 80.07' N67°51'14"W 56.15'
Δ=4°38'39"
L=62.66' N24°28'05"E(R) 80.93'Δ=4°38'39"
L=49.61' N62°44'29"W 53.38'
N27°15'31"E 73.37'
N73°13'38"W 38.42' C2
Δ=0°29'41"
L=5.28'

18.62'
N27°15'31"E 74.36'
Δ=1°14'30"
L=16.75'
C3

4.32'
C4

84.94'
N62°44'29"W 56.40'

84.17'
C1

6.65'
4185± SF
91 4259± SF
89 4002± SF
90 4259± SF
88 4259± SF
87 4229± SF
92 4366± SF
93 4779± SF
95 4778± SF
94 4779± SF
96 4639± SF
114
4416± SF
115
4578± SF
116
4723± SF
117
4000± SF
126
4000± SF
125
4629± SF
123

31.33' N70°28'13"W 49.73'

50.00'
Δ
L
=
=
3 5°27'53" 0.01' Δ
L
=
=
4 6
°38'40" 2.66' L2
Δ
L
=
=
4 4
°38'40"

9.61' 31.78'
L1(R)
R
=
5 4.50' Δ=
6 3°17'05"
L
=
6 0.20'
L3(R)
N27°15'31"E 1624.53' BNDY
R=54.50' Δ=63°17'05" L=60.20' N16°25'08"E 34.86'
C5
L4
C6 N38°05'56"E 34.86'
R
=
5 4.50' Δ=
6 3°17'06"
L
=
6 0.20'
L5(R)
R=63.00' Δ=48°57'27" L=53.83'
N74°08'37"W

30.15'
C7
N62°44'29"W 97.57'
R=527.00' Δ=26°41'16" L=245.47' Δ
L
=
=
7°18'59" 60.40' 50.00'

69.00'
N25°52'40"E(R) N11°31'39"E(R)
64 63
62 86
97 120
121
119
PARCEL B 26312± SF N04°34'34"E(R)
4510± SF
124
5052± SF
122
6016± SF
118
N62°44'29"W 146.57' M-M
R=500.00' Δ=26°41'15" L=232.89' M-M
N89°25'44"W

77.96' M-M
N17°44'29"W 53.74' M-M
N27°15'31"E 139.00' M-M
N72°15'31"E 53.74' M-M L10 M-M
R=800.00' Δ=23°22'41" L=326.42' M-M
27'
27'
27'
27'
27'
27'
27'
27'
27'
27'

18.5'
27'

18.5'
27'
136
132
131
128
129
130
133
134
135
6' PUE
6' PUE
6'
PUE
6' PUE
6' PUE
6'
PUE
6' PUE
6' PUE
5' WME
5' WME N27°15'31"E 169.11'
N17°44'29"W 53.74' M-M
L9 M-M
R=585.00' Δ=26°41'15" L=272.49' M-M
27'
27'
27'
27'
6' PUE
6' PUE
R=773.00' Δ=4°38'40"
L=62.66' 16.6'

0.5'

9.5'

0.5'
26312± SF

PARCEL B
PARCEL B 26312± SF
4580± SF
127
65 Line Table
Line #
L1
L2
L3
L4
L5
L8
L9
L10
Bearing
N64°48'50"E
N50°06'10"W
N10°17'47"W
N27°15'31"E
N64°48'50"E
N62°44'29"W
N62°44'29"W
N62°44'29"W
Length

8.50'

22.94'

8.50'

41.00'

8.50'

26.64'

26.64'

26.64'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
C7
RADIUS

63.00'

91.00'

91.00'

63.00'

82.50'

82.50'

91.00'
DELTA
48°02'28"
8°11'24"
14°11'15"
50°11'37"
10°50'24"
10°50'24"
11°24'08"
LENGTH

52.82'

13.01'

22.53'

55.19'

15.61'

15.61'

18.11'
TRACT NO. 3610 SEE SHEET 8 SEE SHEET 9
SEE SHEET 6
SEE SHEET 5
10°50'23"
10°50'25"
Item 7.3
Mountain House Page 108 of 286
78 76
75 135
120
121
119
108 107 105 104 106
112 113 110 111 109
146
147
145 144
143
141
140
138 139
136 137
142
122
118
77 79 R=11.00'
Δ=90°00'00"
L=17.28' BNDY
N87°57'17"W

69.00' BNDY N2°02'43"E 81.31' BNDY N89°25'44"W 80.03' 27.10' N0°34'16"E 133.32' N89°25'44"W 80.72' N89°25'44"W 82.01' 56.22'
R=527.00' Δ=26°41'15" L=245.47' L10
L9 N0°34'16"E 141.61'
L3
L2
R=473.00' Δ=26°41'15" L=220.32' N0°34'16"E 54.84'
N89°25'44"W 80.00' 50.00' N0°34'16"E 50.00'
N89°25'44"W 80.00'

47.87'
N44°25'44"W

15.56' N0°34'16"E 138.00' N89°25'44"W

58.87' N0°34'16"E 80.00'

50.00'
N89°25'44"W

50.00' N0°34'16"E 80.00'
N89°25'44"W 242.87'
N89°25'44"W

50.00' N0°34'16"E 80.00'

50.00'
N89°25'44"W

50.00' N0°34'16"E 80.00' N0°34'16"E 138.00'
N45°34'16"E

15.56'

45.00'
N89°25'44"W

56.00' 50.00'
N89°25'44"W 81.70' N0°34'16"E 568.66'
N89°25'44"W 81.70' 65.00'
N89°25'44"W 76.20' C1 19.66'
N7°32'51"W

30.33' 65.00'
N89°25'44"W 115.67'
N89°25'57"W 193.92' BNDY L450.00'
L6 N89°25'44"W 157.65' N0°34'16"E 56.00'
N89°25'44"W 95.37' 44.99'
N89°25'57"W 84.99'

73.99' L5 50.00'
N89°25'57"W 85.00' N0°34'16"E 50.00'
N89°25'44"W 96.66' N0°34'16"E 55.36'
N89°25'44"W 97.95' 50.00' 46.00'
N88°04'01"W 99.27'
N89°25'57"W 100.59' BNDY50.00' L1 BNDY
N87°57'17"W(R)

62.00' BNDY N2°02'43"E 52.38'

6.36' 58.40' 22.91' 50.00'
Δ=3°53'36"
L=35.81' Δ=4°00'18" L=33.06' 45.00' 69.00'

50.00'

83.66' 69.00' 50.00' N0°34'16"E 884.78' BNDY N0°34'03"E 96.00' BNDY N89°25'57"W 112.00' BNDY

85.00' 27.00' 55.36' N0°34'03"E 150.35' N0°34'03"E 115.00' BNDY

27.00' 166.92'
N89°25'44"W 77.96' M-M
R=500.00' Δ=26°41'15" L=232.89' M-M N0°34'16"E 215.33' M-M N89°25'44"W

47.22' M-M
N45°34'16"E 53.74' M-M N0°34'16"E 176.00' M-M 73.35' M-PL27' 27' 27' 27' 27' 27' 27'
27'
27' 27'
27' 27'
27' 27' 27'
31' 31' 27' 27'
31' 31'
31' 31' N04°27'52"E(R) N04°34'34"E(R)6' PUE
6' PUE6' PUE 6' PUE
6' PUE
6' PUE
6' PUE
6' PUE 98.00' M-PL 280.00' M-PL
N87°57'17"W

65.44' M-M
R=20
L
0 =
.
1 0
2 0
2' Δ=35°12'20"
.89' M-M 6' PUE 6' PUE
6'
PUE
6' PUE 6' PUE 6' PUE
6' PUE
6' PUE
6' PUE
N89°25'44"W 237.65' M-M N0°34'03"E 468.35' M-M
4000± SF
120
4408± SF
121
4420± SF
113
4000± SF
112
4000± SF
111
4000± SF
110
4649± SF
109
4085± SF
76 5574± SF
78 4698± SF
145
5155± SF
144
4011± SF
138
4495± SF
136
4068± SF
137
4728± SF
139
5047± SF
141
5115± SF
140
4865± SF
142
4801± SF
143
4250± SF
146
4706± SF
147
119
108 107 106 105 104
75 135
122
118 25.81' 50.02' 50.02' 49.46' 50.02' 50.02' 50.02'

24.21' N2°02'43"E 175.30' N2°02'43"E 175.30' C3C2 L8L7
N0°34'16"E

50.57' M-TIE
C4
M-TIE 175.30' M-PL N2°02'43"E 273.30' M-M
N21°02'37"W(R)
Δ=2°15'38"
L=2.49'
Δ=74°14'36" L=81.63' Δ=27°10'51" L=29.89'
R=63.00' Δ=103°41'05" L=114.01'
5202± SF
77 N83°51'46"W

10.40'
N48°19'40"E 15.65'8116± SF
79 N84°42'47"E(R) 55.00' 9' PUE
6'

26.83'
Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
Bearing
N2°02'43"E
N89°25'44"W
N45°34'16"E
N0°34'03"E
N44°25'51"W
N45°34'16"E
N0°34'16"E
N0°34'16"E
N44°25'44"W
N89°25'44"W
Length

51.34'

35.96'

15.57'

36.36'

15.56'

15.56'

12.57'

12.57'

15.56'

35.96'
Curve Table
CURVE #
C1
C2
C3
C4
RADIUS

91.00'
281.00'
219.00'
250.00'
DELTA
8°07'07"
1°28'27"
1°28'27"
1°28'27"
LENGTH

12.89'

7.23'

5.63'

6.43'
TRACT NO. 3610 SEE SHEET 9 SEE SHEET 7
SEE SHEET 6
Item 7.3
Mountain House Page 109 of 286
L4
BNDY
99 98 27'
27'
27'
27'
27'
27'
L7(R) N26°27'05"E(R) N30°53'56"E(R) N31°02'21"E(R)
N29°35'34"E(R)
N64°48'50"E(R)
27' 27'
27'
27'
27'
27' 20.5'
29'
29'
6' PUE
6'
PUE
N73°43'39"E 55.17' M-M N62°44'29"W 120.44' M-M
R=527.00' Δ=9°59'32" L=91.91' M-M

15.76'
M-PL
167.79' M-PL N52°44'57"W 183.55' M-M
N62°44'29"W 146.57' M-M
R=500.00' Δ=26°41'15 L=232.89' M-M
N17°44'29"W 53.74' M-M

66.51' M-PL
6' PUE
6' PUE
6' PUE
6' PUE
5' WME
6' PUE
6' PUE
R=200.00' Δ=35°12'20" L=122.89' M-M
195
125
126
156
157
150
155
153
154
130
133
134
135
123
116
117
152
132
151
131
148
128
149
129
124
122
118
158
127

64.44'
L10

60.51'
N27°15'31"E 80.00'50.00'
N27°15'31"E 89.62' 50.92'
Δ=5°19'05"
L=46.41' N32°34'36"E(R) 96.98' 48.15'

9.93' Δ=4°40'27" L=40.79'
L11 N37°15'03"E 153.09' BNDY 48.60'
Δ=2°37'05"
L=25.31' N34°37'58"E(R) 84.86' N48°40'03"W 59.06'
N37°15'03"E
L5 80.12' BNDY
Δ=5°02'24"
L=48.73' N27°15'31"E 80.46'
N62°44'29"W 57.76'

1.73' N27°15'31"E 80.00'
N62°44'29"W 50.00'
Δ=2°20'03"
L=22.57' N62°44'29"W 71.44'
N27°15'31"E 79.80'
N62°44'29"W 50.00'

44.00'
Δ=3°46'50"
L=6.00'
C2
BNDY
N59°09'00"W(R) 65.18' BNDY
C1
BNDY
L9
C7
L8
R=54.50' Δ=52°52'27" L=50.29'

8.50'
C6 Δ=7°45'44"
L=8.54'
L6 C5

27.00'
N27°15'31"E 71.13'
N62°44'29"W 50.00'
N62°44'29"W 53.40'

80.00'

