Mountain House City Council
August 12, 2026

RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING MAJOR SUBDIVISION APPLICATION NO. TSM-26-002 (TRACT NO. 3936) WHEREAS, the Project includes Major Subdivision Application No. TSM-26-002 to subdivide an approximately 9.89-acre property (APN 258-04-016) within Neighborhood K, Specific Plan II, into 104 single-family residential lots, together with public streets, utilities, and related infrastructure improvements, consistent with the Mountain House General Plan, Master Plan, and Specific Plan II; and WHEREAS, the Project also includes Revisions of Approved Actions No. RAA-26-001 to relocate seven required second unit dwelling opportunities from Tract No. 3936 to previously approved Tracts 3927 and 3928 within Neighborhood K, increasing the minimum required second unit dwelling opportunities within Neighborhood K from 52 to 59 while maintaining compliance with the Mountain House Master Plan and Specific Plan II; and
WHEREAS, Title 9, Development Title, Division 8, Chapter 19 (Major Subdivisions) of the Mountain House Development Title requires City Council review and approval of Tentative Subdivision Maps; and
WHEREAS, the City Council reviewed and considered the Mountain House General Plan Environmental Impact Report (SCH #90020018), the Mountain House Master Plan/Specific Plan I Environmental Impact Report (SCH #90020776), the Mountain House Specific Plan II Adopted Initial Study, and the expanded CEQA exemption prepared for the Project, and determined that the Project is exempt from further environmental review pursuant to Government Code Section 65457 and Public Resources Code Section 21166; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including the publishing of a legal notice of the hearing in the Tracy Press on or about July 31, 2026, mailed out to property owners located within a 500-foot radius from the Project Area on or about July 29, 2026, and posting a Notice of Development Permit Application at the Project site on July 8, 2026; and
WHEREAS, on August 12, 2026, the City Council conducted a duly noticed public hearing on the Project, received oral and documentary evidence, and considered all testimony and information presented before taking action on the matter.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain House hereby makes the following findings:

1. Incorporation of Tentative Map. This Resolution incorporates by reference Tentative Subdivision Map Tract No. 3936, attached hereto as Exhibit 2, and made a part of this Resolution.

2. Major Subdivision Findings. Pursuant to Section 9-8-1904 of the Mountain House Development Title, the City Council finds as follows:

A. The proposed subdivision is consistent with the General Plan, the Master Plan, any applicable Specific Plan, any applicable Special Purpose Plan, the Public Financing Plan, and Item 8.1
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ATTACHMENT A

any other adopted plan adopted by the City.

This finding can be made because the analysis conducted by the Community Development Department (CDD) demonstrates that the proposed subdivision is consistent with all applicable adopted plans.

The project is consistent with General Plan policies because: (1) the planned infrastructure meets the City's requirements and standards; (2) all necessary on-site and off-site easements and dedications for maintenance of the water, sewer, and storm systems shown on the proposed Tentative Map will be provided; (3) the project meets the City's waste management requirements; and (4) adequate parking improvements will be constructed to serve the project.

With respect to the Master Plan and Specific Plan II, the consistency review found that the proposed subdivision addresses the affordable housing objectives expressed in these plans by meeting the Master Plan and Specific Plan II requirements for housing diversity and density of development (within the Minimum and Maximum density range for the residential land uses proposed for development, per Master Plan Section 3.3). The Tentative Map will be required to fully mitigate the impacts to Lammersville Unified School District by complying with the applicable provisions of the School Facilities Mitigation Agreement. To ensure that public improvements are developed to acceptable standards, said improvements would be conditioned to comply with all Community Approvals, including the applicable provisions of the City Parks, Recreation and Leisure Plan and the City Design Manuals.

With respect to other City-adopted plans, the consistency review determined that the proposed subdivision, as conditioned, is consistent with all applicable City plans and programs.

B. The design or improvement of the proposed subdivision is consistent with the General Plan, the Master Plan, any applicable Specific Plan and any applicable Special Purpose Plan.

This finding can be made because the analysis conducted by the CDD determined that the design and improvements of the proposed subdivision, as shown on the Tentative Map and described in the project application, are consistent with the requirements of the General Plan, Master Plan, and Specific Plan II.

The proposed subdivision provides additional housing opportunities for future residents and meets the residential density requirements of the applicable adopted plans. The project incorporates a coordinated roadway system that provides efficient access within the subdivision and to nearby public facilities, including the K-8 school and neighborhood park.

The subdivision also creates a distinctive and livable residential environment. In addition, all landscaping, hardscaping, and streetscape improvements will be designed and constructed in accordance with the adopted Design Manual and applicable Community Approvals, including requirements related to neighborhood themes and material variation.

C. The site is physically suitable for the type of development proposed.

This finding can be made because the analysis conducted by the CDD determined that the site Item 8.1
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ATTACHMENT A

is physically suitable to accommodate the proposed residential development. This determination is based on the proposed site improvements and the incorporation of Best Management Practices (BMPs) for stormwater management.

D. The site is physically suitable for the proposed density of development.

This finding can be made because the analysis conducted by the CDD determined that the project site is adequate in size to accommodate the proposed residential density, consistent with the Master Plan and Specific Plan II.

E. Neither the design of the subdivision nor any proposed improvements are likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat.

This finding can be made because the project is conditioned to participate in the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). The proposed subdivision is also subject to the Mountain House community mitigation monitoring and reporting program. In addition, the project incorporates all applicable mitigation measures identified in the Mountain House Master Plan Master Environmental Impact Report (Master EIR).

F. The design of the subdivision or type of improvement is not likely to cause significant public health problems.

This finding can be made because the CDD concluded, based on the Notice of Exemption, that the design of the subdivision, as conditioned, would result in no impacts or less than significant impacts to public health.

G. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.

This finding can be made because all existing easements have been evaluated by the appropriate agencies, and the design of the proposed subdivision respects all recorded easements. As conditioned, the proposed subdivision will not conflict with easements acquired by the public for access to or use of property within the subdivision.

H. Any land or improvement to be dedicated to a public agency is consistent with the General Plan, the Master Plan, any applicable Specific Plan, any applicable Special Purpose Plan, and any other applicable plan adopted by the County.

This finding can be made because the land and improvements to be dedicated to the City are consistent with the Public Land Equity Program and the applicable requirements of the City Design Manual, both of which implement the General Plan, Master Plan, and Specific Plan II.

I. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as required by Government Code 66473.1.

Item 8.1
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ATTACHMENT A

This finding can be made because the proposed subdivision has been designed to provide, to the extent feasible, opportunities for passive and natural heating and cooling, consistent with Government Code Section 66473.1.

J. All applicable provisions of the Mountain House Development Agreement have been met.

This finding can be made because the consistency analysis determined that the proposed subdivision complies with the applicable provisions of the Master Development Agreement (Mountain House Development Agreement) and the Specific Plan II Development Agreement, both of which require consistency with the adopted community plans.

3. Approval. Based on the findings set forth in this Resolution, the CEQA Determination, and the evidence contained in the Staff Report and administrative record, the City Council hereby approves Major Subdivision Application No. TSM-26-002 (Tentative Subdivision Map Tract No. 3936), dated July 15, 2026, subject to the Conditions of Approval attached hereto as Exhibit 1. The approved Tentative Subdivision Map is attached hereto as Exhibit 2 and incorporated herein by this reference.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 12th day of August 2026, by the following Vote, to wit:

Item 8.1
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EXHIBIT 1

CONDITIONS OF APPROVAL

MOUNTAIN HOUSE DEVELOPERS, LLC/A DELAWARE LIMITED LIABILITY COMPANY Tract No. 3936
NBHD K
Major Subdivision Application No. TSM-26-002 to create 104 residential lots was approved by the City Council on August 12, 2026. The effective date of approval is August 12, 2026. On May 21, 2024 the BOS approved an Amendment to the Subsequent Development Agreement covering the subject property based on the adoption of Resolution No. R-24-113 and Ordinance No. 464 and extended the Map life to be consistent with the Life of the Development Agreement which is February 8, 2035.

Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be complied with prior to approval of the Final Map. Those Conditions followed by a Section Number have been identified as ordinance requirements pertinent to this application. Ordinance requirements cannot be modified and other ordinance requirements may apply.

I. COMMUNITY DEVELOPMENT DEPARTMENT- PLANNING DIVISION (Contact John B. Anderson or Brad Wall: [209] 831-5666)

GENERAL

1. Tentative Map Compliance: The Final Map shall be in substantial compliance with the Tentative Map dated July 15, 2026, by CBG Engineering (attached as Figure 1), and all Conditions of Approval described herein.

1. The project shall comply with applicable policies of the Mountain House Master Plan and all other applicable Community Approvals.

2. Minor modifications to street and lot configurations may be allowed by the Community Development Director without requiring a new subdivision map application or a Revision of Approved Actions application.

Timing: Prior to Final Map approval and any other Development Approvals subsequent to the Tentative Map.

2. Subsequent Approvals: All subsequent discretionary and ministerial approvals shall be subject to Design Consistency Review (DCRC) and shall be consistent with the conditions of approval for the Tentative Map, Pursuant to Chapter 9-2-208 of the City Development Title. The Final Map shall be recorded containing the following note:
“All subsequent discretionary and ministerial approvals within the boundaries of this subdivision map shall be subject to Design Consistency Review (DCRC) and shall be consistent with the conditions of approval adopted for the Tentative Map.”
Timing: Prior to issuance of development permits.

Item 8.1
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3. Consistency: The Final Map, improvement plans and all subsequent development and building applications within the boundaries of the Tentative Map shall be reviewed by the San Joaquin County Community Development Department and found consistent with the approved Tentative Map, including all conditions of approval, the Mountain House Master Plan, Specific Plan II, Development Title, and all other applicable Community Approvals.

Timing: Prior to approvals and prior to issuance of development permits.

4. Final Map Digital File: A digital file of the Final Map shall be submitted to the County Survey Department. The digital file format shall be consistent with requirements of the County Assessor and Community Development Department GIS division.

Timing: prior to approval of Final Map.

5. Road Names: All subdivision road names shall be submitted to the Community Development Department for approval by the Director. Said road names shall comply with the “Standards for Road Names and Road Name Changes, Public and Private” of San Joaquin County. [Development Title Section 9-1150.18] Contact Rochelle Henson at (209) 831-2300.

Timing: prior to approval of Final Map.

6. Monitoring Program: The Final Map(s) shall comply with the Mountain House Master Plan and Specific Plan II Mitigation Monitoring Program.

7. Monitoring Agreement: The applicant or the applicant’s assignee shall fund the Community Monitoring and Mitigation Monitoring Programs. The applicant or the applicant’s assignee shall also fund the City’s efforts to monitor compliance with the Tentative Map conditions of approval. [General Plan Community Organization and Development Policy (19)(j)] Timing: Ongoing.

FEES

8. General. Development within the project shall be subject to the payment of all applicable and lawfully enacted City fees.

Timing: Ongoing.

9. Affordable Housing. The applicant for all subsequent development within Neighborhood H shall pay the Affordable Housing Impact Fee in effect at the time of building permit issuance. [Mountain House Development Title Chapter 9-12-503]
Timing: Prior to Building Permit Issuance.

10. Master Plan and Specific Plan Reimbursement Fees. The developer shall be responsible for paying all Master Plan and Specific Plan Reimbursement Fees pursuant to Chapter 9-12-403 of the Mountain House Development Title.

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Timing: Prior to Final Map.

LAND USE

11. Compliance with Fire Prevention Standards. The R-MH housing units shall each be provided with a residential fire sprinkler system, or an emergency access road complying with the Fire Access Road Standards, as adopted by the Board of Supervisors by Ordinance 4178, on November 8, 2002, these shall be provided around each building structure.

Timing: Condition shall be met prior to approval of building permits for R/M housing units.

12. Architectural Design Theme: The Mission/Spanish Colonial architectural theme has been selected for Neighborhood K and all architecture shall be used throughout the residential development project and implemented through Design Manuals. [SPII Building Requirements 4.5.3].

Timing: Improvement Plans approved by City prior to approval of Final Map for [Neighborhood H].

13. Pedestrian Pathways: The Final Map shall maintain, as proposed, all feasible pedestrian connections to schools and at the end of cul-de-sacs. In instances where the proposed location of a throughblock connection is determined by the Community Development Director to be in conflict with the health, safety and welfare of community residents, such connection may be eliminated.

Timing: Improvement plans approved by CITY prior to Final Map approval.

14. Fire Access Road Standards: All streets shall comply with the San Joaquin County Fire Chiefs Association, Fire Access Road Standards as adopted by the Board of Supervisors by Ordinance 4178, on November 8, 2002.

Timing: Improvement plans approved by CITY prior to Final Map approval.

15. Public Area Landscaping and Architecture: The applicant shall submit a landscape theme in the landscape improvement plans for the Tentative Map. Landscaping themes shall be distinct for each neighborhood. Landscaping and architectural design of public areas shall implement the common design theme for the neighborhood and shall be consistent with the CITY Design Manual, Roadway Landscape Plans, and/or other applicable neighborhood design criteria. [SPII Implementation Measure 4.5.3.3]
Timing: Improvement Plans, Building Permits.

16. Design Guidelines: All proposed single family development shall comply with the applicable provisions of the Single-Family Residential Design Manual, as amended. The Home Builder shall provide written evidence of architectural approval by the Master Developer or its Design Review Committee, in its sole discretion. Compliance with DRC obligations shall be determined by City. [SPII Implementation Measure 4.5.3.3]
Timing: Condition shall be met prior to issuance of building permits.

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17. Right To Farm Recordation and Notification: The deed of each parcel and of each condominium unit shall include the following recording notification, as specified by San Joaquin County Ordinance 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 inconveniencies or discomforts shall not be considered to be a nuisance.”
Timing: Prior to approval of Final Map.

18. PLEP Requirement: For the purposes of the Public Land Equity Program (PLEP), the subject property is considered a further subdivision of an existing urban parcel within Neighborhood K, which currently carries a PLEP deficit of 2.85. As Tract 3936 is located within Neighborhood K, this deficit applies to the project and must be addressed as part of the entitlement process. An updated PLEP determination will be required prior to Final Map approval Timing: Condition has been satisfied prior Final Map recordings.

NOISE

19. Outdoor Noise Levels: Best available noise reduction measures shall be implemented by the applicant to reduce noise levels in primary outdoor use areas (backyards) of new residential development to an Ldn of 60 dB.

Timing: Inclusion of note on the Final map approved by City prior to Final Map approval, and inclusion of note on deed prior to issuance of building permits.

20. Interior Noise Levels: Interior noise levels for housing proposed to be located in areas exposed to an exterior noise level of an Ldn above 60 dB shall be maintained at or below an Ldn of 45 dB. [SPIII Implementation Measure 11.2.3 b-f]; [Master Plan Implementation 11.3.1 (f)].

Timing: Compliance verified prior to the issuance of building permits.

21. Construction Noise: The following measure shall be implemented during construction:

Construction shall be restricted to the hours of 6:00 AM to 8:00 PM on weekdays. Extended hours which may include Saturdays and Sundays may be allowed through prior notice to adjacent residents and landowners, and prior approval of the CITY for infrastructure and/or building permits.

All internal combustion engines shall be equipped with exhaust mufflers that are in good condition and appropriate for the equipment.

Timing: Inclusion of the above measures as notes on Improvement Plans approved by CITY prior to Final Map approval.

Item 8.1
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GEOLOGY AND SOILS

22. Seismic Safety: The applicant shall comply with the applicable provisions of the CITY Emergency Preparedness Plan.

Timing: Inclusion of a note on Improvement Plans approved by CITY prior to approval of Final Maps.

23. Geotechnical Investigation Recommendations: The applicant shall follow the recommendations of the Geotechnical Feasibility Report prepared for the project.

Timing: Inclusion of a note on Improvement Plans approved by CITY prior to approval of Final Maps, and the incorporation of all recommendations of the geotechnical engineering study into site preparation and construction of each dwelling prior to approval of building permits. [San Joaquin County Development Title, Chapter 9-905]

AIR QUALITY

24. Residential Emissions: Construction plans for residential dwellings shall incorporate the following items:

The applicant shall provide natural gas line outlets to the backyards to encourage gas barbeques unless natural gas is discouraged or precluded by future building codes adopted by the City. 220-volt electrical outlets for recharging electric automobiles shall be provided in each garage.

Electrical outlets shall be located on the outside of single-family homes to accommodate electric lawn maintenance equipment and electric barbecues.

No wood burning fireplaces, unless otherwise provided by the San Joaquin Valley Air Pollution Control District (“SJVAPCD”). If fireplaces are designed to be natural gas heating appliances of a zeroclearance design, there is no limitation on the number of fireplaces per unit.

Low nitrogen oxide (NOx) emitting and/or high efficiency water heaters shall be required for all dwelling units.

Timing: prior to issuance of building permits.

CULTURAL RESOURCES

25. Unknown Pre-Historic/Historic-Period Resources: If, during the course of any grading activity or construction, subsurface concentrations of prehistoric or historic-period materials are encountered, the City of Mountain House shall be contacted immediately. All work in the vicinity of the find shall be halted until an archaeologist can evaluate the materials and make recommendations for further action.

Timing: At the time of the find until permission to proceed is granted by City.

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26. Unknown Human Remains: The applicant shall comply with the County’s Development Title (Chapter 9-1053M) regarding the uncovering of human remains or of a human prehistoric burial site during the course of any grading or construction. If human remains are encountered, all work shall halt in the vicinity and the County Coroner shall be notified immediately. At the same time, a qualified archaeologist shall be contacted to evaluate the finds. If Human burials are found to be of Native American origin, steps shall be taken pursuant to Section 15064.5(e) of the Guidelines for California Environmental Quality Act. In this event, due to their express interest in the project, Lisjan Nation shall also be notified.

Timing: At the time of the find until permission to proceed is granted by City.

SPECIAL CONDITIONS

27. Side Setbacks: The minimum side setback in R/MH is 5 feet; however, for lots less than 50 feet in width, the Development Code specifies that the side setback equals ten percent of the lot width, but not less than three feet. Based on the proposed 44-foot lot width, the minimum required side setback is 4.4 feet.

Timing: Prior to issuance of Building Permits by the City.

28. 6 Foot Wood Double Lattice Top Fence: The builder will specify the construction detail of the proposed fences that are adjacent to any private street which are exposed the public to include 6”x6” wooden posts and/or steel posts. This applies to the fence detail which is adjacent to all public areas such as dedicated parking spaces or the proposed private tot lot.

Timing: Prior to Occupancy of any of the affected homes.

II. COMMUNTY DEVELOPMENT DEPARTMENT- ENGINEERING DIVISION (Contact: Rochelle Henson or Devon Crowe [209] 831-2300)

GENERAL REQUIREMENTS

1. Improvement Standards: All improvements, including but not limited to improvement plans, specifications, and master utility plans, shall be in conformance with Community Approvals, including but not limited to the Improvement Standards and Specifications of the City of Mountain House (City), the City Design Manual, master utility plans, and other standards and plans adopted by the City. These improvement plans and specifications must be approved by City. The plan check fees and the field inspection services costs shall be paid to the City monthly as billed by the City. The Developer shall pay the balance within 30 days upon receiving an Invoice from the City.

2. Funding of City Development-related Services: All development-related services performed by the City not already funded by other applicable City funding mechanisms, including special taxes on any development project, will be paid by the Developer at the full cost, including overhead as determined by the City Manager, subject to compliance with all applicable nexus laws and existing agreements between the City and Developer. All Costs incurred by the City for any development project shall be paid by the Developer in accordance with the City Development Project Fees for Deposit and Item 8.1
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Reimbursement Agreement with the Developer.

3. The developer shall comply with all Local, County, State and Federal requirements relative to air quality, storm water discharge, waste disposal and hazardous waste and the mitigation measures contained in the EIR for the Tentative Map.

4. All easements and dedications shown on Tentative Maps shall be dedicated to the City or offer of dedication to the City shall be recorded on the Final Map.

5. Dedication of public rights-of-way shall be in conformance with the adopted Public Land Equity Program (PLEP). Timing: Prior to final map recordation.

6. The improvements associated with Spinardi Way, Sutton Drive, and Tracts 4200 through 4202 to the west have already been constructed by the developer. It is anticipated that the developer will offer the Spinardi Way and Sutton Drive improvements for acceptance by the city prior to recordation of the tract 3936 final map. Therefore, Right-of-Way Dedications Nos. 1, 2, and 3 should be completed by a separate mapping instrument. Timing: Prior to dedication of the Spinardi Way and Sutton Drive improvements.

7. Restricted access shall be shown on the Final Map and shall be in accordance with the Master Plan, the Design Manual, and the City’s Specifications and as directed by the City Manager.

8. Groundwater Rights: Groundwater rights, should any exist, shall be dedicated to the City upon approval of Final Map.

9. Riparian Water rights shall be conveyed to Mountain House Mutual Water Company on the final maps.

Prior to final map approval.

10. When public utilities are to be located outside public rights-of-way but within the Tentative Map boundary, the developer shall provide public utility easements for these utilities. The easements shall be shown on all Final Maps and parcel maps.

11. Surface entry rights to access minerals. In accordance with applicable law, a surface entry site may be provided on original parcels encumbered by third party surface entry rights to access minerals. To the maximum extent possible, these sites will be located in public areas such as Community Parks and shall be located to allow convenient vehicular access. Siting criteria will also consider pipeline conveyance routes to existing off-site transmission pipelines. All extraction and conveyance facilities shall specifically be located away from school facilities, and shall to the greatest extent possible, avoid being located within any Neighborhood within Mountain House. Drilling and well site operators shall comply with all Federal, State, County and City code requirements. Timing: Shall show on final map prior to approval.

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12. All conditions on the “Will Serve” letter from the City of Mountain House shall be met prior to approval of Final Map. The City Manager may defer the installation of a facility if bonding is provided, and it can be demonstrated to the satisfaction of the City Manager that it is not required for a specific phase of development.

13. Developer shall confirm that the property is within the Master Restrictions or record an annexation to the Master Restrictions. If the property is annexed, developer shall submit the annexation form to the City for review and approval.

14. Final Map Digital File: A digital file of the Final Map shall be submitted to the City and to the Community Development Department. The digital file format shall be consistent with requirements of the County Assessor and Community Development Department GIS division and the City digital file format.

Condition shall be met prior to approval of Final Map.

15. Digital Files: A PDF and AutoCAD file of:
a) The approved Improvement Plans shall be submitted to the City prior to issuance of encroachment permit.
b) The record drawings for the approved Improvement Plans shall be submitted to the City prior to the acceptance of the improvements.

16. Environmental Hazards: Comply with all applicable recommendations of the Environmental Site Assessment prepared for the project. The condition shall be met prior to beginning any construction on the related improvement plans.

17. Geotechnical Report: All infrastructure designs shall be shown on the grading and improvement plans and shall comply with and incorporate the recommendations of the Geotechnical Engineering Studies.

The conditions shall be met before approval of the Improvement Plans.

18. Grading: Except where allowed otherwise by the City, the grading of the project shall be such that all storm water runoff shall drain to public streets, public alleys, Mountain House Creek, Old River, or drainage facilities within easements for storm-drainage purposes.

19. Truck Management Plan: Traffic shall comply with the Construction Truck Management Plan administered by the City. Project construction plans shall include specifications to the contractor outlining compliance requirements. A traffic control plan showing construction traffic routes within the City's boundary shall be provided for approval by the City prior to the commencement of any construction. This plan is required from the Developer, the builders, and all contractors- and subcontracts working within City's boundary. The Developer shall pay all review fees prior to the approval of the plan.

20. The developer shall prepare an SB 221 report for any subdivision over 500 units to address the community’s potable water supply needs prior to filing of any of the project’s Final Maps. Timing: Prior to final map recordation.

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21. U.S.A. Requirement: U.S.A. shall be contacted 48-hours prior to any construction within the right-ofway.

22. Hold Harmless Provision: The Developer shall defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City, its agents, officers, or employees, to attack, set aside, void, or annul an approval of City concerning any City condition, which action is brought within the time provided for in Section 66499.37 of the Government Code.

23. Complete, replace or install any missing or damaged frontage improvements on all sides along the edges of the development.

24. All residential buildings shall be wired per the specifications in the City “Low Voltage Construction PreWire Guidelines, or equivalent and other specifications provided by City prior to certificate of occupancy.

25. Deferring Improvements: It is possible that the City may allow the deferring of street improvements (including utilities). If the developer wishes to pursue this option, then a formal written request shall be submitted to the City after the Tentative Map has been approved but before the approval of the Final Map. The request should define those street improvements that the developer wishes to defer.

If the City should approve the deferment, it will be conditioned in the developer agreeing to construct the deferred improvements within a specified future time period and entering into a subdivision improvement agreement with City and a security, such as a bond, be provided the City guaranteeing the developer’s performance.

26. If the property shown on the Tentative Map is to be developed in phases, then a subdivision agreement and appropriate bonding shall be executed between the City and the developer for each phase prior to the approval of the Final Map.

27. If the applicant elects to record and or develop the subject tract in phases a phasing plan shall be required. Each phase must be able to stand alone as a separate project and not be reliant on subsequent phases. A subdivision agreement and appropriate bonding shall be executed between the City and the developer for each phase in question prior to the approval and recordation of the Final Map associated with any given phase. Further,
If the land covered by the Tentative Map is to be developed in phases, then the boundary of each phase shall be determined by the following access requirements:
a) Two points of access shall be extended to streets having a classification of residential collector or higher. Timing: Prior to final map approval.
b) If a phase boundary is to parallel the alignment of an in-tract street, then the boundary shall be along the rear line of the lots facing the street. Boundary lines along the centerline or edge of a right-of-way line of a street shall not be allowed, except when specifically approved in writing by the City Manager of the City. Timing: Prior to final map approval.

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c) Prior to the beginning of the final design of the subdivision, the City Manager shall consult with Mountain House Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be approved by City. Timing: Prior to final map approval.
d) Masonry walls shall be installed at the property line between residential properties and all public parcels.

28. The City Manager may allow part of the street improvements noted in the condition above to be installed by the developer if the particular street falls along the border of the Tentative Map or separates the proposed phase with a future phase. Under this exception, the completion of the full street improvements will be the responsibility of future adjacent developments. For this exception, the developer shall be required to construct the full street improvements to the street centerline plus the remainder of the median improvements (if part of the street design) plus one additional travel lane on the opposite side of the median, plus a paved shoulder. Additional far side travel lanes may be required if found necessary as a result of a traffic study performed by the City. Reliance on a future adjacent development to complete the street improvements does not relieve the initial developer from designing and constructing drainage facilities to serve the exempted improvement area. Timing:

Prior to final map approval.

FLOOD PROTECTION

29. Areas subject to flooding from Old River shall be protected from a 100-year FEMA flooding and California Senate Bill 5 (SB5), 200-year flood event through filling of areas directly behind the existing levee in a gradual fill-back to the limits of existing FEMA designation and as required by SB5. The existing levee along Old River shall be preserved and shall be stabilized by placement of fill behind the levee within Old River Regional Park.

30. SB 5 200-Year Flood Protection. For a building permit for any new residence in the identified SB 5 area, the finished floor elevation shall be no greater than 3-feet below the 200-year Urban Level of Flood Protection (ULOP) surface elevation as identified in the PBI/RF technical memo dated March 9, 2022, or subsequent updates.

TRAFFIC AND TRANSPORTATION

31. The subdivider shall improve all streets shown on the Tentative Map and other transportation improvements as described in the following:
a) The street improvements shall include all street pavement, curbs, gutters, sidewalks, landscaping, lighting, signs underground utilities, etc. b) The City may allow phase improvements subject to subdivision improvement agreement or bonding.

32. Byron Road – Reconstruction and/or Rehabilitation (from Alameda County Line to Wicklund Road) a) Scope of work to be determined by City and MHD by December 2024. b) Start civil, joint trench, streetlight and landscape plans by March 2025.

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c) Revise City master plan, specific plan II and design manual to reflect the agreed upon Byron Road scope of work by December 2025.
d) Start construction of civil, joint trench and street light improvements by March 2026, completion within 24 months of construction start. Improvements shall include civil, joint trench, and streetlights.
e) Start construction of the landscape improvements by April 2027. f) Western Community Entry on Byron Road: The community entries on the north and south sides of Byron Road shall be designed and constructed with the adjacent Byron Road landscaping. The design of the community entry should be consistent with the community entries on Grant Line Road.
g) Eastern Community Entry on Byron Road: The community entries on the north and south sides of Byron Road shall be designed and constructed with the adjacent Byron Road landscaping.

The design of the community entry should be consistent with the community entries on Grant Line Road.
h) Prior to construction of Byron Road the developer shall acquire or dedicate necessary ROW for Byron Road Construction.

33. Byron Road Railroad Crossings
a) Byron Road and Great Valley Parkway Railroad Crossing:
1) Submit improvement plans for review to City by September 2024. 2) Start construction of railroad crossing improvements by May 2025. Construction start is subject to receipt of all California Public Utility Commission required permits, Union Pacific Railroad required approvals and permits and Right of Entry Agreements. The Great Valley Parkway at grade railroad crossing must be completed within one year of permit issuance by California Public Utility Commission and Union Pacific Railroad or prior to the 1,300th building permit within Neighborhood I, J, K and L whichever comes first.
b) Byron Road and Mountain House Parkway Railroad Crossing:
1) Submit improvement plans for review to City by September 2024. 2) Start construction of railroad crossing improvements by May 2025 Construction start is subject to receipt of all California Public Utility Commission required permits, Union Pacific Railroad required approvals and permits and Right of Entry Agreements. The Mountain House Parkway at grade railroad crossing must be completed within one year of permit issuance by California Public Utility Commission and Union Pacific Railroad or prior to the 2,700th building permit within Neighborhood I, J, K and L whichever comes first.
3) The construction of the railroad crossing improvements shall also include any needed modifications to the existing fiber optic system accommodate any new traffic signal infrastructure that was installed with this project.
c) When the railroad crossings at Byron Road/Great Valley Parkway and Byron Road/Mountain House Parkway are constructed the existing railroad crossings at Byron Road/Wicklund Road and Byron Road/Henderson Road shall be closed.
d) Vehicular and pedestrian access from existing Bethany Road to Byron Road shall be maintained. Prior to the closure of the existing railroad crossings either the ultimate roadway network or an interim roadway between existing Bethany Road and the new railroad crossing Item 8.1
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at Byron Road/Mountain House Parkway shall be constructed.

34. When 50% (397) of the building permits in neighborhood K have been issued conduct a traffic signal warrant analysis of the following intersections. If a signal has been determined to be warranted. The developer shall enter into a separate improvement agreement with City and bond for each traffic signal and fully construct each signal prior to tract acceptance. a) Central Parkway and Miwok Trail/Crane Ave/Cholbon Drive b) Central Parkway and Great Valley Parkway
c) Central Parkway and Carmine Way/Rustler Street
d) Central Parkway and Stockyard Drive
e) Central Parkway and Mountain House Parkway/Calabria Drive

35. When the railroad crossing at Great Valley Parkway and Byron Road is operational and 50% (397) residential building permits have been issued in neighborhood a traffic signal warrant analysis for the intersection of Great Valley Parkway and Kelso Road shall be conducted. If the signal is warranted the developer shall enter into an improvement agreement with and City and bond for the traffic signal and fully construct the signal including completing the necessary improvements to tie this traffic signal into the City fiber optic communication system.

36. When 1914th residential building permits have been issued in NH I, J and K the developer shall enter into an improvement agreement with City and post a bond and construct the ultimate right of way improvements for Mountain House Parkway from Central Parkway to Byron Road. a) Traffic Signal at Central Parkway and Mountain House Parkway:
1) If the traffic signal is not operational when Mountain House Parkway connects to Central Parkway the Developer shall conduct a traffic signal warrant analysis for this intersection. If the signal is warranted the traffic signal shall be designed and constructed prior to Mountain House Parkway going into operation between Central Parkway and Byron Road.
2) If the traffic signal is already in operation. The developer shall conduct an analysis of the existing traffic signal and traffic signal plans to ensure that they can accommodate Mountain House Parkway. If determined necessary by City the developer shall revise that plans and making any necessary improvements to the traffic signal to accommodate the Mountain House Parkway prior to Mountain House Parkway going into operation between Central Parkway and Byron Road.

37. To minimize splices in the fiber optic cable, complete the design and construction of the backbone fiber optic communication system for neighborhoods I, J and K:
a) From the future Traffic Management Center in Town Hall to the intersection of Main Street and Central Parkway.
b) From the intersection of Main Street and Central Parkway to the intersection of Central Parkway and Great Valley Parkway.
c) From the intersection of Central Parkway and Great Valley Parkway to the intersection of Central Parkway and Miwok Trail/Crane Avenue.
d) From the intersection Central Parkway and Great Valley Parkway to the splice location shown on the City Fiber Optic Communications Master Plan at the intersection of Arturo Boulevard Item 8.1
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and Great Valley Parkway.
e) Along Arturo Boulevard from the splice location at Arturo Boulevard and Great Valley Parkway to the splice location at Central Parkway and Arturo Boulevard. f) Along Great Valley Parkway from the splice location at Arturo Boulevard and Great Valley Parkway to the traffic signal cabinet at Great Valley Parkway and Grant Line Road. g) Connect any traffic signal along this route that is operational or is in the process of being installed/warranted.
h) Including the fiber optic hub at the intersection of Central Parkway and Mountain House Parkway.
i) Timing: Design to be completed by the April 2025.
j) Timing: Construction to be completed with the railroad crossing at Byron Road and Great Valley Parkway or May 2026 whichever comes first.

ROADWAYS

38. Roadway, streetscape, and landscaping shall be designed consistent with all Community Approvals including applicable provisions of the City Design Manual. Timing: the design plans associated with each phase of the development shall be completed and approved by the City Manager prior to the approval of the Final Map for that phase, unless such time is extended in writing by the City Manager.

39. All street cross sections shall meet all applicable State Fire Code requirements as determined by the City Manager. Timing: Prior to improvement plan approval.

40. A sidewalk connectivity plan shall be shown and submitted for the entire project area and with the surrounding adjacent areas. This plan shall also address pedestrian access off roadway scenarios.

41. “No parking” signs or red curb shall be installed in all areas where there is to be no parking allowed.

Timing: Prior to acceptance.

42. Provide "Private Roads", "No Parking" and other private notice signage and poles and note on plans.

43. Show all handicap ramps and associated crosswalk and signage in all pertinent plan sheets prior to plan approval.

44. Show all alleyways/driveways details to address pedestrian and parking. Alleyways shall comply with ADA requirements. Timing: Prior to improvement plan approval.

45. The Developer is installing specialized street signs and poles in the Subdivision. For every 10 street name signs and poles or fraction thereof installed by the Developer, the Developer shall provide one additional street name sign pole, sign bracket and extension to the City. Timing: Prior to acceptance of improvements.

