this code. No refunds will be processed for permits more than 365 days from the date of expiration of the issued permit.
8-1-108 Inspections.
Section 110 of Chapter 1, Division II of the California Building Code is hereby amended to read:
Section 110.3.12.1 Flood Hazard Documentation. If located in a flood hazard area, documentation of the elevation of the lowest floor as required in Title 9 of the Development Title of the City shall be submitted to the flood plain administrator prior to the final inspection.
Section 110.5 Inspection Requests. It shall be the duty of the holder of the building permit or their duly authorized agent to notify the Building Official when work is ready for inspection. It shall be the duty of the permit holder to provide access to and means for inspections of such work that are required by this Code.
The Building Official may require that every request for inspection be filed at least one working day before such inspection is desired. Such request may be in writing, by telephone or, if such capability exists, by requesting online.
8-1-109 Certificate of Occupancy.
Section 111 of Chapter 1, Division II of the California Building Code is hereby amended to read:
Section 111.1 Change of Occupancy. A building or structure shall not be used or occupied in whole or in part, and a change of occupancy of a building or structure or portion thereof shall not be made, until the Building Official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this Code or of other ordinances of the jurisdiction.
Certificates presuming to give authority to violate or cancel the provisions of this Code or other ordinances of the jurisdiction shall not be valid.
Exceptions:
1. Certificates of occupancy are not required for work exempt from permits in accordance with Section 105.2.
2. For one- and two- family dwellings and their accessory structures, a building permit with an approved final inspection shall be considered the certificate of occupancy.
Section 111.2 Certificate Issued. Prior to requesting a final inspection, it shall be the duty of the holder of the building permit or their duly authorized agent to obtain approvals from all agencies identified on the certificate of occupancy routing form. After the Building Official inspects the building or structure and does not find violations of the provisions of this Code or other laws that are enforced by the Community Development Department, Building Inspection Division, the Building Official shall issue a certificate of occupancy that contains the following:
1. The building permit number.
2. The address of the structure.
3. The name and address of the owner.
4. A description of that portion of the structure for which the certificate is issued.
5. A statement that the described portion of the structure has been inspected for compliance with the requirements of this Code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.
6. The name of the Building Official.
7. The edition of the code under which the permit was issued.
8. The use and occupancy, in accordance with the provisions of Chapter 3.
Item 8.3
Mountain House Page 220 of 258
EXHIBIT 1
9. The type of construction as defined in Chapter 6.
10. The design occupant load.
11. Where an automatic sprinkler system is provided, whether the sprinkler system is required.
12. Any special stipulations and conditions of the building permit. 8-1-110 Unsafe Structures and Equipment.
Section 116 of Chapter 1, Division II of the California Building Code is hereby deleted and replaced by Title 8, Division 5, Housing and Nuisance Abatement Code of the Mountain House Municipal Code. 8-1-111 Reserved.
8-1-112 Adoption of California Residential Code.
That certain document in book form entitled the 2025 California Residential Code including Appendix Chapters with exception to Appendix AL published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 2.5 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, and incorporates by adoption the 2024 Edition of the International Residential Code of the International Code Council, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Residential Code of the City except those portions of the California Residential Code which are not adopted or which are amended specifically hereinafter. 8-1-112.1 Administration. Chapter 1, Division II of the California Residential Code is not adopted. Chapter 1, Division II of the California Building Code as amended by this Title shall be used to administer the Residential Code of the City.
8-1-113 Adoption of California Electrical Code.
That certain document in book form entitled the 2025 California Electrical Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 3 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, and incorporates by adoption the 2023 Edition of the National Electrical Code of the National Fire Protection Association, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Electrical Code of the City except those portions of the California Electrical Code which are not adopted or which are amended specifically hereinafter.
8-1-113.1 Administration. Chapter 1, Division II of the California Building Code as amended by this Title shall be used to administer the Electrical Code of the City.
8-1-114 Adoption of California Mechanical Code.
That certain document in book form entitled the 2025 California Mechanical Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 4 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, and incorporates by adoption the 2024 Edition of the Uniform Mechanical Code of the International Association of Plumbing and Mechanical Officials, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Mechanical Code of the City except those portions of the California Mechanical Code which are not adopted or which are amended specifically hereinafter.
Item 8.3
Mountain House Page 221 of 258
8-1-114.1 Administration. Chapter 1, Division II, of the California Mechanical Code, Sections 101.0—102.8, 105.0—105.2.2, 105.3—105.4, in addition to Chapter 1, Division II of the California Building Code as amended by this Title shall be used to administer the Mechanical Code of the City. 8-1-115 Adoption of California Plumbing Code.
That certain document in book form entitled the 2025 California Plumbing Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 5 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, and incorporates by adoption the 2024 Edition of the Uniform Plumbing Code of the International Association of Plumbing and Mechanical Officials, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Plumbing Code of the City except those portions of the California Plumbing Code which are not adopted or which are amended specifically hereinafter. 8-1-115.1 Administration. Chapter 1, Division II, of the California Plumbing Code, Sections 101.0—102.8, 104.1—104.2, 105.2—105.2.2, 105.3—105.4, in addition to Chapter 1, Division II of the California Building Code as amended by this Title shall be used to administer the Plumbing Code of the City. 8-1-116 Adoption of California Green Building Standards Code.
That certain document in book form entitled the 2025 California Green Building Standards Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 11 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Green Building Standards Code of the City except those portions of the California Green Building Standards Code which are not adopted or which are amended specifically hereinafter. 8-1-117 Intent.
It is the intent of this Division to specify enforcement procedures for violations of Title 8, Division 1 be performed in compliance with Title 1, Division 2.
8-1-118 Adoption of California Energy Code.
That certain document in book form entitled the 2025 California Energy Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 6 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Energy Code of the City except those portions of the California Energy Code which are not adopted or which are amended specifically hereinafter.
8-1-119 Adoption of California Wildland-Urban Interface Code.
That certain document in book form entitled the 2025 California Wildland-Urban Interface Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 7 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Wildland-Urban Interface Code of the City except those portions of the California WildlandUrban Interface Code which are not adopted or which are amended specifically hereinafter.
Item 8.3
Mountain House Page 222 of 258
8-1-120 Adoption of California Historical Code.
That certain document in book form entitled the 2025 California Historical Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 8 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Historical Code of the City except those portions of the California Historical Code which are not adopted or which are amended specifically hereinafter.
8-1-121 Adoption of California Fire Code.
That certain document in book form entitled the 2025 California Fire Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 9 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, and incorporates by adoption the 2024 Edition of the International Fire Code of the International Code Council, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Fire Code of the City except those portions of the California Fire Code which are not adopted or which are amended specifically hereinafter.
8-1-121.1 Administration. Chapter 1, Division II of the California Fire Code is not adopted. Chapter 1, Division II of the California Building Code as amended by this Title shall be used to administer the Fire Code of the City.
8-1-122 Adoption of California Existing Building Code.
That certain document in book form entitled the 2025 California Existing Building Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 10 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, and incorporates by adoption the 2024 Edition of the International Existing Building Code of the International Code Council, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Existing Building Code of the City except those portions of the California Existing Building Code which are not adopted or which are amended specifically hereinafter. 8-1-122.1 Administration. Chapter 1, Division II of the California Existing Building Code is not adopted.
Chapter 1, Division II of the California Building Code as amended by this Title shall be used to administer the Existing Building Code of the City.
8-1-123 Adoption of California Referenced Standards Code.
That certain document in book form entitled the 2025 California Referenced Standards Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 12 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California 95833-2936, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Referenced Standards Code of the City except those portions of the California Referenced Standards Code which are not adopted or which are amended specifically hereinafter. 8-1-124 Adoption of California Administrative Code.
That certain document in book form entitled the 2025 California Administrative Code including Appendix Chapters published by the California Building Standards Commission, in the California Building Standards Code, Title 24, Part 1 of the California Code of Regulations. 2525 Natomas Park Drive, Suite 130, Sacramento, California Item 8.3
Mountain House Page 223 of 258
95833-2936, one (1) copy of which is available at the Community Development Department, 251 E Main St, Mountain House, California 95391 for examination and use by the public, is hereby adopted and enacted by the City Council as the Administrative Code of the City except those portions of the California Administrative Code which are not adopted or which are amended specifically hereinafter.