2.60'N27°15'31"E 72.76' 84.06'
R=63.00' Δ=48°57'27" L=53.83' 27.55' C3

5.00' N27°15'31"E 80.00'50.00'
N27°15'31"E 80.00'42.57'
Δ=0°48'26"
L=7.43' N27°15'31"E 80.05'Δ=5°19'18" L=48.95' N21°07'47"E(R) 83.49' N16°06'31"E 106.97' Δ
L
=
=4
5°19'09" 8.92' Δ
L=5°36'28" =51.58' N10°12'10"E(R) 122.91'

20.07' N60°37'39"W 48.20' BNDY
N79°15'16"W

49.18' BNDY

26.38'
Δ=5°44'18" L=52.78' N51°50'57"W 147.67' BNDY
R=500.00' Δ=9°59'32" L=87.20'
N62°44'29"W 120.44'

10.19'
Δ=46°05'34"
L=50.68' 57.33'
N67°55'57"W 46.45' BNDY

27.44'
C4 N0°34'16"E 133.32'
N27°15'31"E 164.06' N27°15'31"E 1624.53' BNDY

99.09'

20.54' 28.11'

16.53'
R=554.00' Δ=9°59'32" L=96.61'
N27°15'31"E 80.25' M-M72.00' M-PL
N49°08'03"W 405.96' M-M
333.96' M-PL
N74°08'37"W 30.15' N2°02'43"E 81.31' BNDY
N87°57'17"W

69.00' BNDY
N62°44'29"W 97.57'
R=527.00' Δ=26°41'15" L=245.47' N04°27'52"E(R)

28.01' 27.00'

45.38'

2.82'
N15°48'38"E(R)
3960± SF
128
3867± SF
129
4000± SF
130
4000± SF
131
4334± SF
132
5043± SF
133
6631± SF
134
8206± SF
135
4542± SF
153
4451± SF
152
4004± SF
151
4000± SF
150
3777± SF
149
4100± SF
148
6155± SF
157
4241± SF
156
4873± SF
155
5170± SF
154
PARCEL B 26312± SF
123
121
125
126
124
122
138
139
136
137

16.5'

11.5'

16.6'
5094± SF
158 N81°26'08"E(R)
L1 BNDY
L2
BNDY
L3 BNDY

7.20'
111.82' M-PL N27°15'31"E 178.33' M-M
N62°44'29"W 69.82' N40°51'03"E 102.41' BNDY

76.00'

69.82'
N27°15'31"E 140.44'

95.21'
Line Table
Line #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
Bearing
N27°15'31"E
N10°56'16"W
N49°08'03"W
N52°44'57"W
N52°44'57"W
N51°20'20"W
N15°11'38"W
N21°55'55"E
N27°15'31"E
N72°15'31"E
N52°44'57"W
Length

5.61'

17.29'

37.81'

12.25'

15.76'

30.15'

18.69'

47.48'

61.54'

15.56'

15.76'
Curve Table
CURVE #
C1
C2
C3
C4
C5
C6
C7
RADIUS
1554.50'

11.00'

91.00'

91.00'

91.00'

63.00'

82.50'
DELTA
0°44'02"
38°40'50"
11°24'08"
11°24'08"
7°37'19"
53°51'18"
5°19'37"
LENGTH

19.91'

7.43'

18.11'

18.11'

12.11'

59.22'

7.67'
TRACT NO. 3610
SEE SHEET 7 SEE SHEET 7 SEE SHEET 8
11°24'09"
Item 7.3
Mountain House Page 110 of 286
TITLE: Adopt a Resolution Approving the Large Lot Final Map for Mountain House Neighborhood I (Tract No. 4287)
MEETING DATE: October 22, 2025
PREPARED BY: Andrew Peters, Engineer II

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

1. Approve the Large Lot Final Map (Tract No. 4287) for Mountain House Neighborhood I; and

2. Accept on behalf of the public all offers of dedication where applicable, and authorize recordation the Large Lot Final Map (Tract No. 4287) for Mountain House Neighborhood I.

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

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

On August 28, 2024, the Mountain House City Council adopted Resolution No. 2024-43, approving Major Subdivision Application No. PA-0600327 for Neighborhoods I and J. The subdivision includes 60 parcels over 439.9 acres located in the “North of Byron” area within Specific Plan II, at the westerly limits of Mountain House, and adjacent to existing residences along Kelso Road whose properties back up to Old River.

DISCUSSION
Under the California Subdivision Map Act, a legislative body must approve a Final Map if it is in substantial conformance with the previously approved Tentative Map. This review ensures that all conditions of approval for the Tentative Map have been fulfilled.

Item 7.4
Mountain House Page 111 of 286
Mountain House Developers, LLC submitted the Large Lot Final Map for Tract No. 4287 (Neighborhood I) (Attachment A) to complete the subdivision process for the approved Tentative Map. The Large Lot Final Map is for phasing purposes only and subdivides approximately 439.9 acres into 60 large parcels, each several acres in size. These parcels will require further subdivision and mapping prior to development.

All lots remain subject to the conditions of the Tentative Map and any subsequent amendments and must be developed consistent with Specific Plan II. This includes preparation of future improvement plans for public streets and utilities, dedication of right-of-way easements, and execution of Subdivision Improvement Agreements with appropriate performance securities.

The City Engineer has reviewed the Final Map for technical accuracy and substantial conformance with the approved Tentative Map and recommends City Council approval. The accompanying resolution (Attachment B) provides for acceptance of all offers of dedication and authorizes recordation of the Final Map (Exhibit 1 to Attachment B).

FISCAL IMPACT
Processing costs for this map are fully covered through a developer reimbursement agreement. The City does not budget for developer-funded activities, as these costs vary with development activity levels.

STRATEGIC PLAN
Approval of the Large Lot Final Map for Neighborhood I supports the Community Development Department’s strategic goal to:
• Facilitate and support development that advances the planned buildout of the Mountain House community.

CEQA
The Final Environmental Impact Report (FEIR) for Mountain House and its Sphere of Influence was certified by the San Joaquin County Board of Supervisors in 1994 (SCH #1990020776). An Addendum to the Master Plan EIR was subsequently prepared for Specific Plan II.

Approval of this Final Map is exempt from further environmental review pursuant to CEQA Guidelines Section 15268(b)(3) (Ministerial Projects).

ACTION FOLLOWING CITY COUNCIL APPROVAL
Item 7.4
Mountain House Page 112 of 286
Upon approval, staff will record the Final Map with the San Joaquin County Recorder’s Office.

ATTACHMENTS
A. Vicinity Map
B. Proposed Resolution for Mountain House Neighborhood I (Tract No. 4287) Item 7.4
Mountain House Page 113 of 286

ATTACHMENT A

VICINITY MAP
Mountain House
Neighborhood I
Large Lot Final Map
Tract No. 4287

NOT TO SCALE
Item 7.4
Mountain House Page 114 of 286
- 1 -

CITY COUNCIL OF MOUNTAIN HOUSE
RESOLUTION NO. 2025 –##

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

LARGE LOT FINAL MAP, ACCEPTING ON BEHALF OF THE PUBLIC ALL OFFERS OF

DEDICATION, AND AUTHORIZING RECORDATION OF THE FINAL MAP FOR MOUNTAIN HOUSE NEIGHBORHOOD I (TRACT NO. 4287)
WHEREAS, Mountain House Neighborhood I (Tract No. 4287) is located north of Byron Road and south of Old River; and
WHEREAS, the project subdivides an approximately 439.9-acre project site into 60 parcels for phasing purposes only; and
WHEREAS, the Subdivider is Mountain House Developers, LLC, a Delaware Limited Liability Company; and
WHEREAS, the Subdivider has submitted the Large Lot Final Map for Mountain House Neighborhood I (Tract No. 4287) for approval; and
WHEREAS, The approval of the Final Map is exempt from further CEQA review per CEQA Statute & Guidelines Section 15268(b)(3), Ministerial Projects.

WHEREAS, Staff reviewed the Final Map and Subdivision applications and determined that the lots are subject to the conditions of the approved Tentative Map, and any amendments, and must be developed in accordance with Specific Plan II; now therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE, AS FOLLOWS:

1. The certain Final Map, consisting of 16 sheets, entitled Mountain House, Neighborhood I – Large Lot Final Map (Tract No. 4287), is hereby approved as and for the Final Map of that certain subdivision known as Mountain House, Neighborhood I – Large Lot (Tract No. 4287), Mountain House, which is attached as Exhibit 1 and incorporated by reference.

2. The City Council hereby accepts on behalf of the public all offers of dedication for the purposes designated and authorizes recordation of the map.

3. The approval and acceptance by the City on behalf of the public of Tract No. 4287, Subdivisions of San Joaquin County, Mountain House, Neighborhood I – Large Lot Final Map, is subject to the owner or owners submitting to the City of Mountain House the Final Map of the CONSENT ITEM 7.2 ATTACHMENT B - 2 - subdivision approved by the County Surveyor indicating conformance to the Subdivision Map Act of the State of California.

4. The City Clerk is hereby authorized and directed to sign and have recorded said subdivision map when same is submitted to the City, bearing said approval of the County Surveyor, and is Item 7.4
Mountain House Page 115 of 286
- 2 -
approved by the City Engineer.

5. The City Manager is authorized to take such other actions as are necessary and appropriate to carry out the purpose and intent of this Resolution.

PASSED, APPROVED, and ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 22nd day of October 2025 by the following Vote, to wit:

AYES: DISKO, GREEN, HARRISON, SU, TINGLE
NOES:

ABSENT:
______________________________________

ANDY SU, MAYOR
City of Mountain House,
County of San Joaquin, State of California
ATTEST:

City Clerk of the City of Mountain House,
County of San Joaquin, State of California
By: ______________________________
Item 7.4
Mountain House Page 116 of 286
REFER TO MAJOR SUBDIVISION APPLICATION NO. PA-2100089 1 SITE

OWNER'S STATEMENT VICINITY MAP

OWNER'S ACKNOWLEDGMENT

CITY CLERK'S STATEMENT

CITY ENGINEER'S STATEMENT RECORDER'S STATEMENT

PRELIMINARY
JOB NO. 673-058 SHEET OF 13
TRACT NO. 4287

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
MAY 2025

COUNTY SURVEYOR'S STATEMENT

SURVEYOR'S STATEMENT
Item 7.4
Mountain House Page 117 of 286
2 NOTES

TRUSTEE'S ACKNOWLEDGMENT

TRUSTEE'S STATEMENT

PRELIMINARY
JOB NO. 673-058 SHEET OF 13
TRACT NO. 4287

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
MAY 2025
SIGNATURE OF OMISSIONS:

Item 7.4
Mountain House Page 118 of 286

COUNTY OF ALAMEDA COUNTY OF SAN JOAQUIN

BYRON ROAD

OLD RIVER

CENTRAL

VALLEY GREAT

PARKWAY
NORTH

CENTRAL

PARKWAY
3 BOUNDARY SHEET
TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
NOTES:

REFERENCES:

JOB NO. 673-058 SHEET OF 13
500'

GRAPHIC SCALE
500' 0' 250' 500' 1000' 2000'
Item 7.4
Mountain House Page 119 of 286
4 DETAIL A

DETAIL B

BOUNDARY SHEET
TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
BASIS OF BEARINGS:

LEGEND
#
JOB NO. 673-058 SHEET OF 13

DETAIL C
500'

GRAPHIC SCALE
500' 0' 250' 500' 1000' 2000'
A
B
C
D
E
F
G H
M
I
J K

L N O P

ADJOINER TABLE

REFERENCE OWNER

DOCUMENT
NUMBER
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
Q
R
Item 7.4
Mountain House Page 120 of 286