LIGHTING AND SECURITY CAMERAS

46. The developer shall conduct a security camera study for old river reginal park. The study shall be submitted to the city for review and approval. The developer shall install the security cameras as Item 8.1
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required by the study. These cameras shall be consistent with security cameras that are being installed south of Grant Line Road. Timing: Show on improvement plans prior to plan approval. The cameras shall be fully installed and commissioned prior to the acceptance of improvements.

47. All street lighting and streetlight photometrics shall meet City Standard Specifications and Details and Supplemental Specifications and Details: Street Lighting, Electrical and Traffic Control Devices. Timing:

Prior to improvement plan approval.

48. Public or Private Alley Lighting: If the alleys are to be illuminated with coach lights attached to the building, the lamp wattage shall be 45-50 watts, the lamps shall be hard wired into the building electrical system and controlled with a photocell. The coach light shall be wired so that the homeowner cannot turn off the light. Coach lights shall be maintained at the expense of the homeowner or by the HOA. Timing: Prior to occupancy.

49. The Developer is installing specialized streetlights and poles in the Subdivision. For every 15 streetlights and poles or fraction thereof installed by the Developer, the Developer shall provide one additional streetlight and pole to City. Timing: Prior to acceptance of improvements.

50. WiSCAPE Street Light Control System:
a) To optimize the number of WiSCAPE gateways conduct an analysis to determine the number of gateways that the project requires. Subject to City’s review and approval. Timing: Prior to plan approval.
b) All necessary WiSCAPE Gateways that are required to serve the street lights shall be shown on the street light plans prior to plan approval.
c) All Gateways shall be installed and commissioned prior to tract acceptance.

51. Existing streetlights that are not currently located at the proposed property line boundaries shall be relocated to align with the future property lines. Timing: Show on improvement plans prior to issuance of first building permit.

UTILITIES

52. The Developer and its contractors shall comply with Ordinance No. 4162 "Street Opening and Pavement Restoration Regulations."

53. Any phased development shall install all utilities required to serve the development. In addition, if any future adjacent or nearby phases of the development, or adjacent Neighborhoods, will depend on obtaining service from such utilities, then the utility lines shall be sized to serve these future developments. Any utility lines that are intended to be used by an adjacent development or neighborhood shall be installed up to the boundary line to make it available for future extension.

54. The Developer shall provide documentation for Water Treatment Capacity, Sewer Treatment Capacity and Water Storage Capacity that has been obtained for the proposed development.

Item 8.1
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55. Prior to the submittal of improvement plans for the development, the developer shall submit to the City composite schematic plans for in tract storm drains, sanitary sewers, and water distribution facilities.

56. The developer shall extend existing pipelines to the project site as shown on the Master Sanitary Sewer Plan.

57. Water Treatment Plant Expansion:
a) To better determine when the water treatment plant needs to be expanded to its ultimate buildout capacity the developer shall work with the City to revise water infrastructure forecasting documents and tools. Timing: Prior to January 31, 2025. b) The developer shall design and construct the water treatment plant expansion improvements.

Timing: As determined through the infrastructure forecasting documents, the design and construction of the water treatment plant infrastructure improvements shall be completed prior to issuance of the first building permit in areas of the tentative map with insufficient water treatment capacity. Complete the water treatment plant infrastructure improvements prior to issuance of first building permits in areas of the tentative map with insufficient water treatment capacity unless such time is extended by the City Manager in writing. c) The Developer shall provide the City permanent access to the City cell tower within the Water Treatment Plan building via easement, property dedication or other means to be agreed upon by the City and the Developer. Timing: Shall be constructed with the water treatment plant expansion.

58. Water Treatment Plant Booster Pump Station:
a) Condition and CapaCity Assessment: The Water Treatment Plant (WTP) Booster Pump Station (BPS) has an existing design, and operational issues which need to be addressed. One of the pumps is out of service due to corrosion in the pump can, and the station ventilation is inadequate and fails to keep out persistent dust. In addition, observations by operation staff appear to indicate that the existing pumps are not performing as expected, even after accounting for the increase in Zone 1 hydraulic grade from the original BPS design point. The Developer shall perform an in-depth condition assessment and improvement plan for the WTP BPS which includes a corrosion investigation, ventilation and dust control plan, and pump condition and capaCity assessment. Timing: Start capaCity and conditional assessment November 1, 2024, and complete study by July 1, 2025.
b) Taking into account the findings of the Condition and CapaCity Assessment. The developer shall design the Water Treatment Plant Booster Pump Station Improvement Plans for ultimate buildout. Timing: Start design by March 1, 2025, complete the design by October 1, 2025. c) The developer shall construct the ultimate buildout improvements for the Water Treatment Plant Booster Pump Station: Timing: Start construction by November 1, 2025, complete construction by November 1, 2026, unless otherwise time is extended in writing by the City Manager.

Item 8.1
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59. Potable Water Storage: The Developer shall design and construct potable water storage tank with cathodic protection.
a) To better determine when the potable water storage needs to be expanded the developer shall work with the City to revise water infrastructure forecasting documents and tools.

Timing: Prior to January 31, 2025.
b) The developer shall design and construct the potable water storage tank to meet the demands of the tentative map area with insufficient storage capaCity. Timing: As determined through the infrastructure forecasting documents, the design and construction of the potable water storage tank shall be constructed prior to issuance of first building permits in areas of the tentative map with insufficient water storage capaCity. Complete the potable water tank improvements prior to issuance of issuance of first building permits in areas of the tentative map with insufficient potable water storage capaCity unless such time is extended by the City Manager in writing.

60. Prior to issuance of the first building permit design and construct storm drainage system in accordance with the requirements of the City Storm Water Master Plan and Storm Water Master Plan Amendments and Addendums.

61. Electrical transformers within residential Neighborhoods shall be in underground vaults, subject to City and Modesto Irrigation District (MID) requirements, unless the requirement is waived by the City. The developer shall pay for any incremental costs relating to undergrounding transformers not paid for by MID. Transformers located in the downtown area, commercial and industrial areas may be placed above ground provided they are aesthetically designed and/or shielded by landscaping subject to City and MID requirements.

62. Complete construction of Lake K outfall prior to the issuance of first building permit past NH K tract 3926. The City Manager shall review and allow for an extension as warranted.

63. Design and construct Lake K prior to the issuance of first building permit past NH K tract 3926. The City Manager shall review and allow for an extension as warranted.

64. Riparian Water Rights Infrastructure: Portions of lands included in north of North of Byron Road have riparian water rights to use water from the Old River to support supply needs for the area. In order to utilize this resource raw water infrastructure needs to be constructed to convey the raw water to the treatment plant. The developer shall design and construct a booster pump station and raw water transmission main to deliver water from the Old River to the Water Treatment Plant (WTP). Timing:

Start the design by December 2024. Start construction by December 2025, complete the construction by June 2027, unless such time is extended in writing by the City Manager.

65. Water Supply Diversification: To prepare for short-term supply interruptions since Byron Bethany Irrigation District (BBID) may experience unplanned shutdowns due to maintenance or equipment failures. The 2020 Water Master Plan recommends for emergency supply alternatives to be constructed, The developer shall design and construct a lined earthen reservoir at the water treatment plant (WTP) to provide water supply alternatives. Timing: Start the design by December 2024, complete the design by July 2025. Start the construction by July 2025, complete the construction by Item 8.1
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July 2026, unless such time is extended in writing by the City Manager.

66. Lined Earthen Reservoir: A lined earthen raw water reservoir could store raw water during normal operations, and from which water could be pumped to the water treatment plant (WTP) during a Byron Bethany Irrigation District (BBID) shutdown. This reservoir could potentially be sited on land directly north of the WTP. Using a separate reservoir for raw water storage would require the construction of a raw water booster pump station at the reservoir with a firm capacity of approximately 10,000 gallons per minute (gpm), and a 30-inch diameter raw water transmission pipeline to connect the raw water BPS to the WTP. In addition, the reservoir would either need to be covered, aerated, or circulated to prevent the growth of algae, or additional pretreatment processes would have to be added to the WTP to remove algae. The developer shall design and construct a Lined Earthen Reservoir north of the Water Treatment Plant and associated infrastructure. Timing: Start the design by December 2024, complete design by December 2025. Start construction by April 2026, complete construction by April 2027, unless such time is extended in writing by the City Manager. a) The Developer shall provide the City permanent access to the City cell tower within the Water Treatment Plan building via easement, property dedication or other means to be agreed upon by the City and the Developer. Timing: Shall be constructed with the water treatment plant expansion.

67. Spinardi Way Improvements:
a) Existing water facilities that are no longer needed, including the existing valve cluster, blowoff valve, and cathodic protection facilities, shall be removed or relocated as approved by the City.
b) Existing sewer facilities that are no longer needed, including sewer stubs and associated sewer lines, shall be abandoned by capping the line within the parkway strip and pressure grouting the abandoned segment back to the manhole in accordance with City standards. c) Existing joint trench stubs that are no longer required shall be removed and terminated beneath the sidewalk as approved by the applicable utility providers and the City. d) Due to the trenching required for the utility modifications and the City's five-year pavement moratorium on newly constructed roadways, pavement restoration shall include grinding a minimum of two (2) inches of asphalt for the full width of the roadway and extending at least twenty-five (25) feet beyond the limits of each trench excavation. The affected roadway section shall then be repaved in accordance with City standards and to the satisfaction of the City.
e) The existing storm drain field inlet that is no longer required, including the associated storm drain pipeline connecting to the nearest street storm drain inlet, shall be removed in its entirety.
f) The storm drain inlet located within the street shall be properly restored, and the opening previously connected to the removed pipeline and field inlet shall be permanently sealed with grout to ensure watertight conditions and structural integrity. g) Timing: Show on improvement plans prior to approval.

Item 8.1
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68. Graycliff Avenue Improvements:
a) Existing water facilities that are no longer needed, including the existing valve cluster, blowoff valve, and cathodic protection facilities, shall be removed or relocated as approved by the City.
b) Existing joint trench stubs that are no longer required shall be removed and terminated beneath the sidewalk as approved by the applicable utility providers and the City. c) Due to the trenching required for the utility modifications and the City's five-year pavement moratorium on newly constructed roadways, pavement restoration shall include grinding a minimum of two (2) inches of asphalt for the full width of the roadway and extending at least twenty-five (25) feet beyond the limits of each trench excavation. The affected roadway section shall then be repaved in accordance with City standards and to the satisfaction of the City.
d) Timing: Show on improvement plans prior to approval.

69. Tachi Way Improvements:
a) The proposed residential development along Tachi Way shall be connected to the public sanitary sewer system in accordance with applicable City standards and requirements. b) The required sewer lateral and/or main extension shall be constructed within the paved roadway of Tachi Way. Installation of sewer facilities beneath existing or proposed sidewalk areas shall not be permitted.
c) Due to the trenching required for the utility modifications and the City's five-year pavement moratorium on newly constructed roadways, pavement restoration shall include grinding a minimum of two (2) inches of asphalt for the full width of the roadway and extending at least twenty-five (25) feet beyond the limits of each trench excavation. The affected roadway section shall then be repaved in accordance with City standards and to the satisfaction of the City.
d) The existing storm drain field inlet that is no longer required, including the associated storm drain pipeline connecting to the nearest street storm drain inlet, shall be removed in its entirety.
e) The storm drain inlet located within the street shall be properly restored, and the opening previously connected to the removed pipeline and field inlet shall be permanently sealed with grout to ensure watertight conditions and structural integrity. f) Timing: Show on improvement plans prior to approval.

BEST MANAGEMENT PRACTICES

70. The Developer shall comply with MHSWMP policies, MHSWMP mitigation measures, and Phase I and II NPDES permit requirements, including the preparation and implementation of an SWPPP that outlines B.M.P.s to be followed to minimize erosion and sedimentation during project construction and operation.

Item 8.1
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71. The Developer shall install catch basin filters, Water Decontaminator per City Standard Specification and Details, and/or other source control Best Management Practices (B.M.P.s) for runoff from the project prior to issuance of the building permit.

72. Project Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation, and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Timing:

Prior to issuance of an encroachment permit.

73. Runoff from non-residential areas shall be pretreated on-site before discharge into the City public stormwater collection system.

74. Catch basin inserts-(Decontaminators) shall be installed in each storm drain. The decontaminator shall comply with City Detail SD-22. The type of decontaminators has to be pre-approved by City."

75. “A 'No Dumping' marker shall be installed at each catch basin after the catch basin is installed per Detail SD-04."

76. Grates and Inlets shall be protected with geo-fabric material during any nearby construction.

77. The contractor will be responsible for purchasing, installing, maintaining all the catch basins and other storm drain inlets and decontaminators until project is accepted.

78. Recyclable Construction Waste: Recycling of construction wastes, such as wood and metal, shall be made part of the improvement plans and construction specifications for contractors in compliance with City requirements.

79. Designated Waste Hauler Provider: The City’s designated waste hauler, West Valley Disposal, shall be used for disposal of waste material and recycling of recyclable materials. No other waste haulers are allowed. Requirement shall be noted on improvement plans.

80. Construction Water Usage: An encroachment/hydrant permit is required prior to using water for construction purposes from a hydrant or any other potable water source.

81. Mosquito Abatement: Plans for the implementation and maintenance of the water quality basins, lakes and any other storm drainage facilities involving open bodies of water shall be reviewed and approved by the City and if required by the City, reviewed by the mosquito Abatement District.

LANDSCAPE AND ARCHITECTURE

82. This project is part of the existing Neighborhood K. The architectural theme for this project shall be consistent with the architectural theme for the existing Neighborhood K and with all Community Approvals including applicable provisions of the City Design Manual, Single Family Residential Design Manual, and any applicable Special Purpose Plan. Timing: Prior to final map approval.

Item 8.1
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83. The developer shall update as necessary the Neighborhood K In-tract Landscape Guidelines incorporate Tract 3936. Timing: Prior to the issuance of the first building permit.

84. All in-tract landscaping, open space, parks, and utility R/W areas, and all other landscape areas within proposed development that were not in the original Master Plan, the City Parks, Recreation and Leisure Plan, the TIF or the CFF (January 2003) as determined by City, will require a funding mechanism as determined by City. These areas will require establishment of a maintenance entity or financing mechanism acceptable to City to provide funding for maintenance of, and if necessary, replacement at the end of the useful life of improvements including, but not limited to landscaping, pathways, walls, and all improvements serving or for the special benefit of this subdivision. Timing: Prior to approval of first final map.

85. The roadway landscape construction plans shall be processed and approved by the City Manager concurrently with the Improvement Plans for any phase on the Neighborhood development.

86. All parks shall meet the requirements of the City, Standard Specifications and Details, Design Manual and the City Parks, Recreation, and Leisure Plan.

87. Landscape slopes within street right of way, pedestrian access connections, and parks shall not exceed 3:1 unless approved otherwise by the City Manager.

88. Neighborhood Park
a) The design of the neighborhood park shall be reviewed and approved prior to the issuance of 25% (198) of the building permits in neighborhood K.
b) Construction of the neighborhood park shall begin prior to the issuance of 50% (397) of the building permits in neighborhood K.
c) Construction of the neighborhood park shall be completed prior to the issuance of 80% (636) of the building permits in neighborhood K.

89. North Community Park shall be constructed prior to the issuance of the 1914th (this is all of Neighborhood J, 50% Neighborhood I and 50% Neighborhood K) building permit in Neighborhood I, J and K.

90. Old River Regional Park
a) The implementation of public improvements shall comply with all Community Approvals including applicable provisions of the City Parks, Recreation and Leisure Plan, the City Design Manual and City Standards.
b) The portion of old river reginal park adjacent to tract 3936 shall be dedicated to City. Timing:

Prior to approval of first final map.
c) The existing levee should be preserved, and terraced fill installed to create a relatively flat, park open space and trail within the regional park.
d) To restrict access at night to Old River Regional Park the park shall be fenced with a post and cable fence and signage regarding hours of operation.
e) The portion of the park adjacent to Tract 3936 shall be improved with a minimum 12-footItem 8.1 Mountain House                                               Page 204 of 345

wide multi-use hard-surface trail, a trailhead with appropriate signage, a picnic area, parking facilities, a multi-use play area, and a trail connection to the adjacent roadway. f) Construction of park improvements may be completed on a phased basis to correspond with the development of tracts directly adjacent to the facility. Each minimum phase shall be defined as the entire segment of the park that is directly adjacent to an abutting tract.

Construction shall begin no later than the time at which 50% of the dwelling units have been issued a building permit. The improvements to specific segment shall be completed no later than the time at which 80% of dwelling units within the adjacent tract have been issued building permits. Completion time may be modified by the City Manager to reflect construction, weather, budget, or other public interest contingencies.

91. City Master Plan, Specific Plans and Design Manual Update:
a) The City of Mountain House Design Manual (“City Design Manual”) shall be updated to address the “Open Space/Greenway Loop Park”. Design of Open Space/Greenway Loop Park and any associated parks within the Commercial Recreation (C-R) zone shall be consistent with all approvals and to the satisfaction of the City. Timing: Prior to 582nd building permit within Neighborhood K.
b) Update the community entry requirements in City Design Manual to be consistent with the existing entries on Grant Line Road. Timing: Prior to 582nd building permit within Neighborhood K.
c) Update the arterial landscape requirements for the arterials north of Byron Road in the City Design Manual to incorporate low water use landscaping and define the limits of the parade route north of Byron Road. Timing: Prior to 582nd building permit within Neighborhood K. d) Update the City Design Manual to allow the use of a tube steel view fence with no masonry base wall for homes backing onto the open space/greenway loop park. Timing: Prior to 582nd building permit within Neighborhood K.
e) Revise the City Design Manual to allow for City’s discretion on the implementation of this decomposed granite jogging path around the neighborhood parks and schools to allow for site constraints. Timing: Prior to 582nd building permit within Neighborhood K. f) To revise the lighting standards that are to be determined for open space parks and passive parks/recreation areas. Timing: Prior to 582th building permit within Neighborhood K. g) Update specific plan 2 to change the park and ride in neighborhood K to a parking lot and trail head for Mountain House Creek Park Timing: Prior to 582nd building permit within Neighborhood K.

92. Each street tree planted in the parkway strip adjacent to homes shall be planted in a street tree planter.

The street tree planters shall extend from back of curb to front of sidewalk and be 5-feet wide for residential collector streets and 4-feet wide for local streets. The tree should be centered in the planter. Each planter shall have metal headers per City LC-01, two 1-gallon myoporum parvifolium, and 3” of bark mulch. Timing: Shown on improvement plans prior to approval.

93. Any tube steel fence use on development projects shall have double ring adornments. Timing: Show on improvement plans.

Item 8.1
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CITY FACILITIES

94. Corporation Yard Phase 3: The Developer shall pay the City of Mountain House as required in the First Amendment to Project Reimbursement Agreement No. PRA-6 dated February 12, 2020. Payment is due from the Developer to the City at the time of issuance of the 10,000th building permit in the Master Plan.

95. Police Substation: The Developer shall pay the City of Mountain House $1,600,000 prior to issuance of the 1,000th building permit north of Byron Road to fund police substation improvements within the City Town Hall. Until paid, the amount shall be increased on July 1 of each year to reflect the change between the then-most recently published 20-City national average of the Engineering News Record Construction Cost Index (“ENR Index”) and the ENR Index for the month that is 12 months prior.

96. The Developer shall design and construct the Water Treatment Plant Administration Office. Timing:

Start the design by January 1, 2025. Start construction of by January 1, 2026. Construction shall be completed by July 2027, unless such time is extended in writing by the City Manager.

FIRE CODE COMPLIANCE

97. Prior to the beginning of the final design of the facility, the Developer shall consult with Mountain House Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be approved by City. Install fire hydrants per City Standards and State Fire Code. The project shall include on-site fire hydrants.

98. Install fire hydrants per City Standards and State Fire Code. The project shall include on-site fire hydrants.

99. All street standards shall comply with the State of California Fire Code provisions, as interpreted and implemented by the San Joaquin County Fire Marshall and Mountain House Fire Department.

OTHER OBLIGATIONS AND AGREEMENTS
100. Prior to improvement plan approval, the Developer shall execute an Improvement Agreement with City and post the appropriate bonds based on Final Engineer's Estimate. 101. City Impact Fees (CFF and TIF): Prior to issuance of each building permit, the Developer shall comply with the applicable requirements of the most current City adopted CFF and TIF Ordinances and Fees in effect at the time the building permit is issued.
102. The Developer shall pay all other permitting fees as applicable at the time of issuance of building permits
103. O & M Vehicles: Prior to the issuance of the first building permit developers will deposit in a City Maintained Vehicle Capital Fund an amount equal to their prorata share (based on the CFF Plan Fee formula as determined by the City) of the total cost of O&M Vehicles as that cost is specified in the latest update of the CFF Plan Fees.

Item 8.1
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104. Police and Fire Vehicles: Prior to issuance of the first building permit developers will deposit in a City Maintained Vehicle Capital Fund an amount equal to their prorata share (based on the CFF Plan Fee formula as determined by the City) of the total cost of Police and Fire Vehicles as that cost is specified in the latest update of the CFF Plan Fees.
105. Developer agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Services CFD”) 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 services and maintenance of certain public facilities/improvements, specifically including maintenance of open space, landscaping, trails and habitat, and parks. Developer agrees that the boundaries of the Services CFD will include all of the Property, and that Developer will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Services CFD prior to filing the first final map. Developer shall pay its fair share of administrative costs incurred by the District associated with the formation of and/or annexation into the Services CFD, as determined by the City Manager.

Timing: Property included in the Services CFD prior to final map recordation. 106. Developer 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 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 District’s improvement of parks identified in the District’s Community Facility Fee Program. Developer and District agree that the boundaries of the Facilities CFD will include all of the Property, and that Developer 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 prior to filing the first final map.

Developer shall pay its fair share of administrative costs incurred by the District associated with the formation of and/or annexation into the Facilities CFD, as determined by the City Manager.

Timing: Property included in the Facilities CFD prior to final map recordation.

III. COMMUNITY DEVELOPMENT DEPARTMENT, BUILDING DIVISION

1. BUILDING CODE REQUIREMENTS: The following California Building Code (CBC) and City of Mountain House Ordinance requirements will be applicable to the proposed project. The following conditions shall be addressed prior to submittal of a building permit application to the Building Division:
a. A building permit for each separate structure or building is required. Submit plans, specifications and supporting calculations, prepared by a Registered Design Professional (architect or engineer) for each structure or building, showing compliance with the 2025 California Building, Existing Building, Mechanical, Plumbing, Electrical, Energy, and Fire Codes as may be applicable. Plans for the different buildings or structures may be combined into a single set of construction documents.

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b. A grading permit will be required for this project. Submit plans and grading calculations, including a statement of the estimated quantities of excavation and fill, prepared by a Registered Design Professional. The grading plan shall show the existing grade and finished grade in contour intervals of sufficient clarity to indicate the nature and extent of the work and show in detail that it complies with the requirements of the code. The plans shall show the existing grade on adjoining properties in sufficient detail to identify how grade changes will conform to the requirements of the code.
c. The required plans must be complete at the time of submittal for a building permit. Plans must address building design and construction, fire and life safety requirements, accessibility and show compliance with the current State codes and City ordinances. A complete set of plans must include fire protection system shop drawings, including fire sprinkler and fire alarm systems (deferred submittals are allowed), truss design submittals, metal building shop drawings, structural plans and calculations, plumbing, electrical and mechanical drawings and energy report. NOTE: Any fire suppression and alarms plans shall be submitted to the Mountain House Fire Department.
d. A soils report is required pursuant to CBC §1803 for foundations and CBC appendix J 104 for grading. All recommendations of the soils report shall be incorporated into the construction drawings.
e. For each proposed new building, provide the following information on the plans:
i. Description of proposed use
ii. Existing and proposed occupancy groups
iii. Type of construction
iv. Sprinklers
v. Number of stories
vi. Building height
vii. Allowable floor area
viii. Proposed floor area
ix. Occupant load based on the CBC
x. Occupant load based on the CPC
f. Accessible routes shall be provided per CBC §11B-206. At least one (1) accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one (1) route is provided, all routes must be accessible (CBC §11 B- 206.2.1).
g. At least one (1) accessible route shall connect accessible buildings, accessible facilities, accessible elements and accessible spaces that are on the same site (CBC §11 B-206.2.2). h. Parking spaces will be required to accommodate persons with disabilities in compliance with Chapter 11B of the California Building Code. Note that accessible parking spaces are required for each phase of the project. These parking space(s) shall be located as close as possible to the primary entrance to the building.

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i. Adequate sanitary facilities shall be provided for the facility, per the requirements of Chapter 4 of the California Plumbing Code.
j. Pursuant to Section 422.4 of the California Plumbing Code, toilet facilities shall be accessible to employees at all times, should not be more than 500 feet from where employees are regularly employed and accessible by not more than one flight of stairs. The plans shall indicate the location of the toilet facilities and the travel distance from work areas. k. This project will be required to comply with the Model Water Efficient Landscape Ordinance requirements of the California Code of Regulations, Title 22, Division 2, Chapter 2.7.

IV. MOUNTAIN HOUSE FIRE DEPARTMENT

1. Hydrants shall not be placed in dead-end alleys (except where dead-end alleys serve residential driveways and/or multi-family residential complexes).

2. Fire department connections shall be placed within one hundred and fifty (150) feet of a fire hydrant.

3. All fire apparatus access roads public or private shall have a minimum unobstructed width of twenty (20) feet and a vertical clearance of thirteen (13) feet six (6) inches. (Planters, medians, monument strips, and any other decorative area that impedes with the 20 foot required width shall be approved by the Fire Department before installation.)

4. Any street less than thirty-six (36) feet in width shall have restricted parking, with appropriate signage and curbs painted with red paint. The Fire Department shall have final approval on all fire lane designation, signage, and curb markings. Typical signage shall be “No Parking—Fire Lane”.

5. All structures, residential, commercial, or industrial, shall have addresses posted on the applicable structure on the public or private street and such numbering shall be readily visible and of a contrasting color.

6. Multiple occupancy residences consisting of two (2) or more dwelling units in a single building shall be provided with a fire apparatus access roadway around the entire structure or a residential fire sprinkler system complying with applicable codes. When a fire sprinkler system is installed in lieu of the fire apparatus access road, it shall be monitored by an approved fire alarm system and an audible alarm shall be installed in each living unit and all shall be linked together so that when the alarm activates, it will activate all alarm audible devices in the building.

7. When fire alarm systems are installed, it shall be the responsibility of the Homeowners Association to insure that all monitoring costs including telephone lines are paid to insure continuous service. Where practical and allowable by the applicable codes, multiple buildings may be monitored by a master fire alarm panel.

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8. Where residential fire sprinkler systems are installed to reduce the 20-foot road width requirement to specific residential lots, such lots shall be so designated on the final map of record prior to being recorded by the County Surveyor’s Office.

9. Prior to the beginning of the final design of the facility, the Developer shall consult with Mountain House Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be approved by MHCSD. Install fire hydrants per MHCSD Standards and State Fire Code. The project shall include on-site fire hydrants

10. Install fire hydrants per MHCSD Standards and State Fire Code. The project shall include on-site fire hydrants.

11. All fire hydrants in residential areas shall be spaced at a maximum distance of four hundred (400) feet.

12. Hydrants shall be placed on the dwelling side of the street if there is to be no residents on the opposite side of the street.

13. Fire hydrants shall not be placed in dead-end alleys (except where dead-end alleys serve residential driveways and/or multi-family residential complexes).

14. Fire department connections shall be placed within one hundred (100) feet of a fire hydrant.

15. All street standards shall comply with the State of California Fire Code provisions, as interpreted and implemented by the San Joaquin County Fire Marshall and Mountain House Fire Department.

16. All approaches, entrances and exits must comply with the turning radius (aerial ladder truck) of the fire department have jurisdiction (MHFD).

17. All fire apparatus access roads public or private shall have a minimum unobstructed width of twenty (20) feet and a vertical clearance of thirteen (13) feet six (6) inches. (Planters, medians, monument strips, and any other decorative area that impedes with the 20-foot required width shall be approved by the fire department prior to installation).

18. Any street less than thirty-six (36) feet in width shall have restricted parking, with appropriate signage and curbs painted with red paint. The fire department shall have final approval on all fire lane designation, signage, and curb painting. Typical signage shall be “No Parking Fire Lane”.

19. All structures, residential, commercial, or industrial, shall have addresses posted on the applicable structure on the public or private street and such numbering shall be readily visible and of a contrasting color.

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V. BYRON BETHANY IRRIGATION DISTRICT (BBID)
107. The Developer shall investigate the existence of any BBID right of way, easement, canal, pipeline, or any other infrastructure improvements and protect any such facilities and contact BBID if they are impacted by the development.
108. Any relocation, replacement, or repairs shall be coordinated with BBID, and no work shall be done without prior written approval of BBID. Any relocation, modification or replacement design work shall be approved by BBID.
109. Any work within BBID right of way or easement shall require an encroachment permit before any work is done. The developer/contractor shall comply with all BBID requirements related to their facilities.
110. BBID shall be contacted to inspect any such work. All costs of any such inspection or other related expenses shall be covered by the developer/contractor.

VI. SAN JOAQUIN COUNTY ENVIRONMENTAL HEALTH DEPARTMENT (EHD) 111. Any existing wells or septic systems to be abandoned shall be destroyed under permit and inspection by the EHD (San Joaquin County Development Title, Section 9-605.010 & 9-601.020). 112. Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9-601.010(b) and 9-601.020(i)).

VII. LAMMERSVILLE UNIFIED SCHOOL DISTRICT
113. The developer shall enter into full mitigation agreement with the Lammersville Unified School District (LUSD). [Master Plan Implementation 5.1.3 (j).] Timing: Condition shall be met prior to approval of the first Final Map. 114. The school funding agreements between the applicant and Lammersville Unified School District shall be implemented to provide interim and permanent funding for school facilities, as evidenced by certificates of compliance from these entities stating that the developer has complied with funding requirements as per the agreements. [SPII Implementation Measure 5.2.3 (o).] Timing: Condition shall be met prior to approval of Final Maps.

VIII. CITY ATTORNEY

1. HOLD HARMLESS PROVISION: Pursuant to Section 66474.9 of the Government Code, the subdivider shall defend, indemnify, and hold harmless the local agency or its agents, officers, and employees from any claim, action, or proceeding against the local agency or its agents, officers, or employees to attack, set aside, void, or annul an approval of the local agency, advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time provided for in Section Item 8.1
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66499.37 of the Government Code.

Exhibit 2 – Tentative Subdivision Map
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RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING REVISIONS OF APPROVED ACTIONS NO. RAA-26-001 FOR MAJOR SUBDIVISION APPLICATION NO. PA-1000267 (NEIGHBORHOOD K)
WHEREAS, the Project includes Major Subdivision Application No. TSM-26-002 to subdivide an approximately 9.89-acre property (APN 258-04-016) within Neighborhood K, Specific Plan II into 104 single-family residential lots, together with public streets, utilities, and related infrastructure improvements, consistent with the Mountain House General Plan, Master Plan, and Specific Plan II; and WHEREAS, the Project also includes Revisions of Approved Actions No. RAA-26-001 to relocate seven required second unit dwelling opportunities from Tract No. 3936 to previously approved Tracts 3927 and 3928 within Neighborhood K, increasing the minimum required second unit dwelling opportunities within Neighborhood K from 52 to 59 while maintaining compliance with the Mountain House Master Plan and Specific Plan II; and
WHEREAS, on August 28, 2024, the City Council adopted Resolution No. 2024-45 approving Revisions of Approved Actions No. PA-2300288, including revisions to the Conditions of Approval for Major Subdivision Application No. PA-1000267 (Neighborhood K). Among those conditions, Condition No. 10 (Planning) requires a minimum of 52 second unit dwelling opportunities within Neighborhood K consistent with the Mountain House Master Plan; and
WHEREAS, the applicant has requested approval of Revisions of Approved Actions No. RAA-26- 001 to relocate the seven second unit dwelling opportunities required for Tract No. 3936 to previously approved Tracts 3927 and 3928 within Neighborhood K; and WHEREAS, Title 9, Development Title, Division 8, Chapter 26 (Revisions of Approved Actions) of the Mountain House Development Title requires City Council review and approval of Revisions of Approved Actions; and
WHEREAS, the City Council reviewed and considered the Mountain House General Plan Environmental Impact Report (SCH #90020018), the Mountain House Master Plan/Specific Plan I Environmental Impact Report (SCH #90020776), the Mountain House Specific Plan II Adopted Initial Study, and the expanded CEQA exemption prepared for the Project, and determined that the Project is exempt from further environmental review pursuant to Government Code Section 65457 and Public Resources Code Section 21166; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including the publishing of a legal notice of the hearing in the Tracy Press on or about July 31, 2026, mailed out to property owners located within a 500-foot radius from the Project Area on or about July 29, 2026, and posting a Notice of Development Permit Application at the Project site on July 8, 2026; and
WHEREAS, on August 12, 2026, the City Council conducted a duly noticed public hearing on the Project, received oral and documentary evidence, and considered all testimony and information presented before taking action on the matter.

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NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain House hereby makes the following findings:

1. Revisions of Approved Actions Findings. Pursuant to Section 9-8-2604 of the Mountain House Development Title, the City Council finds as follows:

A. There are changes in circumstances which make any or all of the conditions of the Tentative Map or the Vesting Tentative Map no longer appropriate or necessary.

This Finding can be made because substantial progress has been made to complete public improvements previously required and the map conditions needed to be updated to reflect current conditions and circumstances. Many aspects of the originally approved Major Subdivision have changed including the shifting of age restricted housing to accommodate market demands. This has caused the need to shift public improvements such as dedicated school site to accommodate the anticipated student population. The revised Conditions of Approval will reflect the revised land planning effort that is part of this application and includes a refreshing of the Major Subdivision Map to match current conditions. All prior commitments have been satisfied or refined to match the service demands as determined by the City. The proposal has not increased the intensity of development nor has it significantly altered circulation patterns.

B. The conditions of the Tentative Map or the Vesting Tentative Map shall conform to the provisions of Chapter 9-857, if a Major Subdivision, or to the provisions of Chapter 9-860, if a Minor Subdivision.

This finding can be made because the approval of Major Subdivision Application No. PA1000267 included the required findings for conformity with the Mountain House Development Title. The proposed Revision of Approved Actions only amends Condition of Approval No. 10 related to the minimum required second unit dwellings within Neighborhood K. All previously adopted mitigation measures remain in full force and effect.

2. Approval. Based on the findings set forth in this Resolution, the CEQA Determination, and the evidence contained in the Staff Report and administrative record, the City Council hereby approves Revisions of Approved Actions No. RAA-26-001 for Major Subdivision Application No. PA1000267, subject to the updated Conditions of Approval attached hereto as Exhibit 1 and incorporated herein by this reference.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California, at a regular meeting held on August 12, 2026, by the following vote:

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Exhibit 1
Conditions of Approval
PA-1000267 (NBHD K)

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EXHIBIT 1

CONDITIONS OF APPROVAL
[Note: A six-year Time Extension for Major Subdivision Application No. PA-1000267 was approved by the Planning Commission on August 5, 2021. The effective date of approval is August 15, 2021. This Tentative Map approval will expire on December 11, 2029, which is 6 years from the previous expiration date, unless (1) all Conditions of Approval have been complied with and (2) a Final Map has been filed with and accepted by the County Surveyor. On May 21, 2024 the BOS approved an Amendment to the Subsequent Development Agreement covering the subject property based on the adoption of Resolution No. R-24-113 and Ordinance No. 464 and extended the Map life to be consistent with the Life of the Development Agreement which is February 8, 2035.

