Goal HE-1 Adequate Housing Supply
Ensure Mountain House provides sufficient residential land capacity to meet the housing needs for all income levels.
Policies
Policy HE-1.1 Maintain Adequate Sites Inventory — Maintain adequate sites to meet the City’s fair share of the Regional Housing Needs Allocation (RHNA) requirements across all income categories.
Policy HE-1.2 Support Efficient Land Use — Encourage compact, well-planned residential development within designated village areas to maximize land efficiency and support long-term buildout.
Policy HE-1.3 Coordinate Housing and School Capacity — Work collaboratively with the Lammersville Unified School District to consider school enrollment trends, facility capacity, and future school site needs as part of the City’s ongoing planning efforts.
Implementation Programs
Program HE-1.1 Sites Inventory and Capacity Monitoring
The City shall maintain an adequate inventory of residential and mixed-use sites to accommodate the RHNA for all income categories. The City shall annually review building permits, approved projects, remaining site capacity, and development trends to ensure sufficient capacity remains available throughout the planning period.
In accordance with the No Net Loss law (Gov. Code § 65863), if project approval results in the remaining sites capacity becoming inadequate to accommodate RHNA by income category, the City will identify or rezone sufficient sites to accommodate the shortfall within 180 days of approval. The results of the tracking will be reported in the Housing Element Annual Progress Report reported annually to the City Council and posted online for public review.
Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Annual (2027–2031): Review and revise as projects are submitted and approved.
Quantified Objective (units): Annual review of the sites inventory demonstrating adequate capacity to accommodate the City’s RHNA of 5,113 units.
ATTACHMENT A
Item 10.1
Mountain House Page 1912 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 3
AFFH Component: This program affirmatively furthers fair housing by facilitating the development of housing for all income levels and ensuring lower-income housing opportunities are available throughout the community, including in areas with access to schools, parks, services, and employment.
Program HE-1.2 Mixed-Use Residential Capacity Requirement To ensure mixed-use sites are developed with residential uses, the City will amend the Development Title to require a minimum residential development requirement of 75 percent of the land area designated for mixed-use opportunity sites identified in the Housing Element Sites Inventory (Table 5-6).
Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Amend the Development Title within six months of adoption of the Housing Element.
Quantified Objective (units): Maintain capacity on all designated mixed-use inventory sites sufficient to support RHNA accommodation.
AFFH Component: This program affirmatively furthers fair housing by encouraging residential opportunities in mixed-use, amenity-rich areas with access to services and employment.
Program HE-1.3 Large Site Development Facilitation
The Housing Element sites analysis includes four sites (Sites 4, 6, 8, and 13) listed in Table 5-6, that are larger than 10 acres and are expected to accommodate a portion of the City’s RHNA. The City shall work with property owners and developers to monitor development activity on these sites and provide information regarding applicable development standards, planning requirements, and available housing programs. The City shall encourage site planning and subdivision patterns that support a variety of housing types, including housing affordable to lower-income households.
To support development of large opportunity sites, the City will:
Provide pre-application consultation and technical assistance. Prioritize review of subdivision and development applications that include affordable housing.
Coordinate with infrastructure and service providers regarding development requirements.
ATTACHMENT A
Item 10.1
Mountain House Page 1913 of 1946
GOALS, POLICIES, AND PROGRAMS
Share information regarding available state, federal, and regional housing funding opportunities.
Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Annually monitor the status of these sites and continue outreach to the property owners throughout the planning period.
Quantified Objective (units): Monitor development activity on sites larger than 10 acres identified in the Housing Element sites analysis (Table 5-6) and facilitate development of approximately 1,010 units during the planning period.
AFFH Component: This program affirmatively furthers fair housing by supporting the development of large sites in areas with access to community amenities, services, transportation, and employment opportunities, thereby promoting housing choice and access to opportunity.
Program HE-1.4 Infrastructure Capacity Coordination
The City of Mountain House operates and maintains municipal water and wastewater systems that serve residential development throughout the community. The City shall prioritize water and wastewater services to residential developments that include housing affordable to lower-income households, consistent with Government Code Section 65589.7.
The City shall monitor infrastructure capacity and planned improvements and continue requiring new development to provide, fund, or contribute its fair share toward necessary infrastructure improvements consistent with applicable plans, standards, and development requirements.