PARCEL MM

PARCEL II PARCEL HH

PARCEL AA

PARCEL EE PARCEL DD

PARCEL FF

PARCEL X

PARCEL Z

PARCEL Y

PARCEL B

PARCEL M

PARCEL C

PARCEL L

PARCEL K

PARCEL P

PARCEL D

PARCEL PP

PARCEL CC

PARCEL R

PARCEL T

PARCEL H

PARCEL F

PARCEL E

PARCEL G

PARCEL S

PARCEL NN

PARCEL I

PARCEL J

PARCEL U PARCEL V

PARCEL LL

PARCEL KK

PARCEL JJ

PARCEL Q
6 7
8 9

PARCEL W
10 PARCEL BB

PARCEL AAA

PARCEL BBB

PARCEL CCC

PARCEL DDD

PARCEL EEE

PARCEL FFF

PARCEL GGG

PARCEL HHH

PARCEL QQ

PARCEL RR

PARCEL SS

PARCEL TT

PARCEL UU

PARCEL VV

PARCEL WW PARCEL XX

PARCEL YY

PARCEL ZZ

PARCEL OO

PARCEL OPARCEL IIIPARCEL N

PARCEL GG
6 11 12

PARCEL A
VALLEY

CENTRAL
GREAT

PARKWAY
5 PRELIMINARY
TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13

GRAPHIC SCALE
500' 0' 250' 500' 1000' 2000'
NOTES:
500'

PARKWAY
Item 7.4
Mountain House Page 121 of 286

PARCEL CC

PARCEL AA

PARCEL Z

PARCEL Y

PARCEL EE

PARCEL DD
SEE SHEET 7

PARCEL X
SEE SHEET 11

OLD RIVER

PARCEL BB

PARCEL EE

PARCEL CC

PARCEL GG

PARCEL HHH

PARCEL GGG

PARCEL FFF

PARCEL BB

OLD RIVER
6 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'

PRELIMINARY

DETAIL D
NOTES:

Item 7.4
Mountain House Page 122 of 286

PARCEL N

PARCEL L

PARCEL B

PARCEL M

PARCEL C
PARCEL M SEE SHEET 6
SEE SHEET 8
SEE SHEET 8
SEE SHEET 8

PARCEL O

PARCEL III

PARCEL A

GREAT VALLEY PARKWAY
CENTRAL PARKWAY SEE SHEET 6 SEE SHEET 11
7 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'

PRELIMINARY
NOTES:

Item 7.4
Mountain House Page 123 of 286

PARCEL B PARCEL M

PARCEL C

PARCEL W

PARCEL P

PARCEL Q

PARCEL K

PARCEL I

PARCEL D

PARCEL J

PARCEL V

PARCEL U

PARCEL F
PARCEL E SEE SHEET 10
SEE SHEET 7
SEE SHEET 9

GREAT VALLEY PARKWAY

PARCEL D

PARCEL C

PARCEL P

PARCEL E

PARCEL D
8 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'

PRELIMINARY

DETAIL E

DETAIL F
NOTES:

Item 7.4
Mountain House Page 124 of 286

PARCEL R

PARCEL H

PARCEL F

PARCEL G

PARCEL E
SEE SHEET 8
SEE SHEET 8
SEE SHEET 10

BYRON ROAD

GREAT VALLEY PARKWAY
9 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'
NOTES: PRELIMINARY
Item 7.4
Mountain House Page 125 of 286

PARCEL U

PARCEL T

PARCEL S

PARCEL V

PARCEL P

PARCEL JJ

PARCEL W
PARCEL LL PARCEL KK SEE SHEET 8
SEE SHEET 8
SEE SHEET 9
SEE SHEET 11

PARCEL W
10 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'

PRELIMINARY
NOTES:

Item 7.4
Mountain House Page 126 of 286

PARCEL JJ

PARCEL W

PARCEL NN

PARCEL OO

PARCEL MM

PARCEL II

PARCEL HH

PARCEL GG

PARCEL PP

PARCEL FF

PARCEL X

PARCEL N

PARCEL M
SEE SHEET 10
SEE SHEET 6 SEE SHEET 7

COUNTY OF ALAMEDA COUNTY OF SAN JOAQUIN
11 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'

PRELIMINARY
NOTES:

OLD RIVER

OLD RIVER
Item 7.4
Mountain House Page 127 of 286

PARCEL QQ

PARCEL TT

PARCEL SS

PARCEL UU

PARCEL VV

PARCEL WW

PARCEL XX

PARCEL YY

PARCEL OO

PARCEL RR

PARCEL OO

PARCEL YY

PARCEL ZZ

PARCEL OO

PARCEL FFF

PARCEL AAA

PARCEL BBB

PARCEL CCC

PARCEL DDD

PARCEL OO

PARCEL EEE
12 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
50'

GRAPHIC SCALE
50' 0' 25' 50' 100' 200'

PRELIMINARY
NOTES:

CONTINUED ABOVE CONTINUED BELOW

PARCEL YY CONTINUED BELOW

OLD RIVER

OLD RIVER

OLD RIVER

CONTINUED ABOVE PARCEL ZZ
SEE SHEET 11 SEE SHEET 6
Item 7.4
Mountain House Page 128 of 286
13 TRACT NO. 4287
SCALE: 1" =

BEING A PORTION OF RANCHO EL PESCADERO

CITY OF MOUNTAIN HOUSE,

SAN JOAQUIN COUNTY, CALIFORNIA
MAY 2025

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916)788-4456

SUBDIVISIONS OF SAN JOAQUIN COUNTY, CALIFORNIA

MOUNTAIN HOUSE NEIGHBORHOOD I

LARGE LOT FINAL MAP
JOB NO. 673-058 SHEET OF 13
150'

GRAPHIC SCALE
150' 0' 75' 150' 300' 600'

PRELIMINARY
NOTES:

Item 7.4
Mountain House Page 129 of 286
TITLE: Adopt a Resolution Approving the Final Map for Mountain House Neighborhood H-14 (Tract No. 4216)
MEETING DATE: October 22, 2025
PREPARED BY: Kathleen Chen, Engineer II

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

1. Approve the Final Map for Mountain House Neighborhood H-14 (Tract No. 4216).

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

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

BACKGROUND
On February 8, 2005 (as amended September 13, 2022), the San Joaquin County Board of Supervisors adopted Mountain House Specific Plan II. Concurrently, the Board approved a Development Agreement (Ordinance No. 4243) to implement the Specific Plan approvals. Specific Plan II encompasses approximately 2,300 acres and includes seven of the 12 Mountain House neighborhoods, the Town Center, commercial areas, and associated parks, schools, open space, and infrastructure.

On November 12, 2024, the San Joaquin County Board of Supervisors approved the Tentative Map for Neighborhood H-14 (TSM-24-001), located within Specific Plan II. The Tentative Map area encompasses approximately 18.04 acres, generally situated south of Byron Road and east of Central Parkway.

DISCUSSION
Under the California Subdivision Map Act, the legislative body must approve a Final Map if it is in substantial compliance with the previously approved Tentative Map. Review and approval ensure that all conditions of the Tentative Map have been satisfied.

The New Home Company Northern California, LLC is developing Tract No. 4216 and has submitted the Final Map for Mountain House Neighborhood H-14 to complete the subdivision process for the previously approved Tentative Map. The project location is shown on Attachment A (Vicinity Map).

Item 7.5
Mountain House Page 130 of 286
The Final Map encompasses approximately 18.04 acres and subdivides the property, which is zoned Medium High Density Residential (R-MH), into 199 residential lots, comprised of 103 detached units with 7 secondary units and 96 duet units.

Pursuant to the conditions of approval, the subdivider is required to construct all public improvements associated with the subdivision, including streets, utilities, street lighting, and landscaping improvements within the public rights-of-way. To ensure these obligations are fulfilled, the developer has executed three Subdivision Improvement Agreements (SIAs) for Tract No. 4216 (Attachments B-1 through B-3). Each agreement establishes the developer’s responsibility for design, construction, inspection, and warranty of public improvements and requires posting of performance and labor and materials bonds to guarantee completion of the work.

The City Engineer has reviewed the Final Map and all associated Subdivision Improvement Agreements for technical accuracy, legal sufficiency, and substantial conformance with the approved Tentative Map and recommends City Council approval. The proposed Resolution (Attachment C) provides for these actions, authorizes execution of the Subdivision Improvement Agreements, and authorizes recordation of the Final Map.

The Final Map is attached to the resolution as Exhibit 1 and incorporated therein by reference.

FISCAL IMPACT
Staff time associated with processing this map is fully reimbursed by the developer. The City does not budget for developer-funded activities since project volumes vary; costs are recovered through developer reimbursements for services rendered.

STRATEGIC PLAN
Approval of the Final Map for Mountain House Neighborhood H-14 (Tract No. 4216) supports the Community Development Department’s Strategic Goal to:
• Support development toward the buildout of the community.

CEQA
The Final Environmental Impact Report (FEIR) for Mountain House and its Sphere of Influence (SOI) was certified by the San Joaquin County Board of Supervisors in 1994. A Notice of Exemption was filed for Tentative Map 4216 on November 4, 2024 (Document # 39-1114024-364). Approval of the Final Map is exempt from further CEQA review under CEQA Guidelines Section 15268(b)(3) (Ministerial Projects).

Item 7.5
Mountain House Page 131 of 286

ACTION FOLLOWING CITY COUNCIL APPROVAL
Upon Council approval, staff will record the Final Map and the associated Subdivision Improvement Agreements with the San Joaquin County Recorder.

ATTACHMENTS
Attachment A: Vicinity Map
Attachment B-1: Subdivision Improvement Agreement – Phase 1 Attachment B-2: Subdivision Improvement Agreement – Phase 2 Attachment B-3: Subdivision Improvement Agreement – Phase 3 Attachment C: Proposed Resolution
Item 7.5
Mountain House Page 132 of 286

ATTACHMENT A

VICINITY MAP
Final Map for Mountain House
Neighborhood H-14 (Tract No. 4216)
Item 7.5
Mountain House Page 133 of 286
1 SIA-2025-02

SUBDIVISION IMPROVEMENT AGREEMENT
(Civil, Joint Trench & Street Lights and Parkway Strip Landscaping Improvements) (FINAL MAP TRACT NO. 4216)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 4216 (Agreement) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City”,” and The New Home Company Northern California LLC, a Delaware limited liability company, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 4216, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood H2/H3, Unit No.14-Phase 1”.

WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the Master Acquisition and Reimbursement Agreements (MARA), any applicable Development Agreement, PAA-2, PRA-2, the MHCSD Will Serve letter, the Master Plan, Specific Plan II, and the Conditions of Approval of Major Subdivision TSM-24-001, Specific Plan II portion of Neighborhood H2/H3, Unit No. 14.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (which are collectively referenced herein as the “Plans”): 1) Rough Grading Plans, “Tract 4216 Neighborhood ‘H’, Unit No. 14”, Mountain House, San Joaquin County, California prepared by CBG civil engineers dated January 27, 2025, and consisting of combined sheets 1 through 19; and are now on file in the office of the City Manager of the City; and 2) Improvement Plans, “Tract 4216 – Phase 1 Neighborhood ‘H’, Unit No. 14”, Mountain House, San Joaquin County, California prepared by CBG civil engineers dated May 12, 2025, and consisting of combined sheets 1 through 39; and are now on file in the office of the City Manager of the City; and 3) Future Neighborhood ‘H2/H3’ Tract 4216, Joint Trench Composite Plan and Public Street Lighting Plan; and 4) Future “Neighborhood ‘H’ Questa In-Tract Package Landscape Guidelines” to be approved by the City Manager of the City (the improvements described and depicted in the Plans are referred to collectively here as the “Improvements”); and the location of the Improvements is shown in yellow in the Tract 4216 Phasing Plan, dated October 31, 2024, which is attached hereto as Exhibit A; and
WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

Item 7.5
Mountain House Page 134 of 286
2 NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

Item 7.5
Mountain House Page 135 of 286
3 Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

Item 7.5
Mountain House Page 136 of 286
4 9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A
B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:
$ 2,924,000.00
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 2,924,000.00
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit B for Engineers Bond Estimates prepared by CBG.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

Item 7.5
Mountain House Page 137 of 286
5 B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any Item 7.5
Mountain House Page 138 of 286
6 person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

A. Limit of Liability for Injury or Accidental Death
Per Occurrence…………………..$1,000,000
B. Limit of Liability for Property Damage
Aggregate Liability for Loss…..…$1,000,000
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public improvements do not meet the specifications and standards of the Item 7.5
Mountain House Page 139 of 286
7 City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all Homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a Item 7.5
Mountain House Page 140 of 286
8 partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider fully executed on May 21, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage scale as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its intention to take over the performance of the contract, and does not commence performance Item 7.5
Mountain House Page 141 of 286
9 thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

The New Home Company Northern California, LLC
1508 Eureka Road, Suite 290
Roseville, CA 95661
Attn: Parker Carson
Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. FIRE PROTECTION
No building permits will be issued in this Subdivision until the water system has been completed and tested and all access streets installed and made serviceable. This provision may be modified or waived if an alternate method of providing fire protection is provided and approved by the City Manager.