PA-1000267
Mountain House Developers, LLC

MOUNTAIN HOUSE NEIGHBORHOODS K
Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be complied with prior to approval of the Final Map. Those Conditions followed by a Section Number have been identified as ordinance requirements pertinent to this application. Ordinance requirements cannot be modified and other ordinance requirements may apply.

I. COMMUNITY DEVELOPMENT DEPARTMENT – Planning Division (Staff Contact: John B.

Anderson or Brad Wall, 209-831-5666)

GENERAL

1. Tentative Map Compliance: The Final Map(s) shall be in substantial compliance with the Revised Tentative Maps prepared by CBG Engineering and dated January 2, 2024 (PA-0600327— Neighborhood K), and all Conditions of Approval.
a. The project shall comply with applicable policies of the Mountain House Master Plan and all other applicable Community Approvals.
b. Minor modifications to street and lot configurations may be allowed by the Community Development Director without requiring a new subdivision map application or a revision to approved actions application.

Timing: Prior to Final Map approval and any other Development Approvals subsequent to the Tentative Map.

2. Subsequent Approvals: All subsequent discretionary and ministerial approvals shall be subject to Design Consistency Review and shall be consistent with the conditions of approval for the Tentative Map. Final Maps shall be recorded containing the following note:

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“All subsequent discretionary and ministerial approvals within the boundaries of this subdivision map shall be subject to Design Consistency Review and shall be consistent with the conditions of approval adopted for the Tentative Map for Neighborhood K.”
Timing: Prior to Final Map approval and prior to issuance of development permits.

3. Consistency: Final maps, improvement plans and all subsequent development and building applications within the boundaries of the Tentative Map shall be reviewed by the City of Mountain House Community Development Department and found consistent with the approved Tentative Map, including all conditions of approval, the Mountain House Master Plan, Specific Plan II, Development Title, and all other applicable Community Approvals.

Timing: Prior to approvals and prior to issuance of development permits.

4. Fees:

General. Development within the project shall be subject to the payment of all applicable and lawfully enacted City fees, subject to the provisions of the Master Plan Development Agreement (i.e., the Amended and Restated Master Plan Development Agreement By and Between County of San Joaquin and Trimark Communities Relative to the Development of Certain Property Within the Mountain House Community {“Development Agreement”}) and the Specific Plan II Development Agreement (Specific Plan II Addendum to Development Agreement By and Between County of San Joaquin and Trimark Communities, LLC and Subsequent Development Agreement By and Between County of San Joaquin and Trimark Communities, LLC Relative to the Development of a Portion of the Mountain House Community (Specific Plan II)) {“SPII Development Agreement}}). [Development Agreement Section 2.5.3] Specific. The applicant for all subsequent development within Neighborhood K shall pay the Affordable Housing Impact Fee in effect at the time of building permit approval. [Development Agreement Section

2.5.3; SPII Development Agreement, Exhibit B-1 (C); and Mountain House Development Title Chapter 9- 1270M]
If a Countywide agricultural mitigation fee were established, an agricultural mitigation fee, based on each agricultural acre converted to an urban use, shall be paid by the developer to the County as specified in the ordinance. Any lands that have a recorded Final Map prior to the adoption of an agricultural mitigation fee shall not be subject to the fee. [SP II Implementation Measure 3.3.4 (3)]

5. Final Map Digital File: A digital file of the Final Map shall be submitted to the Community Development Department. The digital file format shall be consistent with requirements of the County Assessor and Community Development Department GIS division.

Timing: prior to approval of Final Map(s).

6. Road Names: All subdivision road names shall be submitted to the Community Development Department for approval by the Director. Said road names shall comply with the “Standards for Road Names and Road Name Changes, Public and Private” of San Joaquin County. [Development Title Section 9-1150.18]
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7. Addresses:
a. Homes along Central Parkway shall give the appearance of fronting onto Central Parkway, with vehicular access provided from rear alleys or streets. Homes fronting onto Central Parkway and served by a rear alley shall be assigned a Central Parkway Street address. b. “T Lane”, “U Lane”, and “S Lane” shall be unnamed alleys. However, these alleys may be identified with a letter or number for MHCS maintenance purposes so long as the identification at the alley is discrete. The identification may be on a small plaque or included with other information on a posted notice. The identification shall not be similar to a street sign.
c. Posting of Address Information along Unnamed Alleys. If an address is posted along “T Lane”, “U Lane”, or “S Lane” it shall include the street number and street name of Central Parkway, “Q Street” and “F Drive”, as appropriate.

8. Monitoring Program: The Final Map(s) shall comply with the attached Mountain House Master Plan and Specific Plan I San Joaquin County Mitigation Monitoring Program.

9. Monitoring Agreement: The applicant or the applicant’s assignee shall fund the Community Monitoring and Mitigation Monitoring Programs. The applicant or the applicant’s assignee shall also fund the County’s efforts to monitor compliance with the Tentative Map conditions of approval. [General Plan Community Organization and Development Policy (19)(j)
Timing: Ongoing.

LAND USE

10. Second Unit Dwellings: Second unit dwellings shall be required on at least 6.5 % of the parcels within the R-VL, R-L, and R-M zoning districts consistent with the preliminary second unit plan approved with the Tentative Map. The minimum number of second unit dwellings required for Neighborhood K shall be 59. Said second unit dwellings shall be specifically prohibited to have school age persons from living in these units. [SPII Implementation Measure 3.3.7 (1); Master Plan Development Title Chapter 9-830M] The Applicant shall place the following note on the applicable Final Maps for recordation:
“Second unit dwellings shall be required on at least 59 lots of the Final Map, consistent with the preliminary second unit plan approved with the tentative map and Chapter 9-830M of the City of Mountain House Development Title. The location of a second unit may be amended by Community Development Department approval only by designation of a replacement lot to receive the second unit.

All replacement parcels must be located within the Tentative Maps for Neighborhoods I & J. Parcels for each residential subdivision within the R-VL, R-L, and R-M zoning districts shall be consistent with the preliminary second unit plan approved with the Tentative Maps.” Timing: Condition shall be met prior to recordation of each Final Map.

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11. Multi-Family Development:
a. Compliance with Community Approvals. Future site plans and Improvement plans for the Medium-High Density (R/MH) and the High Density (R/H) parcels in Neighborhood K, and all tentative maps for multifamily housing, shall implement all applicable requirements for the Mountain House Master Plan and all other applicable Community Approvals. [SPII Implementation Measure 3.3.8(1)]
Timing: Conditions shall be met prior to or upon approval of subsequent Tentative Maps and other development permits for multi-family uses.
b. High Density (R/H) Parcel. The minimum number of High Density Residential units shall be 84 (based on a parcel area of 4.64 acres specified in the Land Use Summary Table of Neighborhood K Tentative Map and a minimum Master Plan R/H density of 18 residential units per acre).

Timing: Condition shall be met prior to or upon approval of subsequent Tentative Map for R/H development.
c. Multi-Family Housing along Mountain House Creek. Multi-family R/H housing along the Mountain House Creek Park shall be planned to maximize exposure to the park by orienting residential units, or outdoor activity areas, adjacent to the park, to the creek corridor.

Timing: Condition shall be met prior to or upon approval of subsequent tentative maps and other development permits for multi-family uses.
d. Compliance with Fire Prevention Standards. The R/MH and R/H housing units shall each be provided with a residential fire sprinkler system, or an emergency access road complying with the Fire Access Road Standards, as adopted by the Board of Supervisors by Ordinance 4178, on November 8, 2002, shall be provided around each building structure containing R/MH or R/H housing units.

Timing: Condition shall be met prior to approval of building permits for R/MH or R/H housing units.

12. Neighborhood Center: The site design of the Neighborhood Center shall be generally consistent with the conceptual designs shown in Specific Plan II, Figure 4.24 for Neighborhood K, subject to minor modifications during preparation of the applicable Final Map, Mountain House Community Services District (“MHCSD”) requirements, or Lammersville Unified School District requirements. (SPII Implementation Measure 4.6(2)]

13. Neighborhood Commercial Uses: The applicant shall reserve at least 50 percent of the Neighborhood Commercial area for retail commercial uses while other portions may be used for day care centers, recreation buildings, or meeting halls. Outdoor eating areas are encouraged in Neighborhood Commercial areas. [Master Plan Policy 3.6.2 (d)]
Timing: Prior to or upon approval of subsequent development permits for Neighborhood Commercial uses.

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14. Pedestrian Pathways: Final Maps shall maintain, as proposed, all feasible pedestrian connections. In instances where the proposed location of a through-block connection is determined by the Community Development Director to be in conflict with the health, safety and welfare of community residents, such connection may be eliminated.

Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval.

15. Bicycle and Pedestrian System: Final Maps shall conform to the bicycle and pedestrian system depicted in Specific Plan II Figure 9.2.

Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval. a. Bike Parking. Non-residential portions of the project shall provide plentiful short-term and longterm bicycle parking facilities to meet peak season maximum demand. Short-term facilities shall be provided at a minimum ratio of one bike rack space per 20 vehicle spaces. Long-term facilities shall provide a minimum ratio of one long-term bicycle storage space per 20 employee parking spaces.

16. Roadways and Transit: Final Maps shall conform to the roadway system depicted in Specific Plan II Figure 9.1 for arterials and collectors, and to the transit system depicted in Specific Plan II Figure 9.3.

Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval.

17. Interim Access to Existing Residences: The developer shall maintain access to all affected existing residences, within or adjacent to the project (including the Kelso Road Home Sites along Old River), during subdivision construction. Surfacing and width of such access shall be maintained at existing or improved levels.

18. Improvements to Old River Home Sites: Improvements to Old River home sites area shall include access, grading and drainage, buffering, and extension of urban utilities, as described in Specific Plan II and as indicated by Specific Plan II Figures 4.9 (“Old River Home Sites Plan”) and Figure 4.10 (“Old River Home Site Sections”). [SPII Implementation Measure 4.3.3 (2)] Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval of the lots adjacent to the Old River home site area.

19. Fire Access Road Standards: All streets shall comply with the San Joaquin County Fire Chiefs Association, Fire Access Road Standards as adopted by the Board of Supervisors by Ordinance 4178, on November 8, 2002.

Timing: Improvement plans approved by CDD and MHCSD prior to Final Map approval.

20. Public Area Landscaping and Architecture: The applicant shall submit a landscape theme in the landscape improvement plans for each Tentative Map neighborhood. Landscaping themes shall be distinct for each neighborhood. Landscaping and architectural design of public areas shall implement the common design theme for the neighborhood and shall be consistent with the MHCSD Design Item 8.1
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Manual, Roadway Landscape Plans, and/or other applicable neighborhood design criteria. [SPII Implementation Measure 4.6 (12)]
Timing: Improvement Plans, Building Permits.

21. Design Guidelines: All proposed single family development and all proposed commercial development shall comply with the applicable provisions of the Mountain House Single Family Residential Design Manual and the Commercial, Office & Industrial Design Manual, as amended. [Specific Plan II Implementation Measure 4.3.3 (1)]
Timing: Condition shall be met prior to issuance of building permits.

22. PLEP Requirement: For the purposes of the Public Land Equity Program (PLEP), the public land dedication requirement for the Tentative Map for Neighborhood K is 69.98 acres, whereas the actual amount of public land identified in the PLEP Technical Report for said Tentative Map is 67.13 acres. The resulting Public Land DEFICIT is, therefore, 2.85 acres. The subdivide shall correct said Public Land Deficit by using one or more of the following methods: 1) Dedicating Public Land which is not shown on the Tentative Map but which is within the Mountain House Community to the Applicable Public Agency, sufficient in acreage to meet said Public Land Deficit; 2) transferring fee title ownership of Private Land which is not needed for public facilities or services but which is within the Mountain House Community to MHCSD, sufficient in acreage to meet said Public Land Deficit; and/or 3) submitting land vouchers to the MHCSD, sufficient in acreage to meet said Public Land Deficit. (Mountain House Development title, Chapter 9-1245M regarding the Public Land Equity Program, and Chapter 9-110M regarding definitions for “Public Land Deficit”, “Applicable Public Agency”, Private Land”, and “land voucher”). If the PLEP, which includes the PLEP Technical Report, is revised prior to the approval of the first Final Map, the subdivider shall comply with the methods for correcting any Public Land Deficit that are specified in said revised PLEP.

Timing: Condition shall be satisfied prior to approval of the first Final Map, or as required by the Applicable Public Agency.

23. Walls and Fences: All implementing projects shall comply with the applicable provisions of the Trimark Communities, LLC Design Manuals, as amended.

AGRICULTURAL RESOURCES

24. Agricultural Operation Phasing: An Agricultural Buffer and Conversion Phasing Plan shall be submitted to the Community Development Department (CDD) and approved by the Director. The plan shall incorporate the following:
• Phasing of areas from agricultural to urban use – locations and time frames; • Irrigation water supply and service plan approved by BBID; • BBID encroachment permits;
• Temporary buffering that includes a 100-foot setback between the edge of development and ongoing agricultural operations as the project builds out; • Permanent setbacks;
• Landscape buffers; and
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• Fencing, signage or other suitable measures to minimize noise, spray drift and limit the potential for trespass on agricultural lands and BBID facilities.

In addition, the plan shall address the following:
• Chemical applications
• Dust management
Timing: Condition shall be met prior to approval of the first Final Map. [MP policies 3.2.4 g), h) and i]

25. Right To Farm Recordation And Notification: The deed of each parcel and of each condominium unit shall include the following recording notification, as specified by San Joaquin County Ordinance 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 inconveniencies or discomforts shall not be considered to be a nuisance.” Timing: Prior to approval of Final Map(s).

NOISE

26. Outdoor Noise Levels: Best available noise reduction measures shall be implemented by the applicant to reduce noise levels in primary outdoor use areas (backyards) of new residential development to an Ldn of 60 dB. The subdivider shall specify what additional, reasonable measures have been taken in this regard. Where it is not possible to reduce noise levels to this level using practical application of the best available noise reduction measures, an exterior noise level of up to 65 db may be allowed. [Master Plan Policy 11.3.1 (e)] In the case that noise levels cannot be reduced to the design noise level of 60 dB, the applicant must provide notice via a note on the deed of each lot stating that exterior noise levels may exceed 60 Db
Timing: Inclusion of note on the Final Map approved by CDD prior to Final Map approval, and inclusion of note on deed prior to issuance of building permits.

27. Interior Noise Levels: Interior noise levels for housing proposed to be located in areas exposed to an exterior noise level of an Ldn above 60 dB shall be maintained at or below an Ldn of 45 dB. [SPII Implementation Measure 11.2.1 (4)]
Timing: Compliance verified prior to the issuance of building permits.

28. Construction Noise: The following measure shall be implemented during construction:
▪ Construction shall be restricted to the hours of 6:00 AM to 8:00 PM on weekdays. Extended hours which may include Saturdays and Sundays may be allowed through prior notice to adjacent residents and landowners, and prior approval of the MHCSD for infrastructure construction and CDD for building permits.
▪ All internal combustion engines shall be equipped with exhaust mufflers that are in good condition and appropriate for the equipment.

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Timing: Inclusion of the above measures as notes on Improvement Plans approved by CDD and MHCSD prior to Final Map approval.

GEOLOGY AND SOILS

29. Seismic Safety: The applicant shall comply with the applicable provisions of the MHCSD Emergency Preparedness Plan.

Timing: Inclusion of a note on Improvement Plans approved by CDD and MHCSD prior to approval of Final Maps. [SPII Implementation Measure 6.8.3 (1)]

30. Geotechnical Investigation Recommendations: The applicant shall follow the recommendations of the following geotechnical investigations:
a. Geotechnical Engineering Study, Neighborhood I, Mountain House, California, prepared in April of 2004 by Condor Earth Technologies;
b. Geotechnical Engineering Study, Neighborhood J, Mountain House, California, prepared in April of 2004 by Condor Earth Technologies;
Timing: Inclusion of a note on Improvement Plans approved by CDD and MHCSD prior to approval of Final Maps, and the incorporation of all recommendations of the geotechnical engineering studies into site preparation and construction of each dwelling prior to approval of building permits. [SP II Implementation Measure 6.8.3 (2); San Joaquin County Development Title, Chapter 9-905]

HAZARDS

31. Hazardous Materials-AST: The applicant shall remove the above-ground storage tanks (ASTs) observed in Neighborhood I prior to site development. All diesel-containing ASTs shall be abandoned in accordance with local and State requirements. Upon removal of the ASTs, soil samples shall be collected from beneath the ASTs to ensure that these soils are clean in accordance with the recommendations of Neighborhood I Phase I Environmental Site Assessment Report. If it is determined that soils beneath the tank(s) are contaminated, all potentially contaminated shall be contained. Containment shall be accomplished by excavating a relatively small area at the location of the AST. The soil shall be properly disposed of in accordance with the requirements of the County Environmental Health Department and the applicable State agency.

Timing: Corrective actions taken prior to the recordation of a Final Map.[SPII Implementation Measure

6.8.4 (2)]

32. Hazardous Materials—Contaminated Soil:. The stained soil in the graveled area south of one of the well houses and at the northwest corner of the westernmost barn in Neighborhood I (APN 209-030- 03) shall be tested prior to the issuance of grading permits to ensure that soil or groundwater has not been contaminated by petroleum products. Additionally, soil testing shall be conducted beneath the debris and solid waste piles on the eastern portion of APN 209-030-23, in the eastern portion of APN 209-030-12, and on APN 209-030. If it is determined that these soils are contaminated, all potentially Item 8.1
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contaminated soil shall be contained. The soil shall be properly disposed of in accordance with the requirements of the County Environmental Health Department and the applicable State agency.

Timing: Corrective actions taken prior to the recordation of a Final Map. [SPII Implementation Measure 6.8.4 (2)]

33. Hazardous Materials-Existing Structures: The applicant shall test all existing structures for lead-based paint and asbestos-containing building materials. If it is found that painted surfaces contain leadbased paint and/or the structures contain asbestos materials, the applicant shall prepare a Demolition Plan for the safe demolition of all site structures. The Demolition Plan shall address both on- and offsite chemical and physical hazards. Prior to demolition, the applicant shall remove all hazardous building materials such as peeling, chipping, and friable lead-based paint and asbestos containing building materials, such as peeling, chipping, and friable lead-based paint and asbestos-containing building materials, in accordance with all applicable guidelines, laws, and ordinances. All paints or coatings containing any detectable amounts of lead shall be handled in accordance with Title 8 of the California Code of Regulations.

Timing: Demolition Plan approved by CDD and MHCSD, and a demolition release form from the San Joaquin Valley Unified Air Pollution Control District, prior to issuance of demolition, grading and building permits in the applicable neighborhood. [SPII Implementation Measure 6.10 (1)]

34. Hazardous Waste: Handling, use and storage of hazardous chemicals or materials including, but not limited to, asbestos shall be carried out in compliance with all applicable safety standards and coordinated County programs. Applicable standards shall be made part of the construction specifications for contractors.

Timing: Inclusion of note on Improvement Plans approved by CDD and MHCSD prior to approval of Final Maps. [SPII Implementation Measure 6.7 (1)]

35. Environmental Hazards: The applicant shall comply with all recommendations of the following applicable Environmental Site Assessment Reports prepared by Condor Earth Technologies, Inc., in 2004 and submitted with the Tentative Maps:
a. Neighborhood I Phase I Environmental Site Assessment Report and Partial Response to Mountain House Master Plan Chapter Six, Mountain House, San Joaquin County, California; Limited Phase II Environmental Site Assessment Report, Proposed Neighborhood I Site; b. Neighborhood J Phase I Environmental Site Assessment Report and Partial Response to Mountain House Master Plan Chapter Six, Mountain House, San Joaquin County, California; Limited Phase II Environmental Site Assessment Report, Proposed Neighborhood J Site.

Timing: Inclusion of a note on Improvement Plans approved by CDD and MHCSD prior to approval of Final Maps.

36. Pre-Construction Safeguards. Prior to any construction, appropriate plans, operating procedures and safeguards shall be undertaken to insure safety in the area of fuel lines and pipelines, consistent with the MHCSD Emergency Preparedness Plan (see Emergency Pipelines Safety Plan). [SPII Implementation Measure 6.8.1 (1)]
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BIOLOGICAL RESOURCES (SJMSCP Laurel Boyd (209-235-0574)

37. Participation in HCP: The Tentative Maps shall comply with the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJCMSCP), including all required take avoidance and preconstruction survey requirements. Alternatively, if the SJCMSCP terminates, the Tentative Maps may proceed with the implementation of the Mountain House Habitat Management Plan, contained within the Master Plan Appendix 7-B, pursuant to the terms of Section 3.11 of the Master Plan Development Agreement between San Joaquin County and Trimark Communities, LLC. [SPII Implementation Measure

7.3.1 (1)]
Timing: The applicant shall submit a biologist’s report of pre-construction surveys to the San Joaquin County Community Development Department (CDD) prior to the issuance of grading permits for the project.

38. Endangered Species Act: In carrying out the operations of each Tentative Map, the applicant shall take no action that violates the California Endangered Species Act or the Federal Endangered Species Act. Compliance with said laws shall be the sole responsibility of the applicant and the applicant agrees to indemnify, defend and hold the County harmless from and against any claim or action by affected State agencies, or affected Federal agencies or other third party, as to the project’s compliance with said laws. [SPII Implementation Measure 7.3.1 (2)] Timing: Improvement plans prior to Final Maps and ongoing.

39. Wetland Mitigation. Wetlands mitigation shall provide for the creation of wetlands to replace those which would be lost, if any. Mitigation, if required by the Clean Water Act, shall occur within the Mountain House and Dry Creek corridors. [SPII Implementation Measure 7.3.2 (1)]

40. Buffering. Where preserved wetlands provide valuable habitat to wildlife, protective fencing, screening or buffers shall be provided where necessary to minimize disruption of habitat areas. [SPII Implementation Measure 7.3.2 (2)]

41. Fencing Requirements. Buffer zones along wetland restoration areas shall be temporarily fenced during construction so as to minimize the potential for inadvertent impacts from construction activities. [SPII Implementation Measure 7.3.2 (4)] The applicant shall retain a qualified biologist or wetlands specialist to stake, using easily-observable flagging, the boundaries of all wetlands to be protected. The applicant shall organize and convene pre-construction conferences between the contractor and the project biologist or wetlands specialist to ensure that grading contractors recognize the importance of these resources and avoid all flagged areas.

Timing: Improvement plans prior to commencement of grading operations adjacent to wetlands.

AIR QUALITY

42. Residential Emissions: Construction plans for residential dwellings shall incorporate the following items:

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• Natural gas lines outlets shall be provided to backyards to encourage usage of natural gas barbecues.
• 220 volt electrical outlets for recharging electric automobiles shall be provided in each garage.

Electrical outlets shall be located on the outside of single family homes to accommodate electric lawn maintenance equipment and electric barbecues.
• No wood burning fire places, unless otherwise provided by the San Joaquin Valley Air Pollution Control District (“SJVAPCD”). If fireplaces are designed to be natural gas heating appliances of a zero clearance design, there is no limitation on the number of fireplaces per unit. • Low nitrogen oxide (NOx) emitting and/or high efficiency water heaters shall be required for all dwelling units.

Timing: prior to issuance of building permits. [SPII Implementation Measure 10.5 (1)]

CULTURAL RESOURCES

43. Unknown Pre-Historic/Historic-Period Resources: If, during the course of any grading activity or construction, subsurface concentrations of prehistoric or historic-period materials are encountered, the San Joaquin County Community Development Department (CDD) shall be contacted immediately.

All work in the vicinity of the find shall be shall be halted until an archaeologist can evaluate the materials and make recommendations for further action.

Timing: At the time of the find until permission to proceed is granted by CDD.

44. Unknown Human Remains: The applicant shall comply with the County’s Development Title (Chapter 9-1053M) regarding the uncovering of human remains or of a human prehistoric burial site during the course of any grading or construction. If human remains are encountered, all work shall halt in the vicinity and the County Coroner shall be notified immediately. At the same time, a qualified archaeologist shall be contacted to evaluate the finds. If Human burials are found to be of Native American origin, steps shall be taken pursuant to Section 15064.5(e) of the Guidelines for California Environmental Quality Act.

Timing: At the time of the find until permission to proceed is granted by CDD.

TRIBAL CULTURAL RESOURCES

45. If any subsurface historical, archaeological, or paleontological resources, including human burials and associated funerary objects, are encountered during construction, all construction activities within a 50-foot radius of the encounter shall be immediately halted until a qualified archaeologist and/or paleontologist can examine these materials, initially evaluate their significance and, if potentially significant, recommend measures on the disposition of the resource. Mountain House Developers (MHD) shall be immediately notified in the event of a discovery, and if burial resources or tribal cultural resources are discovered, MHD shall notify the appropriate Native American representatives.

The contractor shall be responsible for retaining qualified professionals, implementing recommended mitigation measures and documenting mitigation efforts in written reports to MHD.

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46. If project construction encounters evidence of human burial or scattered human remains, the contractor shall immediately notify the County Coroner and MHD, which shall in turn notify the Yokuts tribal representative. MHD shall notify other federal and State agencies as required. MHD will be responsible for compliance with the requirements of California Health and Safety Code Section 7050.5 and with any direction provided by the County Coroner.

47. If the human remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission (NAHC), and the NAHC will notify and appoint a Most Likely Descendant (MLD). The MLD will work with the archaeologist to decide the proper treatment of the human remains and any associated funerary objects in accordance with California Public Resources Code Sections 5097.98 and 5097.991. Avoidance is the preferred means of disposition of the burial resources.

48. If tribal cultural resources other than human remains and associated funerary objects are encountered, MHD shall be immediately notified of the find, and shall notify the Yokuts tribal representative. The qualified archaeologist and tribal representative shall examine the materials and determine their “uniqueness” or significance as tribal cultural resources and shall recommend mitigation measures needed to reduce potential cultural resource effects to a level that is less than significant.

II. CITY OF MOUNTAIN HOUSE - ENGINEERING DIVISION OF CDD (Staff Contact: Rochelle Henson or Devon Crowe 209-831-2300)
NH K Revised Tracts Conditions of Approval
General Requirements

1. Improvement Standards: All improvements, including but not limited to improvement plans, specifications, and master utility plans, shall be in conformance with Community Approvals, including but not limited to the Improvement Standards and Specifications of the City of Mountain House (COMH), the COMH Design Manual, master utility plans, and other standards and plans adopted by the COMH. These improvement plans and specifications must be approved by COMH. The plan check fees and the field inspection services costs shall be paid to the COMH monthly as billed by the City. The Developer shall pay the balance within 30 days upon receiving an Invoice from the COMH.

2. Funding of COMH Development-related Services: All development-related services performed by the COMH not already funded by other applicable COMH funding mechanisms, including special taxes on any development project, will be paid by the Developer at the full cost, including overhead as determined by the COMH City Manager, subject to compliance with all applicable nexus laws and existing agreements between the COMH and Developer. All Costs incurred by the COMH for any development project shall be paid by the Developer in accordance with the COMH Development Project Fees for Deposit and Reimbursement Agreement with the Developer.

3. The developer shall comply with all Local, County, State and Federal requirements relative to air quality, storm water discharge, waste disposal and hazardous waste and the Item 8.1
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mitigation measures contained in the EIR for the Tentative Map.

4. All easements and dedications shown on Tentative Maps shall be dedicated to the COMH or offer of dedication to the COMH shall be recorded on the Final Map.

5. Dedication of public rights-of-way shall be in conformance with the adopted Public Land Equity Program (PLEP). Timing: Prior to final map recordation.

6. Restricted access shall be shown on the Final Map and shall be in accordance with the Master Plan, the Design Manual, and the COMH’s Specifications and as directed by the City Manager.

7. Any easements to be abandoned that belong to Byron Bethany Irrigation District (BBID) shall not be abandoned without prior approval of BBID. Timing: Prior to final map recordation.

8. Groundwater Rights: Groundwater rights, should any exist, shall be dedicated to the COMH upon approval of Final Map.

9. Riparian Water rights shall be conveyed to Mountain House Mutual Water Company on the final maps. Prior to final map approval.

10. When public utilities are to be located outside public rights-of-way but within the Tentative Map boundary, the developer shall provide public utility easements for these utilities. The easements shall be shown on all Final Maps and parcel maps.

11. Surface entry rights to access minerals. In accordance with applicable law, a surface entry site may be provided on original parcels encumbered by third party surface entry rights to access minerals. To the maximum extent possible, these sites will be located in public areas such as Community Parks and shall be located to allow convenient vehicular access. Siting criteria will also consider pipeline conveyance routes to existing off-site transmission pipelines. All extraction and conveyance facilities shall specifically be located away from school facilities, and shall to the greatest extent possible, avoid being located within any Neighborhood within Mountain House. Drilling and well site operators shall comply with all Federal, State, County and COMH code requirements. Timing: Shall show on final map prior to approval.

12. All conditions on the “Will Serve” letter from the City of Mountain House shall be met prior to approval of Final Map. The COMH City Manager may defer the installation of a facility if bonding is provided, and it can be demonstrated to the satisfaction of the COMH City Manager that it is not required for a specific phase of development.

13. In the interest of full disclosure with future home buyers the applicant or successors in interest shall record the COMH Master Restrictions document along with the final map.

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14. Final Map Digital File: A digital file of the Final Map shall be submitted to the COMH and to the Community Development Department. The digital file format shall be consistent with requirements of the County Assessor and Community Development Department GIS division and the COMH digital file format. Condition shall be met prior to approval of Final Map.

15. Digital Files: A PDF and AutoCAD file of:
a) The approved Improvement Plans shall be submitted to the COMH prior to issuance of encroachment permit.
b) The record drawings for the approved Improvement Plans shall be submitted to the COMH prior to the acceptance of the improvements.

16. Environmental Hazards: Comply with all applicable recommendations of the Environmental Site Assessment prepared for the project. The condition shall be met prior to beginning any construction on the related improvement plans.

17. Geotechnical Report: All infrastructure designs shall be shown on the grading and improvement plans and shall comply with and incorporate the recommendations of the Geotechnical Engineering Studies. The conditions shall be met before approval of the Improvement Plans.

18. Grading: Except where allowed otherwise by the COMH, the grading of the project shall be such that all storm water runoff shall drain to public streets, public alleys, Mountain House Creek, Old River, or drainage facilities within easements for storm-drainage purposes.

19. Truck Management Plan: Traffic shall comply with the Construction Truck Management Plan administered by the COMH. Project construction plans shall include specifications to the contractor outlining compliance requirements. A traffic control plan showing construction traffic routes within the COMH's boundary shall be provided for approval by the COMH prior to the commencement of any construction. This plan is required from the Developer, the builders, and all contractors- and subcontracts working within COMH's boundary. The Developer shall pay all review fees prior to the approval of the plan.

20. The developer shall prepare an SB 221 report for any subdivision over 500 units to address the community’s potable water supply needs prior to filing of any of the project’s Final Maps. Timing: Prior to final map recordation.

21. U.S.A. Requirement: U.S.A. shall be contacted 48-hours prior to any construction within the right-of-way.

22. Hold Harmless Provision: The Developer shall defend, indemnify, and hold harmless the COMH, its agents, officers, and employees, from any claim, action, or proceeding against the COMH, its agents, officers, or employees, to attack, set aside, void, or annul an approval of COMH concerning any COMH condition, which action is brought within the time Item 8.1
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provided for in Section 66499.37 of the Government Code.

23. Complete, replace or install any missing or damaged frontage improvements on all sides along the edges of the development.

24. All residential buildings shall be wired per the specifications in the COMH “Low Voltage Construction Pre-Wire Guidelines, or equivalent and other specifications provided by COMH prior to certificate of occupancy.

25. Deferring Improvements: It is possible that the COMH may allow the deferring of street improvements (including utilities). If the developer wishes to pursue this option, then a formal written request shall be submitted to the COMH after the Tentative Map has been approved but before the approval of the Final Map. The request should define those street improvements that the developer wishes to defer. If the COMH should approve the deferment, it will be conditioned in the developer agreeing to construct the deferred improvements within a specified future time period and entering into a subdivision improvement agreement with COMH and a security, such as a bond, be provided the COMH guaranteeing the developer’s performance.

26. If the property shown on the Tentative Map is to be developed in phases, then a subdivision agreement and appropriate bonding shall be executed between the COMH and the developer for each phase prior to the approval of the Final Map.

27. If the applicant elects to record and or develop the subject tract in phases a phasing plan shall be required. Each phase must be able to stand alone as a separate project and not be reliant on subsequent phases. A subdivision agreement and appropriate bonding shall be executed between the COMH and the developer for each phase in question prior to the approval and recordation of the Final Map associated with any given phase. Further, If the land covered by the Tentative Map is to be developed in phases, then the boundary of each phase shall be determined by the following access requirements:
a) Two points of access shall be extended to streets having a classification of residential collector or higher. Timing: Prior to final map approval. b) If a phase boundary is to parallel the alignment of an in-tract street, then the boundary shall be along the rear line of the lots facing the street. Boundary lines along the centerline or edge of a right-of-way line of a street shall not be allowed, except when specifically approved in writing by the City Manager of the COMH.

Timing: Prior to final map approval.
c) Prior to the beginning of the final design of the subdivision, the COMH City Manager shall consult with Mountain House Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be Item 8.1
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approved by COMH. Timing: Prior to final map approval.
d) Masonry walls shall be installed at the property line between residential properties and all public parcels.

28. The COMH City Manager may allow part of the street improvements noted in the condition above to be installed by the developer if the particular street falls along the border of the Tentative Map or separates the proposed phase with a future phase. Under this exception, the completion of the full street improvements will be the responsibility of future adjacent developments. For this exception, the developer shall be required to construct the full street improvements to the street centerline plus the remainder of the median improvements (if part of the street design) plus one additional travel lane on the opposite side of the median, plus a paved shoulder. Additional far side travel lanes may be required if found necessary as a result of a traffic study performed by the COMH. Reliance on a future adjacent development to complete the street improvements does not relieve the initial developer from designing and constructing drainage facilities to serve the exempted improvement area. Timing: Prior to final map approval.

Flood Protection

29. Areas subject to flooding from Old River shall be protected from a 100-year FEMA flooding and California Senate Bill 5 (SB5), 200-year flood event through filling of areas directly behind the existing levee in a gradual fill-back to the limits of existing FEMA designation and as required by SB5. The existing levee along Old River shall be preserved and shall be stabilized by placement of fill behind the levee within Old River Regional Park.

30. SB 5 200-Year Flood Protection. For a building permit for any new residence in the identified SB 5 area, the finished floor elevation shall be no greater than 3-feet below the 200-year Urban Level of Flood Protection (ULOP) surface elevation as identified in the PBI/RF technical memo dated March 9, 2022, or subsequent updates.