Responsible Agency: Community Development Department; Public Works Department Funding Source: General fund; development impact fees; private development funding Timeframe: Develop written policies and procedures governing water and wastewater service provision consistent with Government Code Section 65589.7 by December 2028.
Annually: monitor infrastructure capacity for housing sites identified in the Housing Element (Table 5-6 and Appendix A), and review infrastructure needs as part of the development review process.
Quantified Objective (units): Assist with the development of 5,113 units, including 2,130 lower-income units.
ATTACHMENT A
Item 10.1
Mountain House Page 1914 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 5
AFFH Component: This program affirmatively furthers fair housing by supporting the development of housing throughout the community by ensuring that infrastructure capacity does not become a barrier to housing production, including housing affordable to lower-income households, and promotes equitable access to housing opportunities and community resources.
Goal HE-2 Housing Affordability
Promote and encourage the development and preservation of affordable housing for lower-income households.
Policies
Policy HE-2.1 Encourage Affordable Housing Development — Support affordable housing through incentives, partnerships, and streamlined approvals for qualifying projects.
Policy HE-2.2 Preserve Existing Affordable Units — Prioritize the preservation of naturally occurring and deed-restricted affordable housing to maintain long-term affordability.
Implementation Programs
Program HE-2.1 Affordable Housing Development and Partnerships The City shall support the development of housing affordable to lower-income households, including acutely low- and extremely low-income households and specialneeds populations, through partnerships, funding opportunities, and implementation of available housing incentives. The City shall encourage affordable housing throughout the community, particularly in areas with access to schools, employment, transportation, parks, and services.
To support affordable housing development, the City shall:
Promote the use of state density bonus provisions and other available incentives for affordable housing projects.
Encourage residential projects to provide a range of housing unit sizes, including both smaller and larger units (including studio and one-bedroom units), to accommodate households with diverse needs.
Provide information to developers regarding available federal, state, regional, and local affordable housing funding programs.
Conduct periodic outreach to affordable housing developers, nonprofit housing organizations, and service providers regarding development opportunities within Mountain House.
ATTACHMENT A
Item 10.1
Mountain House Page 1915 of 1946
GOALS, POLICIES, AND PROGRAMS
Support and, where appropriate, partner in applications for available affordable housing funding programs.
Facilitate review of development applications that include affordable housing units. Coordinate with organizations serving special-needs populations, including persons with disabilities and individuals experiencing homelessness, to identify housing opportunities.
Partner with the Lammersville Unified School District and other local institutions to identify and implement opportunities to develop housing to serve their workforce. Pursue federal, state, and private funding for low- and moderate-income housing by applying for state and federal monies for direct support of lower-income housing construction, specifically for development of housing affordable to extremely lowincome households. Proactively notify nonprofit housing developers and service providers of the opportunity when funding opportunities become available.
Responsible Agency: Community Development Department
Funding Source: General fund; state and federal housing programs; other available public and private funding sources
Timeframe: Ongoing throughout the 2027–2031 planning period: Conduct annual outreach and monitoring activities, support affordable housing funding opportunities as available, facilitate affordable housing projects as applications are received, and review and revise development standards, if needed, for potential barriers by December 2028.
Quantified Objective (units): Facilitate development of approximately 150 lower-income housing units during the planning period and conduct outreach to affordable housing developers and housing organizations at least annually.
AFFH Component: This program affirmatively furthers fair housing by promoting housing choice and access to opportunity by supporting affordable housing throughout the community, including for extremely low-income households, persons with disabilities, seniors, families, and other special-needs populations. The program supports housing mobility, provides future residents with access to housing in areas with positive environmental conditions, expands access to high-resource areas, and helps reduce housing cost burdens and displacement risk.
ATTACHMENT A
Item 10.1
Mountain House Page 1916 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 7
Program HE-2.2 Affordable Housing Fee Program
The City shall continue to implement and periodically evaluate its Affordable Housing Fee Program to support the development, preservation, and availability of affordable housing for lower- and moderate-income households. Affordable housing fees collected from new development shall be used in accordance with applicable laws and City policies to support affordable housing activities, which may include land acquisition, predevelopment expenses, construction financing, infrastructure improvements supporting affordable housing, affordability preservation, partnerships with affordable housing developers, and other eligible housing activities.