26. SLURRY SEAL
The Subdivider shall install a slurry seal to the paved surface of the Subdivision upon completion of homebuilding activities in the Subdivision. Slurry seal shall be installed as described in the City of Mountain House Standard Specifications and Details. All streets constructed as part of this subdivision and shown on this map shall be included in the slurry seal project by the developer or builder who is performing this requirement regardless of whether Item 7.5
Mountain House Page 142 of 286
10 buildings are built on those streets or not. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

27. STREET STRIPING
The Subdivider shall install permanent street striping and markings with “Hot Applied Thermoplastic” as described in the City of Mountain House Standard Specifications and Details.

Subdivider shall apply thermoplastic striping and signage to all streets within the Final Map including arterial and collector streets within the subdivision.

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS
The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD H, TSM-24-001, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood H, TSM-24-001, Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. COMMUNITY FACILITIES DISTRICT
a. In satisfaction of condition 88 in the Major Subdivision No. TSM-24-001 Tract No. 4216 Tentative Map conditions, Subdivider agrees to cooperate in the formation of, or annexation into, a community facilities district (“CFD”) or districts established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the construction, services and maintenance of certain public facilities/improvements, Item 7.5
Mountain House Page 143 of 286
11 specifically including maintenance of open space, landscaping, trails and habitat, and parks.
b. Subdivider agrees that the boundaries of the district(s) will include all of its holdings south of Grant Line Road along with other lands determined by the City (the “2024 CFD Property”), and that Subdivider will not contest and will, for and on behalf of the lands within Tract No. 4216, vote in favor of formation of or annexation into the district(s).

Subdivider shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the district(s), as determined by the City Engineer. If formed prior to July 1, 2024, the City agrees that the amount of the services special tax will not exceed $533 per residential unit in the first year, with subsequent years being subject to typical inflationary adjustments as may be specified the RMA. c. Subdivider further agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Act including approval of the RMA for the purpose of financing the City’s improvement of parks identified in the City’s/District’s Community Facility Fee Program.

Subdivider and City agree that the boundaries of the Facilities CFD will include all of its holdings south of Grant Line Road, and that Subdivider will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD. Subdivider shall pay its fair share of administrative costs incurred by City associated with the formation of and/or annexation into the district.

City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
The New Home Company Northern California, LLC,
A Delaware limited liability company
BY: ________________________________
Name: Parker Carson
Its: Director, Forward Planning and Project Management
Date: ______________________________
Item 7.5
Mountain House Page 144 of 286
PHASE 3
PHASE 2
PHASE 2
PHASE 1
179
PLAN 2 173
PLAN 2
190
PLAN 3
198
PLAN 3
187
PLAN 2
192
PLAN 3
191
PLAN 2
176
PLAN 3
175
PLAN 2
160
PLAN 3
183
PLAN 2
184
PLAN 3
199
PLAN 2
194
PLAN 3
177
PLAN 2
172
PLAN 3
188
PLAN 3
186
PLAN 1
178
PLAN 1
39 PLAN 2
35 PLAN 2
45 PLAN 2
51 PLAN 2
54 PLAN 2
48 PLAN 2
90 PLAN 4
99 PLAN 2
23 PLAN 2
6 PLAN 2 4
PLAN 2
26 PLAN 2
29 PLAN 2
18 PLAN 2
12 PLAN 2
32 PLAN 2
102
PLAN 3
100
PLAN 3
82 PLAN 3
40 PLAN 3
14 PLAN 3
10 PLAN 3
8 PLAN 3
21 PLAN 1
96 PLAN 3
91 PLAN 2
103
PLAN 1
101
PLAN 1
95 PLAN 1
92 PLAN 1
36 PLAN 1
33 PLAN 1
30 PLAN 1
27 PLAN 1
24 PLAN 1
5 PLAN 1
1 PLAN 1
9 PLAN 1
13 PLAN 1
15 PLAN 1
53 PLAN 1
50 PLAN 1
47 PLAN 1
44 PLAN 1
7 PLAN 4
11 PLAN 4
19 PLAN 4
55 PLAN 4
56 PLAN 2
62 PLAN 2
63 PLAN 2
68 PLAN 2
76 PLAN 2
73 PLAN 2
71 PLAN 1
70 PLAN 1
67 PLAN 1
64 PLAN 1
61 PLAN 1
105
PLAN 3
107
PLAN 3
113
PLAN 3
115
PLAN 3
119
PLAN 3
118
PLAN 2
114
PLAN 2
112
PLAN 2
109
PLAN 2
106
PLAN 2
108
PLAN 1
117
PLAN 1
97 PLAN 2
98 PLAN 1
94 PLAN 1
93 PLAN 2
89 PLAN 3
88 PLAN 2 87
PLAN 2
104
PLAN 2
111
PLAN 2
110
PLAN 3
116
PLAN 2
196
PLAN 3
197
PLAN 2
195
PLAN 2
193
PLAN 2
185
PLAN 2
189
PLAN 2
182
PLAN 3
180
PLAN 3
181
PLAN 2
169
PLAN 2
168
PLAN 3
170
PLAN 1
171
PLAN 2
174
PLAN 3
167
PLAN 2
166
PLAN 3
164
PLAN 3
165
PLAN 2
163
PLAN 2
162
PLAN 1
161
PLAN 2
157
PLAN 2
159
PLAN 2
156
PLAN 3
153
PLAN 2
152
PLAN 3
154
PLAN 1
155
PLAN 2
158
PLAN 3
79 PLAN 2
84 PLAN 3
83 PLAN 4
77 PLAN 4
78 PLAN 3
86 PLAN 2
85 PLAN 2
75 PLAN 3
74 PLAN 3
69 PLAN 3
72 PLAN 3
57 PLAN 3
60 PLAN 3
58 PLAN 1
59 PLAN 1
65 PLAN 3
66 PLAN 2
38 PLAN 3
37 PLAN 3
34 PLAN 3
31 PLAN 3
28 PLAN 3
25 PLAN 3
3 PLAN 3
2 PLAN 3
22 PLAN 2
20 PLAN 3
16 PLAN 1
17 PLAN 2
41 PLAN 1
42 PLAN 2 43
PLAN 3
46 PLAN 3
49 PLAN 3
52 PLAN 3
141
PLAN 2
143
PLAN 2
140
PLAN 3
137
PLAN 2
136
PLAN 3
138
PLAN 1
139
PLAN 2
142
PLAN 3
144
PLAN 3
151
PLAN 2
150
PLAN 3
148
PLAN 3
149
PLAN 2
147
PLAN 2
146
PLAN 1
145
PLAN 2
128
PLAN 3
135
PLAN 2
134
PLAN 3
132
PLAN 3
133
PLAN 2
131
PLAN 2
130
PLAN 1
129
PLAN 2
125
PLAN 2
127
PLAN 2
124
PLAN 3
121
PLAN 2
120
PLAN 3
122
PLAN 1
123
PLAN 2
126
PLAN 3
80 PLAN 3 81
PLAN 2
ARTURO

BOULEVARDCENTRAL PARKWAY

BYRON ROAD
OPEN
SPACE
Parcel 'C'

PARCEL 'I'

PARCEL 'B'

PARCEL 'D'

PARCEL 'C'

PARCEL 'E'

PARCEL 'F'

PARCEL 'G'

PARCEL 'H'

PARCEL 'A'

PARCEL 'A'

PARCEL 'J'

PARCEL 'A'

PARCEL 'K'

PARCEL 'L'

N POPPYRIDGE ST

N POPPYRIDGE ST

N VALLEY ROSE ST

E SOLEIL WAY

E ARTURO BLVD

E GARDENWOOD ST

N GOLDFIELD ST

E PETALO ST

E FLEUR PL

E HIBISCUS PL

E GALAROSE PL

E ORCHID PL

E ROOTWOOD PL N KALMIA PL 'N' HEMLOCK PL

E BELLUM PL

N MELALEUCA PL

N SORRELWOOD WAY

N ROSEMONT PL

N BLOOM LN

N GLORIOSA PL

N TRILLIUM WAY N WINTERBERRY LN

E ASTERIDGE PL

E GALALILY PL

E FERNWAY PL

E JACARANDA PL

N VALLEYROSE ST
I:\673-135\ACAD\EXHIBITS\XB_17_PHASING PLAN.DWG

CRESTVIEW
TRACT 4216 PHASING PLAN

NEIGHBORHOOD 'H'

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: SEPTEMBER 18, 2025
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY TRACT
3553
TRACT
3554
TRACT
3555
TRACT
3544
TRACT
3552
TRACT
3551
TRACT
3547
TRACT
3546 TRACT
3545 TRACT
3964
TRACT
3548
TRACT
3549
TRACT
3550
R-MH
R-MH

LOCATION MAP VICINITY MAP

RESIDENTIAL SUMMARY
SINGLE
FAMILY

DETACHED

DUET TOTAL
PHASE 1 25 30 55
PHASE 2 48 68 116
PHASE 3 28 0 28
TOTAL 199 UNITS
TRACT
3553
TRACT
3554
TRACT
3555
TRACT
3544
TRACT
3552
TRACT
3551
TRACT
3547
TRACT
3546 TRACT
3545 TRACT
3964
TRACT
3548
TRACT
3549
TRACT
3550
R-MH
R-MH
Item 7.5
Mountain House Page 145 of 286
ENGINEER'S PRELIMINARY BOND ESTIMATE April 8, 2025
TRACT 4216 - PHASE 1 IMPROVEMENT PLANS Job No.: 0673-135 55 LOTS
MOUNTAIN HOUSE - NEIGHBORHOOD "H'

SAN JOAQUIN COUNTY, CALIFORNIA
Item Description Quantity Unit Unit Price Amount

STREET WORK
1 Grading R/W to R/W 149,548 SF 0.72 $ 107,675 $
2 4" AC Paving 91,042 SF 2.75 $ 250,366 $
3 10" Aggregate Base 91,042 SF 1.95 $ 177,532 $
4 Vertical Curb and Gutter 3,886 LF 25 $ 97,150 $
5 Rolled Curb and Gutter 3,866 LF 26 $ 100,516 $
6 Median Vertical Curb and Gutter 138 LF 20 $ 2,760 $
7 Under Curb Drain 7,752 LF 14.50 $ 112,404 $
8 6" Sidewalk with 4" Cushion (Class III Sidewalk) 23,952 SF 7 $ 167,664 $ 9 Accessible Ramps - Case A 4 EA 3,000 $ 12,000 $
10 Accessible Ramps - Case C 12 EA 3,000 $ 36,000 $
11 Accessible Ramps - Case F 2 EA 3,000 $ 6,000 $
12 Signing and Striping 1 LS 50,000 $ 50,000 $
13 Monuments 11 EA 1,000 $ 11,000 $
14 Driveway Approaches 55 EA 1,200 $ 66,000 $
15 Landscaping & Irrigation (Planters) 4,503 SF 14.00 $ 63,042 $ Subtotal Street Work 1,260,108 $
WATER
16 1" Water Services 62 EA 540 $ 33,480 $
17 8" Water Line (Including All Appurtenances) 3,934 LF 39 $ 153,426 $ 18 12" Water Line (Including All Appurtenances) 144 LF 66 $ 9,504 $ 19 Fire Hydrant (Including All Appurtenances) 9 EA 5,100 $ 45,900 $ 20 Blow Off Valves 8 EA 770 $ 6,160 $
21 Air Release Valve 1 EA 10,000 $ 10,000 $
22 Cathodic Protection (Budget) 1 LS 80,000 $ 80,000 $
Subtotal Water 338,470 $