Item 8.3
Mountain House Page 224 of 258
City of Mountain House | 251 E Main 1 St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov Building Permit Fee Schedule (1 of 2)
Fiscal Year 2025-2026
A) BUILDING PERMIT FEE TABLE
(See footnotes a. b. c. d.)
Building Valuation Building Permit Fee
$1.00 to $500.00 $150.00
$501.00 to $2,000.00
$150.00 for the first $500.00 plus $1.67 for
each additional $100.00 or fraction thereof, to
and including $2,000.00
$2,001.00 to $25,000.00
$175.00 for the first $2,000 plus $12.66 for
each additional $1,000 or fraction thereof, to
and including $25,000.00
$25,001.00 to $50,000.00
$466.00 for the first $25,000.00 plus $10.10 for
each additional $1,000.00 or fraction thereof, to
and including $50,000.00.
$50,001 to $100,000.00
$718.50 for the first $50,000.00 plus $7.00 for
each additional $1,000.00 or fraction thereof, to
and including $100,000.00.
$100,001.00 to $500,000.00
1,068.50 for the first $100,000.00 plus
$5.60.00 for each additional $1,000.00 or
fraction thereof, to and including
$500,000.00.
$500,001 to $1,000,000.00
$3,308.50 for the first $500,000.00 plus
$4.75.00 for each additional $1,000.00 or
fraction thereof, to and including
$1,000,000.00.
$ 1,000,000.00 and up
$5,683.50 for the first $1,000,000.00 plus
$3.65.00 for each additional $1,000.00 or
fraction thereof.
Footnotes
a. The total building valuation based on the 2018 current ICC Building Valuation Data table; for agricultural/wine storage or processing buildings classified as an S1, S2, F1 or F2 occupancy and agricultural buildings classified as a U occupancy, shall be reduced by 30% for enclosed buildings and 50% for attached or detached buildings that are open on no less than two sides. Agricultural greenhouse buildings classified as a U occupancy, shall be reduced by 75%. b. The total building valuation based on the 2018 current ICC Building Valuation Data table for all occupancy types that are open on a minimum of two sides, shall be reduced by 30%. c. The total building valuation for Tennant Improvements that involve a change of occupancy shall be calculated as the greater of the following:
• The difference between the existing occupancy and the proposed occupancy square foot valuation using the 2018 current ICC Building Valuation Data table, or
• A minimum $20.00 per square foot.
d. The total building valuation for a Tennant Improvement not involving a change of occupancy, or structures not identified with an occupancy type E.g. Cell Tower, the total building valuation shall be based on the total project valuation as provided by the applicant and approved by the Building Official.
ATTACHMENT B
Item 8.3
Mountain House Page 225 of 258
City of Mountain House | 251 E Ma 2 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov
B) PLAN REVIEW FEES
1) The plan Review fees for all building permits based on valuation shall be sixty-five percent (65%) of the building permit fee, as set forth in section A). (Use for all building permit types). 2) Plan Review fees for repetitive submittals (Master Plans) shall be 65% of building permit fee, as set forth in section A) plus 10% of plan review fee.
Subsequent plans $150.00 each.
3) Additional plan review hourly rate for revisions to approved plans: $150.00 4) Additional plan review hourly rate for reviews that exceed three (3): $150.00 5) Additional plan review hourly rate for processing job site plans, which were lost: $150.00
6) Minimum Fee For Any Plan Review Performed: $150.00
C) ADDITIONAL FEES AND SURCHARGE FEES
1) Strong Motion Instrumentation Program (S.M.I.P.) Fees.
Fees are to comply with Public Resources Code, Chapter 8, Section 2705 (a):
Fees shall be as
prescribed by the
State of California
Resources Agency
2) Imaging Fee to comply with Section 19850 of Section 1, Chapter 10 of the Health and Safety Code. All new residential and non-residential building plans, except agricultural buildings (U occupancies as defined in the current California Building Code).
Six percent (6%) of the
building permit fee.
3) For Miscellaneous and all other permits and plans: $15.00 4) Information Technology Recovery Fee Five percent (5%) of the building permit fee.
5) For Miscellaneous and all other permits and plans: $15.00 6) Disabled access surcharge Multi-Family residential and Commercial projects:
Ten percent (10%) of
the building permit fee.
7) Energy Compliance Surcharge for all residential and commercial new construction building permits:
Fifteen percent (15%)
of the building permit
fee.
8) Green Compliance Surcharge for residential and commercial new construction building permits:
Ten percent (10%) of
the building permit fee.
9) General Plan Implementation.
Fees are to comply with section 66014 of the Government Code:
Five percent (5%) of
the Building, Plumbing,
Mechanical and
Electrical Permit Fee.
ATTACHMENT B
Item 8.3
Mountain House Page 226 of 258
City of Mountain House | 251 E Ma 3 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 10) Pre inspection fee of building/structure prior to alteration or relocation.
Residential including SFR, mobile/manufactured home:
Commercial including commercial coach:
$200.00
$300.00
11) Investigation Fee:
Where work for which a permit is required is started or proceeded with prior to the obtaining of such permit, the fees shall be doubled. Fee to comply with Section 19132.5 of the Health & Safety Code.
Double fee applies to
all building permit
types.
12) Re-Inspection Fee:
(Additional fee that may be charged after two consecutive failed inspections of the same item)
$150.00 each
13) Minimum Fee For Any Building Work Requiring a Permit: $150.00 14) Change of Contractor Fee: $55.00
15) Temporary Occupancy review and issuance: $250.00
D) APPEALS
1) Any appeal application for the Building Board of Appeal: $300.00
E) GRADING FEES
1) Grading Permit First 1000 cubic yards (Including plan review): Each additional 1000 cubic yards:
$500.00
$25.00
2) Storm drain piping, drain inlets, and catch basins.
First 5:
Each additional 5:
$350.00
$50.00
3) Light standards. (See section H) for additional electrical fees).
When included with a grading permit:
When not include with a grading permit first 5:
Each additional 5.
$250.00
$400.00
$50.00
F) SCHEDULE OF FEES FOR PLUMBING PERMITS AND INSPECTIONS 1) For residential new construction, addition to or remodel of single- family or multifamily dwellings associated with a building permit, $0.06 x the square footage of the dwelling(s), or $150.00 whichever is greater:
Total plumbing fee
not to exceed
$350.00
2) For commercial and industrial new construction, addition to or remodel of commercial and industrial buildings associated with a building permit based on valuation, $0.001 x total building valuation in accordance with Section A. or a minimum fee of $150.00 whichever is greater:
Total plumbing fee
not to exceed
$5,000.00
3) Water heater replacement.
First water heater:
Each additional:
$150.00
$25.00
ATTACHMENT B
Item 8.3
Mountain House Page 227 of 258
City of Mountain House | 251 E Ma 4 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 4) Plumbing fixture replacement.
First 3 fixtures:
Each additional fixture:
Additional fee when DWV or water piping extension/replacement is required:
$150.00
$25.00
$25.00
5) New plumbing fixture installation. (Fee includes plan review).
First 3 fixtures:
Each additional fixture:
Additional inspection required if underground piping installation included:
$170.00
$25.00
$150.00 per inspection.
6) New or replacement of gas piping system. (Fee includes plan review).
First 5 fixtures:
Each additional fixture:
$170.00
$25.00
7) Sewer connection: $150.00
8) Sand oil or grease interceptor installation. (Fee includes plan review) First unit:
Each additional unit:
$430.00
$100.00
9) Moved Building or Dwelling plumbing connections:
When plan review is required:
$150.00
$150.00 per hour
10). Manufactured Home, Mobile Home, Commercial Coach plumbing connections:
When plan review is required:
$150.00
$150.00 per hour
11) Re-Inspection Fee:
(Additional fee that may be charged after two consecutive failed inspections of the same item)
$150.00 each
12) Minimum Fee For Any Plumbing Work Requiring a Permit: $150.00 each 13) Miscellaneous plumbing items not listed, non-standard or complex (as determined by the building official) actual time at staff hourly rates.