To maximize the effectiveness of available resources, the City shall evaluate the funding currently held from the Affordable Housing Fee Program deposited into the Affordable Housing Trust Fund and prepare a strategy for the expenditure and leveraging of these funds. The strategy shall identify opportunities to facilitate affordable housing development, including potential partnerships with affordable housing developers, affordable housing sites, gap financing opportunities, land acquisition, and leveraging of state, federal, regional, and private funding sources. Based on the strategy, the City shall establish funding priorities and consider allocating available funds to projects and programs that increase the supply of affordable housing and address identified housing needs.
The City shall prioritize investments that expand housing opportunities for lower-income households, increase access to high-opportunity areas, and promote housing choice for members of protected classes.
Responsible Agency: Community Development Department
Funding: Affordable Housing Fee revenues and other available federal, state, local, regional, and private funding sources
Timeframe: By December 2028: Prepare a strategy for the expenditure and leveraging of these funds and identify eligible funding priorities and implementation strategies for the current fund balance. On an ongoing basis: Implement the Affordable Housing Fee Program.
Quantified Objective (other): Complete an Affordable Housing Fund expenditure strategy by 2028 and commit or allocate available Affordable Housing Fund revenues toward affordable housing projects, programs, or activities during the planning period.
AFFH Component: This program affirmatively furthers fair housing by directing affordable housing resources toward the creation and preservation of housing opportunities for lower-income households, expanding access to opportunity-rich areas, reducing barriers to housing choice, and supporting a more inclusive housing inventory throughout the city.
ATTACHMENT A
Item 10.1
Mountain House Page 1917 of 1946
GOALS, POLICIES, AND PROGRAMS
Program HE-2.3 Accessory Dwelling Unit Development and Monitoring The City shall support Accessory Dwelling Unit (ADU) development to be consistent with state law and the City's adopted Specific Plans, which incorporate ADUs as part of the community's long-term housing strategy.
To encourage ADU development, the City shall:
Continue to implement and periodically update ADU regulations to be consistent with state law, including requirements related to parking. Support implementation of ADU provisions contained in the City's adopted Specific Plans and consider opportunities to support ADU development when preparing or updating specific plans.
Provide information regarding ADU development standards, permitting requirements, and available funding opportunities through the City’s website and other outreach efforts.
Pursue available grant funding and other resources that may assist with ADU development and affordability.
Promote ADUs as a housing option for lower-income households, seniors, caregivers, young adults, and multigenerational families.
Continue to offer preapproved ADU plans available on the City’s website and create a process for accepting preapproved ADU plans, consistent with state law, to streamline permitting and reduce development costs.
Monitor ADU production annually and compare actual ADU permits and completions to Housing Element projections and RHNA assumptions. If annual monitoring indicates ADU production is below projected levels, evaluate potential barriers and consider additional outreach, incentives, procedural improvements, or code amendments to support ADU development.
Responsible Agency: Community Development Department
Funding Source: State ADU grants; general fund; other available state and federal housing assistance programs
Timeframe:
▪ Review and revise ADU regulations by December 2027.
▪ Pursue at least one ADU-related funding opportunity during the planning period. ▪ Provide outreach on the City’s website and the public counter to inform property owners of the ADU development standards, available preapproved ADU plans, permitting procedures, and construction resources by December 2027 and annual outreach.
ATTACHMENT A
Item 10.1
Mountain House Page 1918 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 9
▪ Create a process for accepting preapproved plans by December 2027. ▪ Monitor ADU production annually, April 1 of each year, and maintain ADU production, consistent with the assumptions used in the Housing Element Sites Inventory. Identify additional incentives within 8 months of shortage, if needed.
Quantified Objective (units): Help to facilitate the development of 185 ADUs: 111 lowerincome accessory dwelling units, 56 moderate-income ADUs, and 18 above moderateincome ADUs; promote construction of lower-income units throughout the city.
AFFH Component: This program affirmatively furthers fair housing by creating opportunities for housing mobility citywide. ADUs provide dispersed housing opportunities throughout residential neighborhoods and can expand access to housing in areas with proximity to schools, parks, employment centers, transportation, and community services. The program supports housing choice, housing mobility, and access to opportunity for lower-income households and other protected classes while furthering fair housing objectives.
Program HE-2.4 First-Time Homebuyer Assistance Referral Program The City shall provide information and referrals to available first-time homebuyer assistance programs offered by San Joaquin County, California Housing Finance Agency, and other public and nonprofit housing agencies. Programs may include down payment assistance, closing cost assistance, mortgage credit certificates, homebuyer education, and housing counseling programs. The City shall maintain information on its website, distribute program materials through public facilities and community events, and coordinate with housing service providers to maximize awareness of available resources among lower-income households and members of protected classes.