Traffic and Transportation

31. The subdivider shall improve all streets shown on the Tentative Map and other transportation improvements as described in the following:
a) The street improvements shall include all street pavement, curbs, gutters, sidewalks, landscaping, lighting, signs underground utilities, etc. b) The COMH may allow phase improvements subject to subdivision improvement agreement or bonding.

32. The developer shall show the bus stops on the improvement plans. Bus stops shall be installed with the roadways. Timing: Prior to acceptance.

33. Design civil, joint trench, sign & stripe traffic calming improvements for the future Item 8.1
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neighborhood K school. The applicant shall enter into a separate improvement agreement with the COMH and provide security for these school traffic calming improvements. The improvements shall be designed and approved by COMH, and the improvement agreement executed prior to final map approval. The approved school traffic calming improvements shall be constructed three months prior to school opening.

34. Construct Central Parkway civil, joint trench, streetlight, interim traffic signals and landscape full right of way improvements from Carmine Way/Rustler Street to Miwok Trail. Timing: Prior to first building permit in neighborhood K beyond tract 3926.

35. Construct Great Valley Parkway civil, joint trench, streetlight, interim traffic signals and landscape full right of way improvements from Adriana Drive to Central Parkway.

Timing: Prior to first building permit in neighborhood K beyond tract 3926.

36. To provide an all-weather access road to Old River Sanitary Sewer Pump Station construct Miwok Trail, Tachi Way and Spinardi Way civil, joint trench and street light improvements from:
a) From the intersection of Central Parkway and Miwok Trail/Crane Avenue to the intersection of Miwok Trail and Tachi Way.
b) From the intersection of Miwok and Tachi Way to the intersection of Tachi Way and Spinardi Way.
c) From the intersection of Tachi Way and Spinardi Way to Old River Sanitary Sewer Pump Station.
d) Timing: Prior to first building permit in neighborhood K beyond tract 3926.

37. Byron Road – Reconstruction and/or Rehabilitation (from Alameda County Line to Wicklund Road)
a) Scope of work to be determined by COMH and MHD by December 2024. b) Start civil, joint trench, streetlight and landscape plans by March 2025. c) Revise COMH master plan, specific plan II and design manual to reflect the agreed upon Byron Road scope of work by December 2025.
d) Start construction of civil, joint trench and street light improvements by March 2026, completion within 24 months of construction start.

Improvements shall include civil, joint trench, and streetlights. e) Start construction of the landscape improvements by April 2027. f) Western Community Entry on Byron Road: The community entries on the north and south sides of Byron Road shall be designed and constructed with the adjacent Byron Road landscaping. The design of the community entry should be consistent with the community entries on Grant Line Road.
g) Eastern Community Entry on Byron Road: The community entries on the north and south sides of Byron Road shall be designed and constructed with the adjacent Byron Road landscaping. The design of the community entry should be consistent with the community entries on Grant Line Road.
h) Prior to construction of Byron Road the developer shall acquire or dedicate necessary ROW for Byron Road Construction.

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38. Byron Road Railroad Crossings
a) Byron Road and Great Valley Parkway Railroad Crossing:

1. Submit improvement plans for review to COMH by September 2024.

2. Start construction of railroad crossing improvements by May 2025.

Construction start is subject to receipt of all California Public Utility Commission required permits, Union Pacific Railroad required approvals and permits and Right of Entry Agreements. The Great Valley Parkway at grade railroad crossing must be completed within one year of permit issuance by California Public Utility Commission and Union Pacific Railroad or prior to the 1,300th building permit within Neighborhood I, J, K and L whichever comes first. b) Byron Road and Mountain House Parkway Railroad Crossing:

1. Submit improvement plans for review to COMH by September 2024.

2. Start construction of railroad crossing improvements by May 2025 Construction start is subject to receipt of all California Public Utility Commission required permits, Union Pacific Railroad required approvals and permits and Right of Entry Agreements. The Mountain House Parkway at grade railroad crossing must be completed within one year of permit issuance by California Public Utility Commission and Union Pacific Railroad or prior to the 2,700th building permit within Neighborhood I, J, K and L whichever comes first.

3. The construction of the railroad crossing improvements shall also include any needed modifications to the existing fiber optic system accommodate any new traffic signal infrastructure that was installed with this project.
c) When the railroad crossings at Byron Road/Great Valley Parkway and Byron Road/Mountain House Parkway are constructed the existing railroad crossings at Byron Road/Wicklund Road and Byron Road/Henderson Road shall be closed.
d) Vehicular and pedestrian access from existing Bethany Road to Byron Road shall be maintained. Prior to the closure of the existing railroad crossings either the ultimate roadway network or an interim roadway between existing Bethany Road and the new railroad crossing at Byron Road/Mountain House Parkway shall be constructed.

39. When 50% (397) of the building permits in neighborhood K have been issued conduct a traffic signal warrant analysis of the following intersections. If a signal has been determined to be warranted. The developer shall enter into a separate improvement agreement with COMH and bond for each traffic signal and fully construct each signal prior to tract acceptance.
a) Central Parkway and Miwok Trail/Crane Ave/Cholbon Drive b) Central Parkway and Great Valley Parkway
c) Central Parkway and Carmine Way/Rustler Street
d) Central Parkway and Stockyard Drive
e) Central Parkway and Mountain House Parkway/Calabria Drive

40. When the railroad crossing at Great Valley Parkway and Byron Road is operational and Item 8.1
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50% (397) residential building permits have been issued in neighborhood a traffic signal warrant analysis for the intersection of Great Valley Parkway and Kelso Road shall be conducted. If the signal is warranted the developer shall enter into an improvement agreement with and COMH and bond for the traffic signal and fully construct the signal including completing the necessary improvements to tie this traffic signal into the COMH fiber optic communication system.

41. When 1914th residential building permits have been issued in NH I, J and K the developer shall enter into an improvement agreement with COMH and post a bond and construct the ultimate right of way improvements for Mountain House Parkway from Central Parkway to Byron Road.
a) Traffic Signal at Central Parkway and Mountain House Parkway:

1. If the traffic signal is not operational when Mountain House Parkway connects to Central Parkway the Developer shall conduct a traffic signal warrant analysis for this intersection. If the signal is warranted the traffic signal shall be designed and constructed prior to Mountain House Parkway going into operation between Central Parkway and Byron Road.

2. If the traffic signal is already in operation. The developer shall conduct an analysis of the existing traffic signal and traffic signal plans to ensure that they can accommodate Mountain House Parkway. If determined necessary by COMH the developer shall revise that plans and making any necessary improvements to the traffic signal to accommodate the Mountain House Parkway prior to Mountain House Parkway going into operation between Central Parkway and Byron Road.

42. The Developer shall design and construct roundabouts at the intersections of ‘O’ Ave & Tempest Dr. and ‘O’ Ave. & Stockyard Dr. (‘A’ Ave.) Timing: Show on improvement plans prior to plan approval. The roundabout shall be constructed with roadway prior to tract acceptance.

43. Driveways shall not be constructed in a traffic circle/roundabout. The driveways for lots 303, 306, 759 and 696 shall be located as far as possible away from the adjacent traffic circles. Timing: Show on improvement plans.

44. To minimize splices in the fiber optic cable, complete the design and construction of the backbone fiber optic communication system for neighborhoods I, J and K:
a) From the future Traffic Management Center in Town Hall to the intersection of Main Street and Central Parkway.
b) From the intersection of Main Street and Central Parkway to the intersection of Central Parkway and Great Valley Parkway.
c) From the intersection of Central Parkway and Great Valley Parkway to the intersection of Central Parkway and Miwok Trail/Crane Avenue. d) From the intersection Central Parkway and Great Valley Parkway to the splice location shown on the COMH Fiber Optic Communications Master Plan at the intersection of Arturo Boulevard and Great Valley Parkway. e) Along Arturo Boulevard from the splice location at Arturo Boulevard and Item 8.1
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Great Valley Parkway to the splice location at Central Parkway and Arturo Boulevard.
f) Along Great Valley Parkway from the splice location at Arturo Boulevard and Great Valley Parkway to the traffic signal cabinet at Great Valley Parkway and Grant Line Road.
g) Connect any traffic signal along this route that is operational or is in the process of being installed/warranted.
h) Including the fiber optic hub at the intersection of Central Parkway and Mountain House Parkway.
i) Timing: Design to be completed by the April 2025.
j) Timing: Construction to be completed with the railroad crossing at Byron Road and Great Valley Parkway or May 2026 whichever comes first.

45. A bus stop/ turnout shall be provided near the school site and commercial property as required per Specific Plan II.

Roadway

46. Roadway, streetscape, and landscaping shall be designed consistent with all Community Approvals including applicable provisions of the COMH Design Manual.

Timing: the design plans associated with each phase of the development shall be completed and approved by the COMH City Manager prior to the approval of the Final Map for that phase, unless such time is extended in writing by the City Manager.

47. All street cross sections shall meet all applicable State Fire Code requirements as determined by the COMH City Manager. Timing: Prior to improvement plan approval.

48. All roadways, which in this project shall be private, must meet the minimum 20’ Paved width and be designed and constructed per the COMH acceptable-standards and specifications.

49. A sidewalk connectivity plan shall be shown and submitted for the entire project area and with the surrounding adjacent areas. This plan shall also address pedestrian access off roadway scenarios.

50. “No parking” signs or red curb shall be installed in all areas where there is to be no parking allowed. Timing: Prior to acceptance.

51. Provide "Private Roads", "No Parking" and other private notice signage and poles and note on plans.

52. Show all handicap ramps and associated crosswalk and signage in all pertinent plan sheets prior to plan approval.

53. Show all alleyways/driveways details to address pedestrian and parking. Alleyways shall comply with ADA requirements. Timing: Prior to improvement plan approval.

Item 8.1
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54. The Developer is installing specialized street signs and poles in the Subdivision. For every 10 street name signs and poles or fraction thereof installed by the Developer, the Developer shall provide one additional street name sign pole, sign bracket and extension to the COMH.

Timing: Prior to acceptance of improvements.

Lighting and Security Cameras

55. All street lighting and street light photometrics shall meet COMH Standard Specifications and Details and Supplemental Specifications and Details: Street Lighting, Electrical and Traffic Control Devices. Timing: Prior to improvement plan approval.

56. Public or Private Alley Lighting: If the alleys are to be illuminated with coach lights attached to the building, the lamp wattage shall be 45-50 watts, the lamps shall be hard wired into the building electrical system and controlled with a photocell. The coach light shall be wired so that the home owner cannot turn off the light. Coach lights shall be maintained at the expense of the home owner or by the HOA. Timing: Prior to occupancy.

57. The Developer is installing specialized streetlights and poles in the Subdivision. For every 15 streetlights and poles or fraction thereof installed by the Developer, the Developer shall provide one additional streetlight and pole to COMH. Timing: Prior to acceptance of improvements.

58. WiSCAPE Street Light Control System:
a) To optimize the number of WiSCAPE gateways conduct an analysis to determine the number of gateways that the project requires. Subject to COMH’s review and approval. Timing: Prior to plan approval.
b) All necessary WiSCAPE Gateways that are required to serve the street lights shall be shown on the street light plans prior to plan approval. c) All Gateways shall be installed and commissioned prior to tract acceptance.

59. The developer shall design and construct the NH K security camera system per the Security Camera Maser Plan. Timing: Start construction prior to the issuance of 50% of the building permits in NH K.

Community Walls

60. Masonry walls shall be installed at the property line between residential properties and all public or non-residential parcels except as allowed in the Neighborhood J&K Open Space/Lake Edge memo between COMH and MHD dated, December 14, 2020. Plans to be consistent with all Community Approvals including applicable provisions of the COMH Design Manual, COMH Standards, and any applicable Special Purpose Plan. Timing: Prior to first building permit.

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61. Sound walls, meeting the design requirements contained in the COMH Design Guidelines, shall be installed on arterial streets (except for Central Parkway) when the adjacent development (or phased development) has abutting lots. The length of the sound wall shall match the total length of the lots abutting the arterial street plus an additional length that will close a gap to a previously constructed wall not more than 200 feet away. Timing: Prior to first building permit.

62. The sound walls shall be constructed consistent with the COMH Design Manual, the Master Plan and as shown on the preliminary sound wall plans. The noise barrier may consist of a wall, berm, or combination thereof the exact location, height and character of the sound barrier shall be determined by a noise consultant approved by the County and the COMH. The sound barrier shall reduce outdoor noise levels at the center of backyards of proposed adjacent single-family residences to below 65 dBA Ldn/CNEL and as close to 60 dBA Ldn/CNEL as feasible. Timing: Prior to first building permit.

63. Construct a typical COMH community wall along the property line between tract 3926 and the adjacent neighborhood commercial site. The wall shall be a minimum of 7- feet in height. Timing: Community wall shall be constructed prior to first building permit in tract 3926.

64. Construct a typical COMH community wall along the property line of lots 237-239 and the adjacent parcel 28. The wall shall be a minimum of 7-feet in height. Community walls shall be shown on improvement plans prior to civil plan approval. Community wall shall be constructed prior to issuance of building permit for lots 237-239.

65. Construct a typical COMH community wall along the property line between the residential high (parcel 23) and the public facilities property (parcel 24). The wall shall be a minimum of 7-feet in height. Timing: Community wall shall be constructed prior to first building permit in tract the residential high property or with the construction of the improvements in the public facilities area, whichever comes first.

66. Neighborhood K open space fencing shall be consistent with the Neighborhood J&K Open Space/Lake Edge memo between COMH and MHD dated December 14, 2020.

67. Open Space Fencing: The homes that back onto the open space shall have a view fence or tube steel fence. Show on the NH K In-Tract landscape guidelines prior to plan approval. The view fence or tube steel fence shall be constructed prior to issuance of the occupancy permit for the adjacent home.

Utilities

68. The Developer and its contractors shall comply with Ordinance No. 4162 "Street Opening and Pavement Restoration Regulations."
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69. Any phased development shall install all utilities required to serve the development. In addition, if any future adjacent or nearby phases of the development, or adjacent Neighborhoods, will depend on obtaining service from such utilities, then the utility lines shall be sized to serve these future developments. Any utility lines that are intended to be used by an adjacent development or neighborhood shall be installed up to the boundary line to make it available for future extension.

70. The Developer shall provide documentation for Water Treatment CapaCity, Sewer Treatment CapaCity and Water Storage CapaCity that has been obtained for the proposed development.

71. Prior to the submittal of improvement plans for the development, the developer shall submit to the COMH composite schematic plans for in tract storm drains, sanitary sewers, and water distribution facilities.

72. When any portion of an arterial street is to be included in a development’s construction plans, then all of the buried utilities that are ultimately planned to be within the improvement area shall be installed as part of the street improvement project regardless if any of the utilities are required for any phase of the development associated with the street construction. Conduits or sleeves may be installed in lieu of the buried utility if approved by the COMH.

73. The developer shall extend existing pipelines to the project site as shown on the Master Sanitary Sewer Plan.

74. Water Treatment Plant Expansion:
a) To better determine when the water treatment plant needs to be expanded to its ultimate buildout capaCity the developer shall work with the COMH to revise water infrastructure forecasting documents and tools. Timing: Prior to January 31, 2025.
b) The developer shall design and construct the water treatment plant expansion improvements. Timing: As determined through the infrastructure forecasting documents, the design and construction of the water treatment plant infrastructure improvements shall be completed prior to issuance of the first building permit in areas of the tentative map with insufficient water treatment capaCity. Complete the water treatment plant infrastructure improvements prior to issuance of first building permits in areas of the tentative map with insufficient water treatment capaCity unless such time is extended by the City Manager in writing.
c) The Developer shall provide the COMH permanent access to the COMH cell tower within the Water Treatment Plan building via easement, property dedication or other means to be agreed upon by the COMH and the Developer. Timing: Shall be constructed with the water treatment plant expansion.

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75. Water Treatment Plant Booster Pump Station:
a) Condition and CapaCity Assessment: The Water Treatment Plant (WTP) Booster Pump Station (BPS) has an existing design, and operational issues which need to be addressed. One of the pumps is out of service due to corrosion in the pump can, and the station ventilation is inadequate and fails to keep out persistent dust. In addition, observations by operation staff appear to indicate that the existing pumps are not performing as expected, even after accounting for the increase in Zone 1 hydraulic grade from the original BPS design point. The Developer shall perform an in-depth condition assessment and improvement plan for the WTP BPS which includes a corrosion investigation, ventilation and dust control plan, and pump condition and capaCity assessment. Timing: Start capaCity and conditional assessment November 1, 2024, and complete study by July 1, 2025. b) Taking into account the findings of the Condition and CapaCity Assessment. The developer shall design the Water Treatment Plant Booster Pump Station Improvement Plans for ultimate buildout.

Timing: Start design by March 1, 2025, complete the design by October 1, 2025.
c) The developer shall construct the ultimate buildout improvements for the Water Treatment Plant Booster Pump Station: Timing: Start construction by November 1, 2025, complete construction by November 1, 2026, unless otherwise time is extended in writing by the City Manager.

76. Potable Water Storage: The Developer shall design and construct potable water storage tank with cathodic protection.
a) To better determine when the potable water storage needs to be expanded the developer shall work with the COMH to revise water infrastructure forecasting documents and tools. Timing: Prior to January 31, 2025.
b) The developer shall design and construct the potable water storage tank to meet the demands of the tentative map area with insufficient storage capaCity. Timing: As determined through the infrastructure forecasting documents, the design and construction of the potable water storage tank shall be constructed prior to issuance of first building permits in areas of the tentative map with insufficient water storage capaCity. Complete the potable water tank improvements prior to issuance of issuance of first building permits in areas of the tentative map with insufficient potable water storage capaCity unless such time is extended by the City Manager in writing.

77. Water service to the common areas, if applicable, shall not begin without notifying COMH of the intent to start irrigation. The billing process must be set up before water is turned on. Backflow prevention systems and applicable water meter facilities at the point of connection to the public water system as required by the COMH Standards shall also be installed.

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78. Prior to issuance of the first building permit design and construct storm drainage system in accordance with the requirements of the COMH Storm Water Master Plan and Storm Water Master Plan Amendments and Addendums.

79. All non-residential (i.e. Office, Industrial, Commercial, etc), uses must perform a pretreatment of all storm flows before the flows enter a public storm system. The design shall be in accordance with the Storm Water Master Plan Update and NPDES requirements. The COMH shall review and approve the plans and the specifications for the storm pretreatment prior to issuance of the building permit.

80. Per COMH's ordinance, on-site utilities shall be privately maintained.

81. Electrical transformers within residential Neighborhoods shall be in underground vaults, subject to COMH and Modesto Irrigation District (MID) requirements, unless the requirement is waived by the COMH. The developer shall pay for any incremental costs relating to undergrounding transformers not paid for by MID. Transformers located in the downtown area, commercial and industrial areas may be placed above ground provided they are aesthetically designed and/or shielded by landscaping subject to COMH and MID requirements.

82. Any sub-pump stations needed in-tract in neighborhood K that is needed for sanitary sewer or storm drainage shall be constructed prior to the issuance of the first building permit in the residential tract that will be contributing flows.

83. Complete construction of Lake K outfall prior to the issuance of first building permit past NH K tract 3926. The City Manager shall review and allow for an extension as warranted.

84. Design and construct Lake K prior to the issuance of first building permit past NH K tract 3926. The City Manager shall review and allow for an extension as warranted.

85. Riparian Water Rights Infrastructure: Portions of lands included in north of North of Byron Road have riparian water rights to use water from the Old River to support supply needs for the area. In order to utilize this resource raw water infrastructure needs to be constructed to convey the raw water to the treatment plant. The developer shall design and construct a booster pump station and raw water transmission main to deliver water from the Old River to the Water Treatment Plant (WTP). Timing: Start the design by December 2024. Start construction by December 2025, complete the construction by June 2027, unless such time is extended in writing by the City Manager.

86. Water Supply Diversification: To prepare for short-term supply interruptions since Byron Bethany Irrigation District (BBID) may experience unplanned shutdowns due to maintenance or equipment failures. The 2020 Water Master Plan recommends for emergency supply alternatives to be constructed, The developer shall design and construct a lined earthen reservoir at the water treatment plant Item 8.1
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(WTP) to provide water supply alternatives. Timing: Start the design by December 2024, complete the design by July 2025. Start the construction by July 2025, complete the construction by July 2026, unless such time is extended in writing by the City Manager.

87. Lined Earthen Reservoir: A lined earthen raw water reservoir could store raw water during normal operations, and from which water could be pumped to the water treatment plant (WTP) during a Byron Bethany Irrigation District (BBID) shutdown. This reservoir could potentially be sited on land directly north of the WTP. Using a separate reservoir for raw water storage would require the construction of a raw water booster pump station at the reservoir with a firm capaCity of approximately 10,000 gallons per minute (gpm), and a 30-inch diameter raw water transmission pipeline to connect the raw water BPS to the WTP. In addition, the reservoir would either need to be covered, aerated, or circulated to prevent the growth of algae, or additional pretreatment processes would have to be added to the WTP to remove algae. The developer shall design and construct a Lined Earthen Reservoir north of the Water Treatment Plant and associated infrastructure. Timing: Start the design by December 2024, complete design by December 2025. Start construction by April 2026, complete construction by April 2027, unless such time is extended in writing by the City Manager.
a) The Developer shall provide the COMH permanent access to the COMH cell tower within the Water Treatment Plan building via easement, property dedication or other means to be agreed upon by the COMH and the Developer. Timing: Shall be constructed with the water treatment plant expansion.

Best Management Practices

88. The Developer shall comply with MHSWMP policies, MHSWMP mitigation measures, and Phase I and II NPDES permit requirements, including the preparation and implementation of an SWPPP that outlines B.M.P.s to be followed to minimize erosion and sedimentation during project construction and operation.

89. The Developer shall install catch basin filters, Water Decontaminator per COMH Standard Specification and Details, and/or other source control Best Management Practices (B.M.P.s) for runoff from the project prior to issuance of the building permit.

90. Project Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation, and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Timing: Prior to issuance of an encroachment permit.

91. Runoff from non-residential areas shall be pretreated on-site before discharge into the Item 8.1
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COMH public stormwater collection system.

92. Catch basin inserts-(Decontaminators) shall be installed in each storm drain. The decontaminator shall comply with COMH Detail SD-22. The type of decontaminators has to be pre-approved by COMH."

93. “A 'No Dumping' marker shall be installed at each catch basin after the catch basin is installed per Detail SD-04."

94. Grates and Inlets shall be protected with geo-fabric material during any nearby construction.

95. The contractor will be responsible for purchasing, installing, maintaining all the catch basins and other storm drain inlets and decontaminators until project is accepted.

96. Recyclable Construction Waste: Recycling of construction wastes, such as wood and metal, shall be made part of the improvement plans and construction specifications for contractors in compliance with COMH requirements.

97. Designated Waste Hauler Provider: The COMH’s designated waste hauler, West Valley Disposal, shall be used for disposal of waste material and recycling of recyclable materials. No other waste haulers are allowed. Requirement shall be noted on improvement plans.

98. Construction Water Usage: An encroachment/hydrant permit is required prior to using water for construction purposes from a hydrant or any other potable water source.

99. Mosquito Abatement: Plans for the implementation and maintenance of the water quality basins, lakes and any other storm drainage facilities involving open bodies of water shall be reviewed and approved by the COMH and if required by the COMH, reviewed by the mosquito Abatement District.

Landscape and Architecture
100. Landscaping of Community and Neighborhood entries shall be installed concurrently with the landscaping of adjacent streets. Entries shall be designed consistent with all Community Approvals including applicable provisions of the COMH Design Manual and shall be reviewed and approved by the COMH City Manager concurrently with the adjacent street Improvement Plans. Timing: Improvement Plans for entries shall be approved by COMH prior to the approval of the project's Final Map, unless such time is extended in writing by the City Manager.
101. The applicant shall clearly identify the landscaping and architectural theme to be used in the project, Recreation Center area, and other community facilities. Distinct themes shall be created to ensure that each neighborhood has a separate architectural theme and shall be consistent with all Community Approvals including applicable provisions of the COMH Design Manual and any applicable Special Purpose Plan. Timing: prior to approval of first Final Map for each neighborhood.

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102. The applicant shall submit a complete set of Landscape Guidelines for the entire neighborhood. Landscaping themes shall be distinct for each neighborhood.

Landscaping and architectural design of public areas shall implement the common design theme for the neighborhood and shall be consistent with all Community Approvals including applicable provisions of the COMH Design Manual and any applicable Special Purpose Plan. Timing: prior to the first Final Map, unless such time is extended in writing by the City Manager.
103. All in-tract landscaping, open space, parks, and utility R/W areas, and all other landscape areas within proposed development that were not in the original Master Plan, the COMH Parks, Recreation and Leisure Plan, the TIF or the CFF (January 2003) as determined by COMH, will require a funding mechanism as determined by COMH.

These areas will require establishment of a maintenance entity or financing mechanism acceptable to COMH to provide funding for maintenance of, and if necessary, replacement at the end of the useful life of improvements including, but not limited to landscaping, pathways, walls, and all improvements serving or for the special benefit of this subdivision. Timing: Prior to approval of first final map. 104. The roadway landscape construction plans shall be processed and approved by the COMH City Manager concurrently with the Improvement Plans for any phase on the Neighborhood development.
105. All parks shall meet the requirements of the COMH, Standard Specifications and Details, Design Manual and the COMH Parks, Recreation, and Leisure Plan. 106. All landscape pedestrian through-block connections shall be a minimum of 30- foot width. Larger width may be required in specific areas as deemed necessary by COMH. Timing: prior to approval of the first Final Map. 107. Landscape slopes within street right of way, pedestrian access connections, and parks shall not exceed 3:1 unless approved otherwise by the COMH City Manager. 108. Homes along Central Parkway shall front onto Central Parkway or give the appearance of fronting on to Central Parkway. There shall be a continuous white picket fence installed along the property line between Central Parkway and the adjacent homes. Show on the neighborhood in-tract landscape guidelines prior to plan approval.
109. Design and construct the neighborhood K themed entries at Central Parkway/Crane Ave and Great Valley Parkway/Central Parkway/O Street and Central Parkway/Rustler Street and Central Parkway/Stockyard Drive. Timing:

Neighborhood entries should be installed adjacent arterial landscaping.

Neighborhood entries shall be installed prior to the first building permit in adjacent tract, unless such time is extended in writing by the City Manager.

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110. Neighborhood Park
a) The design of the neighborhood park shall be reviewed and approved prior to the issuance of 25% (198) of the building permits in neighborhood K.
b) Construction of the neighborhood park shall begin prior to the issuance of 50% (397) of the building permits in neighborhood K. c) Construction of the neighborhood park shall be completed prior to the issuance of 80% (636) of the building permits in neighborhood K. 111. North Community Park shall be constructed prior to the issuance of the 1914th (this is all of Neighborhood J, 50% Neighborhood I and 50% Neighborhood K) building permit in Neighborhood I, J and K.
112. Old River Regional Park
a) The implementation of public improvements shall comply with all Community Approvals including applicable provisions of the COMH Parks, Recreation and Leisure Plan, the COMH Design Manual and COMH Standards.
b) Parcel ‘22’ shall be dedicated to COMH or an offer of dedication to the COMH shall be recorded with the first final map. Timing: Prior to approval of first final map.
c) The existing levee should be preserved, and terraced fill installed to create a relatively flat, park open space and trail within the regional park.
d) To restrict access at night to Old River Regional Park the park shall be fenced with a post and cable fence and signage regarding hours of operation.
e) Construction of park improvements may be completed on a phased basis to correspond with the development of tracts directly adjacent to the facility. Each minimum phase shall be defined as the entire segment of the park that is directly adjacent to an abutting tract or Old River Center area. Construction shall begin no later than the time at which 50% of the dwelling units have been issued a building permit. The improvements to specific segment shall be completed no later than the time at which 80% of dwelling units within the adjacent tract or River Center area have been issued building permits. Completion time may be modified by the COMH City Manager to reflect construction, weather, budget, or other public interest contingencies. 113. Mountain House Creek Park
a) Design and construct the west bank of the Mountain House Creek Park from the Old River Regional Park to Byron Road and connect to the future Byron Road railroad trail.
b) To restrict access at night to the park shall be fenced with post and cable fence and signage regarding hours of operation.
c) Construction of park improvements may be completed on a phased basis to correspond with the development of tracts directly adjacent to Item 8.1
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the facility. Each minimum phase shall be defined as the entire segment of the park that is directly adjacent to an abutting tract. Construction shall begin no later than the time at which 50% of the dwelling units have been issued a building permit. The improvements to specific segment shall be completed no later than the time at which 80% of dwelling units within the adjacent tract have been issued building permits. Completion time may be modified by the COMH City Manager to reflect construction, weather, budget, or other public interest contingencies.
114. Any landscaping along Lake K that will be owned and maintained by COMH shall be designed and constructed with adjacent tracts.
115. COMH Master Plan, Specific Plans and Design Manual Update:
a) The City of Mountain House Design Manual (“COMH Design Manual”) shall be updated to address the “Open Space/Greenway Loop Park”.

Design of Open Space/Greenway Loop Park and any associated parks within the Commercial Recreation (C-R) zone shall be consistent with all approvals and to the satisfaction of the COMH. Timing: Prior to 582nd building permit within Neighborhood K.
b) Update the community entry requirements in COMH Design Manual to be consistent with the existing entries on Grant Line Road. Timing: Prior to 582nd building permit within Neighborhood K.
c) Update the arterial landscape requirements for the arterials north of Byron Road in the COMH Design Manual to incorporate low water use landscaping and define the limits of the parade route north of Byron Road. Timing: Prior to 582nd building permit within Neighborhood K. d) Update the COMH Design Manual to allow the use of a tube steel view fence with no masonry base wall for homes backing onto the open space/greenway loop park. Timing: Prior to 582nd building permit within Neighborhood K.
e) Revise the COMH Design Manual to allow for COMH’s discretion on the implementation of this decomposed granite jogging path around the neighborhood parks and schools to allow for site constraints. Timing:

Prior to 582nd building permit within Neighborhood K.
f) To revise the lighting standards that are to be determined for open space parks and passive parks/recreation areas. Timing: Prior to 582th building permit within Neighborhood K.
g) Update specific plan 2 to change the park and ride in neighborhood K to a parking lot and trail head for Mountain House Creek Park Timing:

Prior to 582nd building permit within Neighborhood K.
116. Each street tree planted in the parkway strip adjacent to homes shall be planted in a street tree planter. The street tree planters shall extend from back of curb to front of sidewalk and be 5-feet wide for residential collector streets and 4-feet wide for local streets. The tree should be centered in the planter. Each planter shall have metal headers per COMH LC-01, two 1-gallon myoporum parvifolium, and 3” of bark mulch. Timing: Shown on improvement plans prior to approval.

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117. Any tube steel fence use on development projects shall have double ring adornments. Timing: Show on improvement plans.

COMH Facilities
118. Fire Station #2: Prior to the issuance of 1st building permit north of Byron Road, the second fire station (Fire Station No. 2) shall be constructed or, if approved by the City Manager, bonded for, if determined by the City Manager that other fire mitigation measures shall be provided that can satisfy the Fire Protection plan. Fire Station No. 2 shall be dedicated to the COMH. This condition can be satisfied by an agreement acceptable to the COMH that the required facilities will be constructed on this schedule.

Timing: Fire Station #2 shall be completed within eighteen months of the commencement of construction.
119. Corporation Yard Phase 3: The Developer shall pay the City of Mountain House as required in the First Amendment to Project Reimbursement Agreement No. PRA-6 dated February 12, 2020. Payment is due from the Developer to the COMH at the time of issuance of the 10,000th building permit in the Master Plan.
120. Police Substation: The Developer shall pay the City of Mountain House $1,600,000 prior to issuance of the 1,000th building permit north of Byron Road to fund police substation improvements within the COMH Town Hall. Until paid, the amount shall be increased on July 1 of each year to reflect the change between the then-most recently published 20-City national average of the Engineering News Record Construction Cost Index (“ENR Index”) and the ENR Index for the month that is 12 months prior. 121. The Developer shall design and construct the Water Treatment Plant Administration Office. Timing: Start the design by January 1, 2025. Start construction of by January 1, 2026.

Construction shall be completed by July 2027, unless such time is extended in writing by the City Manager.

Fire Code Compliance
122. Prior to the beginning of the final design of the facility, the Developer shall consult with Mountain House Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be approved by COMH. Install fire hydrants per COMH Standards and State Fire Code. The project shall include on-site fire hydrants. 123. Install fire hydrants per COMH Standards and State Fire Code. The project shall include on-site fire hydrants.
124. All street standards shall comply with the State of California Fire Code provisions, as interpreted and implemented by the San Joaquin County Fire Marshall and Mountain House Fire Department.

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Other Obligations and Agreements
125. Prior to improvement plan approval, the Developer shall execute an Improvement Agreement with COMH and post the appropriate bonds based on Final Engineer's Estimate.
126. COMH Impact Fees (CFF and TIF): Prior to issuance of each building permit, the Developer shall comply with the applicable requirements of the most current COMH adopted CFF and TIF Ordinances and Fees in effect at the time the building permit is issued. 127. The Developer shall pay all other permitting fees as applicable at the time of issuance of building permits
128. O & M Vehicles: Prior to the issuance of the first building permit developers will deposit in a COMH Maintained Vehicle Capital Fund an amount equal to their prorata share (based on the CFF Plan Fee formula as determined by the COMH) of the total cost of O&M Vehicles as that cost is specified in the latest update of the CFF Plan Fees. 129. Police and Fire Vehicles: Prior to issuance of the first building permit developers will deposit in a City Maintained Vehicle Capital Fund an amount equal to their prorata share (based on the CFF Plan Fee formula as determined by the COMH) of the total cost of Police and Fire Vehicles as that cost is specified in the latest update of the CFF Plan Fees. 130. Developer agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Services CFD”) 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 services and maintenance of certain public facilities/improvements, specifically including maintenance of open space, landscaping, trails and habitat, and parks. Developer agrees that the boundaries of the Services CFD will include all of the Property, and that Developer will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Services CFD prior to filing the first final map. Developer shall pay its fair share of administrative costs incurred by the District associated with the formation of and/or annexation into the Services CFD, as determined by the City Engineer. 131. Developer 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 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 City’s improvement of parks identified in the City’s Community Facility Fee Program. Developer and City agree that the boundaries of the Facilities CFD will include all of the Property, and that Developer will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or Item 8.1
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annexation into the Facilities CFD prior to filing the first final map. Developer shall pay its fair share of administrative costs incurred by the City associated with the formation of and/or annexation into the Facilities CFD, as determined by the City Engineer.

III. CITY ATTORNEY

1. HOLD HARMLESS PROVISION: Pursuant to Section 66474.9 of the Government Code, the subdivider shall defend, indemnify, and hold harmless the local agency or its agents, officers, and employees from any claim, action, or proceeding against the local agency or its agents, officers, or employees to attack, set aside, void, or annul an approval of the local agency, advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time provided for in Section 66499.37 of the Government Code.