G) SCHEDULE OF FEES FOR MECHANICAL PERMITS AND INSPECTIONS 1) For residential new construction, addition to or remodel of single- family or multifamily dwellings associated with a building permit, $0.06 x the square footage of the dwelling(s), or minimum fee of $150.00 whichever is greater:
Total mechanical fee
not to exceed
$350.00
2) For commercial and industrial new construction, addition to or remodel of commercial and industrial structures associated with a building permit based on valuation, $0.001 x total building valuation in accordance with Section A. or a minimum fee of $150.00 whichever is greater:
Total mechanical fee
not to exceed
$5,000.00
ATTACHMENT B
Item 8.3
Mountain House Page 228 of 258
City of Mountain House | 251 E Ma 5 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 3) Mechanical forced air furnace, package unit, split system, ductless mini split:
Up to and including 100,000 Btu/h.
First unit: $150.00
Each additional unit: $50.00
When new duct work is included: $75.00
With structural alterations, additional plan review required: $150.00 per hour 4) Mechanical forced air furnace, package unit, split system.
Over 100,000 Btu/h.
First unit: $280.00
Each additional unit: $75.00
When duct work is included:
With structural alterations, additional plan review required:
$100.00
$150.00 per hour
5) Gas range, kiln, range top or oven, dryer, rice cooker or similar.
First unit: $150.00
Each additional unit: $25.00
When plan review is required: $150.00 per hour.
6) Walk-in Freezer/Cooler box. (Fee includes plan review) First 200 sf. $350.00
Each additional 100 sf. $108.00
7) VAV/evaporator/heat exchanger/exhaust unit.
First 3 units: $250.00
Each additional unit: $108.00
With structural alterations, additional plan review required: $150.00 per hour. 8) Commercial hood.
Type I First unit: $650.00
Each additional unit: $108.00
Type II First unit: $350.00
Each additional unit: $108.00
With structural alterations, additional plan review required: $150.00 per hour. 9) Dust Collection System.
Up to 4 connections/locations: $790.00
Each additional connection:
(Additional fees will be charged for equipment/tank foundation or pipe racking when included $170.00 with the installation, see section I) miscellaneous fees) 10) Boiler/Compressor/Absorption/Ammonia System.
Component change out/replacement each: $375.00
Boiler/Compressor/Absorption System up to 100,000 btu: $540.00 Boiler/Compressor/Absorption System over 500,000 btu:
(Additional fees will be charged for equipment/tank foundation or pipe racking when included $645.00 with the installation, see section I).
11) Cooling Tower:
(Additional fees will be charged for equipment/tank foundation or pipe racking when included $540.00 with the installation, see section I).
12) Ammonia system piping extension:
(Piping only, additional fees will be charged for equipment/tank foundation or pipe racking when $375.00 included with the installation, see section I).
ATTACHMENT B
Item 8.3
Mountain House Page 229 of 258
City of Mountain House | 251 E Ma 6 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 13) Moved Building or Dwelling mechanical outdoor unit installation:
When plan review is required:
$170.00
$150.00 per hour
14). Manufactured Home, Mobile Home, Commercial Coach mechanical outdoor unit installation and duct cross over connections:
When plan review is required:
$170.00
$150.00 per hour
15) Re-Inspection Fee:
(Additional fee that may be charged after two consecutive failed inspections of the same item)
$150.00 each
16) Minimum Fee For Any Mechanical Work Requiring a Permit: $150.00 each 17) Miscellaneous mechanical items not listed, non-standard, or complex (as determined by the building official) actual time at staff hourly rates.
H) SCHEDULE OF FEES FOR ELECTRICAL PERMITS AND INSPECTIONS 1) For residential new construction, addition to or remodel of single- family or multi-family dwellings associated with a building permit. $0.08 x the square footage of the dwelling(s), including the garage and carport, but not including patio cover(s), or minimum fee of $150.00 whichever is greater:
Total electrical fee
not to exceed
$350.00
2) For commercial and industrial new construction, addition to or remodel of commercial and industrial structures associated with a building permit based on valuation, $0.001 x total building valuation in accordance with Section A. or a minimum fee of $150.00 whichever is greater:
(Not to exceed
$10,000.00)
3) Services, switchboard, sub-panel and transformers. Up to 400 amps First service, switchboard, sub-panel or transformer: $150.00 Each additional: $50.00
When plan review is required: $150.00 per hour
4) Services, switchboard, sub-panel and transformers. Over 400 amps. (Fee includes 1hr. of plan review)
First service, switchboard, sub-panel or transformer: $370.00 Each additional:
When additional plan review is required:
$75.00
$150.00 per hour
5) Commercial. General lighting and receptacles.
First 1000 sf of floor area: $500.00
Each additional 1000 sf of floor area: $75.00
6) Residential. General lighting and receptacles.
First 1000 sf. of floor area: $350.00
Each additional 500 sf of floor area: $25.00
7) Electrical equipment installation including Motors, Pumps and Similar Electrical Equipment. (Fee includes 1hr of plan review) First unit: $250.00
Each additional unit: $15.00
When additional plan review is required: $150.00
ATTACHMENT B
Item 8.3
Mountain House Page 230 of 258
City of Mountain House | 251 E Ma 7 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 8) Photo Voltaic Systems. (Fee includes plan review)
Up to 100 amps: 101 $350.00
to 1000 amps: $525.00
Over 1000 amps: $850.00
Residential - Under 15kW $230.00 plus plan check fee
Residential - 15.1kW and up
$230 plus $15 per kW above
15.1kW plus plan check fee
Commercial - Up to 50kW $606.00 plus plan check fee
Commercial - 50.1kW to 250kW
$606.00 plus $7.00 per kW
above 50.1kW plus plan check
fee
Commercial - Above 250.1kW
$1000 plus $5.00 per kW
above 250.1kW
plus plan check fee
1) Commercial balcony, deck, dock, platform, scale or similar structure.
First 300 sf: $800.00
Each additional 100 sf: $150.00
2) Commercial Patio Cover.
First 1000 sf: $750.00
Each additional 500 sf: $115.00
3) Commercial Modular Installation: (Includes set-up and ramps/stairs) Use the square footage
valuation of the ICC
Valuation
Table reduced by
60%.
4) Construction Trailer (Minimum building, electrical and plumbing) $450.00 5) Open Parking Shade Structure accessory to a commercial building. (Occupancy classification S2, risk category II).
Valuation
$30.00 per sf.
6) Cargo Container Commercial Use: $580.00 each
7) Catwalk/Pipe Rack structure.
First 100 lineal feet $800.00
Each additional 100 lineal feet $150.00
8) Demolition complete removal: $150.00
Minimum fee
9) Demolition partial: $150.00 plus minimum
(Engineered plan and plan review required) plan review of $150.00 per hour.
10) Equipment anchoring to existing foundation/slab.
First 20 anchor points: (base plates) $400.00
Each additional 20 anchor points: $75.00
ATTACHMENT B
Item 8.3
Mountain House Page 231 of 258
City of Mountain House | 251 E Ma 8 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 11) Foundation for water tank including static fire water tank, equipment and similar uses with anchoring.
First 400 sf:
Each additional 200 sf:
$600.00
$75.00
12) Foundation for wine, oil or fuel tank.
First 400 sf: $700.00
Each additional 200 sf: $100.00
13) Re-Roof permit for pitched roof, only a final inspection required.
First 20 squares: $225.00
Each additional 10 squares: $20.00
14) Re-Roof permit for low pitch roof, pre-deck and final inspection required.
First 20 squares: $285.00
Each additional 20 squares: $30.00
15) Racking / Storage Shelves/Conveyors and similar installations.