Responsible Agency: Community Development Department
Funding: County, state, and federal funds
Timeframe: Ongoing throughout the planning period: Post information on the City’s website by December 2027.
Quantified Objective (households): Provide annual information and referrals regarding available first-time homebuyer assistance, homebuyer education, and housing counseling programs to 40 eligible households throughout the planning period.
AFFH Component: This program affirmatively furthers fair housing by expanding awareness of homeownership assistance opportunities for lower-income households and members of protected classes, helping to reduce barriers to homeownership, increase housing choice, and provide equitable access to the economic, educational, and
ATTACHMENT A
Item 10.1
Mountain House Page 1919 of 1946
GOALS, POLICIES, AND PROGRAMS
community amenities available throughout Mountain House, thereby promoting housing mobility.
Program HE-2.5 Affordable Housing Funding
The City shall pursue available state, federal, regional, and county funding opportunities that support the development, preservation, and rehabilitation of affordable housing, with a particular emphasis on housing affordable to extremely low-, very low-, and lowincome households. Because the City is not a direct recipient of many housing funding programs, the City shall work with San Joaquin County and other eligible agencies to secure and administer pass-through funding on behalf of affordable housing developments and programs within Mountain House. The City will seek grant and financing resources directly when eligible and partner with the County, affordable housing developers, and other agencies on funding programs that require local participation or sponsorship, including the Local Housing Trust Fund Program, Community Development Block Grant (CDBG), HOME Investment Partnerships Program (HOME), and other available funding sources. The City will provide information regarding affordable housing funding opportunities and incentives on its website and through development application materials to encourage affordable housing development. Additionally, the City shall collaborate with affordable housing developers, nonprofit organizations, and public agencies to identify funding opportunities, establish partnerships, and facilitate the development of affordable and workforce housing.
Responsible Agency: Community Development Department; San Joaquin County; affordable housing developers
Funding Source: State, federal, regional, county, and private funding sources, including pass-through funding administered by eligible agencies
Timeframe: Ongoing, pursue various funding opportunities as they arise, including but not limited to Local Housing Trust Fund, Proposition 1-C, CDBG, and HOME funds.
Quantified Objective (units): Facilitate the development, preservation, or rehabilitation of at least 100 affordable housing units, including 50 low-income units, 25 very lowincome units, and 25 extremely low-income units.
AFFH Component: This program affirmatively furthers fair housing by expanding access to funding and financing resources that support affordable housing development for lowerincome households citywide. By leveraging direct and pass-through funding sources, the City can increase housing opportunities in areas with access to employment, schools, transportation, services, and other community amenities, helping to reduce disparities in housing choice and access to opportunity.
ATTACHMENT A
Item 10.1
Mountain House Page 1920 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 11
Program HE-2.6 Housing Opportunities for Extremely Low-Income Households The City shall facilitate the development, preservation, and occupancy of housing affordable to extremely low-income households (0–30 percent of Area Median Income), including individuals and families experiencing homelessness, persons with disabilities (including developmental disabilities), farmworkers, seniors, and other households with special housing needs. Recognizing the quantified need for extremely low-income housing pursuant to housing element law, the City shall implement the following actions:
Prioritize and provide regulatory incentives, as permitted by state law, for projects containing units affordable to extremely low-income households, including supportive housing, permanent supportive housing, transitional housing, Single Room Occupancy (SRO) units, multifamily rental housing, and other housing types serving special-needs populations.
Pursue state, federal, regional, county, and other funding sources that support the creation, preservation, rehabilitation, and operation of housing affordable to extremely low-income households.
Coordinate with affordable housing developers, service providers, and public agencies to identify funding opportunities, available sites, and development partnerships that can facilitate the production of housing affordable to extremely low-income households.
Support organizations that provide housing navigation, counseling, legal assistance, homelessness prevention, fair housing services, and related housing stability programs for extremely low-income households, as funding is available. Monitor the City's progress toward meeting the identified housing needs of extremely low-income households and, if production falls short of projected needs, evaluate additional actions and funding opportunities to facilitate development.