IV. ENVIRONMENTAL HEALTH DEPARTMENT (Staff Contact: Aldara Salinas, 209-616-3019) The San Joaquin County Development Title Requirements listed below have been identified as pertinent to this project. Other requirements may also apply. These requirements cannot be modified.

1. A qualified environmental professional shall prepare a surface and subsurface contamination report, identifying any potential source of surface or subsurface contamination caused by past or current land uses. The report shall include evaluation of none-point source of hazardous materials, including agricultural chemical residues, as well as potential point sources, such as fuel storage tanks, septic systems, or chemical storage areas. The report shall be submitted to the Environmental Health Department at time of submittal of a tentative map (San Joaquin County Development Title, Section 9-905.12).

A review fee of $190.00 shall be paid at the time of submittal to the Environmental Health Department.

If the date of original report is more than six (6) months from this application, prior to Parcel Map approval, an addendum shall be submitted to the Environmental Health Department and approved by the Environmental Health Department.

2. The/abandoned septic systems shall be destroyed under permit and inspection by the Environmental Health Department (San Joaquin County Development Title, Section 9-1110.3 & 9- 1110.4).

3. Destroy the abandoned well(s) under permit and inspection by the Environmental Health Department as required (San Joaquin County Development Title, Section 9-1115(e)).

V. CITY OF MOUNTAIN HOUSE FIRE (Staff: Jason Fullmer, 209-932-8628)

1. Hydrants shall not be placed in dead-end alleys (except where dead-end alleys serve residential driveways and/or multi-family residential complexes).

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2. Fire department connections shall be placed within one hundred and fifty (150) feet of a fire hydrant.

3. All fire apparatus access roads public or private shall have a minimum unobstructed width of twenty (20) feet and a vertical clearance of thirteen (13) feet six (6) inches. (Planters, medians, monument strips, and any other decorative area that impedes with the 20 foot required width shall be approved by the Fire Department before installation.)

4. Any street less than thirty-six (36) feet in width shall have restricted parking, with appropriate signage and curbs painted with red paint. The Fire Department shall have final approval on all fire lane designation, signage, and curb markings. Typical signage shall be “No Parking—Fire Lane”.

5. All structures, residential, commercial, or industrial, shall have addresses posted on the applicable structure on the public or private street and such numbering shall be readily visible and of a contrasting color.

6. Multiple occupancy residences consisting of two (2) or more dwelling units in a single building shall be provided with a fire apparatus access roadway around the entire structure or a residential fire sprinkler system complying with applicable codes. When a fire sprinkler system is installed in lieu of the fire apparatus access road, it shall be monitored by an approved fire alarm system and an audible alarm shall be installed in each living unit and all shall be linked together so that when the alarm activates, it will activate all alarm audible devices in the building.

7. When fire alarm systems are installed, it shall be the responsibility of the Homeowners Association to insure that all monitoring costs including telephone lines are paid to insure continuous service. Where practical and allowable by the applicable codes, multiple buildings may be monitored by a master fire alarm panel.

8. Where residential fire sprinkler systems are installed to reduce the 20-foot road width requirement to specific residential lots, such lots shall be so designated on the final map of record prior to being recorded by the County Surveyor’s Office.

9. Prior to the beginning of the final design of the facility, the Developer shall consult with Mountain House Fire regarding emergency access to the proposed development. Any requirements for emergency access shall be approved by MHCSD. Install fire hydrants per MHCSD Standards and State Fire Code. The project shall include on-site fire hydrants

10. Install fire hydrants per MHCSD Standards and State Fire Code. The project shall include on-site fire hydrants.

11. All fire hydrants in residential areas shall be spaced at a maximum distance of four hundred (400) feet.

12. Hydrants shall be placed on the dwelling side of the street if there is to be no residents on the opposite side of the street.

13. Fire hydrants shall not be placed in dead-end alleys (except where dead-end alleys serve residential driveways and/or multi-family residential complexes).

Item 8.1
Mountain House                                               Page 250 of 345

ATTACHMENT B
38 of 40

14. Fire department connections shall be placed within one hundred (100) feet of a fire hydrant.

15. All street standards shall comply with the State of California Fire Code provisions, as interpreted and implemented by the San Joaquin County Fire Marshall and Mountain House Fire Department.

16. All approaches, entrances and exits must comply with the turning radius (aerial ladder truck) of the fire department have jurisdiction (MHFD).

17. All fire apparatus access roads public or private shall have a minimum unobstructed width of twenty (20) feet and a vertical clearance of thirteen (13) feet six (6) inches. (Planters, medians, monument strips, and any other decorative area that impedes with the 20-foot required width shall be approved by the fire department prior to installation).

18. Any street less than thirty-six (36) feet in width shall have restricted parking, with appropriate signage and curbs painted with red paint. The fire department shall have final approval on all fire lane designation, signage, and curb painting. Typical signage shall be “No Parking Fire Lane”.

19. All structures, residential, commercial, or industrial, shall have addresses posted on the applicable structure on the public or private street and such numbering shall be readily visible and of a contrasting color.

20. Multiple occupancy residences consisting of two (2) or more dwelling units in a single building shall be provided with a fire apparatus access roadway around the entire structure or a residential fire sprinkler system complying with applicable codes. When a fire sprinkler system is installed in lieu of the fire apparatus access road, it shall be monitored by an approved fire alarm system and an audible alarm shall be installed in each living unit and all shall be linked together so that when the alarm activates, it will active all audible alarm devices in the building.

21. When fire alarm systems are installed, it shall be the responsibility of the Homeowners Association to ensure that all monitoring costs including telephone lines are paid to insure continuous service.

Where practical and allowable by the applicable codes, multiple buildings may be monitored by a master fire alarm panel.

22. Where residential fire sprinklers systems are installed to reduce the 20-foot road width requirement to specific residential lots, such lots shall be so designated on the final map of record prior to being recorded by the County Surveyor’s office.

VI. LAMMERSVILLE UNIFIED SCHOOL DISTRICT (Staff Contact: Kirk Nicolas, 209-836-7400)

1. The developer shall enter into full mitigation agreement with the Lammersville Unified School District (LUSD). [Master Plan Implementation 5.1.3 (j).]
Timing: Condition shall be met prior to approval of the first Final Map.

2. The school funding agreements between the applicant and Lammersville Unified School District shall be implemented to provide interim and permanent funding for school facilities, as evidenced by Item 8.1
Mountain House                                               Page 251 of 345

ATTACHMENT B
39 of 40
certificates of compliance from these entities stating that the developer has complied with funding requirements as per the agreements. [SPIII Implementation Measure 5.2.3 (o).] Timing: Condition shall be met prior to approval of Final Maps.

X. SAN JOAQUIN COUNTY MOSQUITO & VECTOR CONTROL DISTRICT

1. Any development immediately adjacent to Dry Creek shall be constructed and managed to provide access to the waterway for vector surveillance and control activities.

2. The Wetlands Management Plan shall include provisions to prevent the creation of mosquito breeding habitat in a wetlands environment. It is suggested that the project proponent incorporate mosquito prevention best management practices for managed wetlands, such as those authored by the California Department of Fish and Game.

3. The developer shall prevent the creation of mosquito breeding habitat in all stormwater BMPs by incorporating mosquito prevention techniques authored by the California Department of Health Services.

Item 8.1
Mountain House                                               Page 252 of 345

ATTACHMENT B
40 of 40
Item 8.1
Mountain House                                               Page 253 of 345 Statutory Exemptions. State code number:
_______________________________________________
Notice of Exemption Appendix E
To: Office of Planning and Research From: (Public Agency): ____________________________ P.O. Box 3044, Room 113 _______________________________________________ Sacramento, CA 95812-3044 County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific:

Project Location - City: ______________________ Project Location - County:

Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Project: ________________________________________________ Exempt Status: (check one):

Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Reasons why project is exempt:

Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________ If filed by applicant:
 Attach certified document of exemption finding.
 Has a Notice of Exemption been filed by the public agency approving the project? Yes No Signature: ____________________________ Date:
6LJQHG E\ /HDG $JHQF\ 6LJQHGE\ $SSOLFDQW
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:

Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. _______________
Categorical Exemption. State type and section number: ____________________________________ ______________________________________________
______________ Title: _______________________
Revised 2011
City of Mountain House
251 E. Main Street
Mountain House, CA 95391
San Joaquin
44 N San Joaquin St.,Suite260
Stockton, CA 95202
TSM-26-002 (Tract No. 3936) Neighborhood K
Mountain House Developers, LLC/A Delaware Limited Liability Company Refer to Attachment A.

Mountain House San Joaquin
Refer to Attachment A.

City of Mountain House
Mountain House Developers, LLC / Delaware Limited Liability Company X Government Code Section 65457(a) and Public Resources Code Section 21166 Refer to Attachment A.

John B. Anderson (209) 831-5666

ATTACHMENT C
Item 8.1
Mountain House                                               Page 254 of 345 Attachment A
Project Location – Specific:

The project is located on a single 9.89-acre parcel (APN 258-04-016) within Neighborhood K of the Mountain House Master Planned Community. The site is bounded by Spinardi Way, Tachi Way, Graycliff Avenue, and Nirankar Way, forming a rectangular block within the established street network. The parcel is currently vacant and surrounded by ongoing residential development to the south and west, with undeveloped land to the east designated for High Density Residential and Mixed Use. Refer to the exhibit below for the Project location:

Description of Nature, Purpose, and Beneficiaries of Project:

The Project consists of subdividing an approximately 9.89-acre vacant parcel (APN 258-04-016) within Neighborhood K into 104 single-family detached residential lots consistent with the Mountain House General Plan, Master Plan, and Specific Plan II. Each lot will include a two-car garage and private yard area, and all home designs will comply with the Mountain House Single Family Residential Design Manual. The Project achieves a net density of approximately 10.5 dwelling units per acre, which is within the allowable R-MH density range. The project proposes lot designs that will not accommodate the required secondary unit dwellings as required by the Mountain

ATTACHMENT C
Item 8.1
Mountain House                                               Page 255 of 345 House Master Plan. Therefore, the applicant has chosen to expand the number of secondary unit dwellings in Tract 3927 and 3928 in Neighborhood K. As such, the Revisions to Approved Actions (RAA-26-001) would modify Condition of Approval #10 (Planning), increasing the minimum Second Unit Dwellings required for Neighborhood K from 52 to 59.

Primary access is provided via Spinardi Way, Tachi Way, Graycliff Avenue, and Nirankar Way, forming a complete circulation block within Neighborhood K.

Utilities, including water, wastewater, and stormwater, will be installed as part of the subdivision improvements and dedicated to the City for long-term maintenance and operation.

Reasons Why Project is Exempt:

The Mountain House Master Plan was approved in 1994. Specific Plan II, of which the Project is located in, was adopted in 2004. The intent of Specific Plan II is to implement the Master Plan’s goals for various neighborhoods, including Neighborhoods K. The EIR (State Clearinghouse No. 90020776) for the Mountain House Master Plan and Specific Plan II was certified in 1994.

California Government Code Section 65457(a) states, “Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified Section 21000) of the Public Resources Code. However, if after adoption of the specific plan, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a Supplemental environmental impact report for the specific plan is prepared and certified in accordance with the provisions of Division 13 (commencing with Section 21000) of the Public Resources Code.”
As stated previously, the Project has been deemed consistent with the Mountain House Master Plan and Specific Plan II.

Section 21166 of the California Public Resources Code states the following:
“When an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b) Substantial changes occur with respect to the circumstances under which the project is being

ATTACHMENT C
Item 8.1
Mountain House                                               Page 256 of 345 undertaken which will require major revisions in the environmental impact report. c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.” There are no substantial changes proposed, nor are there substantial changes occurring with respect to the circumstances under which the project is being undertaken. There is also no new information that was not known and could not have been known at the time the EIR was certified.

Therefore, in accordance with Section 21166 of the California Government Code, the Project is exempt from further environmental review.

Based on the above, Government Code Section 65457 applies to the Project, and it is therefore exempt from further environmental review in accordance with CEQA Statute and Guidelines.

ATTACHMENT C
Item 8.1
Mountain House                                               Page 257 of 345

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

SPINARDI WAY NIRANKAR WAY
R/W DEDICATION #2
R/W DEDICATION #1 'A' STREET 'B' STREET
R/W DEDICATION #3
1 2
3 4
5 6
7 8
9 10
11 12
13 14
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19 20
21 22 23
24 25
26 27
28 29
30 31
32 33
34 35
36 37
38 39
40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71
72 73
74 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 91
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94 95
96 97
98 99
100
101
102
103
104
0 40 80 120

OF SHEETS
SHEET NO.

TM-1
6 I:\673-82\ACAD\TM\TM-01.DWG
JOB NO.: 673-082

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3936
NEIGHBORHOOD 'K', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: DATE: JULY 15, 2026
GENERAL NOTES:

INDEX OF SHEETS:

TM-1 TENTATIVE SUBDIVISION MAP
TM-2 EXISTING CONDITIONS
TM-3 PRELIMINARY GRADING PLAN
TM-4 PRELIMINARY UTILITY PLAN
TM-6 PRELIMINARY PEDESTRAIN AND OPEN SPACE PLAN
TM-5 PRELIMINARY STREET LIGHT PLAN
LEGEND:

NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY APPROVAL OF IMPROVEMENT
PLANS AND WILL NOT REQUIRE CITY COUNCIL APPROVAL.

LAND USE ACRES
RESIDENTIAL - MEDIUM HIGH DENSITY 9.89
LAND USE # OF LOTS ACRES DENSITY ALLOWABLE DENSITY
MEDIUM HIGH DENSITY 104 9.89 10.5 DU/AC 10-15 DU/AC
AREA (AC) MIN. LOT SIZE # OF LOTS LOT #S PERCENT

9.89 44' x 67' 104 1-104 100%

LAND USE SUMMARY

RESIDENTIAL DENSITY CALCULATIONS

RESIDENTIAL LAND USE SUMMARY
51 TYPICAL LOT DIMENSIONS
1" = 40'

TENTATIVE SUBDIVISION MAP

VICINITY MAP

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 SITE
R-MH
R-M
R-L
M-X
R-H
R-M
R-M
P-F

ZONING MAP

ABBREVIATIONS
P-F
R-P

ATTACHMENT D
Item 8.1
Mountain House                                               Page 258 of 345 BFP

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER
STORM
DRAIN
STORM
DRAIN
STORM
DRAIN
STORM
DRAIN

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

STORM DRAIN
STORM DRAIN NIRANKAR WAY LOT 15
(44 M&P 128)

SPINARDI WAY
0 40 80 120

OF SHEETS
SHEET NO.

TM-2
6 I:\673-82\ACAD\TM\TM-02.DWG
JOB NO.: 673-082

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3936
NEIGHBORHOOD 'K', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: DATE: JULY 15, 2026

VICINITY MAP

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 SITE
1" = 40'

EXISTING CONDITIONS
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY APPROVAL OF IMPROVEMENT
PLANS AND WILL NOT REQUIRE CITY COUNCIL APPROVAL.

ATTACHMENT D
Item 8.1
Mountain House                                               Page 259 of 345 STORM
DRAIN
STORM
DRAIN
STORM
DRAIN
STORM
DRAIN

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

SPINARDI WAY

STORM DRAIN

STORM DRAIN NIRANKAR WAY
STORM
DRAIN
STORM
DRAIN

STORM DRAIN 'B' STREET 'A' STREET
P
1 15.1
P
2 15.1
P
3 14.9
P
4 15.0
P
5 15.0
P
6 14.9
P
7 14.7
P
8 14.7
P
9 14.9
P
10 14.9
P
11 14.8
P
12 14.6
P
13 14.6
P
14 14.8
P
15 14.8
P
16 14.7
P
17 14.5
P
18 14.5
P
19 14.7
P
20 14.7
P
21 14.5
P
22 14.3
P
104

13.9 P
103

14.1 P
102

14.3 P
101

14.6 P
100

14.8 P
99 15.0
P
98 15.0
P
97 15.0
P
96 14.8
P
95 14.7
P
94 14.9
P
23 14.3
P
24 14.6
P
25 14.6
P
26 14.6
P
27 14.4
P
28 14.5
P
30 14.7
P
29 14.7
P
31 14.7
P
32 14.5
P
33 14.6
P
34 14.8
P
35 14.8
P
36 14.8
P
37 14.6
P
38 14.7
P
39 14.9
P
40 15.0
P
41 15.0
P
42 15.0
P
43 15.2
P
44 15.2
P
45 14.7
P
46 14.7
P
47 14.5
P
48 14.5
P
49 14.5
P
50 14.5
P
51 14.2
P
52 14.2
P
53 14.4
P
54 14.4
P
55 14.4
P
56 14.1
P
57 14.1
P
58 14.4
P
59 14.4
P
60 14.2
P
61 14.0
P
62 14.0
P
63 14.2
P
64 14.2
P
65 14.0
P
67 14.2
P
68 14.2
P
66 14.0
P
69 14.0
P
70 14.0
P
71 14.2
P
72 14.3
P
73 14.3
P
74 14.1
P
75 14.2
P
76 14.4
P
77 14.4
P
78 14.4
P
93 15.2
P
92 15.4
P
91 15.6
P
79 14.6
P
90 15.8 P
80 14.8
P
89 16.0
P
88 16.0
P
87 15.8
P
86 15.6
P
85 14.7
P
84 14.8
P
83 15.0
P
82 15.0
P
81 15.0
0 40 80 120

OF SHEETS
SHEET NO.

TM-3
6 I:\673-82\ACAD\TM\TM-03.DWG
JOB NO.: 673-082

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3936
NEIGHBORHOOD 'K', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: DATE: JULY 15, 2026

VICINITY MAP

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 SITE
1" = 40'

PRELIMINARY GRADING PLAN

EXISTING STORM DRAIN

PROPOSED STORM DRAIN
LEGEND
P
EG
HP
LP

PAD GRADE

EXISTING GRADE

HIGH POINT

LOW POINT
52' RIGHT-OF-WAY EXISTING 54.5' RIGHT-OF-WAY
EXISTING 63' RIGHT-OF-WAY EXISTING 64' RIGHT-OF-WAY
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY APPROVAL OF IMPROVEMENT
PLANS AND WILL NOT REQUIRE CITY COUNCIL APPROVAL.

ATTACHMENT D
Item 8.1
Mountain House                                               Page 260 of 345 BFP

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER
STORM
DRAIN
STORM
DRAIN
STORM
DRAIN
STORM
DRAIN

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

SPINARDI WAY

STORM DRAIN

STORM DRAIN NIRANKAR WAY
STORM
DRAIN
STORM
DRAIN

STORM DRAIN 'B' STREET 'A' STREET
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
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33 34
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39 40
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55 56
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88 89
90 91
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94 95
96 97
98 99
100
101
102
103
104
74 0 40 80 120

OF SHEETS
SHEET NO.

TM-4
6 I:\673-82\ACAD\TM\TM-04.DWG
JOB NO.: 673-082

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3936
NEIGHBORHOOD 'K', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: DATE: JULY 15, 2026

VICINITY MAP

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 SITE
1" = 40'

PRELIMINARY UTILITY PLAN

EXISTING SANITARY SEWER

EXISTING STORM DRAIN

EXISTING WATER MAIN

EXISTING JOINT TRENCH MAIN

EXISTING FIRE HYDRANT

PROPOSED FIRE HYDRANT

PROPOSED SANITARY SEWER

PROPOSED STORM DRAIN

PROPOSED WATER MAIN

PROPOSED JOINT TRENCH MAIN
LEGEND
52' RIGHT-OF-WAY
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY APPROVAL OF IMPROVEMENT
PLANS AND WILL NOT REQUIRE CITY COUNCIL APPROVAL.

NOTE:

LOT 86-104 SEWER CLEANOUTS WILL INCLUDE A

SEWER BACKFLOW DEVICE

ATTACHMENT D
Item 8.1
Mountain House                                               Page 261 of 345

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

SPINARDI WAY NIRANKAR WAY 'A' STREET 'B' STREET
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
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88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
104
74 0 40 80 120

OF SHEETS
SHEET NO.

TM-5
6 I:\673-82\ACAD\TM\TM-05.DWG
JOB NO.: 673-082

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3936
NEIGHBORHOOD 'K', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: DATE: JULY 15, 2026

VICINITY MAP

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 SITE
1" = 40'

PRELIMINARY STREET LIGHT PLAN

EXISTING ELECTROLIER
LEGEND

PROPOSED ELECTROLIER
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY APPROVAL OF IMPROVEMENT
PLANS AND WILL NOT REQUIRE CITY COUNCIL APPROVAL.

ATTACHMENT D
Item 8.1
Mountain House                                               Page 262 of 345

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

SPINARDI WAY NIRANKAR WAY 'A' STREET 'B' STREET
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
47 48
49 50
51 52
53 54
55 56
57 58
59 60
61 62
63 64
65 66
67 68
69 70
71 72
73 75
76 77
78 79
80 81
82 83
84 85
86 87
88 89
90 91
92 93
94 95
96 97
98 99
100
101
102
103
104
74 0 40 80 120

OF SHEETS
SHEET NO.

TM-6
6 I:\673-82\ACAD\TM\TM-06.DWG
JOB NO.: 673-082

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3936
NEIGHBORHOOD 'K', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: DATE: JULY 15, 2026

VICINITY MAP

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 SITE
1" = 40'

PRELIMINARY PEDESTRAIN AND OPEN SPACE PLAN
LEGEND

PARKWAY STRIPS

PROPOSED PUBLIC STREET WITH SIDEWALK
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY APPROVAL OF IMPROVEMENT
PLANS AND WILL NOT REQUIRE CITY COUNCIL APPROVAL.

ATTACHMENT D
Item 8.1
Mountain House                                               Page 263 of 345

SUTTON DRIVE

GRAYCLIFF AVENUE TACHI WAY

SPINARDI WAY NIRANKAR WAY
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74 PLAN 1A
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PLAN 3A
PLAN 3A
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C
PLAN 3C 'A' STREET 'B' STREET
PLAN 1A
(2 STORY) PLAN 2A
(2 STORY)
PLAN 3A
(2 STORY)
I:\673-82\ACAD\DP\DP_TRACT 3936.DWG
TRACT 3936 (104 LOTS)

RESIDENTIAL MEDIUM-HIGH
NEIGHBORHOOD K-10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1"= 40' DATE: APRIL 3, 2026
0 40 80 120 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

PROJECT SUMMARY
AREA: 9.89 AC±
# OF LOTS: 104 TOTAL
DENSITY: 10.5 DU/AC
ALLOWABLE DENSITY: 10 DU/AC - 15 DU/AC
(R-MH: PER THE SJC GENERAL PLAN)
STANDARD LOT SIZE: 44'x67'

PRODUCT MIX
A
(MISSION)
B
(ITALIANATE)
C
(PRAIRIE) TOTAL
35 35
34 TOTAL 42 31 31 104

TYPICAL LOT DIMENSIONS

ATTACHMENT E
Item 8.1
Mountain House                                               Page 264 of 345 'MM' LANE

GREAT VALLEY PARKWAY

CENTRAL PARKWAY

FUTURE MOUNTAIN HOUSE PARKWAY

MOUNTAIN HOUSE CREEK
DRY CREEK TRACT 3929 TRACT 3933 TRACT 3932 3928TRACT 3926 TRACT 3927 ELEMENTARY SCHOOL NEIGHBORHOOD PARK RESIDENTIAL HIGH PUBLIC FACILITIES COMMUNITY COMMERCIAL NEIGHBORHOOD COMMERCIAL RESIDENTIAL MEDIUM-HIGH MIXED USE MIXED USE REGIONAL PARK REGIONAL PARK RESIDENTIAL MEDIUM-HIGH RESIDENTIAL HIGH LAKE LAKE LAKE LAKE TRACT 3931 TRACT 3930 MIXED USE TRACT CRANE AVENUE CRANE AVENUE DIAPREET DRIVE WALES STREETBOYD AVENUE CORNICE LANE ABBERLEY LANE TEXAS DRIVE RAGSDALE WAY

CLIVEDEN DRIVE WHITTAKER AVENUE ARCHIBALD LANE GRASSLAND STREET HOLDING DRIVE

LODGE WAY

NURSERY WAY

FARMSTEAD TRAIL

MOANA AVENUE

FARMSTEAD TRAIL

TEMPEST DRIVE

FORD STREET

GUST WAY

GUST CT

SADDLE CT STABLE CT PONY CT ORIOLE WAY

FLURRY DRIVE

ORIOLE CT

DENALI LANE FLURRY CT

SEEDLING WAY

ALISO COURT

LONGHORN TRAIL

BAINS STREET KIRPA DRIVE

BARN OWL DRIVE ABODE WAY

CALZADA DRIVE

GOYA STREETLORCA STREET

CERVANTES CT

WINSHIP STREET

BLUFF DRIVE

PAULINA STREET

HARVESTER LANE

HAYSTACK DRIVE

CROW LANE TROWEL CT

DULCINEA LANE

TOLEDO LANE LANE DIAZ LANE

WOODSWALLOW LN

GOOSE STREET

CHOLBON DRIVE TACHI WAY

MIWOK TRAIL

SPINARDI WAY
'KK' LANE
'PP' LANE
SALAMANCA TRACT 3936 GRAYCLIFF AVENUE
I:\673-80\ACAD\TM\NH-K\TM02_NH-K_SECOND UNIT PLAN.DWG
7/15/2026 2:08 PM
DESIGNATED LOT WITH SECOND UNIT (59 TOTAL) TOTAL LOT COUNT: 899 UNITS 899 UNITS X 6.5% = 59 REQUIRED SECONDARY UNITS NEIGHBORHOOD 'K' SECOND UNIT PLAN CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA SCALE: 1" = 150' DATE: JULY 15, 2026 0 150 300 450 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM SACRAMENTO (925) 866-0322 (916) 375-1877

ATTACHMENT
F
Item 8.1
Mountain House                                               Page 265 of 345 Email
SJC Sheriff Communications Director [email protected] SJC Environmental Health [email protected]
[email protected]
[email protected]
[email protected]
Mountain House Fire District
Lammersville Unified School District [email protected] San Joaquin Council of Governments [email protected]
Airport Land Use Commission Contra Costa County [email protected] CA Fish & Wildlife Region 3 [email protected] CA Department of Conservation [email protected]
Central Valley Flood Protection Board
3310 El Camino Avenue, Room 170
Sacramento, CA 95821
San Joaquin Valley Air Pollution [email protected]
Control District
Regional Water Quality Control Board [email protected] U.S. Army Corps Of Engineers
1325 J. Street #1350 Sacramento,
CA 95814-2928
City of Mountain House [email protected]
[email protected]
Buena Vista Rancheria [email protected]
Byron-Bethany Irrigation District
7995 Bruns Road Byron CA 94514-
1625 [email protected] AND [email protected]
CA Tribal TANF Partnership [email protected]
CA Valley Miwuk Tribe 14807 Avenida Central La Grange
CA 95329
North Valley Yokuts Tribe P.O. Box 717 Linden CA 95236
PG&E [email protected]
AT&T
2300 E Eight Mile Road, Room 100
Stockton CA 95210-9601
Comcast - Adminstration Office
6505 Tam O’ Shanter Stockton CA
95210
West Valley Disposal Waste provider [email protected]
[email protected]
Modesto Irrigation District
PO Box 4060, Modesto, CA 95352-
4060
San Joaquin Coubty LAFCo
5000 S. Airport Way, Suite #209,
Stockton, CA 95206 and 425 N. El
Dorado Street Stockton, CA 95202
County Department and Agencies
Fire Districts
School Districts
Miscellaneous
Other County, State, and Federal Agencies
2/24/23

ATTACHMENT G
Item 8.1
Mountain House                                               Page 266 of 345 Project Referral – External Agencies
Date: April 28, 2026
From: Avleen Aujla, Assistant Planner
Application: TSM-26-002, proposed tentative subdivision map Location: The site is in the northwest portion of Neighborhood K, near Old River Description: Proposed tentative subdivision map would subdivide the approximately ten-acre +/- project site into 104 single-family detached lots, consistent with the R-MH (Residential – Medium High Density) designation. The project plans can be accessed on the City’s Planning webpage, under the “Active Projects” heading (TENTATIVE SUB MAP- TRACT 3936 (NEIGHBORHOOD K)), at this link:
https://www.mountainhouseca.gov/190/Planning.

Please reply to me at [email protected] no later than Friday, May 15, 2026 to provide your review comments, if any. Please let me know if you have any questions in the meantime. Thank you.

External Agencies:

U.S. Army Corps of Engineers California Tribal TANF Partnership CA Fish & Wildlife – Region 3 Buena Vista Rancheria Tribe CA Department of Conservation CA Valley Miwuk Tribe
Lammersville Unified School District North Valley Yokuts Tribe Byron-Bethany Irrigation District San Joaquin Valley Air Pollution Control District French Camp / Mountain House Fire San Joaquin County LAFCo Comcast Cable San Joaquin Council of Governments
AT&T San Joaquin County Environmental Health Dept.

PG&E San Joaquin County Sherriff
West Valley Disposal Central Valley Flood Protection Board Central Valley RWQCB Contra Costa County ALUC
San Joaquin County ALUC Modesto Irrigation District

ATTACHMENT G
Item 8.1
Mountain House                                               Page 267 of 345 From: Katherine Perez
To: Aujla, Avleen [MH]
Cc: Timothy Perez; Erolinda Perez
Subject: Letter TSM-26-002 City of Mountain House
Date: Tuesday, May 5, 2026 7:10:14 PM
You don't often get email from [email protected]. Learn why this is important Hello Avleen,
I am in receipt of your letter dated April 28, 2026, regarding the Northwest Portion of Neighborhood K, Near Old River. Indicating a link to a map however in going to the website it offered several maps to look through. The Tribe would need a Sacred Land File (SLF) from the Native American Heritage Commission and a California Historical Resources Information System (CHRIS) file search from CSU Stanislaus. Based on the limited information from the letter sent and reviewing the multiple maps on the website it appears the housing area will overlap the railroad and butt up against the Old River therefore based on that limited information Northern Valley Yokut/ Nototomne Cultural Preservation is recommending that the Tribe is included for consultation and monitoring of ground disturbance as the letter did not indicate if it is AB 52 / SB 18.

Thanks,
Katherine Perez, President
Nototomne Cultural Preservation
Northern Valley Yokut Tribe/ Costanoan
Email: [email protected]
Cell: (209) 649-8972
https://nvyot.com/

ATTACHMENT G
Item 8.1
Mountain House                                               Page 268 of 345 From: Nader Shareghi
To: Aujla, Avleen [MH]; Brad Mizuno
Cc: Mountain House Planning [CDD]; Ed Pattison; David Vaz Subject: RE: Tract 3936 (TSM 26 002) – Applicant Response Packet Received Date: Friday, June 5, 2026 8:37:40 AM
Attachments: image002.png
image004.png
image005.png
image001.png
You don't often get email from [email protected]. Learn why this is important Good morning, Avleen.

We have reviewed the documents provided and BBID has no active facilities in the neighborhood K. However, I would like to make a general statement for a condition of approval that:

The Developer shall investigate the existence of any BBID right of way, easement, canal, pipeline, or any other infrastructure improvements and protect any such facilities and contact BBID if they are impacted by the development.

Any relocation, replacement, or repairs shall be coordinated with BBID, and no work shall be done without prior written approval of BBID. Any relocation, modification or replacement design work shall be approved by BBID.

Any work within BBID right of way or easement shall require an encroachment permit before any work is done. The developer/contractor shall comply with all BBID requirement related to their facilities.

BBID shall be contacted to inspect any such work. All costs of any such inspection or other related expenses shall be covered by the developer/contractor.

Although we do not expect any facilities in the current neighborhood, there are other BBID easements, right of way and pipeline within Mountain House that need to be protected and if impacted BBID shall be notified.

Thank you for the opportunity to review and comment. Please let me know if you have any questions or need any additional information.

Thank you,
Nader Shareghi, P.E. DM, NSPE-CA
Assistant General Manager
Byron Bethany Irrigation District
7995 Bruns Road
Byron CA 94514
(209)835-0375 ext 105

ATTACHMENT G
Item 8.1
Mountain House                                               Page 269 of 345 (209)483-4717 cell
Website: bbid.org
From: Aujla, Avleen [MH] <[email protected]>
Sent: Wednesday, June 3, 2026 11:38 AM
To: Brad Mizuno <[email protected]>; Nader Shareghi <[email protected]> Cc: Mountain House Planning [CDD] <[email protected]> Subject: FW: Tract 3936 (TSM 26 002) – Applicant Response Packet Received Good morning,
We did not receive any comments from Irrigation Department for this project, but before we move forward, we wanted to check in to see if you have any input. We received a revised submittal and will be preparing the Conditions of Approval. Please let us know if you have any comments or any irrigation‑related conditions.

Attached is the response packet we received from the applicant for Tract 3936 (TSM‑26‑002). Please review the responses in relation to the comment letter issued on May 7, 2026.

Note: The applicant is not proposing to address the block‑length comment. They stated that the “blind side‑yard paseo typology is no longer being enforced by the developer” and therefore are not proposing additional pedestrian connections. Instead, they intend to incorporate speed humps during the design phase.

Please review and provide any additional comments by Friday, June 8, 2026. We can discuss further if needed.

Thank you
Avleen Aujla
Assistant Planner
t: (209) 831-5974
e: [email protected]
City of Mountain House
251 E. Main St. | Mountain House, CA 95391
www.mountainhouseca.gov

ATTACHMENT G
Item 8.1
Mountain House                                               Page 270 of 345 From: Jason Fullmer
To: Aujla, Avleen [MH]
Cc: Mountain House Planning [CDD]
Subject: RE: Tract 3936 (TSM 26 002) – Applicant Response Packet Received Date: Wednesday, June 3, 2026 2:07:37 PM
Attachments: image005.png
image006.png
image007.png
Importance: High
Avleen,
Good afternoon, I’ve been in and out the last couple of weeks, so I apologize. My concern would be the length of the blocks and having ample fire hydrants on each street.

We would required fire hydrants to be spaced between 300ft-500ft.

Jason Fullmer
Deputy Chief / Operations & Training
[email protected]
Mountain House Fire Department
mountainhousefire.com
French Camp McKinley Fire District
frenchcampfire.com
(209)985-8796 Cell
CONFIDENTIALITY NOTICE: This e-mail and any attachments may contain private, confidential, and privileged material for the sole use of the intended recipient. Any review, copying, or distribution of this e-mail (or any attachments) by other than the intended recipient is strictly prohibited.

Unauthorized interception, review, use or disclosure is prohibited and may violate applicable laws including the Electronic Communications Privacy Act. If you are not the intended recipient or received this in error, please contact the sender immediately by replying to this message and permanently delete the original, any copies, and any attachments of this e-mail.

Thank you.