First 1000 sf: $800.00
Each additional 1000 sf: $150.00
16) Siding / stucco / veneer
First 100 lf. of wall: $320.00
Each additional 100 lf: $20.00
17) Window/door replacement
First five: $210.00
Each additional five: $20.00
18) Commercial generator installation with diesel, natural or LP gas supply.
Up to 25kW: $550.00
Over 25kW: $750.00
J) Residential Miscellaneous Building Permit
1) SFR Complete interior/exterior remodel including building, mechanical, electrical and plumbing with structural changes.
First 1000 sf: $1,120.00
Each additional 500 sf: $180.00
2) SFR Complete interior/exterior remodel including building, mechanical, electrical and plumbing:
First 1000 sf: $825.00
Each additional 500 sf: $135.00
3) Standard kitchen remodel.
First 300sf: $450.00
Each additional 100 sf: $60.00
With structural changes to bearing walls and openings: $150.00 4) Standard bathroom remodel.
First 100 sf: $300.00
Each additional 50 sf: $50.00
With structural changes to bearing walls and openings: $150.00 5) Open Carport, patio cover or trellis (pre-engineered using existing concrete slab/foundation or auger anchoring system.
First 300 sf: $350.00
Each additional 100 sf: $75.00
ATTACHMENT B
Item 8.3
Mountain House Page 232 of 258
City of Mountain House | 251 E Ma 9 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 6) Open Carport, patio cover or trellis, wood construction including new concrete slab/foundation.
First 300 sf:
Each additional 100 sf:
(Attached or detached open on a minimum of two sides)
$450.00
$75.00
7) Enclosed patio room including minimal electrical for receptacles and light fixtures. (pre-engineered using existing concrete slab/foundation) First 300 sf:
Each additional 100 sf:
$400.00
$75.00
8) Enclosed patio room including minimal electrical for receptacles and light fixtures. (wood construction including new concrete slab/foundation) First 300 sf:
Each additional 100 sf:
$550.00
$75.00
9) Cargo Container: (No plan review required if installed per hand-out) $350.00 each 10) Demolition: $150.00
11) Deck, balcony.
First 300 sf: $450.00
Each additional 100 sf: $75.00
Add if covered: $200.00
12) Dock pre-fabricated.
First 150 sf: $350.00
Each additional 50 sf: $50.00
13) Re-Roof permit for pitched roof, only final inspection required. $200.00
$20.00
First 20 squares:
Each additional 10 squares:
14) Re-Roof permit for low pitched roof, pre-deck and final inspection $255.00
$25.00
required.
First 20 squares:
Each additional 10 squares:
15) Roof conversion flat to pitched roof or new roof structure. $850.00
$150.00
First 1000 sf:
Each additional 500sf:
16) Siding / stucco / veneer.
$320.00
$20.00
First 100 lf. of wall:
Each additional 100 lf:
17) Window/door replacement.
First 5: $210.00
Each additional 5:
For window framing changes or new framed openings, add:
$20.00
$150.00
ATTACHMENT B
Item 8.3
Mountain House Page 233 of 258
City of Mountain House | 251 E Ma 10 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov 18) Manufactured Home, Mobile Home installation including basic stair/landings at doors.
Single Wide: $600.00
Double Wide: $700.00
Additional for 433A permanent installation: $133.00
19) Backup generator installation.
Residential installation up to 22kW natural or LP gas: $350.00 Over 22kW designed foundation and anchoring required: $450.00 K) Swimming Pool and Spa
1) Gunite.
First 800 sf: $770.00
Each additional 200 sf: $100.00
Pool re-plaster, plumbing and electrical: $650.00
2) Vinyl Lined/Fiberglass.
First 800 sf: $610.00
Each additional 200 sf: $70.00
3) Public Swimming Pool.
First 800 sf: $1070.00
Each additional 200 sf: $250.00
L) Sign
1) Pole sign under 30’ high: $510.00
2) Pole sign over 30’ high: $630.00
3) Wall and roof mount sign: $370.00
4) Monument sign: $400.00
M) Fence
1) Wood, chain link or vinyl first 200 lf: $350.00
Each additional 100 lf: $50.00
2) Electrified fence.
First 400 lf: $580.00
Each additional 100 lf. $75.00
3) Masonry CMU or Concrete fence/wall/trash enclosure/retaining wall.
First 100 lf:
Each additional 100 lf:
$700.00
$75.00
ATTACHMENT B
Item 8.3
Mountain House Page 234 of 258
City of Mountain House | 251 E Ma 11 in St, Mountain House CA 95391 | 209-831-2300 | www.mountainhouseca.gov Building Division Building Valuation Data Table
Effective January 31, 2022
To use this table: Multiply the cost per square foot by the floor area to get the valuation. Remember to include garages, porches, and decks.
Square Foot Construction Costs a
Group (2018 International Building Code) IA IB IIA IIB IIIA IIIB IV VA VB A-1 Assembly, theaters, with stage 244.21 236.18 230.55 221.01 207.82 201.82 214.02 189.83 182.71 A-1 Assembly, theaters, without stage 223.45 215.42 209.80 200.25 187.31 181.32 193.26 169.33 162.21 A-2 Assembly, nightclubs 190.08 184.73 180.34 172.99 163.33 158.82 166.99 147.83 142.92 A-2 Assembly, restaurants, bars, banquet halls 189.08 183.73 178.34 171.99 161.33 157.82 165.99 145.83 141.92 A-3 Assembly, churches 224.47 216.44 210.82 201.27 189.73 183.73 194.28 171.74 164.62 A-3 Assembly, general, community halls,
libraries, museums 188.77 180.74 174.11 165.57 151.59 146.63 158.58 133.64 127.52 A-4 Assembly, arenas 222.45 214.42 207.80 199.25 185.31 180.32 192.26 167.33 161.21 B Business 195.88 188.76 182.90 173.98 159.08 153.13 167.31 139.76 133.67 E Educational 207.44 200.32 195.11 186.22 173.62 164.85 179.83 151.63 147.30 F-1 Factory and industrial, moderate hazard 115.30 109.99 103.87 99.84 89.72 85.56 95.69 73.79 69.57 F-2 Factory and industrial, low hazard 114.30 108.99 103.87 98.84 89.72 84.56 94.69 73.79 68.57 H-1 High Hazard, explosives 107.85 102.54 97.43 92.40 83.50 78.33 88.25 67.57 N.P.
H234 High Hazard 107.85 102.54 97.43 92.40 83.50 78.33 88.25 67.57 62.34 H-5 HPM 195.88 188.76 182.90 173.98 159.08 153.13 167.31 139.76 133.67 I-1 Institutional, supervised environment 194.98 188.36 182.90 175.20 161.40 157.01 175.29 144.58 140.08 I-2 Institutional, hospitals 327.69 320.57 314.72 305.80 289.87 N.P. 299.12 270.56 N.P.
I-2 Institutional, nursing homes 227.45 220.33 214.47 205.56 191.65 N.P. 198.88 172.34 N.P.
I-3 Institutional, restrained 222.66 215.54 209.69 200.77 187.11 180.16 194.09 167.80 159.71 I-4 Institutional, day care facilities 194.98 188.36 182.90 175.20 161.40 157.01 175.29 144.58 140.08 M Mercantile 141.54 136.19 130.80 124.45 114.24 110.73 118.45 98.74 94.83 R-1 Residential, hotels 196.81 190.20 184.74 177.03 162.97 158.58 177.13 146.15 141.65 R-2 Residential, multiple family 165.05 158.44 152.98 145.27 132.00 127.61 145.37 115.18 110.68 R-3 Residential, one- and two-family 154.04 149.85 145.98 142.32 137.11 133.50 139.93 128.29 120.75 R-4 Residential, care/assisted living facilities 194.98 188.36 182.90 175.20 161.40 157.01 175.29 144.58 140.08 S-1 Storage, moderate hazard 106.85 101.54 95.43 91.40 81.50 77.33 87.25 65.57 61.34 S-2 Storage, low hazard 105.85 100.54 95.43 90.40 81.50 76.33 86.25 65.57 60.34 U Utility, miscellaneous 83.66 79.00 74.06 70.37 63.47 59.32 67.24 50.19 47.80 a. Values based on August 2018 International Code Council Building Valuation Data Table
ATTACHMENT B
Item 8.3
Mountain House Page 235 of 258
TITLE: 2026 Drone Light Show – Event Date Refinement, Vendor Selection, Drone Count, Staffing Analysis, and Venue Direction
MEETING DATE: January 28, 2026
PREPARED BY: Amanda Durbin, Communications Officer
RECOMMENDATION
Staff recommends that the City Council select a preferred event date for the 2026 drone light show between Wednesday, July 1, and Friday, July 3. Staff also recommends selecting a drone light show vendor and preferred drone count using the total cost matrix for comparison, as all responding vendors meet the City’s technical requirements and pricing varies based on scale and date. In addition, staff recommends that the City Council select the event venue based on overall cost, operational considerations, and staffing impacts reflected in the matrix.