STORM DRAIN
23 Catch Basins 39 EA 2,200 $ 85,800 $
24 Adjust Existing Catch Basin to Grade 1 EA 1,000 $ 1,000 $ 25 Manhole 3 EA 3,000 $ 9,000 $
26 Replace Manhole Top 1 EA 1,500 $ 1,500 $
27 30" RCP 45 LF 70 $ 3,150 $
28 24" RCP 358 LF 45 $ 16,110 $
29 18" PVC 1,497 LF 41 $ 61,377 $
30 12" PVC 866 LF 33 $ 28,578 $
Subtotal Storm Drain 206,515 $
P:\0600 - 0799\673-135\Estimates\Bond\Est-002-Tract 4216 Improvements.xlsx Page 1 of 2 2633 CAMINO RAMON, SUITE 350 I SAN RAMON, CALIFORNIA 94583 I (925) 866-0322 1430 BLUE OAKS BOULEVARD, SUITE 110 I ROSEVILLE, CALIFORNIA 95747 I (916) 788-4456 www.cbandg.com

CIVIL ENGINEERS I SURVEYORS I PLANNERS
Item 7.5
Mountain House Page 146 of 286
Item Description Quantity Unit Unit Price Amount

SANITARY SEWER
31 Manholes 13 EA 2,700 $ 35,100 $
32 Drop Manhole 1 EA 3,700 $ 3,700 $
33 Lampholes 5 EA 1,200 $ 6,000 $
34 4" Laterals (With Clean Out) 62 EA 585 $ 36,270 $
35 8" Sanitary Sewer Pipe (<10' Deep) 2,548 LF 26 $ 66,248 $ 32 8" Sanitary Sewer Pipe (>10' Deep) 158 LF 40 $ 6,320 $ Subtotal Sanitary Sewer 153,638 $

MISCELLANEOUS
33 Landscaping 20,818 SF 14.00 $ 291,452.00 $
34 Mobilization 1 LS 25,000 $ 25,000 $
35 Traffic Control (Budget) 1 LS 25,000 $ 25,000 $
36 Community Walls 1,060 LF 100 $ 106,000 $
37 Joint Trench 3,815 LF 66 $ 251,790 $
Subtotal Miscellaneous 699,242 $
SUBTOTAL TRACT 4216 - PHASE 1 IMPROVEMENT PLANS BOND AMOUNT 2,657,973 $ 10% CONTINGENCY 265,797 $
TOTAL TRACT 4216 - PHASE 1 IMPROVEMENT PLANS BOND AMOUNT 2,924,000 $ (to the nearest $1,000)
P:\0600 - 0799\673-135\Estimates\Bond\Est-002-Tract 4216 Improvements.xlsx Page 2 of 2 Item 7.5
Mountain House Page 147 of 286
1 SIA-2025-03

SUBDIVISION IMPROVEMENT AGREEMENT
(Civil, Joint Trench & Street Lights and Parkway Strip Landscaping Improvements) (FINAL MAP TRACT NO. 4216)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 4216 (Agreement) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City”,” and The New Home Company Northern California LLC, a Delaware limited liability company, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 4216, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood H2/H3, Unit No.14-Phase 2”.

WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the Master Acquisition and Reimbursement Agreements (MARA) , any applicable Development Agreement, PAA-2, PRA-2, the MHCSD Will Serve letter, the Master Plan, Specific Plan II, and the Conditions of Approval of Major Subdivision TSM-24-001, Specific Plan II portion of Neighborhood H2/H3, Unit No. 14.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (which are collectively referenced herein as the “Plans”): 1) Rough Grading Plans, “Tract 4216 Neighborhood ‘H’, Unit No. 14”, Mountain House, San Joaquin County, California prepared by CBG civil engineers dated January 27, 2025, and consisting of combined sheets 1 through 19; and are now on file in the office of the City Manager of the City; and 2) Future Improvement Plans, “Tract 4216 – Phase 2 Neighborhood ‘H’, Unit No. 14”, Mountain House, San Joaquin County, California prepared by CBG civil engineers dated May 21, 2025, and consisting of combined sheets 1 through 27; and are now on file in the office of the City Manager of the City; and 3) Future Neighborhood ‘H2/H3’ Tract 4216 Phase 2, Joint Trench Composite Plan and Public Street Lighting Plan; and 4) Future “Neighborhood ‘H’ Questa In-Tract Package Landscape Guidelines”, to be approved by the City Manager of the City (the improvements described and depicted in the Plans are referred to collectively here as the “Improvements”); and the location of the Improvements is shown in purple in the Tract 4216 Phasing Plan, dated October 31, 2024, which is attached hereto as Exhibit A; and
WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

Item 7.5
Mountain House Page 148 of 286
2 NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

Item 7.5
Mountain House Page 149 of 286
3 Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

Item 7.5
Mountain House Page 150 of 286
4 9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A

B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:

$ 2,092,000.00
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 2,092,000.00
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit B for Engineers Bond Estimates prepared by CBG.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

Item 7.5
Mountain House Page 151 of 286
5 B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any Item 7.5
Mountain House Page 152 of 286
6 person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

A. Limit of Liability for Injury or Accidental Death

Per Occurrence…………………..$1,000,000
B. Limit of Liability for Property Damage
Aggregate Liability for Loss…..…$1,000,000
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public improvements do not meet the specifications and standards of the Item 7.5
Mountain House Page 153 of 286
7 City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all Homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES

Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a Item 7.5
Mountain House Page 154 of 286
8 partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider fully executed on May 21, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage scale as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its Item 7.5
Mountain House Page 155 of 286
9 intention to take over the performance of the contract, and does not commence performance thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

The New Home Company Northern California, LLC
1508 Eureka Road, Suite 290
Roseville, CA 95661
Attn: Parker Carson

Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. FIRE PROTECTION
No building permits will be issued in this Subdivision until the water system has been completed and tested and all access streets installed and made serviceable. This provision may be modified or waived if an alternate method of providing fire protection is provided and approved by the City Manager.

26. SLURRY SEAL
The Subdivider shall install a slurry seal to the paved surface of the Subdivision upon completion of homebuilding activities in the Subdivision. Slurry seal shall be installed as described in the City of Mountain House Standard Specifications and Details. All streets constructed as part of this subdivision and shown on this map shall be included in the slurry seal project by the developer or builder who is performing this requirement regardless of whether Item 7.5
Mountain House Page 156 of 286
10 buildings are built on those streets or not. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

27. STREET STRIPING
The Subdivider shall install permanent street striping and markings with “Hot Applied Thermoplastic” as described in the City of Mountain House Standard Specifications and Details.

Subdivider shall apply thermoplastic striping and signage to all streets within the Final Map including arterial and collector streets within the subdivision.

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS

The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD H, TSM-24-001, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood H, TSM-24-001, Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. COMMUNITY FACILITIES DISTRICT
a. In satisfaction of condition 88 in the Major Subdivision No. TSM-24-001 Tract No. 4216 Tentative Map conditions, Subdivider agrees to cooperate in the formation of, or annexation into, a community facilities district (“CFD”) or districts established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the construction, services and maintenance of certain public facilities/improvements, Item 7.5
Mountain House Page 157 of 286
11 specifically including maintenance of open space, landscaping, trails and habitat, and parks.
b. Subdivider agrees that the boundaries of the district(s) will include all of its holdings south of Grant Line Road along with other lands determined by the City (the “2024 CFD Property”), and that Subdivider will not contest and will, for and on behalf of the lands within Tract No. 4216, vote in favor of formation of or annexation into the district(s).

Subdivider shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the district(s), as determined by the City Engineer. If formed prior to July 1, 2024, the City agrees that the amount of the services special tax will not exceed $533 per residential unit in the first year, with subsequent years being subject to typical inflationary adjustments as may be specified the RMA. c. Subdivider further agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Act including approval of the RMA for the purpose of financing the City’s improvement of parks identified in the City’s/District’s Community Facility Fee Program.

Subdivider and City agree that the boundaries of the Facilities CFD will include all of its holdings south of Grant Line Road, and that Subdivider will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD. Subdivider shall pay its fair share of administrative costs incurred by City associated with the formation of and/or annexation into the district.

City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
The New Home Company Northern California LLC,
A Delaware limited liability company
BY: ________________________________
Name: Parker Carson
Its: Director, Forward Planning and Project Management
Date: ______________________________
Item 7.5
Mountain House Page 158 of 286
PHASE 3
PHASE 2
PHASE 2
PHASE 1
179
PLAN 2 173
PLAN 2
190
PLAN 3
198
PLAN 3
187
PLAN 2
192
PLAN 3
191
PLAN 2
176
PLAN 3
175
PLAN 2
160
PLAN 3
183
PLAN 2
184
PLAN 3
199
PLAN 2
194
PLAN 3
177
PLAN 2
172
PLAN 3
188
PLAN 3
186
PLAN 1
178
PLAN 1
39 PLAN 2
35 PLAN 2
45 PLAN 2
51 PLAN 2
54 PLAN 2
48 PLAN 2
90 PLAN 4
99 PLAN 2
23 PLAN 2
6 PLAN 2 4
PLAN 2
26 PLAN 2
29 PLAN 2
18 PLAN 2
12 PLAN 2
32 PLAN 2
102
PLAN 3
100
PLAN 3
82 PLAN 3
40 PLAN 3
14 PLAN 3
10 PLAN 3
8 PLAN 3
21 PLAN 1
96 PLAN 3
91 PLAN 2
103
PLAN 1
101
PLAN 1
95 PLAN 1
92 PLAN 1
36 PLAN 1
33 PLAN 1
30 PLAN 1
27 PLAN 1
24 PLAN 1
5 PLAN 1
1 PLAN 1
9 PLAN 1
13 PLAN 1
15 PLAN 1
53 PLAN 1
50 PLAN 1
47 PLAN 1
44 PLAN 1
7 PLAN 4
11 PLAN 4
19 PLAN 4
55 PLAN 4
56 PLAN 2
62 PLAN 2
63 PLAN 2
68 PLAN 2
76 PLAN 2
73 PLAN 2
71 PLAN 1
70 PLAN 1
67 PLAN 1
64 PLAN 1
61 PLAN 1
105
PLAN 3
107
PLAN 3
113
PLAN 3
115
PLAN 3
119
PLAN 3
118
PLAN 2
114
PLAN 2
112
PLAN 2
109
PLAN 2
106
PLAN 2
108
PLAN 1
117
PLAN 1
97 PLAN 2
98 PLAN 1
94 PLAN 1
93 PLAN 2
89 PLAN 3
88 PLAN 2 87
PLAN 2
104
PLAN 2
111
PLAN 2
110
PLAN 3
116
PLAN 2
196
PLAN 3
197
PLAN 2
195
PLAN 2
193
PLAN 2
185
PLAN 2
189
PLAN 2
182
PLAN 3
180
PLAN 3
181
PLAN 2
169
PLAN 2
168
PLAN 3
170
PLAN 1
171
PLAN 2
174
PLAN 3
167
PLAN 2
166
PLAN 3
164
PLAN 3
165
PLAN 2
163
PLAN 2
162
PLAN 1
161
PLAN 2
157
PLAN 2
159
PLAN 2
156
PLAN 3
153
PLAN 2
152
PLAN 3
154
PLAN 1
155
PLAN 2
158
PLAN 3
79 PLAN 2
84 PLAN 3
83 PLAN 4
77 PLAN 4
78 PLAN 3
86 PLAN 2
85 PLAN 2
75 PLAN 3
74 PLAN 3
69 PLAN 3
72 PLAN 3
57 PLAN 3
60 PLAN 3
58 PLAN 1
59 PLAN 1
65 PLAN 3
66 PLAN 2
38 PLAN 3
37 PLAN 3
34 PLAN 3
31 PLAN 3
28 PLAN 3
25 PLAN 3
3 PLAN 3
2 PLAN 3
22 PLAN 2
20 PLAN 3
16 PLAN 1
17 PLAN 2
41 PLAN 1
42 PLAN 2 43
PLAN 3
46 PLAN 3
49 PLAN 3
52 PLAN 3
141
PLAN 2
143
PLAN 2
140
PLAN 3
137
PLAN 2
136
PLAN 3
138
PLAN 1
139
PLAN 2
142
PLAN 3
144
PLAN 3
151
PLAN 2
150
PLAN 3
148
PLAN 3
149
PLAN 2
147
PLAN 2
146
PLAN 1
145
PLAN 2
128
PLAN 3
135
PLAN 2
134
PLAN 3
132
PLAN 3
133
PLAN 2
131
PLAN 2
130
PLAN 1
129
PLAN 2
125
PLAN 2
127
PLAN 2
124
PLAN 3
121
PLAN 2
120
PLAN 3
122
PLAN 1
123
PLAN 2
126
PLAN 3
80 PLAN 3 81
PLAN 2
ARTURO