Responsible Agency: Community Development Department; Neighborhood Preservation Funding: Affordable Housing Fund, county, regional, state, federal, and other available public and private funding sources
Timeframe: Ongoing: Pursue funding opportunities and provide regulatory incentives for qualifying projects. Annually: Review development activity, funding opportunities, and progress toward meeting extremely low-income housing needs. As opportunities arise:
Coordinate with affordable housing developers and housing service providers to facilitate projects and programs serving extremely low-income households.
Quantified Objective (units): Facilitate the development, preservation, or rehabilitation of housing opportunities sufficient to address the City’s identified need for 654 extremely low-income units during the planning period.
ATTACHMENT A
Item 10.1
Mountain House Page 1921 of 1946
GOALS, POLICIES, AND PROGRAMS
AFFH Component: This program affirmatively furthers fair housing by increasing access to affordable housing opportunities for extremely low-income households citywide, reducing housing cost burdens and displacement risk, promoting housing choice for members of protected classes, supporting housing stability, and expanding access to housing in areas with community amenities, services, employment opportunities, and transportation resources.
Goal HE-3 Special-Needs Housing
Support a range of housing opportunitiesto provide adequate, affordable, accessible, and supportive housing opportunities for residents with special housing needs.
Policies
Policy HE-3.1 Expand Housing Options for Special-Needs Groups — Encourage development of accessible units, large-family units, and supportive or service-enriched housing within village neighborhoods.
Policy HE-3.2 Coordinate with Regional Service Providers — Coordinate with San Joaquin County agencies and nonprofit partners to identify and address the housing needs of seniors, persons with disabilities, farmworkers, and individuals requiring transitional or supportive housing.
Programs
Program HE-3.1 Reasonable Accommodation and Accessible Housing The City shall continue to implement and publicize its reasonable accommodation procedure to ensure individuals with disabilities have equal access to housing through modifications or exceptions to land use, zoning, and development regulations when necessary. The City shall comply with applicable state and federal accessibility requirements and encourage the incorporation of accessibility and universal design features in new residential development. The City shall provide information regarding reasonable accommodation procedures and accessible housing resources through the City website, informational materials, and public outreach efforts. The City shall also engage with housing developers to identify opportunities and incentives to increase the availability of accessible and adaptable housing for seniors and persons with disabilities.
The City will make informational materials on universal design and accessibility considerations available with building permit applications.
Responsible Agency: Community Development Department
Funding: Permit fees and local funds
ATTACHMENT A
Item 10.1
Mountain House Page 1922 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 13
Timeframe: By December 2027: Process reasonable accommodation requests and maintain information on the City's website. Engage housing developers and housing providers regarding opportunities to incorporate accessible and universal design features in residential developments. By June 2028: Prepare and distribute informational materials regarding reasonable accommodation procedures and accessible housing resources and update periodically as needed.
Quantified Objective (units): Facilitate the development of at least 10 accessible or adaptable low-income housing units during the planning period as market conditions and development opportunities allow.
AFFH Component: This program affirmatively furthers fair housing by reducing barriers to housing choice for persons with disabilities, increasing awareness of reasonable accommodation rights and opportunities to incorporate universal design, encouraging the development of accessible housing, and promoting independent living opportunities for persons with disabilities and seniors throughout Mountain House. The program will target the development of accessible or adaptable low-income housing units citywide.
Program HE-3.2 Homelessness Prevention and Resource Referrals The City shall continue to work with San Joaquin County, nonprofit organizations, and regional service providers to connect residents experiencing or at risk of homelessness with available housing, shelter, and supportive services. The City shall provide information and referrals to available resources and monitor local homelessness trends throughout the planning period. If a need for additional services or housing resources is identified, the City shall coordinate with regional partners to evaluate appropriate responses.
Responsible Agency: Community Development Department
Funding: Local, county, state, and federal funds, as available Timeframe: Ongoing throughout the planning period: Monitor needs annually.
Quantified Objective (households): Provide referrals and housing resource information to at least five residents experiencing or at risk of homelessness and conduct annual coordination with regional service providers.
AFFH Component: This program furthers fair housing by promoting housing stability, reducing barriers to housing and supportive services, and connecting vulnerable residents with available housing resources and assistance programs, with the target of reaching at least five residents experiencing or at risk of homelessness.