BACKGROUND
The City of Mountain House is planning a drone light show in 2026 that may support a community celebration, Independence Day, the City’s birthday, the State of the City, or a combination of these events.
On July 1, 2025, the city hosted its first State of the City event followed by a community drone light show at Mountain House High School. Approximately 300 people attended the State of the City program, and an estimated 2,500 to 3,000 people attended the drone show. The drone show was well received by the community and City Council.
On September 25, 2025, City Council held a debrief and discussion on planning options for the 2026 State of the City and related community celebrations. During that meeting, Council expressed interest in continuing a drone light show as a community tradition but requested additional information before making decisions. Council specifically asked staff to evaluate:
• Cost differences by event date
• Vendor options and pricing
• Drone count options
• Staffing and operational impacts
• Venue considerations
Council directed staff to issue a formal Request for Proposals to obtain firm pricing and return with detailed comparisons.
In response, staff issued an RFP, evaluated vendor responses, and prepared updated cost and staffing analyses for Council consideration.
On January 14, City Council continued discussion and emphasized the importance of understanding total staffing costs, operational impacts by location, and how holiday pay affects overall cost. Council expressed Item 9.1
Mountain House Page 236 of 258
interest on July 1 or 3 as potential options but requested clear comparisons between the two dates.
Council also requested clarity on staffing costs associated with the high school location versus a citycontrolled site.
DISCUSSION
During the January 14, City Council meeting, Council continued its discussion regarding the 2026 drone light show with a focus on cost control, staffing impacts, and overall feasibility. Council members emphasized the importance of understanding the full cost implications of the event, including vendor pricing, staffing requirements, and operational complexity, before making a final decision.
A primary focus of the discussion was the impact of the event date on total cost. Council expressed concern that July 4 carries significantly higher vendor pricing and staffing costs due to holiday premiums, increased public safety demands, and limited staff availability. Based on this discussion, July 4 was identified as cost-prohibitive and is no longer being considered. Council directed staff to focus on comparing July 1 and July 3 options.
Council also discussed staffing considerations in detail, including the effects of holiday pay, time-and-ahalf compensation, and the availability of public safety personnel. Questions were raised regarding how staffing costs differ between July 1 and July 3, particularly given that July 3 is the observed Independence Day holiday in 2026. Council requested that these staffing impacts be clearly identified and incorporated into total cost comparisons.
Operational considerations were also raised, including crowd size, parking, walk distances, traffic control, and the ability to safely manage event logistics. Council requested additional clarity on how event location affects staffing needs and overall cost, including the difference between using a city-controlled site versus a school facility that requires rental fees and custodial support.
In response to Council direction, staff evaluated vendor proposals, staffing requirements, and operational considerations for July 1 and July 3. Staff prepared a total cost matrix that combines vendor pricing, staffing costs, and known facility-related expenses to allow for side-by-side comparison of all options. This information is intended to support Council in selecting an event date, vendor, drone count, and venue based on overall cost and operational feasibility.
FISCAL IMPACT
What is included in totals below
• Vendor show price (by date and drone count)
• Public safety and City staffing add-ons (as provided) • Venue cost where applicable (using last year’s high school field + custodial cost as the baseline) • Shuttle scenario shown as a base total + shuttle rental, because the daily rental rate was not provided
Item 9.1
Mountain House Page 237 of 258
1) JULY 1, HIGH SCHOOL FOOTBALL FIELD
After State of the City, no shuttles
Add-on costs:
• Staffing: $7,700
• Venue (LUSD rental + custodian): $1,715
• Total add-on: $9,415
Drones Sky Elements Skyworx Electric Sky
200 $39,000 + $9,415 = $48,415 $38,000 + $9,415 = $47,415 $36,500 + $9,415 = $45,915
300 $57,000 + $9,415 = $66,415 $54,000 + $9,415 = $63,415 $52,500 + $9,415 = $61,915
400 $74,000 + $9,415 = $83,415 $68,000 + $9,415 = $77,415 $66,000 + $9,415 = $75,415
2) JULY 1, CENTRAL COMMUNITY PARK
After State of the City, with shuttles from the high school Add-on costs:
• Staffing: $7,700
• Shuttle rentals: 13 shuttles × $350 daily rental rate (rate pending) Assumption:
• 13 shuttles required to move approximately 300 people in ~30 minutes using multi-trip loops (~6 trips).
Total cost formula:
• Vendor price + $7,700 + (13 × $350 shuttle daily rate) Drones Sky Elements Skyworx Electric Sky
200 $39,000 + $12,250 = $51,250 $38,000 + $12,250 = $50,250 $36,500 + $12,250 = $48,750 300 $57,000 + $12,250 = $69,250 $54,000 + $12,250 = $66,250 $52,500 + $12,250 = $64,750 400 $74,000 + $12,250 = $86,250 $68,000 + $12,250 = $80,250 $66,000 + $12,250 = $78,250 3) JULY 1, CENTRAL COMMUNITY PARK
After State of the City, no shuttles
Add-on costs:
• Staffing only: $7,700
Item 9.1
Mountain House Page 238 of 258
Drones Sky Elements Skyworx Electric Sky
200 $39,000 + $7,700 = $46,700 $38,000 + $7,700 = $45,700 $36,500 + $7,700 = $44,200 300 $57,000 + $7,700 = $64,700 $54,000 + $7,700 = $61,700 $52,500 + $7,700 = $60,200 400 $74,000 + $7,700 = $81,700 $68,000 + $7,700 = $75,700 $66,000 + $7,700 = $73,700 4) JULY 3, HIGH SCHOOL FOOTBALL FIELD
Add-on costs:
• Staffing (holiday impacts): $8,804
• Venue (LUSD rental + custodian at time-and-a-half): $1,865 Total add-on: $10,669
Drones Sky Elements Skyworx Electric Sky
200 $39,000 + $10,669 = $49,669 $42,000 + $10,669 = $52,669 $40,000 + $10,669 = $50,669 300 $57,000 + $10,669 = $67,669 $59,000 + $10,669 = $69,669 $56,500 + $10,669 = $67,169 400 $74,000 + $10,669 = $84,669 $74,000 + $10,669 = $84,669 $70,000 + $10,669 = $80,669 5) JULY 3, CENTRAL COMMUNITY PARK
Add-on costs:
• Staffing (City staff holiday impacts only): $8,804
Drones Sky Elements Skyworx Electric Sky
200 $39,000 + $8,804 = $47,804 $42,000 + $8,804 = $50,804 $40,000 + $8,804 = $48,804 300 $57,000 + $8,804 = $65,804 $59,000 + $8,804 = $67,804 $56,500 + $8,804 = $65,304 400 $74,000 + $8,804 = $82,804 $74,000 + $8,804 = $82,804 $70,000 + $8,804 = $78,804
ACTION FOLLOWING CITY COUNCIL APPROVAL
Following City Council direction, staff will finalize the selected event date, vendor, drone count, and venue. Staff will coordinate with the selected drone light show vendor to finalize scope, schedule, and production requirements. Staff will also coordinate internally with City departments, public safety, facility partners, and any third-party service providers to confirm staffing, site logistics, and operational plans.