BOULEVARDCENTRAL PARKWAY

BYRON ROAD
OPEN
SPACE
Parcel 'C'

PARCEL 'I'

PARCEL 'B'

PARCEL 'D'

PARCEL 'C'

PARCEL 'E'

PARCEL 'F'

PARCEL 'G'

PARCEL 'H'

PARCEL 'A'

PARCEL 'A'

PARCEL 'J'

PARCEL 'A'

PARCEL 'K'

PARCEL 'L'

N POPPYRIDGE ST

N POPPYRIDGE ST

N VALLEY ROSE ST

E SOLEIL WAY

E ARTURO BLVD

E GARDENWOOD ST

N GOLDFIELD ST

E PETALO ST

E FLEUR PL

E HIBISCUS PL

E GALAROSE PL

E ORCHID PL

E ROOTWOOD PL N KALMIA PL 'N' HEMLOCK PL

E BELLUM PL

N MELALEUCA PL

N SORRELWOOD WAY

N ROSEMONT PL

N BLOOM LN

N GLORIOSA PL

N TRILLIUM WAY N WINTERBERRY LN

E ASTERIDGE PL

E GALALILY PL

E FERNWAY PL

E JACARANDA PL

N VALLEYROSE ST
I:\673-135\ACAD\EXHIBITS\XB_17_PHASING PLAN.DWG

CRESTVIEW
TRACT 4216 PHASING PLAN

NEIGHBORHOOD 'H'

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: SEPTEMBER 18, 2025
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY TRACT
3553
TRACT
3554
TRACT
3555
TRACT
3544
TRACT
3552
TRACT
3551
TRACT
3547
TRACT
3546 TRACT
3545 TRACT
3964
TRACT
3548
TRACT
3549
TRACT
3550
R-MH
R-MH

LOCATION MAP VICINITY MAP

RESIDENTIAL SUMMARY
SINGLE
FAMILY

DETACHED

DUET TOTAL
PHASE 1 25 30 55
PHASE 2 48 68 116
PHASE 3 28 0 28
TOTAL 199 UNITS
TRACT
3553
TRACT
3554
TRACT
3555
TRACT
3544
TRACT
3552
TRACT
3551
TRACT
3547
TRACT
3546 TRACT
3545 TRACT
3964
TRACT
3548
TRACT
3549
TRACT
3550
R-MH
R-MH
Item 7.5
Mountain House Page 159 of 286
2633 CAMINO RAMON, SUITE 350 I SAN RAMON, CALIFORNIA 94583 I (925) 866-0322 1430 BLUE OAKS BOULEVARD, SUITE 110 I ROSEVILLE, CALIFORNIA 95747 I (916) 788-4456 www.cbandg.com

CIVIL ENGINEERS I SURVEYORS I PLANNERS
ENGINEER'S PRELIMINARY BOND ESTIMATE May 13, 2025
TRACT 4216 - PHASE 2 IMPROVEMENT PLANS Job No.: 0673-135 116 LOTS
MOUNTAIN HOUSE - NEIGHBORHOOD "H'

SAN JOAQUIN COUNTY, CALIFORNIA
Item Description Quantity Unit Unit Price Amount

STREET WORK
1 Grading R/W to R/W 83,089 SF $ 0.72 $ 59,824
2 4" AC Paving 53,515 SF $ 2.75 $ 147,167
3 10" Aggregate Base 53,515 SF $ 1.95 $ 104,355
4 Vertical Curb and Gutter 772 LF $ 25 $ 19,304
5 Rolled Curb and Gutter 957 LF $ 26 $ 24,875
6 Under Curb Drain 1,729 LF $ 14.50 $ 25,069
7 6" Sidewalk with 4" Cushion (Class III Sidewalk) 8,373 SF $ 7 $ 58,609 8 Signing and Striping 1 LS $ 50,000 $ 50,000
9 Monuments 5 EA $ 1,000 $ 5,000
10 Driveway Approaches 114 EA $ 1,200 $ 136,800
Subtotal Street Work $ 631,003
WATER
11 1" Water Services 114 EA $ 540 $ 61,560
12 8" Water Line (Including All Appurtenances) 3,315 LF $ 39 $ 129,285 13 Fire Hydrant (Including All Appurtenances) 3 EA $ 5,100 $ 15,300 14 Blow Off Valves 6 EA $ 770 $ 4,620
15 Air Release Valve 1 EA $ 10,000 $ 10,000
16 Cathodic Protection (Budget) 1 LS $ 80,000 $ 80,000
17 Bacteria Sampling Station 2 EA $ 2,000 $ 4,000
Subtotal Water $ 304,765

STORM DRAIN
18 Catch Basins 24 EA $ 2,200 $ 52,800
19 Manhole 1 EA $ 3,000 $ 3,000
20 Replace Manhole Top 1 EA $ 1,500 $ 1,500
21 24" RCP 38 LF $ 45 $ 1,710
22 18" PVC 656 LF $ 41 $ 26,896
23 15" PVC 483 LF $ 36 $ 17,388
24 12" PVC 354 LF $ 33 $ 11,682
Subtotal Storm Drain $ 114,976

SANITARY SEWER
25 Manholes 18 EA $ 2,700 $ 48,600
26 Lampholes 8 EA $ 1,200 $ 9,600
27 4" Laterals (With Clean Out) 114 EA $ 585 $ 66,690
28 8" Sanitary Sewer Pipe 2,971 LF $ 26 $ 77,246
Subtotal Sanitary Sewer $ 202,136
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Item Description Quantity Unit Unit Price Amount

MISCELLANEOUS
29 Landscaping 27,325 SF $ 14 $ 382,551
30 Mobilization 1 LS $ 25,000 $ 25,000
31 Traffic Control (Budget) 1 LS $ 25,000 $ 25,000
32 Joint Trench 3,276 LF $ 66 $ 216,193
Subtotal Miscellaneous $ 648,743
SUBTOTAL TRACT 4216 - PHASE 2 IMPROVEMENT PLANS BOND AMOUNT $ 1,901,623 10% CONTINGENCY $ 190,162
TOTAL TRACT 4216 - PHASE 2 IMPROVEMENT PLANS BOND AMOUNT $ 2,092,000 (to the nearest $1,000)
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1 SIA-2025-04

SUBDIVISION IMPROVEMENT AGREEMENT
(Civil, Joint Trench & Street Lights and Parkway Strip Landscaping Improvements) (FINAL MAP TRACT NO. 4216)
THIS SUBDIVISION IMPROVEMENT AGREEMENT – FINAL MAP TRACT NO. 4216 (Agreement) is made and entered into as of _____________, (the “Effective Date”) by and between the City of Mountain House, a California municipal corporation, hereafter referred to as “City”,” and The New Home Company Northern California, LLC, a Delaware limited liability company, hereinafter referred to as “Subdivider.”

RECITALS
WHEREAS, Subdivider has presented to the City for approval a final subdivision map (“Map”) entitled Tract No. 4216, Subdivisions of San Joaquin County, California, Mountain House, Subdivisions of San Joaquin County, California, Mountain House, “Neighborhood H2/H3, Unit No.14-Phase 3”.

WHEREAS, the Map substantially complies with all applicable City requirements and conditions, including but not limited to the provisions of the Master Acquisition and Reimbursement Agreements (MARA) , any applicable Development Agreement, PAA-2, PRA-2, the MHCSD Will Serve letter, the Master Plan, Specific Plan II, and the Conditions of Approval of Major Subdivision TSM-24-001, Specific Plan II portion of Neighborhood H2/H3, Unit No. 14.

WHEREAS, Subdivider has requested approval of said Map prior to completing the construction and the dedication of improvements, including all streets, highways and public ways and public utility facilities which are a part of, or appurtenant to, the subdivision (“Subdivision”) designated in the Map, all in accordance with, and as required by, the plans and specifications for all or any of said improvements in, appurtenant to the Subdivision, which plans and specifications are contained in the following Improvement Plans (which are collectively referenced herein as the “Plans”): ]1) Rough Grading Plans, “Tract 4216 Neighborhood ‘H’, Unit No. 14”, Mountain House, San Joaquin County, California prepared by CBG civil engineers dated January 27, 2025, and consisting of combined sheets 1 through 19; and are now on file in the office of the City Manager of the City; and 2) Future Improvement Plans, “Tract 4216 – Phase 3 Neighborhood ‘H’, Unit No. 14”, Mountain House, San Joaquin County, California, and consisting of combined sheets 1 through 39; and are now on file in the office of the City Manager of the City; and 3) Future Neighborhood ‘H2/H3’ Tract 4216 Phase 3, Joint Trench Composite Plan and Public Street Lighting Plan; and 4) Future “Neighborhood ‘H’ Questa InTract Package Landscape Guidelines”, to be approved by the City Manager of the City (the improvements described and depicted in the Plans are referred to collectively here as the “Improvements”); and the location of the Improvements is shown in blue in the Tract 4216 Phasing Plan, dated October 31, 2024, which is attached hereto as Exhibit A; and WHEREAS, this Agreement is executed pursuant to the statutory right of a City to enter into contracts and the provisions of the State Subdivision Map Act.

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2 NOW, THEREFORE, for and in consideration of these promises and the approval of said Map and of the acceptance of the dedications, or some thereof, therein offered, and in order to ensure satisfactory performance by Subdivider of Subdivider’s obligations under said Subdivision Map Act, the parties hereto agree as follows:

AGREEMENT

1. PERFORMANCE OF WORK
Subdivider shall construct or cause to be constructed, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, all of the following work and Improvements within the Subdivision, towit:

Those certain improvements designated and shown the Plans as streets, curbs, gutters, sanitary sewers, storm sewers, water mains, street lights, sidewalks, walls, signage, striping and other on-site improvement in accordance with the standard plans and specifications on file in the office of the City Manager together with any changes required or ordered by said City Manager, which in the City Manager’s opinion, are necessary or required to complete the work.

2. WORK: PLACES AND GRADES TO BE FIXED BY ENGINEER
All of said work is to be done under the direction of the City Manager, and to the grades as shown upon the approved plans and specifications on file or to-be on file in the office of the City Manager. Subdivider warrants that construction will not adversely affect any portion of adjacent properties. Any adverse impacts shall be mitigated to the satisfaction of the City Engineer.

3. WORK: TIME FOR COMMENCEMENT AND PERFORMANCE
At least forty-eight (48) hours (excluding Saturday, Sunday and holidays) prior to the commencement of any work hereunder, Subdivider shall notify the City Manager in writing of the date fixed by Subdivider for commencement thereof, so that the City Manager shall be able to provide services of inspection.

Subdivider will complete or cause to be completed, all Improvements in accordance with the plans and specifications on files as hereinbefore specified, including any changes mutually agreed upon by the said City Manager and the Subdivider, and or required by revision to federal, state or local standards.

The work shall be performed in a safe and good workmanlike manner, and enough workers to quickly and adequately perform the work in accordance with normal construction standards for similar jobs shall be employed and used. All work must comply with State of California, Division of Industrial Safety Construction Orders.

Except during an emergency, as determined by the City Manager, all work shall be performed within the hours specified within the City Standards or as may be extended subject to the City Manager’s approval.