ATTACHMENT A
Item 10.1
Mountain House Page 1923 of 1946
GOALS, POLICIES, AND PROGRAMS
Program HE-3.3 Development Title Amendments for State Housing Law Compliance The City shall comprehensively review and amend the Development Title to ensure consistency with current state housing laws and remove regulatory constraints to housing development. Amendments shall include but not be limited to the following:
Amend regulations governing ADUs to ensure consistency with state ADU law, including Government Code Sections 66310–66342, as amended. Clarify that second dwelling units and accessory dwelling units constitute the same residential use and are regulated, consistent with state ADU law. Amend regulations to comply with Government Code Section 65852.7 by allowing mobile home parks in all residential zoning districts and clarifying that manufactured homes and mobile homes on permanent foundations shall be treated the same as conventional single-family dwellings and permitted in all zones where single-family residential uses are allowed.
Amend the Development Title to permit residential care facilities serving six or fewer persons in all residential zones as required by Health and Safety Code Sections 1566.3 and 1568.0831. Licensed residential care facilities serving seven or more persons shall be permitted with a conditional use permit, consistent with Government Code Section 65008(d).
Review and amend the City's reasonable accommodation procedures to ensure consistency with the fair housing requirements of the Federal Fair Housing Act (42 USC Section 3601 et seq.), the California Fair Employment and Housing Act (Government Code Section 12955 et seq.), and Government Code Section 65008, and remove findings or requirements that may act as barriers to housing for persons with disabilities.
Amend definitions and development regulations for transitional housing and supportive housing to ensure consistency with Government Code Sections 65582(f) and 65582(j) and allow such uses subject only to the same restrictions that apply to other residential dwellings of the same type in the same zone, consistent with Government Code Section 65583(a)(5).
Amend zoning regulations to permit supportive housing by right in multifamily zones and mixed-use and nonresidential zones where multifamily housing is permitted, consistent with Government Code Section 65651.
Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2027: Complete Development Title amendments.
ATTACHMENT A
Item 10.1
Mountain House Page 1924 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 15
Quantified Objective (other): Adopt a comprehensive Development Title amendment package addressing state housing law compliance during the planning period.
AFFH Component: This program furthers fair housing by facilitating the development of transitional and supportive housing citywide, making reasonable accommodations easier to access for persons with disabilities, and facilitating the development of naturally affordable housing types such as ADUs and mobile home parks. This supports housing mobility for lower-income households and ensures that persons with disabilities that need reasonable accommodations related to the development of housing do not experience barriers in this process.
Program HE-3.4 Emergency Shelters, Farmworker Housing, and Special-Needs Housing Ordinance Update
The City shall amend the Development Title to facilitate housing opportunities for persons experiencing homelessness, farmworkers, and other special-needs populations and ensure compliance with state housing law. Amendments shall include but not be limited to the following:
Amend the Development Title to ensure that farmworker employee housing consisting of six or fewer persons is treated as permitted residential use in the same manner as any other single-family residential use in the same zone, consistent with Health and Safety Code Section 17021.5 and Government Code Section 65852.3. Clarify the definition of an emergency shelter not limited by size and adopt objective development and management standards for emergency shelters, consistent with Government Code Section 65583(a)(4) and Government Code Section 65582(e), including standards related to off-street parking, on-site waiting and intake areas, security, lighting, on-site management, proximity to other shelters, and length of stay. Amend the Development Title to permit Low-Barrier Navigation Centers by right in multifamily zones and mixed-use and nonresidential zones where multifamily housing is permitted, consistent with Government Code Sections 65660–65668. Amend the Development Title to permit SRO units in the Commercial and Mixed Use zoning districts and amend development standards, as appropriate, to remove constraints and facilitate the development and preservation of SRO housing, consistent with Government Code Section 65583(a)(4).
Review and update definitions and regulations for emergency shelters and other special-needs housing types as necessary to maintain consistency with state housing law.
Responsible Agency: Community Development Department
ATTACHMENT A
Item 10.1
Mountain House Page 1925 of 1946
GOALS, POLICIES, AND PROGRAMS
Funding: General fund
Timeframe: By December 2028: Complete Development Title amendments.
Quantified Objective (other): Adopt one comprehensive ordinance update addressing emergency shelters, Low-Barrier Navigation Centers, farmworker employee housing, and SRO housing during the planning period.