A professional services agreement will be prepared consistent with City Council direction and returned for execution in accordance with City contracting requirements. Staff will proceed with event planning and coordination to support successful delivery of the 2026 drone light show.
Item 9.1
Mountain House Page 239 of 258
TITLE: Preview of Updated City of Mountain House Development Code MEETING DATE: January 28, 2026
PREPARED BY: Brad Wall, Contract Planner
RECOMMENDATION
Review and receive a preview of the proposed updated Development Code in advance of a future City Council action to consider adoption.
BACKGROUND
Prior to the City’s incorporation on July 1, 2024, Mountain House was under the jurisdiction of San Joaquin County. The County’s 1992 Development Code included “Appendix 1 – Mountain House Development Title,” which served as the basis for the City’s Development Code when Title 9 of the Municipal Code was adopted.
After adoption of Title 9, staff identified several inaccuracies and internal inconsistencies that required correction. Planning staff, working with the City Attorney, began updating the Code to address these issues and to align it with current state law and local policies. The proposed edits presented in this report reflect those necessary corrections and updates.
The Development Code is a basic and important tool that staff uses on a daily basis to review proposed projects and provide customer service to homeowners, contractors, and the local business community.
The updated Code is intended to result in improved standards and enhanced usefulness for all stakeholders.
DISCUSSION
The primary goals of the proposed Development Code update are to remove outdated or unnecessary content, correct inconsistencies, and align the Code with amendments to the Master Plan and Specific Plans adopted over time.
The current Development Code does not include sign regulations, which is a significant gap. The proposed update addresses this issue by adding a new Signs section.
The proposed regulations address real estate marketing signage, freeway-oriented signage, and electronic signs. Establishing clear sign standards is particularly important for a master-planned community like Mountain House, where signage has a direct impact on community aesthetics and visual character.
Item 9.2
Mountain House Page 240 of 258
The proposed Development Code also includes updates to Accessory Dwelling Unit regulations to ensure consistency with current state law, as well as clarifications to Home Occupation permit requirements.
When this item returns for City Council action, anticipated on the February 24, 2026 agenda, staff will provide two versions of the updated Code: a redline version showing changes from the prior Code, and a clean version reflecting the final proposed Title 9.
KEY POLICY ISSUES
The proposed updates to Title 9 include, but are not limited to, the following:
• Removal of outdated language related to wineries and planned developments • Removal of agricultural zoning districts that do not apply to Mountain House • Clarification that five-story buildings are not permitted in Industrial zones • Updated definitions of family
• Enhanced public noticing requirements
• Clarifications to Home Occupation regulations
• Clarification of parking requirements
• Establishment of new signage regulations
FISCAL IMPACT
There is no specific fiscal impact associated with adopting the proposed modifications to the Development Code beyond the staff costs to prepare it.
STRATEGIC PLAN
Adoption of an updated Development Code supports the City of Mountain House Strategic Plan, adopted April 9, 2025, which includes the goal to “Adopt an Updated Land Use Code.” CEQA
The City’s adoption of an updated Development Code is exempt from CEQA consistent with Guidelines section 15061(b)(3), which applies to action taken by a local agency where it can be seen with certainty that there is no possibility that said action would result in any significant effect(s) on the environment.
Item 9.2
Mountain House Page 241 of 258
ACTION FOLLOWING CITY COUNCIL APPROVAL
Following City Council adoption of the updated Development Code at a future meeting, the City Clerk will arrange for publication and posting to the City’s website.
ATTACHMENTS
None.
Item 9.2
Mountain House Page 242 of 258
TITLE: General Plan Project Status Report
MEETING DATE: January 28, 2026
PREPARED BY: Brad Wall, Contract Planner
RECOMMENDATION
Staff recommends that the City Council review and receive a status update on the City’s General Plan, including progress to date and upcoming next steps. This item is informational only; no Council action is requested.
BACKGROUND
What Is a General Plan
California state law requires every city to adopt a General Plan, which serves as the City’s long-term policy framework for growth and development. The General Plan establishes the community’s vision and guides land use, infrastructure, and public investment decisions related to quality of life, economic vitality, transportation, parks and open space, sustainability, and public services.
The General Plan provides policy direction for:
• Land use designations across residential, commercial, industrial, and open space areas • Infrastructure planning for roads, utilities, and public facilities • Delivery of public services such as police, fire, parks, and community facilities • Protection of natural resources, including air quality, waterways, groundwater, and sensitive habitats
General Plans typically cover a 20-to-30-year planning horizon and must be updated periodically to reflect changes in state law, technology, and community priorities.
State law requires the General Plan to include mandatory elements addressing land use, transportation, housing, conservation, open space, noise, and safety, as well as additional topics such as environmental justice, air quality, and climate change. The General Plan also includes a Land Use Map that assigns land use designations to all parcels within the City limits and Sphere of Influence and establishes where different types of development may occur.
Mountain House Context and Timeline
Item 9.3
Mountain House Page 243 of 258
Upon incorporation, the City of Mountain House adopted the San Joaquin County General Plan, as it applies to Mountain House, as an interim measure. State law requires a newly incorporated city to adopt its own General Plan within 30 months of incorporation. For Mountain House, this deadline is December 31, 2026.
On June 25, 2025, the City Council authorized a consultant agreement with De Novo Planning Group to prepare the City’s first General Plan.
DISCUSSION
Work Completed to Date
Since execution of the consultant agreement, the General Plan effort has focused on establishing the technical and policy foundation required before any land use alternatives or policy decisions can be developed.
Key work completed to date includes:
• Comprehensive Baseline Analysis – De Novo Planning Group has completed a detailed review of existing conditions across land use, transportation, housing, infrastructure, environmental resources, and public services. This work forms the factual basis for all future General Plan policies and alternatives.
• Community and Stakeholder Engagement – The General Plan project was introduced at the City’s October 2, 2025 Community Forum, where residents and stakeholders provided input through facilitated discussions and group exercises. Additional input was gathered through online surveys, expanding participation beyond the in-person event.
• Identification of Priority Issues – Public input to date has highlighted key focus areas for the General Plan, including traffic and circulation, parks and recreation, residential development patterns, landscaping and aesthetics, public safety, and economic development. These themes are being used to shape the policy framework moving forward. • Draft Existing Conditions Report – A draft Existing Conditions Report was delivered in December 2025 and reviewed by City staff. This document establishes a shared understanding of current conditions and constraints and is a critical milestone in the General Plan process. The consultant is currently incorporating staff comments and preparing the final version for public release. • Public Outreach Summary – A draft Public Outreach Summary Report documenting engagement activities and feedback received to date has also been completed and will be finalized and posted alongside the Existing Conditions Report.
Item 9.3
Mountain House Page 244 of 258
This foundational work positions the City to begin evaluating land use alternatives and policy options in subsequent phases of the General Plan process.
Upcoming Milestones
Upcoming phases of the General Plan effort include:
• Finalization and public release of the Existing Conditions Report and Public Outreach Summary • Development and evaluation of General Plan alternatives and policy framework • Continued public and stakeholder engagement
• Preparation of the draft General Plan and associated environmental documentation
KEY POLICY ISSUES
Economic Development will be a major focus of the General Plan. De Novo Planning Group will coordinate with Kosmont, the City’s economic consultant, to prepare economic analyses and General Plan policy content. This work will evaluate market conditions, forecast demand across economic sectors, and inform land use assumptions for future non-residential development.
Ongoing coordination with private-sector stakeholders and the broader community will be critical to building consensus around economic development goals and future development assumptions.
FISCAL IMPACT
This is an informational item only and has no fiscal impact.
STRATEGIC PLAN
Preparation of a General Plan supports the City’s Strategic Plan, adopted April 9, 2025, by helping the City:
• Collaborate effectively with developers and partners to build a safe and vibrant community • Guide long-term land use and economic development planning CEQA
Environmental review required under the California Environmental Quality Act will be completed as part of the General Plan update. The project scope and budget assume preparation of a program-level Environmental Impact Report.
Item 9.3
Mountain House Page 245 of 258
ACTION FOLLOWING CITY COUNCIL APPROVAL
This item is presented for information only. No Council action is requested at this time.