From: Aujla, Avleen [MH] <[email protected]>
Sent: Wednesday, June 3, 2026 11:22 AM
To: Jason Fullmer <[email protected]>
Cc: Mountain House Planning [CDD] <[email protected]> Subject: Tract 3936 (TSM 26 002) – Applicant Response Packet Received

ATTACHMENT G
Item 8.1
Mountain House                                               Page 271 of 345 Hi Jason,
We did not receive any comments from Fire for this project, but before we move forward, we wanted to check in to see if you have any input. We received a revised submittal and will be preparing the Conditions of Approval. Please let us know if you have any comments, particularly regarding the proposed speed humps or any fire‑related conditions.

Attached is the response packet we received from the applicant for Tract 3936 (TSM‑26‑002). Please review the responses in relation to the comment letter issued on May 7, 2026.

Note: The applicant is not proposing to address the block‑length comment. They stated that the “blind side‑yard paseo typology is no longer being enforced by the developer” and therefore are not proposing additional pedestrian connections. Instead, they intend to incorporate speed humps during the design phase.

Please review and provide any additional comments by Friday, June 8, 2026. We can discuss further if needed.

Thank you
Avleen Aujla
Assistant Planner
t: (209) 831-5974
e: [email protected]
City of Mountain House
251 E. Main St. | Mountain House, CA 95391
www.mountainhouseca.gov

ATTACHMENT G
Item 8.1
Mountain House                                               Page 272 of 345 PLEPApFormDec18_02 Revised 12/18/02 -1-

PUBLIC LAND DETERMINATION

FOR PROPERTY IN MOUNTAIN HOUSE
(PUBLIC LAND EQUITY PROGRAM – MOUNTAIN HOUSE DEVELOPMENT TITLE CHAPTER 9-1245M) APPLICATION TO WHICH THIS APPLIES: APPLICATION NO._________Neighborhood K_______

THE INFORMATION ON THIS FORM WILL BE USED BY THE COUNTY IN DETERMINING CONDITIONS TO BE APPLIED ON THE

DISCRETIONARY APPLICATION AND WILL BE USED BY THE COMMUNITY SERVICES DISTRICT IN THE ADMINISTRATION OF THE PUBLIC LAND EQUITY PROGRAM. PUBLIC LAND REFERS TO THAT LAND THAT IS PLANNED FOR PUBLIC USE, AS INDICATED IN THE PLEP TECHNICAL REPORT AND SHOWN ON THE MOUNTAIN HOUSE MASTER SPECIFIC PLAN. “APN” MEANS THE ASSESSOR PARCEL NUMBER. “MAP REF” MEANS THE PARCEL SHOWN ON THE TENTATIVE MAP, OR ON AN ATTACHMENT TO THE TENTATIVE MAP, IF APPLICABLE, AS A LETTERED PARCEL.

APN(S) 258-040-01

PROPERTY OWNER
NAME Mountain House Developers, LLC

STREET ADDRESS 230 S. Sterling Way
CITY/STATE/ZIP Mountain House, CA 94391
A. PUBLIC LAND ON PROPERTY (if any)

APN / MAP REF ACRES PLANNED PUBLIC FACILITY TYPE RECEIVING AGENCY

1. 258-040-01 5.01 Neighborhood Park MHCSD

2. 258-040-01 43.10 Regional Park MHCSD

3. 258-040-01 1.22 Public Facilities MHCSD

4. 258-040-01 16.05 K-8 School
Lammersville Elementary
School District

5. 258-040-01 1.75 Roads MHCSD

TOTAL ACRES 67.13

ATTACHMENT G
Item 8.1
Mountain House                                               Page 273 of 345 PLEPApFormDec18_02 Revised 12/18/02 -2-
B. CALCULATION OF PUBLIC LAND ACREAGE REQUIREMENT
PUBLIC LAND ACREAGE REQUIREMENT =

21.2% (PUBLIC LAND PERCENTAGE FROM THE ORDINANCE) MULTIPLIED BY 330.08 ACRES (TOTAL GROSS ACRES IN APPLICATION)
= 69.98 ACRES
NOTE: SPECIAL RULES FOR CALCULATING THE PUBLIC LAND ACREAGE REQUIREMENT APPLY WHEN PUBLIC

LAND HAS BEEN ACQUIRED BY A PUBLIC AGENCY IN ADVANCE OF THE SUBMISSION OF THE APPLICATION (SEE SECTION 9-1245.6M OF THE ORDINANCE).

C. PUBLIC LAND SURPLUS OR DEFICIT
PUBLIC LAND SURPLUS OR DEFICIT =

67.13 ACRES (TOTAL GROSS ACRES OF PUBLIC LAND ON PROPERTY FROM A.) MINUS

69.98 ACRES (PUBLIC LAND ACREAGE REQUIREMENT FROM B.)
=
A SURPLUS OF PUBLIC LAND OF + ACRES
OR
A DEFICIT OF PUBLIC LAND OF -- 2.85 ACRES
D. COMPENSATION OF PUBLIC LAND SURPLUS (if any)
SELECT DESIRED COMPENSATION OPTION(S):

1. LAND VOUCHER FOR _____2.85_______ACRES

2. PAYMENT FOR ____________ACRES

3. EXCHANGE OF ____________ACRES OF PRIVATE LAND
TOTAL 2.85 ACRES

NOTES: ONE OR MORE OPTIONS MAY BE SELECTED, PROVIDED THE SUM OF THE ACREAGE OF THE OPTIONS CHOSEN IS EQUAL TO THE PUBLIC LAND SURPLUS ACREAGE. THE EXCHANGE OF PRIVATE LAND IS DEPENDENT ON THE AMOUNT OF PRIVATE LAND HELD BY THE CSD (IF ANY).

ATTACHMENT G
Item 8.1
Mountain House                                               Page 274 of 345 PLEPApFormDec18_02 Revised 12/18/02 -3-
E. CORRECTION OF PUBLIC LAND DEFICIT (if any)
SELECT DESIRED OPTION(S) TO CORRECT DEFICIT:

NOTES: ONE OR MORE OPTIONS MAY BE SELECTED, PROVIDED THE SUM OF THE ACREAGE OF THE OPTIONS CHOSEN IS EQUAL TO THE PUBLIC LAND DEFICIT ACREAGE. ALL LAND TO BE DEDICATED OR TRANSFERRED

MUST BE WITHIN THE MOUNTAIN HOUSE COMMUNITY AND MEET ORDINANCE REQUIREMENTS FOR DEDICA- TIONS AND TRANSFERS (SEE SECTION 9-1245.9M OF THE ORDINANCE).

1. DEDICATION OF _____________ACRES OF PUBLIC LAND

APN / MAP REF ACRES PLANNED PUBLIC FACILITY TYPE RECEIVING AGENCY a. _____________ _______ ______________________________ __________________ b. _____________ _______ ______________________________ __________________ c. _____________ _______ ______________________________ __________________ d. _____________ _______ ______________________________ __________________ e. _____________ _______ ______________________________ __________________ SUBTOTAL _______

2. TRANSFER OF ACRES OF PRIVATE LAND TO CSD

APN / MAP REF ACRES
a. ______________ __________
b. ______________ __________
c. ______________ __________
d. ______________ __________
e. ______________ __________
SUBTOTAL __________

3. SUBMITTAL OF ACRES OF LAND VOUCHER (EQUIVALENT) ACRES TO CSD

TOTAL ACREAGE OF SELECTED OPTIONS: ACRES

ATTACHMENT G
Item 8.1
Mountain House                                               Page 275 of 345 PLEPApFormDec18_02 Revised 12/18/02 -4-

FOR STAFF COMPLETION

DETERMINATIONS
IF PLEP REQUIREMENTS HAVE NOT PREVIOUSLY BEEN MET, VERIFY THE FOLLOWING:
 AMOUNT & LOCATION OF PUBLIC LAND ON PROPERTY IS CONSISTENT WITH ADOPTED PLANS

YES NO
 PUBLIC LAND ON PROPERTY IS ACCEPTABLE TO AGENCY(S) THAT WILL RECEIVE THE LAND

YES NO
 CALCULATION OF PUBLIC LAND ACREAGE REQUIREMENT AS PROVIDED IS CORRECT

YES NO
IF NO, CORRECT PUBLIC LAND ACREAGE REQUIREMENT IS ___________ACRES  CALCULATION OF PUBLIC LAND SURPLUS OR PUBLIC LAND DEFICIT AS PROVIDED IS

CORRECT

YES NO
IF NO, CORRECT PUBLIC LAND SUPLUS OR PUBLIC LAND DEFICIT IS ___________ACRES

DETERMINATION
MADE BY: __________________________________________ DATE:_____________________

ATTACHMENT G
Item 8.1
Mountain House                                               Page 276 of 345 PLEPApFormDec18_02 Revised 12/18/02 -5-
Attachment A
Attach Legal Description(s) of Land to be Dedicated or Transferred Here (in accordance with the numbering sequence in Part E):

ATTACHMENT G
Item 8.1
Mountain House                                               Page 277 of 345 PLEPApFormDec18_02 Revised 12/18/02 -6-
Attachment B
Attach Legal Description(s) of Land to be Dedicated or Private Land to be Transferred Here or on Accompanying Attachment:

1. Neighborhood Park
 APN 258-040-01 / Mountain House Developers / 5.01 Acres

2. Regional Park
 APN 258-040-01 / Mountain House Developers / 43.10 Acres

3. Public Facilities
 APN 258-040-01 / Mountain House Developers / 1.22 Acres

4. K-8 School
 APN 258-040-01 / Mountain House Developers / 16.05 Acres

5. Roads
 APN 258-040-01 / Mountain House Developers / 1.75 Acres

ATTACHMENT G
Item 8.1
Mountain House                                               Page 278 of 345

NEIGHBORHOOD
PARK

5.01 AC
K-8 SCHOOL

16.05 AC

REGIONAL
PARK

43.10 AC
PUBLIC

FACILITIES

1.22 AC
ROAD

1.75 AC

CENTRAL

PARKWAY GREAT
VALLEY
PARKWAY 11/17/2023 9:12 AM
SHEET 1 OF 1
JOB NO. 0673-080 I:\673-80\ACAD\PLEP\673-080_NH-K PLEP.DWG NOVEMBER 17, 2023

PUBLIC LAND DETERMINATION

SAN JOAQUIN COUNTY, CALIFORNIA CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

SACRAMENTO
(925) 866-0322
(916) 375-1877

MOUNTAIN HOUSE

NEIGHBORHOOD 'K'

ATTACHMENT G
Item 8.1
Mountain House                                               Page 279 of 345 May 7, 2026
Avleen Aujla
City of Mountain House
Planning Division
251 East Main Street
Mountain House, CA 95391
Project: Tentative Subdivision Map – Tract 3936 (Neighborhood K) District CEQA Reference No: 20260466
Dear Avleen Aujla:

The San Joaquin Valley Air Pollution Control District (District) has reviewed the Tentative Subdivision Map (TSM) from the City of Mountain House (City) for the above project. Per the TSM, the project consists of a subdivision of a 10-acre project site to allow for the construction of 104 single-family homes (Project). The Project is located in the northwest portion of Neighborhood K, near Old River in Mountain House, CA (APN:
258-04-016).

The District offers the following comments at this time regarding the Project:

Project Related Emissions
At the federal level under the National Ambient Air Quality Standards (NAAQS), the District is designated as extreme nonattainment for the 8-hour ozone standards and serious nonattainment for the particulate matter less than 2.5 microns in size (PM2.5) standards. At the state level under California Ambient Air Quality Standards (CAAQS), the District is designated as nonattainment for the 8-hour ozone, PM10, and PM2.5 standards.

Based on information provided to the District, Project specific annual criteria pollutant emissions from construction and operation are not expected to exceed any of the significance thresholds as identified in the District’s Guidance for Assessing and Mitigating Air Quality Impacts (GAMAQI):
https://ww2.valleyair.org/media/g4nl3p0g/gamaqi.pdf.

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Construction Emissions
The District recommends, to reduce impacts from construction-related diesel exhaust emissions, the Project should utilize the cleanest available off-road construction equipment.

Health Risk Screening/Assessment
The City should evaluate the risk associated with the Project for sensitive receptors (residences, businesses, hospitals, day-care facilities, health care facilities, etc.) in the area and mitigate any potentially significant risk to help limit exposure of sensitive receptors to emissions.

To determine potential health impacts on surrounding receptors (residences, businesses, hospitals, day-care facilities, health care facilities, etc.) a Prioritization and/or a Health Risk Assessment (HRA) should be performed for the Project. These health risk determinations should quantify and characterize potential Toxic Air Contaminants (TACs) identified by the Office of Environmental Health Hazard Assessment/California Air Resources Board (OEHHA/CARB) that pose a present or potential hazard to human health.

Health risk analyses should include all potential air emissions from the project, which include emissions from construction of the project, including multi-year construction, as well as ongoing operational activities of the project. Note, two common sources of TACs can be attributed to diesel exhaust emitted from heavy-duty off-road earth moving equipment during construction, and from ongoing operation of heavy-duty on-road trucks.

Prioritization (Screening Health Risk Assessment):

A “Prioritization” is the recommended method for a conservative screening-level health risk assessment. The Prioritization should be performed using the California Air Pollution Control Officers Association’s (CAPCOA) methodology. Please contact the District for assistance with performing a Prioritization analysis.

The District recommends that a more refined analysis, in the form of an HRA, be performed for any project resulting in a Prioritization score of 10 or greater. This is because the prioritization results are a conservative health risk representation, while the detailed HRA provides a more accurate health risk evaluation.

Health Risk Assessment:

Prior to performing an HRA, it is strongly recommended that land use agencies/ project proponents develop and submit for District review a health risk modeling protocol that outlines the sources and methodologies that will be used to perform the HRA.

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A development project would be considered to have a potentially significant health risk if the HRA demonstrates that the health impacts would exceed the District’s established risk thresholds, which can be found here:
https://ww2.valleyair.org/permitting/ceqa/.

A project with a significant health risk would trigger all feasible mitigation measures.

The District strongly recommends that development projects that result in a significant health risk not be approved by the land use agency.

The District is available to review HRA protocols and analyses. For HRA submittals please provide the following information electronically to the District for review:
• HRA (AERMOD) modeling files
• HARP2 files
• Summary of emissions source locations, emissions rates, and emission factor calculations and methodologies.

For assistance, please contact the District’s Technical Services Department by:
• E-Mailing inquiries to: [email protected]
• Calling (559) 230-5900
Recommended Measure: Development projects resulting in TAC emissions should be located an adequate distance from residential areas and other sensitive receptors to prevent the creation of a significant health risk in accordance to CARB's Air Quality and Land Use Handbook: A Community Health Perspective located at https://ww2.arb.ca.gov/our-work/programs/resource-center/strategydevelopment/land-use-resources.

Ambient Air Quality Analysis
An Ambient Air Quality Analysis (AAQA) uses air dispersion modeling to determine if emissions increases from a project will cause or contribute to a violation of State or National Ambient Air Quality Standards. The District recommends an AAQA be performed for the Project if emissions exceed 100 pounds per day of any pollutant.

An AAQA uses air dispersion modeling to determine if emission increase from a project will cause or contribute to a violation of State or National Ambien Air Quality Standards. An acceptable analysis would include emissions from both projectspecific permitted and non-permitted equipment and activities. The District recommends consultation with District staff to determine the appropriate model and input data to use in the analysis.

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Specific information for assessing significance, including screening tools and modeling guidance, is available online at the District’s website:
https://ww2.valleyair.org/permitting/ceqa/.

Vegetative Barriers and Urban Greening
There are residential units located south of the Project. The District suggests the City consider the feasibility of incorporating vegetative barriers and urban greening as a measure to further reduce air pollution exposure on sensitive receptors (e.g., residential units).

While various emission control techniques and programs exist to reduce air quality emissions from mobile and stationary sources, vegetative barriers have been shown to be an additional measure to potentially reduce a population’s exposure to air pollution through the interception of airborne particles and the update of gaseous pollutants. Examples of vegetative barriers include, but are not limited to the following: trees, bushes, shrubs, or a mix of these. Generally, a higher and thicker vegetative barrier with full coverage will result in greater reductions in downwind pollutant concentrations. In the same manner, urban greening is also a way to help improve air quality and public health in addition to enhancing the overall beautification of a community with drought tolerant, low-maintenance greenery.

Clean Lawn and Garden Equipment in the Community
Since the Project consists of residential development, gas-powered residential lawn and garden equipment have the potential to result in an increase of NOx and PM2.5 emissions. Utilizing electric lawn care equipment can provide residents with immediate economic, environmental, and health benefits. The District recommends the Project proponent consider the District’s Clean Green Yard Machines (CGYM) program which provides incentive funding for replacement of existing gas powered lawn and garden equipment. More information on the District CGYM program and funding can be found at: https://ww2.valleyair.org/grants/clean-green-yardmachines-residential/.

On-Site Solar Deployment
It is the policy of the State of California that renewable energy resources and zerocarbon resources supply 100% of retail sales of electricity to California end-use customers by December 31, 2045. While various emission control techniques and programs exist to reduce air quality emissions from mobile and stationary sources, the production of solar energy is contributing to improving air quality and public health. The District suggests that the City consider incorporating solar power systems as an emission reduction strategy for the Project.

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District Rules and Regulations
The District issues permits for many types of air pollution sources, and regulates some activities that do not require permits. A project subject to District rules and regulations would reduce its impacts on air quality through compliance with the District’s regulatory framework. In general, a regulation is a collection of individual rules, each of which deals with a specific topic. As an example, Regulation II (Permits) includes District Rule 2010 (Permits Required), Rule 2201 (New and Modified Stationary Source Review), Rule 2520 (Federally Mandated Operating Permits), and several other rules pertaining to District permitting requirements and processes.

The list of rules below is neither exhaustive nor exclusive. Current District rules can be found online at: https://ww2.valleyair.org/rules-and-planning/current-district-rulesand-regulations. To identify other District rules or regulations that apply to future projects, or to obtain information about District permit requirements, the project proponents are strongly encouraged to contact the District’s Small Business Assistance (SBA) Office at (209) 557-6446.

District Rules 2010 and 2201 - Air Quality Permitting for Stationary Sources
Stationary Source emissions include any building, structure, facility, or installation which emits or may emit any affected pollutant directly or as a fugitive emission. District Rule 2010 (Permits Required) requires operators of emission sources to obtain an Authority to Construct (ATC) and Permit to Operate (PTO) from the District. District Rule 2201 (New and Modified Stationary Source Review) requires that new and modified stationary sources of emissions mitigate their emissions using Best Available Control Technology (BACT).

This Project may be subject to District Rule 2010 (Permits Required) and Rule 2201 (New and Modified Stationary Source Review) and may require District permits. Prior to construction, the Project proponent should submit to the District an application for an ATC. For further information or assistance, the project proponent may contact the District’s SBA Office at (209) 557-6446.

District Rule 9510 - Indirect Source Review (ISR)
The Project is subject to District Rule 9510 because it will receive a projectlevel discretionary approval from a public agency and will equal or exceed 50 residential units.

The purpose of District Rule 9510 is to reduce the growth in both NOx and PM emissions associated with development and transportation projects from mobile

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and area sources; specifically, the emissions associated with the construction and subsequent operation of development projects. The ISR Rule requires developers to mitigate their NOx and PM emissions by incorporating clean air design elements into their projects. Should the proposed development project clean air design elements be insufficient to meet the required emission reductions, developers must pay a fee that ultimately funds incentive projects to achieve off-site emissions reductions.

Per Section 5.0 of the ISR Rule, an Air Impact Assessment (AIA) application is required to be submitted no later than applying for project-level approval from a public agency. Currently for this Project, the District received an AIA application (ISR project #20220196).

Information about how to comply with District Rule 9510 can be found online at:
https://ww2.valleyair.org/permitting/indirect-source-review-rule-overview The AIA application form can be found online at:
https://ww2.valleyair.org/permitting/indirect-source-review-rule-overview/formsand-applications/ District staff is available to provide assistance and can be reached by phone at (559) 230-5900 or by email at [email protected].

District Rule 4002 (National Emissions Standards for Hazardous Air Pollutants)
In the event an existing building will be renovated, partially demolished or removed, the Project may be subject to District Rule 4002. This rule requires a thorough inspection for asbestos to be conducted before any regulated facility is demolished or renovated. Information on how to comply with District Rule 4002 can be found online at: https://ww2.valleyair.org/compliance/demolitionrenovation/ District Rule 4601 (Architectural Coatings)
The Project may be subject to District Rule 4601 since it may utilize architectural coatings. Architectural coatings are paints, varnishes, sealers, or stains that are applied to structures, portable buildings, pavements or curbs.

The purpose of this rule is to limit VOC emissions from architectural coatings.

In addition, this rule specifies architectural coatings storage, cleanup and labeling requirements. Additional information on how to comply with District Rule 4601 requirements can be found online at:
https://ww2.valleyair.org/media/tkgjeusd/rule-4601.pdf

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District Regulation VIII (Fugitive PM10 Prohibitions)
The project proponent may be required to submit a Construction Notification Form or submit and receive approval of a Dust Control Plan prior to commencing any earthmoving activities as described in Regulation VIII, specifically Rule 8021 – Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities.

Should the project result in at least 1-acre in size, the project proponent shall provide written notification to the District at least 48 hours prior to the project proponents intent to commence any earthmoving activities pursuant to District Rule 8021 (Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities). Also, should the project result in the disturbance of 5- acres or more, or will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk materials, the project proponent shall submit to the District a Dust Control Plan pursuant to District Rule 8021 (Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities). For additional information regarding the written notification or Dust Control Plan requirements, please contact District Compliance staff at (559) 230-5950.

The application for both the Construction Notification and Dust Control Plan can be found online at: https://ww2.valleyair.org/media/fm3jrbsq/dcp-form.docx Information about District Regulation VIII can be found online at:
https://ww2.valleyair.org/dustcontrol
District Rule 4901 - Wood Burning Fireplaces and Heaters The purpose of this rule is to limit emissions of carbon monoxide and particulate matter from wood burning fireplaces, wood burning heaters, and outdoor wood burning devices. This rule establishes limitations on the installation of new wood burning fireplaces and wood burning heaters.

Specifically, at elevations below 3,000 feet in areas with natural gas service, no person shall install a wood burning fireplace, low mass fireplace, masonry heater, or wood burning heater.

Information about District Rule 4901 can be found online at:
https://ww2.valleyair.org/compliance/residential-wood-smoke-reductionprogram/ Other District Rules and Regulations
The Project may also be subject to the following District rules: Rule 4102 (Nuisance) and Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations).

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District Comment Letter
The District recommends that a copy of the District’s comments be provided to the Project proponent.

If you have any questions or require further information, please contact Dylan Casares by e-mail at [email protected] or by phone at (559) 230-6574.

Sincerely,
Mark Montelongo
Director of Policy and Government Affairs
For: Daniel Martinez
Program Manager

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Mountain House                                               Page 287 of 345 April 30, 2026
Avleen Aujla, Assistant Planner
City of Mountain House
Community Development Department
251 E. Main Street,
Mountain House, CA 95391
Re: TSM-26-002
Dear Avleen Aujla,
TSM-26-002 is under the jurisdiction of the Contra Costa County Airport Land Use Commission. While it appears that this project is not within the airport influence area, please consult the Contra Costa County ALUC for information on land use regulations in and around the Byron Airport.

If you have any questions, I can be reached at 209-674-5489 or [email protected].

Sincerely,
Gwen Owens
Gwen Owens
Manager of Programming & Project Delivery

SAN JOAQUIN COUNCIL OF GOVERNMENTS
555 E. Weber Avenue • Stockton, California 95202 • P 209.235.0600 • F 209.235.0438 • www.sjcog.org

Christina Fugazi
CHAIR
Gary Singh

VICE CHAIR
Diane Nguyen

EXECUTIVE DIRECTOR
Member Agencies

CITIES OF

ESCALON,

LATHROP,
LODI,

MANTECA,

MOUNTAIN HOUSE,
RIPON,

STOCKTON,
TRACY,
AND

THE COUNTY OF SAN

JOAQUIN

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CALIFORNIA VALLEY MIWOK TRIBE
Mayi 8, 2026
City of Mountain House
Attn: Avleen Aujla, Assistant Manager
25L E. Main Street
Mountain House, California 95391
Email : aaujla@sigov. org
Re: TSM-26-002, Proposed Tentative Subdivision Map, City of Mountain House, San Joaquin County, California
Dear Genevieve,
It is the understanding of the California Valley Miwok Tribe that project applicant Rurka Homes has proposed project Tentative Subdivision Map which would subdivide approximately a ten-acre +/- project site into 104 single-family detached lots. The location site is a R-MH site located in the northwest poftion of Neighborhood K, near Old River (Tract 3936). APN: 258-04-016.

It is further understood by the Tribe that the proposal is consistent with the R-MH (Residential - Medium Density) designation.

The California Valley Miwok Tribe has no comments or concerns regarding the proposed TSM-26-AO2, Tentative Subdivision Map (APN: 258-04-016) project located in the northwest portion of Neighborhood K near Old Rivef City of Mountain House, San Joaquin County, California
Respectfully,
Silvia Burley,
Chairperson
California Valley Miwok Tribe \
California Valley Miwok Tribe 14807 Avenida Central, La Grange, Califomia95329 Officiai Website: https:/lcaliforniavalleymiwok.us Offrce Ph: 209-931-4567 Email: [email protected] a{A/44

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Mountain House                                               Page 289 of 345 From: PGE Plan Review
To: Aujla, Avleen [MH]
Cc: Mountain House Planning [CDD]
Subject: RE: REFERRAL: TENTATIVE SUB MAP- TRACT 3936 (NEIGHBORHOOD K) Date: Wednesday, May 6, 2026 8:23:20 AM
Attachments: image004.png
image006.png
image007.png
image011.png
image012.png
image013.png
image001.png
Initial_Response_Letter_[05062026].pdf
PGE-Plan-Review-Step-by-Step-Guide.pdf
You don't often get email from [email protected]. Learn why this is important Classification: Internal
Dear Avleen Aujla,
Thank you for submitting the TRACT 3936 (NEIGHBORHOOD K) project plans. The PG&E Plan Review Team is currently reviewing the information provided. If the project has the potential to interfere with PG&E’s facilities, we will provide project-specific comments in response.

Attached, you will find general guidelines regarding work near PG&E facilities and land rights. Please ensure compliance with these requirements when conducting work in proximity to PG&E’s infrastructure. Also, attached is an updated guide for our review process.

Please note that this email and its attachment do not constitute PG&E’s consent to utilize any portion of PG&E’s land rights for purposes not previously granted. If there are any modifications to your design, we kindly request that you resubmit the revised plans to the email address listed below to ensure accurate review and assessment.

Should you have any questions regarding our review process or require further clarification, please do not hesitate to contact the PG&E Plan Review Team at [email protected].

Thank you for your cooperation. We appreciate the opportunity to assist.

Best regards,

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Mountain House                                               Page 290 of 345 Pacific Gas and Electric Company
Plan Review Team
Email: [email protected]
From: Aujla, Avleen [MH] <[email protected]>
Sent: Monday, May 4, 2026 10:11 AM
To: PGE Plan Review <[email protected]>
Cc: Mountain House Planning [CDD] <[email protected]> Subject: RE: REFERRAL: TENTATIVE SUB MAP- TRACT 3936 (NEIGHBORHOOD K) !!! EXTERNAL SENDER !!!
This email came from outside PG&E. Think before you click. Be extra wary of links, attachments, providing sensitive information, and QR Codes. If this email seems suspicious, use the REPORT PHISH BUTTON.

Hi,
Please find attached below a screenshot showing the project location highlighted in red.

Let me know if you need anything further.

Avleen Aujla

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Mountain House                                               Page 291 of 345 You don't often get email from [email protected]. Learn why this is important Assistant Planner
t: (209) 831.5974
e: [email protected]
City of Mountain House
251 E. Main St. | Mountain House, CA 95391
www.mountainhouseca.gov
From: PGE Plan Review <[email protected]>
Sent: Wednesday, April 29, 2026 12:41 PM
To: Aujla, Avleen [MH] <[email protected]>
Cc: Mountain House Planning [CDD] <[email protected]> Subject: RE: REFERRAL: TENTATIVE SUB MAP- TRACT 3936 (NEIGHBORHOOD K) Classification: Internal
Help us accurately verify the project site, please provide a Google Maps link or a screenshot of the project location.

Although the project plans include street addresses, they are difficult to interpret on the drawings, and the exact location may not be clearly identifiable or available based on the plans alone. Having a Google Maps reference will ensure we are reviewing the correct area and avoid any potential confusion.

Thank you,
Pacific Gas and Electric Company
Plan Review Team
Email: [email protected]
From: Aujla, Avleen [MH] <[email protected]>
Sent: Tuesday, April 28, 2026 10:28 AM
To: Clayton, Jay [CDD] <[email protected]>; Davis, Greg [CDD] <[email protected]>; Burns, Timothy [CDD] <[email protected]>; Rehman, Shayan [PW] <[email protected]>; Montross, George [PW] <[email protected]>; Tyrrell, Scott [BOS] <[email protected]>; Hart, James [PW] <[email protected]>; Valles, Ruben [CDD] <[email protected]>; Butler, Steve [CDD] <[email protected]>; , GIS [ROV] <[email protected]>; Carella, Rafedah [ARCC] <[email protected]>;

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Mountain House                                               Page 292 of 345 Waddle, Brian [ARCC] <[email protected]>; Turn, Mike [ARCC] <[email protected]>; SJSO-PLANDEV [SO] <[email protected]>; ehlanduse [EHD] <[email protected]>; Girardi, Frank [EHD] <[email protected]>; Sangalang, Scott [EHD] <[email protected]>; Shih, Steven [EHD] <[email protected]>; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; Henson, Rochelle [MH] <[email protected]>; Crowe, Devon [MH] <[email protected]>; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; PGE Plan Review <[email protected]>; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Cc: Mountain House Planning [CDD] <[email protected]> Subject: REFERRAL: TENTATIVE SUB MAP- TRACT 3936 (NEIGHBORHOOD K) !!! EXTERNAL SENDER !!!
This email came from outside PG&E. Think before you click. Be extra wary of links, attachments, providing sensitive information, and QR Codes. If this email seems suspicious, use the REPORT PHISH BUTTON.

Good morning,
Please find attached the referral for Tentative Subdivision Map — Tract 3936 (Neighborhood K).

Full project details are available on the City of Mountain House Planning webpage under the “Active Projects” tab at the following link:
https://www.mountainhouseca.gov/388/Active-Projects
Please direct any comments or questions to [email protected] no later than Friday, May 15, 2026.

Thank you for your review.

Avleen Aujla
Assistant Planner
t: (209) 831.5974
e: [email protected]
City of Mountain House
251 E. Main St. | Mountain House, CA 95391
www.mountainhouseca.gov

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Mountain House                                               Page 293 of 345 Pacific Gas and Electric Company
[email protected]
Land Management
300 Lakeside Drive
Oakland, CA 94612
May 13, 2026
Re: Gas and Electric Transmission and Distribution
Dear Avleen Aujla,
Thank you for providing PG&E the opportunity to review your proposed plans for Tract 3936 (Neighborhood K). Our review indicates the proposed work and/or improvements do not appear to directly interfere with any of PG&E’s existing facilities or land rights.

Please note, this is our preliminary review and PG&E may provide additional comments in the future as the project progresses or if additional information is provided. If there are subsequent modifications made to the design, we ask that the plans be resubmitted for review to the email address listed below.

If PG&E gas and/or electric service are needed, please submit an application through PG&E’s Your Project Portal: Sign In (yourprojects-pge.com).

As a reminder, before any digging or excavation occurs, please contact Underground Service Alert (USA) by dialing 811 a minimum of two (2) working days prior to commencing any work.

This free and independent service will ensure that all existing underground utilities are identified and marked on-site.

If you have any questions regarding this response, please contact me at (877) 259-8314 or [email protected]
Sincerely,
PG&E Plan Review Team
Land Management

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Mountain House                                               Page 294 of 345 and Plan Review
STEP 1
STEP 2
REVIEW
STEP 3

RESPONSE
Within 45-days* ofsubmission, PG&E will issue a response letter. facilities.
electric
This plan review process does not replace the application processfor PG&E gas or electric service. For these requests, please submit requests on PG&E's When planning a development project, it is important that any new buildings or landscaping are located a safe distance from overhead and underground utility lines. Pacific Gas and Electric Company (PG&E) has developed the following 3-step guide to assist cities/counties, builders, and developers with ensuring preliminary plans are compatible with any PG&E electric or gas facilities in the area. *High volume of requests may extend the expected response to the submitted plans.

PG&E Preliminary Document
Step-by-Step Guide
Please send all preliminary planning documents to
[email protected]. Planning documents include (but may not be limited to): Engineer drawings, subdivision/tract maps, surveys.

SUBMIT Your Projects.

PG&E will review the planning documents to confirm:

Plans accurately depict the location(s) of PG&E’s facilities. Contact [email protected] to obtain maps delineating PG&E's existing gas facilities. Sign up for PG&E’s Joint Use Map Portal (Jump) to obtain maps delineating PG&E’s existing electric facilities.

Plans are compatible with any existing or proposed gas or Compliance with existing easements, if applicable.

If no impacts are identified, PG&E will provide a no impact letter, along with any requirements that must be followed when working near PG&E’s facilities. If impacts are identified, PG&E will provide comments to the submitterto update and re-submit the plans.

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SAN JOAQUIN
COUNTY
Greatness grows here.

Environmental Health Department
Jasjit Kang, REHS, Director
Muniappa Naidu, REHS, Assistant Director

PROGRAM COORDINATORS
Jeff Carruesco, REHS, RDI
Willy Ng, REHS
Steven Shih, REHS
Elena Manzo, REHS
Natalia Subbotnikova, REHS
May 6, 2026
To: City of Mountain House Planning
Attention: Avleen Aujla, Assistant Planner
From: Sastina Thammavongsa; (209) 616-3068C54
Registered Environmental Health Specialist
RE: TSM-26-002, Referral, SU-2601298
Neighborhood K Tract 3936, 18500 S. Henderson Road, APN: 209-170-03, 258-040-16
The San Joaquin County Environmental Health Department (EHD) recommends the following conditions as a part of developing this project:

Any existing wells or septic systems to be abandoned shall be destroyed under permit and inspection by the EHD (San Joaquin County Development Title, Section 9-605.010 & 9- 601.020).

Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9- 601.010(b) and 9-601.020(i)).
1868 E. HazeIton Avenue I Stockton, California 95205 I T 209 468-3420 I F 209 468-3877 I www.sjgov.org/ehd

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Mountain House                                               Page 296 of 345 S J C O G, Inc.
555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0574 ● Email: [email protected] San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP)

SJMSCP RESPONSE TO LOCAL JURISDICTION (RTLJ)
ADVISORY AGENCY NOTICE TO SJCOG, Inc.