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3 Any contractor not performing as required by this Agreement may, at the discretion of the City Manager, be barred from doing any work within the City on any subdivision or any public works project for a maximum period of two (2) years.

The City may require Subdivider to furnish a licensed Soils Engineer to test and certify that all cuts, fills and trench backfill conform to the requirements of the City and State codes.

The Improvements shall be completed within two years of the Effective Date, unless such time is extended in writing by the City Manager.

4. TIME OF ESSENCE: EXTENSION
Time is of the essence of this Agreement, provided that in the event good cause is shown therefore, the City Manager may extend the time for completion of the Improvements hereunder. Any such extension may be granted without notice to the Subdivider’s surety, and extensions so granted shall not release or modify the surety’s liability on the bond to secure the faithful performance of this Agreement, or the payment for labor and materials.

5. REPAIRS AND REPLACEMENTS
Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by reason of any work done hereunder, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the owner, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specifications and standards of the City.

6. UTILITY DEPOSITS: STATEMENT
Subdivider shall make all deposits legally required by each public utility corporation for the connection of any and all public utilities to be supplied by such public utility corporation within the Subdivision.

7. PERMITS: COMPLIANCE WITH LAW
Subdivider shall, at Subdivider’s expense, obtain all necessary permits and licenses for the construction of the Improvements, give all necessary notices and pay all fees and taxes required by law. Necessary permits include encroachment permits for any and all work conducted within the City Right of Way or connection to any and all City utilities or other improvements.

8. SUPERINTENDENCE BY SUBDIVIDER
Subdivider shall give personal superintendence to the work on said improvements or have a competent foreman or superintendent on the work at all times during progress, with authority to act for Subdivider.

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4 9. INSPECTION BY THE CITY
Subdivider shall at all times maintain proper facilities, and provide safe access for inspection by the City, to all parts of the work, and to the shops wherein the work is in preparation.

10. CONTRACT SECURITY
Concurrently with the execution hereof, Subdivider shall furnish:

A. A cash bond guaranteeing payment for placing monuments in the amount of ………………… $ N/A
B. A surety bond, cash deposit or letter of credit
(100% of the uncompleted public improvements cost) as security for the faithful performance of the work for the completion of the Improvements in the following amounts:
$ 647,000.00
C. A separate security bond, cash deposit or letter of credit (100% of uncompleted public improvements cost) as security for the payment of all persons performing labor and furnishing materials in connection with the work for the completion of the Improvements in the following amounts:
$ 647,000.00
The surety on each of said bonds shall be a corporate surety company authorized to transact business in the State of California, and the form thereof shall be satisfactory to the City Attorney and the City Manager and consistent with the Subdivision Map Act including but not limited to Government Code Section 66499 through Section 66499.10. The above bonds may be combined.

See Exhibit B for Engineers Bond Estimates prepared by CBG.

11. RELEASE OF CONTRACT SECURITY
All of the Securities posted for Subdivision Improvements, referenced in Section 10 above, shall be released as follows with the exception of item 17 in this agreement, and subject to Government Code Section 66499.7.

A. Security given for faithful performance (Section 10 B above) shall be released after the City accepts the work and a warranty bond in the amount of twenty percent (20%) of the said work is provided to the City for a term of not less than one (1) year following the date of such acceptance of the work. If a significant repair to a certain improvement is required during the one (1) year warranty period, the warranty period for that repair work, and any facility related to the repair work, as determined by the City, shall be extended for one (1) year from the date the significant repair is completed and approved by City for acceptance.

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5 B. Security securing the payment to the contractor, the subcontractors of the contractor, and to persons furnishing labor, materials and equipment shall be released sixty (60) days after recording the Notice of Completion provided that the City has finally accepted the work and provided no claims or liens have been filed with the City. If claims of lien have been filed, an amount of security at least equal to the claims shall be retained pending the outcome of the claims.

C. The security guaranteeing that the completed work remains operational and free of defect during the required 1-year warranty period shall be released upon correction, by Subdivider, of any defects in the work existing at the end of the warranty period. The warranty shall be extended for one year after any major repairs.

D. Monument security shall be released in accordance with the provisions of Section 66497 of the Government Code.

In the event that the Improvements do not conform to the plans and specifications or defects are not corrected within the time limit specified by the City, the City shall have the authority to order the necessary work done and to recover the cost of such work as well as any costs of enforcing such obligation, including attorney fees, from the Subdivider and the Subdivider’s surety or the financial institution providing the instrument of credit.

12. HOLD HARMLESS AGREEMENT
Subdivider hereby agrees to, and shall hold the City, its elective and appointive boards, commissions, officers, agents, and employees, harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Subdivider’s or Subdivider’s contractors, subcontractors’, agents’ or employees’ operations under this Agreement, whether such operations be by Subdivider or by any Subdivider’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Subdivider or any of Subdivider’s contractors or subcontractors. Subdivider agrees to and shall indemnify and defend the City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damages caused, or alleged to have been caused, by reason of any of the aforesaid operations and Subdivider shall pay all reasonable attorney’s fees and costs that the City may incur.

The City does not, and shall not, waive any rights against Subdivider which it may have by reason of the aforesaid hold-harmless agreement, because of the acceptance of the Improvements by the City, or the contract security with the City by Subdivider.

The aforesaid hold-harmless agreement by Subdivider shall apply to all damages and claims for damages of every kind suffered, or alleged to have been suffered, by reason of any of the aforesaid operations referred to in this paragraph, regardless of whether or not the City has prepared, supplied or approved of, plans and/or specifications for the Subdivision.

The Subdivider shall, during the life of this Agreement take out and maintain insurance coverage with an insurance carrier authorized to transact business in the State of California as will protect the Subdivider or any Contractor or any Subcontractor or anyone directly or indirectly employed by any of them or by anyone for whose acts any of them may be liable, from claims for damages because of bodily injury, sickness, disease, or death of their employees or any Item 7.5
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6 person other than their employees, or for damages because of injury to or destruction of tangible property, including loss of use resulting there from.

The minimum limits of liability for such insurance coverage which shall include comprehensive general and automobile liability, including contractual liability assumed under this Agreement, shall be as follows:

A. Limit of Liability for Injury or Accidental Death
Per Occurrence…………………..$1,000,000
B. Limit of Liability for Property Damage
Aggregate Liability for Loss…..…$1,000,000
Such liability insurance policies shall name the City as an additional insured, by separate endorsement, and shall agree to defend and indemnify the City against loss arising from operations performed under this Agreement and before permitting any Contractor or Subcontractors to perform work under this Agreement, the Subdivider shall require Contractor or Subcontractors to furnish satisfactory proof that insurance has been taken out and is maintained similar to that provided by the Subdivider as it may be applied to the Contractor’s or Subcontractor’s work. Said policy limits shall not be reduced without the prior written notification to the City.

13. TITLE TO IMPROVEMENTS
Title to, and ownership of, all of the Improvements constructed hereunder by Subdivider shall vest absolutely in the City, upon completion and acceptance of such public Improvements by the City, except as otherwise may be provided in this Agreement. Prior to final acceptance by the City, the Subdivider shall submit to the City Manager accurately revised “record drawings” plans showing all the sanitary, storm and water lateral locations, monuments with tie notes.

14. REPAIR OR RECONSTRUCTION OF DEFECTIVE WORK
If, within a period of one (1) year after final acceptance of the work performed under this Agreement, any structure or part of any structure furnished and/or installed or constructed, or caused to be installed or constructed by Subdivider, or any of the work done under this Agreement, fails to fulfill any of the requirements of this Agreement or the specifications referred to herein, Subdivider shall without delay and without any cost to the City, repair or replace or reconstruct any defective or otherwise unsatisfactory part or parts of the work or structure.

Should Subdivider fail to act within thirty (30) days after written notice or in case of emergency, the City may, at its option, make the necessary repairs or replacements or perform the necessary work and Subdivider shall pay to the City the actual cost of such repairs plus twentyfive (25) percent as administrative costs.

15. REPAIR OR RECONSTRUCTION OF DAMAGED WORK
A. Public Improvements Constructed by Subdivider But Not Yet Accepted by the City: Subdivider agrees that for any public Improvements that have been constructed by Subdivider and not yet accepted by the City, and such acceptance has not been unreasonably withheld, and such public improvements do not meet the specifications and standards of the Item 7.5
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7 City in place at the time of plan approval, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the current specifications and standards of the City, to wit:

Those certain improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

B. Public Improvements Constructed by Subdivider and Accepted by the City: Until all Homes in the Tract are complete and the streets improvements have been completed Subdivider agrees that for any Improvements that have been accepted by the City, and damaged by Subdivider’s construction and home building activities, Subdivider shall, as may be necessary to return those improvements to the condition in which they were when constructed and accepted by the City, repair or re-construct, at Subdivider’s own expense, in a good and workmanlike manner, under the direction of the City Manager and to the specifications and standards of the City, to wit:

Those certain improvements designated and shown on said plans as streets, signs, thermoplastic striping, curbs, gutters, streetlights, sidewalks, fire hydrants, utilities, backflow prevention devices, Bacteria testing stations, and other on-site improvements within the City right-of-way, in accordance with the standard plans and specifications on file in the office of the City Manager.

Subdivider shall repair or reconstruct said improvements as necessary within 15 working days from receipt of a deficiency list.

16. REPAIRS AND REPLACEMENTS OF DAMAGE BY HOME BUILDER ACTIVITIES Subdivider shall replace, or have replaced, or repair or have repaired, as the case may be, all pipes and monuments shown on the map which have been destroyed or damaged by Subdivider’s activities, and Subdivider shall replace or have replaced, repair or have repaired, as the case may be, or pay the City, the entire cost of replacement or repairs, of any and all property damaged or destroyed by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any combination of such owners. Any such repair or replacement shall be to the specification and standards of the City and/or agencies as needed.

17. EXISITING BONDS
Existing bond(s) in place by Subdivider cannot be released until all covenants of this agreement have been satisfied. Subject to Government Code 66499.7, the bonds will be released only upon completion of all the obligations of the development including the acceptance of all improvements and meeting of all other obligations in this agreement.

Subdivider shall be responsible for maintenance and upkeep of all improvements during a Item 7.5
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8 partial acceptance until building construction is completed or the developer is specifically released from this responsibility in writing by City at the final and full acceptance of all the improvements. If there are any conflicts between this section 17 and Government Code 66499.7, the Government Code shall prevail.

18. SUBDIVIDER NOT AGENT TO THE CITY
Neither Subdivider nor any of Subdivider’s agents or contractors are or shall be considered to be agents of the City in connection with the performance of Subdivider’s obligations under this Agreement.

19. COST OF ENGINEERING AND INSPECTION
All plan check or inspection charges shall be billed by the City and paid by the Subdivider subject to the terms of the Deposit and Reimbursement Agreement between the City and the Subdivider fully executed on May 21, 2024.

No work shall be performed without inspection by the City. Any work performed without an inspection will not be accepted by the City.

All work which requires inspection, shall be performed during the City’s normal working hours and work days. If any work is performed before 8:00 a.m., and after 5:00 p.m., or on an City holiday, or on a weekend, there must be a request in writing twenty-four (24) hours in advance for an inspector during those hours, and there must be paid to the City double the Inspector’s hourly cost to the City. This payment is not included in the Mountain House inspection fee.

If an inspector is not available to work during such hours, as requested, no work shall be performed during those hours.

Project shall be constructed on a prevailing wage scale as required by the State of California.

20. NOTICE OF BREACH AND DEFAULT
If Subdivider refuses or fails to obtain prosecution of the work, or any severable part thereof, with such diligence as will insure its completion within the time specified, or any extensions thereof, or fails to obtain completion of said work within such time, or if the Subdivider should be adjudged a bankrupt, or Subdivider should make a general assignment for the benefit of Subdivider’s creditors, or if a receiver should be appointed in the event of Subdivider insolvency, or if Subdivider, or any of Subdivider’s contractors, subcontractors, agents, or employees should violate any of the provisions of this Agreement, the City Manager or City Council may serve written notice upon Subdivider and Subdivider’s surety of breach of this Agreement or of any portion thereof and default of Subdivider.