ATTACHMENTS
None.
Item 9.3
Mountain House Page 246 of 258
TITLE: City Manager Update
MEETING DATE: January 28, 2026
PREPARED BY: Steven J. Pinkerton, City Manager
COUNCIL/COMMUNITY CONCERNS AND CITY RESPONSE
To ensure transparency and community engagement, staff provide responses to public comments and concerns raised during City meetings or through communication channels. We address key issues and provide updates or next steps. More details about follow-ups can be found at www.mountainhouseca.gov/PublicFollowUp.
Email Inquiry – Private Property Maintenance Concern on W Ellsworth Ave A resident inquiry was received regarding trees located on a neighboring private property and concerns related to leaf debris and potential fence impacts. Staff has reviewed the concern and has followed-up to provide general guidance regarding private property maintenance and neighbor-to-neighbor issues, consistent with the City’s code enforcement procedures and applicable municipal regulations.
Email Inquiry – Parks and Play Areas in The Lakes Villages Staff received a resident inquiry regarding the timing of park and play area construction in The Lakes Villages.
Staff followed up with the resident to explain that neighborhood parks are constructed by the developer as part of required development obligations and are triggered by specific building permit milestones rather than home occupancy. Staff provided a status update on planned park facilities, including two mini parks with play structures currently in plan review, a neighborhood park with an approved concept undergoing additional coordination for the inclusion of a public restroom, and planned open space and trail improvements. Staff also shared an approved concept plan to help illustrate park locations and amenities. While staff is actively coordinating with the developer to advance park projects, construction timing remains dependent on plan approvals, permit issuance, and applicable development thresholds.
Public Comment – Parking and Public Safety on Central Parkway Staff noted the parking and public safety concerns raised during public comment at the January 14, 2026 City Council meeting regarding conditions along S. Central Parkway. Staff will review the concerns and monitor conditions consistent with applicable parking regulations, traffic operations, and code enforcement practices, and will coordinate internally as appropriate.
Public Comment – Neighbor Concerns
A resident spoke during public comment at the January 14, 2026 City Council meeting regarding ongoing neighbor concerns, interactions with law enforcement, and issues related to a rental property. Staff has noted the concerns raised and continues to coordinate closely with public safety partners on quality-of-life and neighborhood-related issues. In addition, staff is actively working with legal counsel on the development of a rental ordinance framework later this year to help address rental housing standards and enforcement tools.
Public Comment – Central Park Reservation (Indian Independence Day Event) Staff reviewed a public comment request made at the January 14, 2026 City Council meeting regarding a Item 9.4
Mountain House Page 247 of 258
DISCUSSION ITEM
2 proposed community event celebrating Indian Independence Day at Central Community Park on August 15.
Staff confirmed there is no conflict with the City’s programmed Music in the Park, tentatively scheduled for August 22. Recreation staff are following up directly with the requesting organization to discuss availability, logistics, and next steps consistent with the City’s facility use and reservation process.
DEPARTMENT UPDATES:
Communications
January was a high-volume month for the Communications Department, with a strong focus on utility billing communications, website updates, and resident education. Utility billing communication was the most significant effort this month. Plain-language explanations were developed to help residents understand higherthan-expected bills and the concept of true-ups. Messaging was aligned closely with the Finance and Utilities teams to ensure accuracy and consistency. Following the utility billing community forum, continued resident education was supported through video explanations and frequently asked questions.
Website communication and notices were another priority in January. Hydrant and water main flushing notices were updated and published using neighborhood-specific language so residents could easily understand where and when work was occurring. High-visibility alert boxes were added to the website to highlight time-sensitive information. Ongoing improvements to utility-related web content focused on clarity and ease of navigation.
Internal support was provided to Public Works, Utilities, Finance, and the City Manager’s Office through messaging, graphics, and public notices. Internal summaries and briefings helped align leadership on resident sentiment and response strategies. Purchasing and administrative documentation related to communications and outreach efforts was also supported. Looking ahead to February, efforts will continue to refine utility billing explanations based on resident feedback, expand the use of short videos and graphic explainers, support upcoming Council communications, and improve website organization and clarity, particularly for utilities and services.
Overall, January required fast, thoughtful, and resident-centered communication during a sensitive period. The work completed this month helped reduce confusion and strengthen coordination across departments.
Human Resources
The city is currently recruiting for the positions of Program Manager, Maintenance Worker II, and Accountant I.
Regional Government Solutions completed the total Classification and Compensation study. The results are schedule were presented to staff on Tuesday, January 20. We expect the study will be brought to Council for approval in February or March.
The city is adding additional modules with NeoGov in order to improve process efficiencies within Human Resources, including paperless onboarding, paperless personnel files, and performance evaluation preparation and tracking. HR Consultant Joe Kriskovich is currently working with NeoGov on the performance evaluation module implementation. Nicole Adamo, HR Manager, is working to implement the on-boarding system. Both projects are expected to be completed in January 2026.
Finance
The deadline for departments to submit their proposed budgets has passed and Finance staff expects the information to be provided soon so that compilation can begin.
Item 9.4
Mountain House Page 248 of 258
DISCUSSION ITEM
3 Parks and Recreation:
Prime Time Seniors:
Sweaters & Sweets – On December 4, Prime Time Seniors hosted a festive Ugly Sweater, Hot Cocoa, and Cookie Exchange social that brought local seniors together for an afternoon filled with laughter, holiday cheer, and fun seasonal games. Participants arrived in their most creative and colorful ugly sweaters, adding a spirited and lighthearted atmosphere to the event. Guests enjoyed delicious hot cocoa with assorted toppings, an impressive cookie exchange, and a cozy setting that encouraged connection with friends and neighbors. The event was a wonderful way to celebrate the holiday season and foster community spirit among our senior residents.
Looking Ahead - Exciting things are ahead for Prime Time Seniors! Be on the lookout for upcoming February programs, including Crafting Studio, Brain Boosters, fitness classes, and social sessions—along with the launch of the NEW 2026 Prime Time Senior Membership. This membership will offer exclusive perks and savings for adults ages 55 and older, providing even more opportunities to stay active, engaged, and connected throughout the year.
Stay tuned—more great programs are on the way!
Special Events:
MoHoHo Holidays – MoHoHo Holidays kicked off with a collaborative effort between the Parks and Recreation Department and the Mountain House Jeep Brigade during the sixth annual Holiday Light Parade along Central Avenue. Nearly 40 illuminated entries—including local car and Jeep enthusiasts, floats, dancers, and marching bands—filled the street with festive cheer as they made their way to Town Hall.
The parade concluded at Town Hall, where the City Council joined Santa Claus to light the new 34-foot holiday tree. The evening continued with live entertainment from local youth performers on the Main Stage, a Holiday Market featuring unique items and food from local vendors, and family-friendly attractions such as jump houses and train rides for children. The event brought the community together for a memorable celebration of the holiday season.
Tennis Court Reservations:
The following graph provides a month-by-month comparison of tennis court reservation revenue collected at Mountain House High School (MHHS) and Central Park over the past twelve months. The data highlights fluctuations in revenue at each location, including periods of growth and decline. Totals reflect net revenue and include refunds issued due to weather-related cancellations or instructor availability.
Final results for 2025 indicate strong growth in usage at both locations, with attendance increasing by 17% at the MHHS tennis courts and 69% at the Central Park tennis courts, resulting in a 60% overall increase in attendance systemwide. This upward trend reflects increased community participation and demand for tennis programming and facilities.