To: Avleen Aujla, City of Mountain House, Planning Department From: Laurel Boyd, SJCOG, Inc. Phone: (209) 235-0574 Email: [email protected] Date: April 28, 2026
Local Jurisdiction Project Title: Neighborhood K – Tract 3936 Tentative Subdivision Map (TSM-26-002) Assessor Parcel Number(s): 258-040-16
Local Jurisdiction Project Number: TSM-26-002
Total Acres to be converted from Open Space Use: Unknown Habitat Types to be Disturbed: Urban Habitat Land (Mitigated Prior) Species Impact Findings: Findings to be determined by SJMSCP biologist.

Dear Ms. Aujla:

SJCOG, Inc. has reviewed the project referral for the Neighborhood K – Tract 3936 Tentative Subdivision Map (TSM-26- 002). This project consists of a tentative subdivision map that would subdivide the approximately ten-acre project site into 104 single-family detached lots, consistent with the R-MH (Residential – Medium High Density) designation. The project site is located south of Old River and east of Kelso Road, Mountain House (APN: 258-040-16).

The City of Mountain House/San Joaquin County is a signatory to San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). The LOCAL JURISDICTION retains responsibility for ensuring that the appropriate Incidental Take Minimization Measure are properly implemented and monitored and that appropriate fees are paid in compliance with the SJMSCP. Although participation in the SJMSCP is voluntary, Local Jurisdiction/Lead Agencies should be aware that if project applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP.

This Project is subject to the SJMSCP. This can be up to a 30 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. It is also recommended that the project applicant obtain an information package. http://www.sjcog.org
Please contact SJMSCP staff regarding completing the following steps to satisfy SJMSCP requirements:
 Schedule a SJMSCP Biologist to perform a pre-construction survey prior to any ground disturbance  SJMSCP Incidental take Minimization Measures and mitigation requirement:

1. Incidental Take Minimization Measures (ITMMs) will be issued to the project and must be signed by the project applicant prior to any ground disturbance but no later than six (6) months from receipt of the ITMMs. If ITMMs are not signed within six months, the applicant must reapply for SJMSCP Coverage. Upon receipt of signed ITMMs from project applicant, SJCOG, Inc. staff will sign the ITMMs. This is the effective date of the ITMMs.

2. Under no circumstance shall ground disturbance occur without compliance and satisfaction of the ITMMs.

3. Upon issuance of fully executed ITMMs and prior to any ground disturbance, the project applicant must:
a. Post a bond for payment of the applicable SJMSCP fee covering the entirety of the project acreage being covered (the bond should be valid for no longer than a 6 month period); or b. Pay the appropriate SJMSCP fee for the entirety of the project acreage being covered; or c. Dedicate land in-lieu of fees, either as conservation easements or fee title; or d. Purchase approved mitigation bank credits.

4. Within 6 months from the effective date of the ITMMs or issuance of a building permit, whichever occurs first, the project applicant must:
a. Pay the appropriate SJMSCP for the entirety of the project acreage being covered; or b. Dedicate land in-lieu of fees, either as conservation easements or fee title; or c. Purchase approved mitigation bank credits.

ATTACHMENT G
Item 8.1
Mountain House                                               Page 297 of 345 Failure to satisfy the obligations of the mitigation fee shall subject the bond to be called.  Receive your Certificate of Payment and release the required permit It should be noted that if this project has any potential impacts to waters of the United States [pursuant to Section 404 Clean Water Act], it would require the project to seek voluntary coverage through the unmapped process under the SJMSCP which could take up to 90 days. It may be prudent to obtain a preliminary wetlands map from a qualified consultant. If waters of the United States are confirmed on the project site, the Corps and the Regional Water Quality Control Board (RWQCB) would have regulatory authority over those mapped areas [pursuant to Section 404 and 401 of the Clean Water Act respectively] and permits would be required from each of these resource agencies prior to grading the project site.

If you have any questions, please call (209) 235-0574.

ATTACHMENT G
Item 8.1
Mountain House                                               Page 298 of 345 S J C O G, Inc.

San Joaquin County Multi-Species Habitat Conservation & Open Space Plan 555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0574 ● Email: [email protected]

SJMSCP HOLD
TO: Local Jurisdiction: Community Development Department, Planning Department, Building Department, Engineering Department, Survey Department, Transportation Department, Other: ___________
FROM: Laurel Boyd, SJCOG, Inc.

DO NOT AUTHORIZE SITE DISTURBANCE

DO NOT ISSUE A BUILDING PERMIT
DO NOT ISSUE __________ FOR THIS PROJECT
The landowner/developer for this site has requested coverage pursuant to the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan (SJMSCP). In accordance with that agreement, the Applicant has agreed to:
1) SJMSCP Incidental Take Minimization Measures and mitigation requirement:

1. Incidental Take Minimization Measures (ITMMs) will be issued to the project and must be signed by the project applicant prior to any ground disturbance but no later than six (6) months from receipt of the ITMMs.

If ITMMs are not signed within six months, the applicant must reapply for SJMSCP Coverage. Upon receipt of signed ITMMs from project applicant, SJCOG, Inc. staff will sign the ITMMs. This is the effective date of the ITMMs.

2. Under no circumstance shall ground disturbance occur without compliance and satisfaction of the ITMMs.

3. Upon issuance of fully executed ITMMs and prior to any ground disturbance, the project applicant must:
a. Post a bond for payment of the applicable SJMSCP fee covering the entirety of the project acreage being covered (the bond should be valid for no longer than a 6 month period); or b. Pay the appropriate SJMSCP fee for the entirety of the project acreage being covered; or c. Dedicate land in-lieu of fees, either as conservation easements or fee title; or d. Purchase approved mitigation bank credits.

4. Within 6 months from the effective date of the ITMMs or issuance of a building permit, whichever occurs first, the project applicant must:
a. Pay the appropriate SJMSCP for the entirety of the project acreage being covered; or b. Dedicate land in-lieu of fees, either as conservation easements or fee title; or c. Purchase approved mitigation bank credits.

Failure to satisfy the obligations of the mitigation fee shall subject the bond to be called.

Project Title: Neighborhood K – Tract 3936 Tentative Subdivision Map (TSM-26-002) Assessor Parcel #s: 258-040-16
T _______, R______, Section(s): _____
Local Jurisdiction Contact: Avleen Aujla
The LOCAL JURISDICTION retains responsibility for ensuring that the appropriate Incidental Take Minimization Measures are properly implemented and monitored and that appropriate fees are paid in compliance with the SJMSCP.

ATTACHMENT G
Item 8.1
Mountain House                                               Page 299 of 345 TITLE: Adopt a Resolution Approving the Project Acquisition Agreement No. PAA-6 MEETING DATE: August 12, 2026
PREPARED BY: Rochelle Henson, Contract Planner
Jodi Almassy, Deputy City Manager

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

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

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

BACKGROUND
In August 2000, the Mountain House Community Services District (District), predecessor to the City of Mountain House, entered into the Master Acquisition and Reimbursement Agreement (MARA) with Trimark Communities to establish the framework for privately financing, constructing, acquiring, and reimbursing major public infrastructure needed to support development within Mountain House.

Under the MARA, developers privately fund and construct eligible public infrastructure improvements.

Following completion, City acceptance, and certification of eligible costs, the City reimburses those certified costs over time from specifically identified revenue sources established under the MARA rather than from the City's General Fund.

Since adoption of the MARA, Trimark assigned portions of its rights and obligations to Mountain House Developers (MHD) through Partial Assignment and Assumption Agreements executed in 2005 and 2007.

A First Master Amendment to the MARA was subsequently approved in 2021.

DISCUSSION
Project Acquisition Agreement (PAA) No. 6 implements the MARA for the Neighborhoods I, J and K Sanitary Sewer Facilities, which include construction of the Old River Pump Station and associated backbone sewer collection and transmission facilities within Central Parkway and Great Valley Parkway.

These backbone facilities are essential public infrastructure needed to provide wastewater collection and conveyance capacity for future development within Neighborhoods I, J and K and to connect those neighborhoods to the City's regional sewer system. Consistent with the MARA, each major public Item 8.2
Mountain House                                               Page 300 of 345 infrastructure project is implemented through a separate Project Acquisition Agreement that identifies the specific facilities, eligible costs, and reimbursement terms applicable to that project.

Under the proposed agreement, MHD will privately fund the design and construction of these facilities.

Upon completion, acceptance, and dedication to the City, the improvements will become City-owned infrastructure and thereafter be operated and maintained by the City. Eligible project costs will be reviewed, subject to audit as necessary, and certified by the City prior to reimbursement.

Reimbursement does not occur automatically or immediately. The agreement provides that only Citycertified eligible costs will be reimbursed, and only from the funding sources identified within the agreement, including future revenue bond proceeds and pledged utility revenues. The agreement expressly provides that these obligations are limited to those funding sources and do not constitute a General Fund obligation of the City.

The estimated eligible acquisition cost for the Neighborhoods I, J and K Sanitary Sewer Facilities is approximately $13.04 million. Approval of the Project Acquisition Agreement establishes the contractual framework required under the MARA before the City may acquire the facilities and reimburse eligible certified costs in the future.

FISCAL IMPACT
MHD will privately finance the design and construction of the sanitary sewer improvements until reimbursement revenues become available. Reimbursement is limited to City-certified eligible costs and will occur over time from the funding sources identified in the agreement, including future utility revenue bond proceeds and the "pledged component" of sewer, water, and storm utility fees collected by the City pursuant to the MARA. The agreement does not obligate the City's General Fund. The estimated acquisition cost under PAA-6 is approximately $13.04 million.

STRATEGIC PLAN
The adoption of this PAA-6 agreement will help staff achieve the following Strategic Plan Objectives:
 Manage record-keeping and construction administration process.  Expand Services to Capital Improvement Program project delivery.  Implement the Sewer Master Plan recommendations.

CEQA
Not applicable.

Item 8.2
Mountain House                                               Page 301 of 345

ACTION FOLLOWING CITY COUNCIL APPROVAL
The City Manager will enter into Project Acquisition Agreement No. PAA-6 and take all necessary and appropriate actions to carry out the purpose and intent of this recommendation.

ATTACHMENTS
Attachment A – Proposed Resolution
• Exhibit 1 – Project Acquisition Agreement No. PAA-6
Item 8.2
Mountain House                                               Page 302 of 345

ATTACHMENT A
- 1 -
RESOLUTION NO. 2026 –##

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING PROJECT ACQUISITION AGREEMENT NO. PAA-6 BETWEEN THE CITY OF MOUNTAIN HOUSE AND MOUNTAIN

HOUSE DEVELOPERS, LLC, FOR THE NEIGHBORHOODS I, J AND K SANITARY SEWER FACILITIES WHEREAS, in August 2000, the Mountain House Community Services District, predecessor to the City of Mountain House, entered into a Master Acquisition and Reimbursement Agreement (MARA) with Trimark Communities to establish the framework for privately financing, constructing, acquiring, and reimbursing major public infrastructure needed to support development within Mountain House; and
WHEREAS, Trimark Communities subsequently assigned portions of its rights and obligations under the MARA to Mountain House Developers, LLC (MHD) pursuant to Partial Assignment and Assumption Agreements dated May 10, 2005, and July 17, 2007, and the parties entered into a First Master Amendment to the MARA in 2021; and
WHEREAS, the MARA provides for the implementation of individual Project Acquisition Agreements identifying specific public infrastructure improvements, eligible project costs, and reimbursement terms; and
WHEREAS, the City and MHD desire to enter into Project Acquisition Agreement No. PAA-6 for the private financing, design, construction, acquisition, and future reimbursement of the Neighborhoods I, J and K Sanitary Sewer Facilities, including the Old River Pump Station and associated backbone sewer collection and transmission facilities; and
WHEREAS, the City Council finds that approval of Project Acquisition Agreement No. PAA-6, attached hereto as Exhibit 1, is consistent with the MARA and is in the best interests of the City.

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

1. Project Acquisition Agreement No. PAA-6, attached hereto as Exhibit 1, is hereby approved.

2. The City Manager is authorized to execute Project Acquisition Agreement No. PAA-6 on behalf of the City and to take all necessary and appropriate actions to carry out the purpose and intent of this Resolution and the Agreement.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Mountain House at a regular meeting held on the 12th day of August, 2026, by the following vote:

Item 8.2
Mountain House                                               Page 303 of 345 159546333.12
PROJECT ACQUISITION AGREEMENT NO. PAA-6
By and Between

THE CITY OF MOUNTAIN HOUSE
and

MOUNTAIN HOUSE DEVELOPERS, LLC

NEIGHBORHOODS I, J AND K SANITARY SEWER FACILITIES

EFFECTIVE DATE
Exhibit 1
Item 8.2
Mountain House                                               Page 304 of 345 i
159546333.12

TABLE OF CONTENTS
Page

1. Recitals................................................................................................................................. 3

2. Incorporation of MARA ...................................................................................................... 3

3. Definitions............................................................................................................................ 3

4. Term of Agreement.............................................................................................................. 3

5. Design and Construction of the Neighborhoods I, J and K Sanitary Sewer Facilities ........ 3

6. Acquisition of Each Utility Facility and City Acquisition Payments.................................. 3

7. Ownership and Transfer of the Neighborhoods I, J and K Sanitary Sewer Facilities ......... 3

8. Future Expansion of City Owned Utility Facilities ............................................................. 4

9. Indemnifications and Insurance ........................................................................................... 5

10. Security and Warranties....................................................................................................... 5

11. Reservation of Capacity....................................................................................................... 5

12. Limitation of Liability; Excess Costs .................................................................................. 5

13. Audit .................................................................................................................................... 5

14. Notices ................................................................................................................................. 5

15. Severability .......................................................................................................................... 6

16. Successors and Assigns........................................................................................................ 6

17. Waiver.................................................................................................................................. 7

18. Termination.......................................................................................................................... 7

19. Exhibits; Entire Agreement.................................................................................................. 8

20. Counterparts......................................................................................................................... 8

21. Amendments........................................................................................................................ 8

22. City Attorney Costs.............................................................................................................. 8

23. No Agency ........................................................................................................................... 8

24. Other Agreements................................................................................................................ 8

25. Attorneys’ Fees and Costs ................................................................................................... 9

26. Consultation With Attorneys ............................................................................................... 9 Exhibit 1
Item 8.2
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159546333.12

EXHIBITS
Exhibit A Description of Each Utility Facility; Service Area; Eligible Costs.

Notes to Exhibits A.

Exhibit B City Council Resolution No. _____ authorizing this Agreement.

Exhibit C Sources and Timing of City Payments to MHD for Acquisition of Utility Facilities.

Exhibit 1
Item 8.2
Mountain House                                               Page 306 of 345 1 159546333.12
PROJECT ACQUISITION AGREEMENT NO. PAA-6

CITY OF MOUNTAIN HOUSE

NEIGHBORHOODS I, J AND K SANITARY SEWER UTILITY FACILITIES THIS PROJECT ACQUISITION AGREEMENT NO. PAA-6 (“Agreement”) is made and entered into this __ day of ______, 2026, by and between THE CITY OF MOUNTAIN HOUSE (hereinafter the “City”), a California municipal corporation, and MOUNTAIN HOUSE DEVELOPERS, LLC (hereinafter “MHD”), a Delaware limited liability company (both hereinafter together “the Parties”), to provide for the private funding, designing and construction by MHD of the following Neighborhoods I, J and K Sanitary Sewer Facilities, as more particularly described in Exhibit A hereto: Old River Pump Station; [Related Collection, Storage and Distribution Lines and Facilities] (collectively hereinafter referred to as the “Neighborhoods I, J and K Sanitary Sewer Facilities”).

RECITALS
A. Mountain House is a comprehensive new Community that has been approved for development by the Board of Supervisors of San Joaquin County (“County”) as an urban community within the unincorporated area of the County (the “Community” or “Mountain House”).

B. The City’s predecessor, Mountain House Community Services District (the “District” or “MHCSD”), was established under the Community Services District Law (Gov.

Code, §§ 61000–61250) to administer and provide to the Community certain municipal services and infrastructure necessary for the development of the Community, and, on July 1, 2024, the City was incorporated and assumed responsibility for such services from MHCSD, along with acquiring the District’s property and contractual rights and obligations.

C. Development within Mountain House is authorized pursuant to approvals of the County and the City, including by and through those Community Approvals enumerated in Exhibit A to that certain Master Acquisition and Reimbursement Agreement dated August 22, 2000 (the “MARA”), by and between the Mountain House Community Services District (predecessor to the City under the MARA) and Trimark Communities, LLC, a California limited liability company (“Trimark”), and that certain First Master Amendment to Certain Agreements Between Mountain House Community Services District and Mountain House Developers dated March 30, 2021, by and between the City and MHD (collectively, the “MARA”).

D. MHCSD approved a Financing Implementation Program and Capital Improvements Program and has adopted ordinances, resolutions and policies providing for fees, charges and other sources of revenues contemplated by the Financing Implementation Program.

E. The MARA sets forth the general terms and conditions under which Trimark may provide for Private Funding and design and construction of certain infrastructure Facilities pursuant to separate Project Acquisition and Project Reimbursement agreements for each such Facility. A copy of the MARA is on file in the offices of the City.

Exhibit 1
Item 8.2
Mountain House                                               Page 307 of 345 2 159546333.12
F. Trimark, as assignor, and MHD, as assignee, entered into (i) that certain Partial Assignment and Assumption of the MARA dated May 10, 2005, and (ii) that certain Partial Assignment and Assumption of the MARA dated July 17, 2007.

G. The MARA sets forth the general terms and conditions under which MHD may provide for Private Funding and design and construction of certain infrastructure Facilities pursuant to separate Project Acquisition agreements for each such Facility.

H. The parties desire to enter into this Agreement to provide for Private Funding and design and construction by MHD of those certain Neighborhoods I, J and K Sanitary Sewer Utility Facilities described in Exhibit A hereto.

I. On ______ __, 2026, the City Council of the City adopted Resolution No. ____, attached hereto as Exhibit B, authorizing this Agreement and making certain determinations pursuant to Section 4 of the MARA, including Conditions of Approval, to apply to this Agreement and the Neighborhoods I, J and K Sanitary Sewer Utility Facilities.

J. This Agreement provides for public and third-party financing of public facilities for which certainty of the ability of the Parties to perform is required, and therefore it constitutes a contract within the contemplation of California Government Code Section 53511, providing for a 60-day statute of limitations for challenging actions pursuant to California Code of Civil Procedure Sections 860 et seq.

K. The purpose of this Agreement is to implement the MARA concerning the Acquisition of Utility Facilities. The City has approved this Agreement in compliance with, and upon satisfaction by MHD of, the provisions of Section 4 of the MARA and other provisions of the MARA applicable to the Neighborhoods I, J and K Sanitary Sewer Facilities, as recited in Exhibit B. It is not the intent of the Parties to materially alter or modify the respective rights and obligations of the Parties under the MARA.

Exhibit 1
Item 8.2
Mountain House                                               Page 308 of 345 3 159546333.12

AGREEMENT
NOW, THEREFORE, IT IS AGREED AS FOLLOWS:

1. Recitals. The above recitals are true and correct and are made a part of this Agreement for all purposes.

2. Incorporation of MARA. The MARA is incorporated by reference into this Agreement.

Implementation of this Agreement by the City and MHD shall be generally governed by the MARA except as otherwise expressly set forth herein or in the conditions, if any, set forth in Exhibit B.

3. Definitions. The definitions in the MARA shall apply to capitalized terms in this Agreement unless a different meaning is provided in the context of this Agreement.

4. Term of Agreement. Pursuant to Section 1.C. of the MARA, this Agreement shall terminate on the earlier to occur of one of the following: (a) the date of payment in full of the Acquisition Price by the City; (b) the date of termination of this Agreement by the City pursuant to Section 18 hereof; or (c) December 31, 2085.

5. Design and Construction of the Neighborhoods I, J and K Sanitary Sewer Facilities.

MHD shall have the right to Privately Fund the design and construction of the Neighborhood I, J and K Sanitary Sewer Utility Facilities set forth in Exhibit A, which shall be done in accordance with the provisions of Sections 5.A. and 5.B. of the MARA, subject to such conditions, if any, as may be set forth in Exhibit B hereto.

6. Acquisition of Each Utility Facility and City Acquisition Payments. Each Utility Facility designed and constructed pursuant to this Agreement shall be Acquired or Accepted by the City in accordance with the provisions of Section 6 of the MARA, and Section 7 of this Agreement subject to such conditions, if any, as may be set forth in Exhibit B hereto. The City shall make Acquisition Payments to MHD for Eligible Costs (as described in Section 6.B. of the MARA and Exhibit A to this Agreement) as Certified by the City (and including Financing Charges for costs of Oversizing, if applicable, under Section 1.K. of the MARA), in the Certified amounts, at the times and from the sources identified as Revenue Bonds and Pledged Revenues in Exhibits A, B and C hereto.

7. Ownership and Transfer of the Neighborhoods I, J and K Sanitary Sewer Facilities.

Title to any of the Neighborhoods I, J and K Sanitary Sewer Facilities to be owned by public entities or utilities other than the City shall be transferred to and accepted by the City, subject to the express acceptance by such public entity or utility, for subsequent transfer by the City to such public entity or utility in accordance with the entity’s or utility’s policies and procedures in addition to City requirements.

For title to each Neighborhoods I, J and K Sanitary Sewer Facility to be transferred to and Accepted by the City, the following applies:
a. Real Property Interests. For purposes hereof, the term “Land” means fee simple title or such lesser real property interests as the City determines are necessary or convenient in Exhibit 1
Item 8.2
Mountain House                                               Page 309 of 345 4 159546333.12
conjunction with the Utility Facility to be Acquired, including but not limited to property to be held in fee by the City, and any and all easements reasonably required in the City’s discretion for ownership, operation, maintenance and access to such increment of the Utility Facility. MHD agrees to execute and deliver or cause to be executed and delivered to the City the documents required to complete the transfer of all said Land, together with a policy of title insurance provided at MHD’s expense insuring that each of the interests to be transferred are free and clear of all liens, unpaid taxes, unpaid assessments, easements, leases, or other encumbrances (whether recorded or not), except for those exceptions to title which the City determines in writing in its sole discretion will not interfere with the intended use of the Land or the related Utility Facility. Completion of the transfer of title to the Land shall be evidenced by recordation of the acceptance thereof by the City.
b. Personal Property Interests. Title to all personal property and personal property interests (“Personal Property”) shall be transferred to and accepted by the City by Offer of Dedication and Dedication Agreement or other instrument approved as to form by the City and subject to satisfaction by the City of the condition of said title including the absence of potential or actual liens or other encumbrances or exceptions.
c. Neighborhoods I, J and K Sanitary Sewer Facility. Each Neighborhoods I, J and K Sanitary Sewer Facility shall be transferred to the City by such document or documents as the City determines in its discretion to be required for that purpose, consistent with the terms of this Agreement, including subsections a. and b. of this Section. d. Maintenance Pending Transfer. Pending completion of the transfer of title to the Land, Personal Property and/ or the Utility Facility to the City, MHD shall pay the entire cost of maintenance thereof, which cost, if approved as an Eligible Cost and Certified by the City, shall be capitalized as a part of the acquisition cost of the Utility Facility. e. Operation and Maintenance Following Transfer. MHD’s obligations, if any, to fund, as a capitalized cost (which, as a capitalized cost is an Eligible Cost), the initial costs of operation and maintenance of a Neighborhoods I, J and K Sanitary Sewer Facility following Acceptance of the Facility by the City, shall be as set forth in Exhibit B hereto. f. Entry Upon the City Property. Where a Neighborhoods I, J and K Sanitary Sewer Facility or any portion thereof is to be constructed upon property owned by the City, the City shall provide MHD with those access rights necessary for the completion of the applicable Neighborhoods I, J and K Sanitary Sewer Facility.
g. Ownership of Each Neighborhoods I, J and K Sanitary Sewer Facility. The respective obligations of MHD and the City with respect to ownership of each Neighborhoods I, J and K Sanitary Sewer Facility before and after Acquisition of the Facility by the City, shall be as set forth in Section 2.B.5. of the MARA, subject to such conditions, if any, as may be set forth in Exhibit B hereto.

8. Future Expansion of City Owned Utility Facilities. Any future expansion of any of the Utility Facilities designed and constructed pursuant to this Agreement or described in Section 1.F Exhibit 1
Item 8.2
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of the MARA which are Privately Funded by MHD shall be subject to Reimbursement in accordance with Section 1.G of the MARA.

9. Indemnifications and Insurance. MHD and its Contractors shall indemnify the City and maintain insurance as required by Sections 2.B.2. and 5.C. of the MARA, Exhibit No. 3 of the MARA and the Development Standards, subject to such conditions, if any, as may be set forth in Exhibit B hereto.

10. Security and Warranties. MHD shall provide to the City the bonds and warranties required of MHD and its Contractors pursuant to the provisions of Sections 2.B.2 and 5. D. of the MARA and the MHCSD Development Standards, subject to such conditions, if any, as may be set forth in Exhibit B hereto.

11. Reservation of Capacity. In implementation of Sections 3.0. and 6.H. of the MARA, the Capacity of each Utility Facility Privately Funded by MHD is reserved for MHD and, subject to Section 6.H. of the MARA, the term of such reservation of Capacity is set forth in Exhibit A hereto.

12. Limitation of Liability; Excess Costs. MHD agrees that any and all obligations of the City arising out of or related to this Agreement are special and limited obligations of the City and the City’s obligations to make any payments hereunder are restricted solely and entirely to the moneys, if any, in the Facility Fund or from the other sources set forth in Exhibit C hereto and from no other source. This Agreement shall not constitute a general debt or general liability of the City. MHD acknowledges that Acquisition Payments by the City hereunder shall be solely from the sources set forth in Exhibit C hereto and that MHD may not look to the general or other funds of the City, the City’s taxing power or assets for payment for sums advanced or expenditures made by MHD hereunder, whether for the Land, the Utility Facility or the maintenance thereof. MHD shall be solely and fully liable for, and agrees to pay all costs of each Utility Facility constructed by MHD, and the incidental expenses, in excess of the moneys available therefor in the Facility Fund and Pledged Revenues set forth in Exhibit C hereto. No City officer, employee, contractor, consultant or agent shall incur any liability hereunder to MHD or any other party in their individual capacities by reason of their actions hereunder or execution hereof.

13. Audit. The City Manager or his/her designee shall have the right, during normal business hours and upon the giving of ten days written notice to MHD, to review all books and records of MHD and its Contractor(s) pertaining to costs and expenses related to this Agreement and incurred by MHD and its Contractor(s) in constructing each Utility Facility, including any and all construction contracts, subcontracts, change orders, invoices and payroll records. MHD shall maintain all such books and records at its principal place of business in Placer or San Joaquin Counties, and MHD’s Contractor(s) shall maintain all such records at their principal place of business.

14. Notices. Any notice, payment or instrument required or permitted by this Agreement to be given or delivered to either party shall be deemed to have been received when personally delivered or one week following deposit of the same in any United States Post Office, registered or certified mail, postage prepaid, addressed as follows:

MHD: Pulvy Sandhu
Exhibit 1
Item 8.2
Mountain House                                               Page 311 of 345 6 159546333.12
Mountain House Developers, LLC
230 Sterling Dr #246
Mountain House, CA 95391
(209) 597-1745
[email protected]
And to: David Sargent
Mountain House Developers LLC
230 S. Sterling Drive Suite 246
Mountain House, CA 95391
(925) 580-0777
[email protected]
With a copy to: Perkins Coie LLP
505 Howard Street, Suite 1000
San Francisco, CA 94105
Attn: Deborah Quick, Esq.

Telephone: (415) 344-7157
E-mail: [email protected]
City: Steven Pinkerton
City Manager
251 E. Main Street
Mountain House, California 95391
[email protected]
With a copy to: John Bakker
City Attorney
Redwood Public Law, LLP
409 13th Street, Suite 600
Oakland, California 94612
[email protected]
Each party may change its address for delivery of notice by delivering written notice of such change of address to the other party.

15. Severability. If any part of this Agreement is held to be illegal or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall be given effect to the fullest extent reasonably possible.

16. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the successors and assigns of the parties. MHD’s obligations under this Agreement (as opposed to MHD rights to receive payments hereunder which may be assigned as provided in Exhibit C to this Agreement) may not be assigned by MHD without the prior written consent of the City, which consent shall not be unreasonably withheld or delayed. In connection with any such consent of the City, the City may apply the criteria in Section 4.B. of the MARA and condition its consent Exhibit 1
Item 8.2
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upon the acceptability of the financial condition of the proposed assignee and upon any other factor which the City deems relevant in the circumstances.

17. Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon the default of the other party, shall not constitute a waiver of such party’s right to insist and demand strict compliance by the other party with the terms of this Agreement thereafter.

18. Termination.
a. Mutual Consent. This Agreement may be terminated by the mutual, written consent of the City and MHD, in which event the City may let contracts for any remaining work related to the Utility Facility not theretofore acquired from MHD hereunder, and use all or any portion of the monies in the Facility Fund to pay for same, and MHD shall have no claim or right to any further payments for the Utility Facility except as otherwise may be provided in such written consent.
b. The City Election for Cause. The following events shall constitute grounds for the City, at its option, to terminate this Agreement as to any Utility Facility or all of them, as the case may be, without the consent of MHD.
(i) MHD shall voluntarily file for reorganization or other relief under any Federal or State bankruptcy or insolvency law.
(ii) MHD shall have any involuntary bankruptcy or insolvency action filed against it resulting in a bankruptcy court’s acceptance and confirmation of the bankruptcy action filed, or shall suffer a trustee in bankruptcy or insolvency or receiver to take position of the assets of MHD, or shall suffer an attachment or levy of execution to be made against the property it owns within the Community unless, in any of such cases, such circumstance shall have been terminated or released within sixty (60) days thereafter. (iii) MHD shall abandon construction of a Utility Facility which MHD is obligated to construct.
(iv) MHD shall breach any material covenant or default in the performance of any material obligation hereunder.
(v) MHD shall transfer any of its obligations under this Agreement without the prior written consent of the City as required under Section 16 hereof. (vi) MHD or any of its successors or assigns approved by the City pursuant to Section 16 of this Agreement shall at any time challenge the validity of the City, the Bonds, or the levy of the Special Tax within the City. (This provision is not intended to preclude MHD from reviewing the annual levy of the Special Tax for conformity with the special tax formula.) (vii) MHD shall materially fail to complete a Utility Facility which MHD is obligated to construct.

Exhibit 1
Item 8.2
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If any such event occurs, the City shall give written notice thereof to MHD, and MHD shall meet and confer with the City Manager and other appropriate City staff and consultants as to options available to assure timely completion of the Utility Facility. Such options may include, but not be limited to the termination of this Agreement by the City. If the City elects to terminate this Agreement, the City shall first notify MHD (and any mortgagee or trust beneficiary specified in writing by MHD of the City to receive such notice) of the grounds for such termination and allow MHD a minimum of sixty (60) days to eliminate or mitigate to the satisfaction of the City Manager and the City Attorney the grounds for such terminations. If the particular mitigation or elimination is such that, by its nature, it cannot be completed within sixty (60) days, then the period therefor shall be extended for the period reasonably necessary to effect such mitigation or elimination, so long as MHD commences such mitigation or elimination within such sixty (60)- day period, and diligently pursues completion. Any period may be extended, at the sole discretion of the City, if MHD, to the satisfaction of the City, is proceeding with diligence to eliminate or mitigate such grounds for termination. If at the end of such period (and any extension thereof), as determined solely by the City, MHD has not eliminated or completely mitigated such grounds, to the satisfaction of the City, the City may then terminate this Agreement. In such a case, the City shall proceed in accordance with the provisions of subsection a. of this Section 18 without requiring the consent of MHD.
c. Liability in case of termination. Notwithstanding termination of this Agreement, MHD’s land shall remain fully liable for its allocable share of the payment of any Special Taxes, Utility Rates and other charges and fees imposed by City Actions consistent with the MARA and pertaining to the Neighborhoods I, J and K Sanitary Sewer Facilities hereunder.

19. Exhibits; Entire Agreement. This Agreement includes and incorporates herein by reference Exhibits A through C, inclusive, attached hereto. This Agreement constitutes the entire agreement between the parties with respect to the matters provided for herein.

20. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original.

21. Amendments. Amendments to this Agreement shall be made only by written instrument executed by each of the parties hereto.

22. City Attorney Costs. MHD shall pay to the City the sum of $0.00 (cost already reimbursed) for a portion of the costs incurred by the City in negotiation of and preparation of this Agreement.

23. No Agency. Neither MHD nor any of MHD’s agents, engineers, contractors or subcontractors are or shall be considered to be agents of the City in connection with the performance of any of MHD’s obligations under this Agreement.

24. Other Agreements. This Agreement is not intended to, and shall not, cancel, supersede, modify or otherwise affect any other agreements which have been or may be made or any approvals or permits which have been issued between or by any party regarding the subject matter hereof, including but not limited to development agreements, subdivider agreements or other Facility agreements.

Exhibit 1
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25. Attorneys’ Fees and Costs. A party to this Agreement may bring a suit or proceeding to enforce or require performance of the terms of this Agreement, and the prevailing party in such suit or proceeding shall be entitled to recover from the other party’s reasonable costs and expenses, including attorneys’ fees, including outside counsel (and, in the case of the City, the City’s in house legal counsel).

26. Consultation With Attorneys. Each party to this Agreement expressly states and represents that he/she/it have consulted with their respective attorneys concerning all portions of this Agreement and have been fully advised by said attorneys with respect to their rights and obligations hereunder. After said consultation and advice, each party voluntarily enters into this Agreement.

Exhibit 1
Item 8.2
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IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first-above written.

City: MHD:

City of Mountain House Mountain House Developers, LLC,
A Delaware limited liability company
By: By:

Steven Pinkerton
Its: City Manager
Karnail S. Sandhu
Its: Manager
Approved as to Form:

By:

John Bakker
City Attorney
ATTEST:

By:

Margaret Wimberly
City Clerk
Exhibit 1
Item 8.2
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EXHIBIT A
PART A – Description of Utility Facilities – Neighborhood I, J and K Sanitary Sewer Facilities The design and construction of sewer collection and transmission facilities to serve Neighborhoods I, J and K, including the Mountain House Old River Pump Station and the associated backbone sewer collection and transmission lines in Central Parkway and Great Valley Parkway. Following completion of the Neighborhoods I, J and K Sanitary Sewer Facilities Mountain House Developers, LLC. will offer the facility and the land for dedication to the City.

PART B – Description of Service Area
See attached map of Sewer Service Area – Old River Pump Station, July 18, 2023.

PART C – Approved Plans and Specification
Mountain House Old River Pump Station Improvement Plans dated December 2021, prepared by Carollo Engineers, approved by MHCSD December 13, 2021, and MHCSD approved Specifications dated October 2021.

Improvement Plans, Central Parkway / Great Valley Parkway Infrastructure Improvements North of Byron Road February 12, 2021, approved by MHCSD on February 18, 2021.

PART D – Items of Eligible Costs
Exhibit 1
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Notes to Exhibit A
A. FINANCING CHARGES
Pursuant to the MARA, and provisions contained in applicable City Fee Ordinances, all Eligible Costs, subject to final City Certification, shall be subject to a Financing Charge on all unReimbursed amounts equal to the percentage increase in the ENR Index from the time of Acceptance by the City to the time full Reimbursement is collected by the City.