21. BREACH OF AGREEMENT: PERFORMANCE BY SURETY OR THE CITY In the event of any such notice, Subdivider’s surety shall have the duty to take over and complete the work and the Improvements; provided, however, that if the surety, within ten (10) days after the serving upon it of such notice of breach does not give the City written notice of its intention to take over the performance of the contract, and does not commence performance Item 7.5
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9 thereof within ten (10) days after notice to the City of such election, the City may take over the work and prosecute the same to completion, by contract or by any other method the City may deem advisable, for the account and at the expense of Subdivider, and Subdivider’s surety shall be liable to the City for the cost and damages occasioned the City thereby; and, in such event, the City without liability for so doing may take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Subdivider as may be on the site of the work and necessary therefore. The City reserves to itself all remedies available to it at law or in equity for breach of Subdivider’s obligations under this Agreement. The right of the City to draw upon or utilize the security is additional to and not in lieu of any other remedy available to the City. In the event that Subdivider fails to perform any obligations hereunder, Subdivider agrees to pay all costs and expenses incurred by the City in securing performance of such obligations, including costs of suit and reasonable attorney fees.

22. NOTICES
All notices herein required shall be in writing, and delivered in person or sent by registered mail, postage prepaid.

Notices required to be given to the City shall be addressed as follows:

City Manager
City of Mountain House
251 E. Main Street
Mountain House, California 95391
Notices required to be given to Subdivider shall be addressed as follows:

The New Home Company Northern California, LLC
1508 Eureka Road, Suite 290
Roseville, CA 95661
Attn: Parker Carson
Provided that any party or the surety may change such address by notice in writing to the other party and, thereafter, notices shall be addressed and transmitted to the new address.

23. FIRE PROTECTION
No building permits will be issued in this Subdivision until the water system has been completed and tested and all access streets installed and made serviceable. This provision may be modified or waived if an alternate method of providing fire protection is provided and approved by the City Manager.

26. SLURRY SEAL
The Subdivider shall install a slurry seal to the paved surface of the Subdivision upon completion of homebuilding activities in the Subdivision. Slurry seal shall be installed as described in the City of Mountain House Standard Specifications and Details. All streets constructed as part of this subdivision and shown on this map shall be included in the slurry seal project by the developer or builder who is performing this requirement regardless of whether Item 7.5
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10 buildings are built on those streets or not. Alternatively, the subdivider may provide a cash payment of an equivalent value to the City.

27. STREET STRIPING
The Subdivider shall install permanent street striping and markings with “Hot Applied Thermoplastic” as described in the City of Mountain House Standard Specifications and Details.

Subdivider shall apply thermoplastic striping and signage to all streets within the Final Map including arterial and collector streets within the subdivision.

28. BEST MANAGEMENT PRACTICES-STORM WATER MANAGEMENT
The Subdivider shall purchase, install, and maintain, catch basin filters and/or other source control Best Management Practices (BMPs) for urban runoff as determined by the City.

The City approved catch basin filters must be installed in all streets and on the abutting arterials streets prior to home construction and acceptance. The filters shall be properly maintained, and filters replaced if damaged or filled with debris prior to acceptance. The Subdivider shall execute a Storm Water Management Agreement with the City.

29. LANDSCAPE PLANS
The Subdivider shall plan, design and install landscaping per the Conditions of Approval and the City Design Guidelines.

30. NEIGHBORHOOD H, TSM-24-001, TENTATIVE MAP CONDITIONS OF APPROVAL The City has reviewed the Neighborhood H, TSM-24-001, Tentative Map Conditions of Approval with the Subdivider. Some Conditions of Approval are not required to be satisfied prior to the recordation of the Final Map, or Subdivider compliance with said conditions is required on an ongoing basis. Subdivider agrees that the approval of the Final Map and this Agreement do not supersede those conditions, which will continue to apply.

31. ASSIGNMENT/SUBSTITUTION
Subdivider may assign this Agreement and its rights and obligations with the prior written approval of the City Manager, which approval shall not be unreasonably withheld, provided that such assignee expressly assumes the obligations of Subdivider hereunder. Upon any such assignment by Subdivider, Subdivider shall be fully relieved from any further liability hereunder.

This Agreement shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the parties to this Agreement.

32. COMMUNITY FACILITIES DISTRICT
a. In satisfaction of condition 88 in the Major Subdivision No. TSM-24-001 Tract No. 4216 Tentative Map conditions, Subdivider agrees to cooperate in the formation of, or annexation into, a community facilities district (“CFD”) or districts established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the construction, services and maintenance of certain public facilities/improvements, Item 7.5
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11 specifically including maintenance of open space, landscaping, trails and habitat, and parks.
b. Subdivider agrees that the boundaries of the district(s) will include all of its holdings south of Grant Line Road along with other lands determined by the City (the “2024 CFD Property”), and that Subdivider will not contest and will, for and on behalf of the lands within Tract No. 4216, vote in favor of formation of or annexation into the district(s).

Subdivider shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the district(s), as determined by the City Engineer. If formed prior to July 1, 2024, the City agrees that the amount of the services special tax will not exceed $533 per residential unit in the first year, with subsequent years being subject to typical inflationary adjustments as may be specified the RMA. c. Subdivider further agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Act including approval of the RMA for the purpose of financing the City’s improvement of parks identified in the City’s/District’s Community Facility Fee Program.

Subdivider and City agree that the boundaries of the Facilities CFD will include all of its holdings south of Grant Line Road, and that Subdivider will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD. Subdivider shall pay its fair share of administrative costs incurred by City associated with the formation of and/or annexation into the district.

City of Mountain House
By: _____________________________________
Steven J. Pinkerton, City Manager
APPROVED AS TO FORM:

By: _____________________________________
John Bakker, City Attorney
The New Home Company Northern California, LLC,
A Delaware limited liability company
BY: ________________________________
Name: Parker Carson
Its: Director, Forward Planning and Project Management
Date: ______________________________
Item 7.5
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PHASE 3
PHASE 2
PHASE 2
PHASE 1
179
PLAN 2 173
PLAN 2
190
PLAN 3
198
PLAN 3
187
PLAN 2
192
PLAN 3
191
PLAN 2
176
PLAN 3
175
PLAN 2
160
PLAN 3
183
PLAN 2
184
PLAN 3
199
PLAN 2
194
PLAN 3
177
PLAN 2
172
PLAN 3
188
PLAN 3
186
PLAN 1
178
PLAN 1
39 PLAN 2
35 PLAN 2
45 PLAN 2
51 PLAN 2
54 PLAN 2
48 PLAN 2
90 PLAN 4
99 PLAN 2
23 PLAN 2
6 PLAN 2 4
PLAN 2
26 PLAN 2
29 PLAN 2
18 PLAN 2
12 PLAN 2
32 PLAN 2
102
PLAN 3
100
PLAN 3
82 PLAN 3
40 PLAN 3
14 PLAN 3
10 PLAN 3
8 PLAN 3
21 PLAN 1
96 PLAN 3
91 PLAN 2
103
PLAN 1
101
PLAN 1
95 PLAN 1
92 PLAN 1
36 PLAN 1
33 PLAN 1
30 PLAN 1
27 PLAN 1
24 PLAN 1
5 PLAN 1
1 PLAN 1
9 PLAN 1
13 PLAN 1
15 PLAN 1
53 PLAN 1
50 PLAN 1
47 PLAN 1
44 PLAN 1
7 PLAN 4
11 PLAN 4
19 PLAN 4
55 PLAN 4
56 PLAN 2
62 PLAN 2
63 PLAN 2
68 PLAN 2
76 PLAN 2
73 PLAN 2
71 PLAN 1
70 PLAN 1
67 PLAN 1
64 PLAN 1
61 PLAN 1
105
PLAN 3
107
PLAN 3
113
PLAN 3
115
PLAN 3
119
PLAN 3
118
PLAN 2
114
PLAN 2
112
PLAN 2
109
PLAN 2
106
PLAN 2
108
PLAN 1
117
PLAN 1
97 PLAN 2
98 PLAN 1
94 PLAN 1
93 PLAN 2
89 PLAN 3
88 PLAN 2 87
PLAN 2
104
PLAN 2
111
PLAN 2
110
PLAN 3
116
PLAN 2
196
PLAN 3
197
PLAN 2
195
PLAN 2
193
PLAN 2
185
PLAN 2
189
PLAN 2
182
PLAN 3
180
PLAN 3
181
PLAN 2
169
PLAN 2
168
PLAN 3
170
PLAN 1
171
PLAN 2
174
PLAN 3
167
PLAN 2
166
PLAN 3
164
PLAN 3
165
PLAN 2
163
PLAN 2
162
PLAN 1
161
PLAN 2
157
PLAN 2
159
PLAN 2
156
PLAN 3
153
PLAN 2
152
PLAN 3
154
PLAN 1
155
PLAN 2
158
PLAN 3
79 PLAN 2
84 PLAN 3
83 PLAN 4
77 PLAN 4
78 PLAN 3
86 PLAN 2
85 PLAN 2
75 PLAN 3
74 PLAN 3
69 PLAN 3
72 PLAN 3
57 PLAN 3
60 PLAN 3
58 PLAN 1
59 PLAN 1
65 PLAN 3
66 PLAN 2
38 PLAN 3
37 PLAN 3
34 PLAN 3
31 PLAN 3
28 PLAN 3
25 PLAN 3
3 PLAN 3
2 PLAN 3
22 PLAN 2
20 PLAN 3
16 PLAN 1
17 PLAN 2
41 PLAN 1
42 PLAN 2 43
PLAN 3
46 PLAN 3
49 PLAN 3
52 PLAN 3
141
PLAN 2
143
PLAN 2
140
PLAN 3
137
PLAN 2
136
PLAN 3
138
PLAN 1
139
PLAN 2
142
PLAN 3
144
PLAN 3
151
PLAN 2
150
PLAN 3
148
PLAN 3
149
PLAN 2
147
PLAN 2
146
PLAN 1
145
PLAN 2
128
PLAN 3
135
PLAN 2
134
PLAN 3
132
PLAN 3
133
PLAN 2
131
PLAN 2
130
PLAN 1
129
PLAN 2
125
PLAN 2
127
PLAN 2
124
PLAN 3
121
PLAN 2
120
PLAN 3
122
PLAN 1
123
PLAN 2
126
PLAN 3
80 PLAN 3 81
PLAN 2
ARTURO

BOULEVARDCENTRAL PARKWAY

BYRON ROAD
OPEN
SPACE
Parcel 'C'

PARCEL 'I'

PARCEL 'B'

PARCEL 'D'

PARCEL 'C'

PARCEL 'E'

PARCEL 'F'

PARCEL 'G'

PARCEL 'H'

PARCEL 'A'

PARCEL 'A'

PARCEL 'J'

PARCEL 'A'

PARCEL 'K'

PARCEL 'L'

N POPPYRIDGE ST

N POPPYRIDGE ST

N VALLEY ROSE ST

E SOLEIL WAY

E ARTURO BLVD

E GARDENWOOD ST

N GOLDFIELD ST

E PETALO ST

E FLEUR PL

E HIBISCUS PL

E GALAROSE PL

E ORCHID PL

E ROOTWOOD PL N KALMIA PL 'N' HEMLOCK PL

E BELLUM PL

N MELALEUCA PL

N SORRELWOOD WAY

N ROSEMONT PL

N BLOOM LN

N GLORIOSA PL

N TRILLIUM WAY N WINTERBERRY LN

E ASTERIDGE PL

E GALALILY PL

E FERNWAY PL

E JACARANDA PL

N VALLEYROSE ST
I:\673-135\ACAD\EXHIBITS\XB_17_PHASING PLAN.DWG

CRESTVIEW
TRACT 4216 PHASING PLAN

NEIGHBORHOOD 'H'

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: SEPTEMBER 18, 2025
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY TRACT
3553
TRACT
3554
TRACT
3555
TRACT
3544
TRACT
3552
TRACT
3551
TRACT
3547
TRACT
3546 TRACT
3545 TRACT
3964
TRACT
3548
TRACT
3549
TRACT
3550
R-MH
R-MH