Monthly Tennis Court Reservation Revenues
Month MHHS Central
Park
Month MHHS Central
Park
%
Change
Item 9.4
Mountain House Page 249 of 258
DISCUSSION ITEM
4 December 2025 $420.00 $1,090.00 December 2024 $224.00 $3,152.00 (55%) November 2025 $688.00 $2,190.00 November 2024 $328.00 $3,924.00 (32%) October 2025 $560.00 *$3,816.00 October 2024 $573.00 $4,508.00 (14%) September 2025 $164.00 $4,336.00 September 2024 $565.00 $2,554.00 44% August 2025 $504.00 $4,440.00 August 2024 $219.00 $1,680.00 160% July 2025 $424.00 $3,134.50 July 2024 $103.50 $1,500.00 122% June 2025 $520.00 $4,192.00 June 2024 $426.00 $1,984.50 95% May 2025 $352.00 $4,164.50 May 2024 $388.50 $2,058.00 85% April 2025 $464.00 $3,650.00 April 2024 $435.00 $1,299.00 137% March 2025 $372.00 $3,496.00 March 2024 $582.00 $1,432.50 92% February 2025 $636.00 $3,589.00 February 2024 $451.50 *$274.50 482% January 2025 $408.00 $3,366.50 January 2024 $408.00 *$211.50 509% Total $5,512.00 $41,464.50 $4,703.50 $24,578.00 60%
Facility Usage:
Indoor Facility Use – The following graph provides an overview of indoor facility usage at the Firehouse Community Room, Town Hall meeting rooms, and the Unity Center for the month of December 2025.
Bookings include both internal reservations for City-sponsored programs and activities, as well as MHMA-sponsored activities held at the Unity Center. The data illustrates overall space utilization across facilities during December 2025.
Location Facility # of Bookings Total Revenue
Firehouse Community Room 15 $1,530.00
Town Hall Boardroom 25 $973.00
Town Hall Outdoor Plaza 1 $194.25
Town Hall TH-1 29 $390.00
Town Hall Town Hall Main Lobby 25 $122.50
Unity Center Unity Center A/B 35 $2,666.00
TOTAL 130 $5,875.75
Park Use – The following graph illustrates park usage for the month of December 2025, including rentals for organized sporting leagues and private use at Altamont Village Park, Central Community Park, Cordes Village Park, Hansen Village Park, and Wicklund Village Park. The data reflects overall park utilization across these facilities during December 2025.
Location Facility # of Bookings Total Revenue
Altamont Village Park Baseball Diamond 8 $320.00
Central Community Park Field D - Cricket and Ballfield 6 $80.00 Central Community Park Field D - Cricket Pitch ONLY 6 $160.00 Cordes Village Park Field D1 10 $140.00
Cordes Village Park Softball Diamond 4 $160
Item 9.4
Mountain House Page 250 of 258
DISCUSSION ITEM
5 Hansen Village Park Field A 12 $120.00
Hansen Village Park Softball Diamond 6 $280.00
Questa Village Park Field A 8 $235.00
TOTAL 60 $1,495.00
Picnic Use – The following graph shows picnic usage for the month of December 2025, including rentals for private use at Central Community Park, Cordes Village Park, Hansen Village Park, and Wicklund Village Park. The data reflects overall utilization of picnic facilities during December 2025.
Location Facility # of Bookings Total Revenue
Central Community Park
Picnic Area A - Interactive Water
Fountain 0 $0
Central Community Park Picnic Area B - Basketball Court 0 $0 Cordes Village Park Covered Picnic Area 0 $0
Hansen Village Park Covered Picnic Area 0 $0
Wicklund Village Park Gazebo 0 $0
TOTAL 0 $0
ATTACHMENTS:
None.
Item 9.4
Mountain House Page 251 of 258
January 21 - 23, 2026 - CalCities - Mayor and Council Member Academy Sacramento
Thursday, January 22, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Wednesday, January 28, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Public Hearing - Red Light Camera Impact Report
Development Code Update - Presentation only
General Plan Update: Public Outreach summary and Background/ECR Public Hearing - Codes by Reference - 2nd reading for Ordinance Update on Community Survey Results of the Summer Concert Series/Approve the Dates for the Summer Even Adopt resolution to support OneVoice program (Byron Highway) Proclamation - Cancer Awareness Month
Drone Show Updates
Amendment to CFD Boundaries
RFQ Shortlist for on-call geotechnical consultant
RFQ Shortlist for on-call grant services
RFQ Shortlist for on-call design services
Tuesday, February 10, 2026 - YAC
Board Chambers at 7:00 p.m.
Tuesday, February 10, 2026 - Regular City Council Meeting - Canceled Board Chambers at 7:00 p.m.
ITEM
February 11, 2026 - Valley Link Board Meeting
2:00 p.m. Board Chambers
February 11th - February 13th 2026 - CalCities - City Manager's Conference Napa
Tuesday, February 24, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Strategic Plan Update
Parks Restrooms – Policy and Action Item to Award Contract and Appropriate Funds MARA - Neighborhood J Park Restrooms
Cooperative Agreement for FFE (Furniture, Fixtures, Equipment) Town Hall Improvements Addition of Waste Services Fees (35 gal)
Authorize MOU w/County for EV Charging Project
Item 10.1
Mountain House Page 252 of 258
Development Code Adoption
Class and comp Study
Approve Agreement for water reports
Thursday, February 26, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Monday, March 9, 2026 - Regular City Council Meeting - Canceled Board Chambers at 7:00 p.m.
ITEM
Tuesday, March 10, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, March 11th - March 13th 2026 - CalCities - Planning Commission Academy Anaheim
Thursday, March 12, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Wednesday, March 25, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
CFD Financings
Thursday, March 26, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Wednesday, April 8, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
CalGREEN Solid Waste Ordinance - Cityhood
Transit Feasiblity Study Adoption
Tuesday, April 14, 2026, YAC
Board Chambers at 7:00 p.m.
April 22nd to April 24, 2026, CalCities Leaders Summit
Sacramento, CA
Thursday, April 23, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Item 10.1
Mountain House Page 253 of 258
Wednesday, April 29, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Review 2026 Meeting Dates
Sunday, May 3rd to May 7th (One Voice Advocacy Trip with SJCOG) Washington, DC
Tuesday, May 12, 2026 - YAC
Board Chambers at 7:00 p.m.
Thursday, May 14, 2026 - Special Budget Study Session
Board Chambers at 5:00 p.m.
Thursday, May 13, 2026 - Regular City Council Meeting
Board Chambers at 7:00 p.m.
ITEM
Wednesday, May 27, 2026 - Regular City Council Meeting
Board Chambers at 7:00 p.m.
ITEM
Tuesday, June 9, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, June 10, 2026 - Valley Link Board Meeting
2:00 p.m. Board Chambers
Wednesday, June 10, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Thursday, June 11, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Item 10.1
Mountain House Page 254 of 258
Wednesday, June 24, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Thursday, June 25, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Wednesday, July 1, 2026 - State of the City
Time/Location TBD
Tuesday, July 8, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, July 9, 2026 - Regular City Council Meeting - Canceled Wednesday, July 22, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Tuesday, August 11, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, August 12, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
Wednesday, August 26, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Item 10.1
Mountain House Page 255 of 258
Thursday, August 27, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Tuesday, September 8, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, September 9, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Thursday, September 10, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Wednesday, September 23, 2026 - City Council Meeting - Canceled Board Chambers at 7:00 p.m.
ITEM
Wednesday, September 23rd - Friday, September 25, 2026 CalCities Annual Conference Anaheim, CA
Thursday, September 24, 2026 - SJCOG Board of Directors 555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Tuesday, October 13, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, October 14, 2026 - Valley Link Board Meeting 2:00 p.m. Board Chambers
Wednesday, October 14, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
Item 10.1
Mountain House Page 256 of 258
ITEM
Thursday, October 22, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Wednesday, October 28, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Tuesday, November 10, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, November 18, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.
ITEM
Wednesday, November 26, 2026 - Holiday No Meeting Scheduled Board Chambers at 7:00 p.m.
Thursday, December 3, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.
Tuesday, December 8, 2026 - YAC
Board Chambers at 7:00 p.m.
Wednesday, December 9, 2026 - Regular City Council Meeting Item 10.1
Mountain House Page 257 of 258
Board Chambers at 7:00 p.m.
ITEM
Thursday, December 10, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Wednesday, December 23, 2026 - Holiday No Meeting Scheduled Board Chambers at 7:00 p.m.
Item 10.1
Mountain House Page 258 of 258