Exhibit 1
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Exhibit 1
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EXHIBIT B
[Attach City Council Resolution No. _____ authorizing this Agreement] Exhibit 1
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EXHIBIT C

SOURCES AND TIMING OF CITY PAYMENTS TO MHD FOR ACQUISITION OF

UTILITY FACILITIES
A. Proceeds of Revenue Bonds; Facility Fund.

Net Proceeds allocated to the City and deposited in the applicable Facility Fund for the Acquisition Price of a particular Utility Facility to be paid to MHD from the issuance and sale of Revenue Bonds in accordance with the Revenue Bond Rules.

B. Pledged Revenues.
1) Pledged Facility Component of Applicable Utility Rate pursuant to Chapter 3 of Division 1 of Title 3 of the Mountain House Municipal Code (originally enacted by MHCSD Ordinance No. 4079) establishing Monthly Service Charge for Water, Wastewater and Storm Drainage, to be paid quarterly to MHD.
2) Lump Sum Capital Component (including Financing Charges) of Annexation Fee, if any, as applicable to a particular Utility Facility, to be paid to MHD within sixty (60) days of receipt by the City.
3) State, Federal or local or private grants or other sources of funding received by the City, on terms acceptable to the City and MHD, to be paid to MHD for the design, construction or Acquisition of a Utility Facility under this Agreement.

Nothing in this Agreement shall preclude MHD from assigning its rights, in whole or in part, under this Agreement to receive Revenue Bond proceeds or Pledged Revenues, to its successors and assigns (e.g., homebuilders and commercial or industrial developers) in accordance with City procedures reasonably adopted to administer the assignment of such rights to receive such Revenue Bonds proceeds or Pledges Revenues.

Exhibit 1
Item 8.2
Mountain House                                               Page 321 of 345 TITLE: Adopt a Resolution Amending the City Council Policies and Procedures to Add Section 5.16, Political Activities of Council Members
MEETING DATE: August 12, 2026
PREPARED BY: Steven J. Pinkerton, City Manager

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

BACKGROUND
The City's first municipal election will take place on November 3, 2026. As the City prepares for its first election cycle, staff recommends updating the City Council Policies and Procedures to provide additional guidance regarding political activities by Council Members at City facilities and City-sponsored events.

The proposed amendments build upon the Council's existing policies governing the use of public resources by addressing a Council Member's own political activity in these settings.

DISCUSSION
The proposed amendments are consistent with state law and reflect best practices in local government.

Government Code section 3203 generally prohibits restrictions on the political activities of officers and employees of local agencies. However, Government Code section 3207 authorizes local agencies to adopt rules restricting political activity during working hours and on agency premises. Because members of the City Council are officers of the City, the City Council may adopt policies governing political activities at City facilities and City-sponsored events.

The City Council Policies and Procedures currently prohibit the use of public resources for campaign activities (Section 5.10.4). The proposed amendments address the separate question of a Council Member's own political activity while at City facilities, at City-sponsored events, or while representing the City in an official capacity. The amendments are intended to help maintain the City's nonpartisan role and avoid any appearance that the City endorses a candidate, ballot measure, or political organization.

The proposed amendments preserve a Council Member's right to engage in political activities in a personal capacity away from City facilities and City-sponsored events. They also preserve the City Council's authority to consider positions on ballot measures and state or federal legislation, consistent with existing City policies and applicable law.

Item 8.3
Mountain House                                               Page 322 of 345 Staff is also evaluating comparable policy updates for employees. Because those changes are subject to applicable labor laws and meet-and-confer requirements, they would be brought forward separately following engagement with the City's labor organizations.

FISCAL IMPACT
There is no fiscal impact associated with this action.

STRATEGIC PLAN
Not applicable.

CEQA
Not applicable.

ACTION FOLLOWING CITY COUNCIL APPROVAL
If approved, the City Clerk will incorporate this amendment into the City Council Policies and Procedures and note the revision date on the cover page.

ATTACHMENTS
Attachment A – Proposed Resolution
Item 8.3
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ATTACHMENT A
RESOLUTION NO. 2026-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE AMENDING THE CITY COUNCIL POLICIES AND PROCEDURES TO ADD SECTION 5.16, POLITICAL ACTIVITIES OF COUNCIL

MEMBERS
WHEREAS, Government Code section 3203 provides that, except as otherwise provided in chapter

9.5 of division 4 of title 1 of the Government Code, no restriction shall be placed on the political activities of any officer or employee of a local agency; and
WHEREAS, Government Code section 3207 authorizes the City, by rule or regulation, to prohibit or restrict its officers and employees from engaging in political activity during working hours and to prohibit political activities on the premises of the City; and WHEREAS, members of the City Council are officers of the City, and the City Council has authority under Government Code section 36813 to establish rules for the conduct of its proceedings; and WHEREAS, section 1.3 of the City Council Policies and Procedures requires that all conduct of the City Council comply with applicable law; and
WHEREAS, section 5.10.4 of the City Council Policies and Procedures prohibits the use of public resources for campaign activities, and the City Council desires to address the separate question of a Council Member’s own political activity at City facilities and City-sponsored events; and WHEREAS, the City Council desires to keep City facilities and City-sponsored events nonpartisan and to avoid any appearance that the City endorses a candidate, ballot measure, or political group.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE, AS FOLLOWS:

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

2. Section 5.16, Political Activities of Council Members, is added to the City Council Policies and Procedures (adopted May 27, 2025, as revised) to read as follows:
“5.16 Political Activities of Council Members. This section supplements section 5.10.4, which governs the use of public resources; this section governs a Council Member’s own political activity at City facilities and City-sponsored events.

5.16.1 Prohibition. A Council Member shall not engage in political activity (a) at a City facility, (b) at a City-sponsored event, or (c) while representing the City in an official capacity.

5.16.2 Candidate forums. Notwithstanding subsection 5.16.1, a Council Member may participate in a candidate forum or debate conducted in connection with an election.

Item 8.3
Mountain House                                               Page 324 of 345

5.16.3 Personal activity preserved. This section does not restrict a Council Member’s political activity conducted in a personal capacity away from City facilities and City-sponsored events. Consistent with section 5.13, a Council Member who participates in a community activity as an interested party, rather than as the Council’s formally designated representative, does not act in an official capacity for purposes of this section.

5.16.4 Council action preserved. Nothing in this section prevents the City Council from considering whether to support or oppose a ballot measure or state or federal legislation, subject to section 10.6 and the restrictions described in Government Code sections 8314 and 54964.

5.16.5 Definitions. As used in this section:
“Political activity” means an activity directed toward the success or failure of a political party, a candidate for elected office, a ballot measure, or a committee or other group formed primarily to support or oppose a candidate for elected office or a ballot measure. Political activity includes, but is not limited to: (a) a display of a candidate’s name, likeness, or logo; (b) a display of a ballot measure’s number, title, subject, or logo; (c) the distribution of buttons, hats, pencils, pens, shirts, signs, or stickers containing a display described in (a) or (b); (d) the audible dissemination of information advocating for or against a candidate or ballot measure; and (e) the solicitation of votes, contributions, or petition signatures for or against a candidate or ballot measure.
“City facility” means real property owned, leased, or controlled by the City, including buildings, offices, and grounds, but excepting public streets. “City-sponsored event” means an event the City organizes, hosts, funds, or officially co-sponsors, as described in section 5.10.2, for the duration of the event and within the area under the City’s control.
“Representing the City in an official capacity” has the meaning given in section

5.13, and is limited to those instances in which the City Council has formally designated the Council Member as its representative for the matter.

5.16.6 Enforcement. A violation of this section is a violation of these Policies and Procedures and is subject to Section 12 and the City Council Accountability Policy in Appendix A. Notwithstanding the prior-violation and prior-warning conditions in Appendix A, the Council may consider formal admonition or censure under Appendix A for a first violation of this section.”

3. The City Clerk shall incorporate this amendment into the City Council Policies and Procedures and note the revision date on the cover page.

4. This resolution takes effect upon adoption.

Item 8.3
Mountain House                                               Page 325 of 345 TITLE: Transit Feasibility Study Update
MEETING DATE: August 12, 2026
PREPARED BY: Koosun Kim, PE, Public Works Director
Mellownie Salvador, Engineer II

RECOMMENDATION
Receive an informational update on the Transit Feasibility Study and the recommended phased implementation strategy.

BACKGROUND
Following the City's incorporation on July 1, 2024, the City initiated a Transit Feasibility Study to evaluate practical and cost-effective transit options that improve local mobility and regional connectivity while identifying sustainable funding opportunities. The study was intended to establish a long-term roadmap for developing transit services that reflect community needs and available funding.

The study was conducted between October 2025 and July 2026 and included extensive public outreach, including nearly 1,000 community survey responses, stakeholder meetings, and Steering Committee participation. The study evaluated existing transportation conditions, identified community transit needs, assessed potential funding sources, and developed five transit service alternatives with phased implementation recommendations.

DISCUSSION
The purpose of this item is to provide the City Council with an overview of the completed Transit Feasibility Study and its key findings in advance of formal consideration at a future meeting. Staff will present the study methodology, public outreach results, service alternatives evaluated, recommended implementation strategy, and potential funding opportunities.

The study identified several recurring transportation needs, including regional commuter connections, shopping, medical appointments, and student transportation. Based on technical analysis, public outreach, and financial evaluation, the study recommends a phased implementation approach beginning with a Transportation Network Company (TNC) Voucher Pilot Program utilizing rideshare providers such as Uber and Lyft.

The study evaluated five transit service alternatives:

Item 9.1
Mountain House                                               Page 326 of 345 • Option 1 – Pilot Uber/Lyft Voucher Program
• Option 2 – Citywide Microtransit
• Option 3 – Dublin/Pleasanton BART Commuter
• Option 4 – Mountain House–Tracy Connector
• Option 5 – Tracy ACE Commuter
The recommended phased implementation strategy begins with the Uber/Lyft Voucher Pilot Program to validate transit demand while minimizing startup costs. As demand and funding opportunities increase, additional transit services may be implemented, including microtransit and regional commuter services.

The study also outlines a phased funding strategy utilizing Local Transportation Fund (LTF) revenues and Measure K funding in the near term while positioning the City to pursue additional state and federal funding opportunities, including State Transit Assistance (STA), Federal Transit Administration (FTA) Section 5307, and Congestion Mitigation and Air Quality (CMAQ) grants.

This presentation is informational only and no Council action is requested beyond receiving the update.

Staff anticipates presenting the Transit Feasibility Study during the "It Takes a Village" transportationfocused forum on August 19, 2026, to receive additional public input before returning to the City Council with the final Transit Feasibility Study and recommendations for adoption.

The study is intended to serve as a planning document and implementation roadmap. Future adoption of the study does not authorize the immediate implementation of transit service or commit the City to future expenditures.

FISCAL IMPACT
There is no immediate fiscal impact associated with receiving this informational update. Future transit implementation will be subject to City Council approval and available funding.

STRATEGIC PLAN
This item supports the City's Strategic Plan by:
• Improving transportation mobility and regional connectivity. • Planning for sustainable transportation infrastructure. • Positioning the City to pursue future transit funding opportunities.

CEQA
Item 9.1
Mountain House                                               Page 327 of 345 Receiving an informational update is not a project under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Staff will present the Transit Feasibility Study during the "It Takes a Village" transportation-focused forum on August 19, 2026, to receive additional public input. Following the forum, staff will evaluate public feedback and return to the City Council with the final Transit Feasibility Study and recommendations for future consideration.

ATTACHMENTS
None.

Item 9.1
Mountain House                                               Page 328 of 345 TITLE: Changes Reflected in August Utility Bills: Removal of the Pledged Facility Component (Moved to Property Tax Roll) and a One-Time Billing True-Up for Solid Waste.

MEETING DATE: August 12, 2026
PREPARED BY: Karen Morgan, Utility Manager
Jodi Almassy, Deputy City Manager

RECOMMENDATION
Staff recommends that the City Council receive a report regarding:

1. A one-time solid waste billing true-up resulting from the January 2025 utility billing system transition.

2. The transition of the Pledged Facilities Component (PFC) from monthly utility bills to the annual San Joaquin County property tax roll.

BACKGROUND
In January 2025, the City transitioned utility billing operations to a new in-house billing system. As part of this transition, utility billing was temporarily delayed while customer accounts and billing data were migrated into the new system.

Following the transition, water and wastewater bills were adjusted to account for services provided during the delayed billing period but not yet billed. These adjustments have been completed. However, a corresponding adjustment was not applied to solid waste services. As a result, customers received one billing period of solid waste collection service that was not billed.

Separately, the City Council recently approved a change to the collection method for the Pledged Facilities Component (PFC). Beginning in Fiscal Year 2026/27, the PFC will no longer be collected through monthly utility bills and will instead be collected annually through the San Joaquin County property tax roll.

DISCUSSION
The following billing changes will occur during the transition to the Fiscal Year 2026/27 utility billing cycle.

While unrelated, both items will appear on customer bills or statements during the same timeframe and are summarized below.

Item 9.2
Mountain House                                               Page 329 of 345 One-Time Garbage Billing True-Up
During implementation of the City's new utility billing system in 2025, one billing cycle of solid waste charges was omitted due to the one-time adjustment in the billing cycle. To recover the cost of services that were provided but not billed, the City will apply a one-time solid waste billing true-up that will appear on utility statements issued in August 2026.

The adjustment is not a new fee, rate increase, or duplicate charge. Rather, it recovers the cost of one billing period of solid waste collection service that customers received but were not billed during the utility billing system transition.

For a typical residential customer, the one-time adjustment is expected to be approximately $60, although the actual amount will vary depending on the customer's level of garbage service.

Pledged Facilities Component (PFC) Fee
Beginning with Fiscal Year 2026/27, the Pledged Facilities Component (PFC) will no longer appear on monthly utility bills. Instead, it will be collected annually through the San Joaquin County property tax roll.

The City Council approved only a change to the method of collection; the amount charged has not changed. Customers have historically paid this charge through their monthly utility bill. Beginning with the August 2026 billing period, customers will no longer be billed for the PFC through their monthly utility bill. The charge will instead be collected through the FY 2026/27 property tax bill.

The following table summarizes the billing changes customers can expect:

Billing Change What Is Changing When It Takes Effect Customer Impact One-Time Solid
Waste Billing
True-Up
A one-time billing
adjustment will recover
one previously unbilled
billing period of solid
waste service that
occurred during the
January 2025 utility billing
system transition.

Utility statements issued
in August 2026.

Approximately $60 for a
typical residential
customer (actual amount
varies based on service
level). This is not a new
fee, rate increase, or
duplicate charge.

Item 9.2
Mountain House                                               Page 330 of 345 Pledged Facilities
Component (PFC)
The PFC will no longer be
included on monthly
utility bills and will instead
be collected annually
through the San Joaquin
County property tax roll.

Removed from utility bills
beginning August 2026
and first collected on the
FY 2026/27 property tax
bill.

No increase in charges.

Only the method of
collection is changing.

Public Outreach
Staff recognizes these billing changes may generate customer questions. To assist customers, the City will provide a bill insert, Frequently Asked Questions (FAQs), website information, and a QR code directing customers to additional information.

Public outreach has begun prior to the August billing cycle to ensure customers understand both billing changes before receiving their statements.

FISCAL IMPACT
Neither of these actions increases City revenues beyond amounts previously approved or owed.

The one-time garbage billing adjustment does not generate additional revenue. It recovers charges for solid waste collection services that were previously provided but not billed during the utility billing system transition.

The transition of the Pledged Facilities Component (PFC) to the annual property tax roll does not increase customer charges or City revenues. The action changes only the method of collection and continues to support the financing of the City's water, wastewater, and stormwater infrastructure.

STRATEGIC PLAN
This item supports the Council's adopted 2025 Strategic Plan (April 9, 2025) by promoting reliable, efficient, and financially sustainable utility services through accurate customer billing and transparent communication.

CEQA
This item is not a project subject to the California Environmental Quality Act (CEQA).

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ACTION FOLLOWING CITY COUNCIL APPROVAL
Following receipt of this update report, staff will implement the one-time solid waste billing true-up, transition the Pledged Facilities Component to the annual property tax roll, and conduct public outreach to ensure customers understand both billing changes.

ATTACHMENTS
None.

Item 9.2
Mountain House                                               Page 332 of 345 DISCUSSION ITEM | 1
TITLE: City Manager’s Update
MEETING DATE: August 12, 2026
PREPARED BY: Steven J. Pinkerton, City Manager
COMMUNITY CONCERNS & 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 .

Red-Light Camera Safety Program Signage
A resident raised questions regarding signage associated with the City's Automated Red-Light Safety Program. Staff provided an overview of the program, including camera locations, signage requirements, and safety objectives. Additional information is available on the City's website: Red-Light Camera Safety Program | Mountain House, CA

CITY MANAGER UPDATE
2025-26 Civil Grand Jury Report
At its August 27, 2025, meeting, the City Council approved the City's response to the 2025 Civil Grand Jury report, Eyes on San Joaquin County Growth...City of Mountain House, San Joaquin County's Newest City.

The 2025-26 Civil Grand Jury has since notified the City that no further action is required.

Central Avenue / Arnaudo Boulevard Traffic Signal
The traffic signal at Central Avenue and Arnaudo Boulevard is currently operating in flashing red mode while the City's Traffic Engineer completes an assessment and mitigation plan. During flashing operation, pedestrian signals are inactive, and the intersection operates as an all-way stop requiring motorists to stop and yield to pedestrians before proceeding.

To enhance safety during peak school travel times, staff has implemented interim measures, including Public Safety presence before and after school and temporary warning signage to improve driver and pedestrian awareness. Staff will continue monitoring the intersection and provide updates as corrective work progresses.

COMMUNITY DEVELOPMENT UPDATE
Development Engineering

Development Engineering continues to support active development throughout the community.

Item 9.3
Mountain House                                               Page 333 of 345 2 In Review/Process Approved
Improvement Plans 37 4
Final Maps and Parcel Maps 6 0
Developer Agreements 9 0
Accepted Projects 15 1

Infrastructure and Civil Improvements

Neighborhood A7 – Tract 4040 (College Park Area)
Tri Pointe continues construction of civil improvements, joint trench, streetlights, and corridor landscaping. Construction of the traffic signal at Central Parkway and Nasergholi Avenue is anticipated to begin in late summer 2026.

Neighborhoods A5 – Tract 3609 and B1 – Tract 3610 (College Park Area) Shea Homes continues construction of civil improvements, joint trench, streetlights, landscaping, the A5 Mini Park, and the A5 corridor improvements.

Neighborhoods B6, B7, and B8 – Tract 3619 (College Park Area) Landscape corridor improvements are under construction.

Neighborhood F – Tracts 4210 and 4211 (South of Town Center and Mountain House Parkway) Lennar continues construction of civil improvements, joint trench, streetlights, and landscaping for Tracts 4210 and 4211.

Neighborhood H – Tract 4212 (Questa Village Area)
Staff continues reviewing landscape improvement plans while construction of civil improvements, joint trench, and streetlights progresses.

Neighborhood H – Tract 4216 (Questa Village Area)
Risewell continues Phase 2 construction of civil improvements, joint trench, and streetlights. Phase 3 civil improvement plans remain under review.

Neighborhood I (Lakehaven Area)
Mountain House Developers continues construction of Tracts 4199, 4200, 4201, and 4202. Staff continues reviewing improvement plans for future Lakehaven phases, including utility infrastructure, pump stations, streetlights, and additional residential tracts, while preparing improvement agreements associated with the final maps.

Neighborhood J (Lakeshore Area)
Lennar continues construction of residential infrastructure, neighborhood parks, the railroad buffer trail, and landscape improvements for Tracts 3968–3972. Mountain House Developers continues construction of Tracts 3973–3975, Central Parkway, and Great Valley Parkway. Staff continues reviewing plans for future landscape improvements, Byron Road improvements, railroad crossings, and related infrastructure.

Item 9.3
Mountain House                                               Page 334 of 345 3 Neighborhood K (Lakeview Area)
MHD continues to construct the In-tract landscape improvements.

Neighborhood L
City staff continues to work with developers and designers on the improvement plan review for the Todarmal Parkway civil, bridge, joint trench, streetlight, traffic signal, and landscape plans.

Town Center
Staff continues reviewing improvement plans for the Aquatic & Recreation Center and Town Center Phase 3 improvements. Construction also continues on the Veterans Liberty Garden.

Planning Applications

2026 data Received Approved (includes some 2025 applications) Design Review applications 1 2
Administrative applications (staff review) 3 9
Land Use change applications (CC review) 1 0
Tentative Subdivision Map applications 2 0

Commercial and Community Development
Mountain House Shopping Center (Hansen Village – Neighborhood Commercial) All City reviews are complete, with the applicant continuing to coordinate building permits and inspections through San Joaquin County. Site development remains underway.

Wicklund Crossing (Wicklund Village – Neighborhood Commercial) Planning and Design Consistency Review Committee approvals have been completed. Civil and landscape plans have been approved, and building plans have been finalized. The developer has requested modifications to the approved project design, and staff is coordinating a new Deposit Reimbursement Agreement to support review of the revised plans.

Mustang Square (Commercial Development)
Construction continues under San Joaquin County Building Division oversight.

Confirmed tenants include Starbucks, Chipotle, Domino's Pizza, Nékter Juice Bar, Wingstop, Vijithea Indian Super Market, and ARCO. Wingstop has recently opened for business.

Self-Storage Project – Neighborhood H (General-Commercial Zoning) Staff continues reviewing the proposed three-story U-Stor-It self-storage facility. The applicant is reviewing draft conditions of approval before final approval documents are issued.

Zaytech Academy – 230 S. Sterling Drive
The property owner is seeking Planning approval for the private school that is a primary tenant in the existing building on the site. The proposed project includes limited outdoor recreation facilities (playground structure), which are associated with the school operation, on the parcel located immediately to the north that is under the same ownership.

Item 9.3
Mountain House                                               Page 335 of 345 4 The application, originally submitted in early February, remains under active review as staff and the applicant continue to work through revisions and related planning comments. Staff anticipates completing final review and approval in the near term, subject to resolution of remaining comments.

Mustang-Central Retail
SRM Properties has proposed an approximately 45,000-square-foot commercial retail center at the northeast corner of Central Parkway and Mustang Way. The proposal includes retail buildings, parking, and landscaping and requires a General Plan and zoning amendment from Public Facilities (P-F) to Community Commercial (C-C). Staff continues reviewing the application.

Public Works Operations Report – July 2026

Performance Indicators

Public Works continued to deliver core maintenance services while advancing the City's capital improvement and development programs. During July, staff responded to 32 service requests and maintained a 91.3% year-to-date service request closure rate. Staff also continued managing seven active capital improvement projects and supporting six active development projects, balancing day-to-day operations with long-term infrastructure delivery.

Performance Measure July 2026 YTD 2026
Total Service Requests 32 400
Closed Service Requests 20 365
Open Service Requests 12 35
Closure Rate 62.5% 91.3%
Active Capital Improvement Projects 7 7
Active Development Projects 6 6
Streets & Transportation

Routine maintenance activities continued throughout July, including streetlight repairs, traffic signal maintenance, sidewalk repairs, and traffic sign requests. Staff also continued implementation of the Streetlight and Signal Maintenance Contract, coordinated roadway assessments with developers, and supported traffic operations throughout the community.

Performance Measure July 2026 YTD 2026
Street Light Maintenance 7 132
Traffic Signal Maintenance 3 9
Street Sign Repairs 0 8
Traffic / Road Sign Requests 1 6
Sidewalk Repairs 3 22
Pothole Repairs 0 1

Parks & Landscape
Item 9.3
Mountain House                                               Page 336 of 345 5 Parks and Landscape staff continued routine maintenance throughout the City's parks and landscaped areas, with an emphasis on irrigation system repairs, tree maintenance, and landscape upkeep. During July, staff also continued planning and coordination for the Pickleball Court Conversion Project while responding to routine maintenance requests across the park system.

Performance Measure July 2026 YTD 2026
Irrigation Repairs 6 52
Public Landscaping 2 35
Neighborhood Tree Concerns 3 24
Fallen Trees / Tree Limbs 4 16
Park Facilities 0 10
Play Equipment 0 10
Park Furnishings 0 1
Facilities & Operations

Facilities staff continued routine maintenance of City facilities while advancing several operational improvement initiatives. During July, work continued on the Access Control Replacement Project, Fleet Maintenance Program, and Janitorial Services initiatives, while staff also responded to routine facility maintenance and water system service requests.

Performance Measure July 2026 YTD 2026
Internal Facility Maintenance 2 34
Graffiti Removal 0 6
Drinking Fountain Repairs 0 1
Access Control Replacement 1 1
Fleet Maintenance Program 1 1
Capital Improvement Program

The City's Capital Improvement Program continues advancing projects through planning, design, procurement, and construction. During July, staff received the final structural foundation design for the Fire Station 1 Radio Antenna Improvements Project, continued design efforts for the EV Charging Station and Sidewalk Repair Program, prepared the Transit Feasibility Study for City Council consideration, and advanced the HSIP Bikeway Improvements and Traffic Signal Synchronization projects.

Project Current Progress Next Steps
Fire Station 1 Radio Antenna
Improvements
Final PE-stamped foundation
design received from ROHN.

Contract procurement for Fire
Stations 1 and 2 is underway.

Execute lease agreement and
begin foundation, perimeter
fencing, and communication
tower improvements.

Item 9.3
Mountain House                                               Page 337 of 345 6 EV Charging Station Design procurement underway. Develop and advertise the Request for Proposals (RFP) and
continue design.

Transit Feasibility Study Presentation prepared for City Council.

City Council consideration.

HSIP Bikeway Improvements Right-of-way certification
underway.

Advance toward construction.

Traffic Signal Synchronization Project coordination continues. Complete signal synchronization.

Sidewalk Repair Program Engineering redesign in
progress.

Prepare project for bidding.

Construction Activities

Construction remained active across six development projects. Landscape improvements at Great Valley are nearing completion, while Lennar, Shea, Pulte, and the School District continue construction, inspections, and permitting activities.

Construction Activity Status / Update
Residential Development Six active development projects are under construction.

Great Valley Landscape improvements nearing completion.

Lennar / Shea / Pulte Construction and inspections continue.

School District Permitting and construction coordination continue.

Public Works Administration & Strategic Initiatives

Public Works Administration continued supporting procurement, contract administration, strategic initiatives, and grant coordination. During July, all 14 red-light camera locations became operational, procurement advanced for on-call professional services, and staff continued implementation of traffic calming initiatives, GoGov workflow improvements, CUPCCAA procedures, and grant-funded infrastructure opportunities.

Program Current Status / Update
SB 720 Red-Light Camera Program All 14 camera locations are operational and issuing citations.

Initial data indicates red-light violations continue to decline as motorists adjust to the program.

On-Call Professional Services Master Consultant Agreements are now active. Survey task orders have been initiated, and procurement for on-call construction management services is underway.

Traffic Calming & Truck Routes Staff continues coordinating with developers on truck routes and roadway condition assessments associated with active construction.

Item 9.3
Mountain House                                               Page 338 of 345 7 Grants Submitted an Active Transportation Program (ATP) Cycle 8 grant application for Accessible Pedestrian Signal
improvements.

GOGov Continued refining workflows and service request
management processes.

CUPCCAA Continued implementation of recently adopted CUPCCAA purchasing procedures.

Looking Ahead – August 2026
• Advance Fire Station radio antenna procurement.
• Continue implementation of the SB 720 Red-Light Camera Program. • Advance the Sidewalk Repair Program and EV Charging Station design. • Initiate procurement for on-call construction management services. • Continue grant administration and development support activities.

ASR Well Project
Test Bore 1 at the Water Quality Basin reached a depth of 1,200 feet on July 12. Geophysical logging was completed on July 13, and zonal sampling and testing is underway at three discrete depth intervals. Field work for the Test Bore Program is expected to continue through early October.

Utilities
Water, wastewater, and solid waste systems continued to operate reliably during the reporting period.

The wastewater treatment plant remained in full regulatory compliance, the water distribution system experienced no water main or service line failures, and waste collection services continued with minimal service interruptions. Key operational performance metrics are summarized below.

Wastewater
The Wastewater Treatment Plant remained in full compliance with all permit requirements during the reporting period. Average daily flow remained at 1.65 MGD, utilizing approximately 41% of the plant's treatment capacity. No permit violations or sanitary sewer overflows occurred.

Wastewater Operations May 2026 June 2026
Average Daily Flow (MGD) 1.65 1.65
Peak Daily Flow (MGD) 1.79 1.77
Capacity Utilized 41% 41%
Biosolids Removed (Wet Tons) 147 97
Sanitary Sewer Overflows 0 0
Permit Violations 0 0

Pathogen Monitoring
Item 9.3
Mountain House                                               Page 339 of 345 8 The City continues participating in regional wastewater pathogen monitoring. Sampling provides a community-level indicator of seasonal virus activity, including influenza. Attachment A illustrates Influenza A trends over the past 12 months, showing the expected seasonal increase during winter followed by declining activity in the spring and summer.

Water
The water distribution system operated without any water main or service line failures during the reporting period. Staff continued routine system maintenance, customer service response, and utility coordination activities, including hydrant maintenance, valve exercising, USA ticket responses, and customer water quality investigations.

Water System Reliability & Maintenance May 2026 June 2026 Water Main Leaks/Repairs 0 0
Water Service Line Leaks/Repairs 0 0
Fire Hydrant Repairs/Replacements 1 0
Water Valves Exercised 51 57
USA Ticket Responses 27 170
Customer Leak Investigations 4 12
Low Water Pressure Investigations 5 8
Water Quality Investigations 0 30

Staff continued meter maintenance and customer billing support activities, including meter repairs, endpoint replacements, manual meter rereads, customer investigations, and replacement of damaged meter box lids.

Water Meter Operations May 2026 June 2026
Meter Checks/Repairs 52 1
Endpoint Replacements 52 10
Manual Re-Reads 592 891
Customer/Irrigation Leak Investigations 6 16
Concrete Box Lids Replaced 34 10
Meter Turn-Ons 2 0

Active water accounts increased from 8,066 to 8,094 over the most recent billing periods, reflecting continued community growth. Water demand also increased seasonally as landscape irrigation expanded during the warmer months.

Water Utility Growth &
Demand Jan/Feb Feb/Mar Mar/Apr May/June
Item 9.3
Mountain House                                               Page 340 of 345 9 Active Accounts 8,040 8,066 8,087 8,094
Total Supply (gallons) 81,142,000 913,320,000 144,786,000 158,407,000 Total Consumption
(gallons) 73,558,498 93,560,530 142,319,327 144,059,775 Waste & Recycling
Waste and recycling services continued to operate reliably during the reporting period. Staff established 47 new residential accounts, responded to two missed collection complaints, processed one SB 1383 waiver request, and coordinated a customer request to transition utility billing for the Cambridge Apartments from the homeowners association to direct billing. Operational performance metrics are summarized below.

Waste & Recycling Operations March April May June
Incomplete/Missed Collections 4 2 0 2
New Residential Customers 39 32 35 47
New Commercial Customers 0 0 0 0
New Multi-Family Customers 0 0 0 0
SB 1383 Complaints 0 0 0 0

ATTACHMENTS
A. Pathogen Levels for City of Mountain House Wastewater Treatment Plant Item 9.3
Mountain House                                               Page 341 of 345 Attachment A Item 9.3
Mountain House                                               Page 342 of 345 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.

Closed Session - Multiple Items
Adopt a Resolution Approving the Project Acquisition Agreement No. PAA-6 (MHD) Public Hearing Rurka Homes - Neighborhood K (Tract #3936) TSM 26-002 Adopt a Resolution Approving the Parcel Map 25-001 for Mountain House Town Center (Tract No. 3925, Unit N Resolution San Joaquin Co Household Hazardous Waste Program Agreement for Neighborhood Park Restroom Project
Transit Feasiblity Study Update
One Time Solid Waste True up and Pledged Facilities Component Transition Amending the City Council Policies and Procedures to Add Section 5.16, Political Activities of Council Members Friday, August 14, 2026 - City Event: Central Park Cinema 8:30 - 10:30 p.m. Central Community Park
Wednesday, August 19, 2026 - Community Forum: Transit
7:00 - 9:00 p.m. Council Chambers
Saturday, August 22, 2026 - City Event: Music in the Park 6:00 p.m. - 9:00 p.m. Central Community Park
Wednesday, August 26, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Closed Session: City Manager Annual Performance Review
Public Hearing MHD C-R Land Use changes north of Byron
Public Hearing Financing Authority Issuance of Bonds
Agreement for Economic Development Support Services
Agreement for Altamont Park Playground Replacement Project Housing Element Update
Authorize the City Manager to execute the Tennis Center Instructor Agreement Approve shortlist for Master Service Agreement - professional survey services Appoint a Voting Delegate for the LCC Annual Conference 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
Joint Use agreement with MHMA
Item 10.1
Mountain House                                               Page 343 of 345 Gachina Contract Amendment
ezWave Contract Amendment (Installation Contract - only) St. Francis Contract Amendment
Report on the Public Review Draft Housing Element by Placeworks Public Hearing - CFF/TIF Update
Thursday, September 10, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Friday, September 18, 2026 - Tennis Center Grand Opening 4:00 p.m. Central Community Park
Saturday, September 26, 2026 - City Event: Multi Cultural Celebration 3:00 p.m. - 9:00 p.m. - Central Community Park
Wednesday, September 23, 2026 - City Council Meeting - Canceled Board Chambers at 7:00 p.m.

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.

Saturday, September 26, 2026 - City Event: Multi Cultural Celebration 3:00 p.m. - 9:00 p.m. - Central Community Park
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
Public Hearing Risewell Tentative Map NH B (Tract 4168) 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
Item 10.1
Mountain House                                               Page 344 of 345 Friday, October 30, 2026 - City Event: Spooky Safety Stroll 2:00 p.m. - 5:00 p.m. - Town Hall Lobby/Board Chambers
Tuesday, November 10, 2026 - YAC
Board Chambers at 7:00 p.m.

Saturday, November 14, 2026 - City Event: Veteran's Day Liberty Garden Ribbon Cutting 11:00 a.m. - 1:00 p.m. - Veteran's Liberty Garden
Wednesday, November 18, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Wednesday, November 25, 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.

Saturday, December 5, 2026 - City Event: Holiday Light Parade/Tree Lighting 5:00 - 9:00 p.m. Central Park Way and Town Hall Plaza, Amphitheater Tuesday, December 8, 2026 - YAC
Board Chambers at 7:00 p.m.

Wednesday, December 9, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Election Certification/Oath of Office
Selection of a Vice Mayor
ACFR
AB 1600 Report
Thursday, December 10, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Saturday, December 12, 2026 - City Event: Breakfast with Santa 8:00 a.m. - 12:00 p.m. - Unity Center
Wednesday, December 23, 2026 - Holiday No Meeting Scheduled Board Chambers at 7:00 p.m.

Item 10.1
Mountain House                                               Page 345 of 345