AFFH Component: This program affirmatively furthers fair housing by removing regulatory barriers to housing opportunities citywide for lower-income households, persons with disabilities, farmworkers, persons experiencing homelessness, or members of other protected classes, with the goal of supporting housing mobility for at least 10 households from these groups; expanding housing choice; and ensuring local regulations remain consistent with state and federal fair housing requirements.
Program HE-3.5 Housing Resources for Persons with Disabilities and Developmental Disabilities The City shall support housing opportunities for persons with disabilities, including developmental disabilities, by providing information regarding available housing resources, fair housing services, and supportive service programs through the City's website and other public information channels. The City shall coordinate with the Valley Mountain Regional Center and other service providers, as appropriate, to maintain awareness of available housing and supportive service resources.
The City shall continue to implement applicable state and federal accessibility requirements and encourage the incorporation of accessible and adaptable design features in residential development projects where feasible. The City shall also periodically engage with housing developers and service providers regarding opportunities to increase housing options for persons with disabilities and special-needs populations.
Responsible Agency: Community Development Department
Funding: General fund
Timeframe: Ongoing: Maintain information regarding housing and supportive service resources on the City’s website and through public information materials, as needed.
Ongoing: Implement applicable accessibility requirements during project review.
Periodically throughout the planning period: Coordinate with service providers and housing developers regarding housing opportunities for persons with disabilities.
Quantified Objective (persons): Provide information and referrals regarding housing and supportive services for persons with disabilities and developmental disabilities to 150
ATTACHMENT A
Item 10.1
Mountain House Page 1926 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 17
residents throughout the planning period and facilitate accessible housing opportunities through implementation of applicable accessibility requirements.
AFFH Component: This program furthers fair housing by promoting access to housing information, supportive services, and accessible housing opportunities for persons with disabilities and developmental disabilities, reducing barriers to housing choice and supporting independent living opportunities throughout Mountain House.
Program HE-3.6 Housing Choice Voucher Outreach and Coordination The City shall support the Housing Choice Voucher (Section 8) Program administered by the Housing Authority of the County of San Joaquin by providing information and referrals to residents, landlords, and property owners regarding available rental assistance programs. The City shall coordinate with the Housing Authority and other housing service providers, as appropriate, to increase awareness of voucher opportunities and promote access to housing throughout the community. Actions may include:
Maintaining information and links to the Housing Choice Voucher Program and other rental assistance resources on the City’s website.
Providing referrals to residents seeking rental assistance and housing resources. Making Housing Authority informational materials available at public counters and other City facilities as they become available.
Coordinating periodically with the Housing Authority regarding available rental assistance programs, housing resources, and outreach opportunities. Encouraging landlords and property owners to consider participation in the Housing Choice Voucher Program.
Including Housing Authority programs and services in City housing resource materials and directories, as available.
Providing information regarding fair housing protections, including California's prohibition on source-of-income discrimination.
Directing residents to appropriate agencies for assistance with fair housing concerns.
Responsible Agency: Community Development Department; Housing Authority of the County of San Joaquin
Funding: US Department of Housing and Urban Development programs, and other available funding sources
Timeframe (other): Ongoing: Maintain Housing Choice Voucher information on the City’s website and provide referrals to interested residents and property owners. Ongoing:
ATTACHMENT A
Item 10.1
Mountain House Page 1927 of 1946
GOALS, POLICIES, AND PROGRAMS
Coordinate with the Housing Authority and distribute available resource information as appropriate.
Quantified Objective: Maintain Housing Choice Voucher information and rental assistance resource referrals throughout the planning period and coordinate periodically with the Housing Authority regarding available programs and resources.
AFFH Component: This program affirmatively furthers fair housing by increasing awareness of rental assistance programs citywide, expanding access to housing opportunities for lower-income households, supporting housing choice, and providing information regarding fair housing rights and protections to residents and housing providers.
Program HE-3.7 Housing Stabilization and Rental Assistance Referrals The City shall support housing stability for lower-income households by coordinating with San Joaquin County, San Joaquin County Housing Authority, nonprofit organizations, and other service providers to connect residents with available rental assistance, housing stabilization, homelessness prevention, utility assistance, and security deposit assistance programs. The City shall maintain and publicize information on available resources through its website and other outreach materials. In addition, the City may evaluate the feasibility of utilizing the City’s Affordable Housing Fee revenues, where legally permissible and available, to support housing stabilization activities, rental assistance programs, or affordable housing initiatives that serve lower-income households and help prevent displacement.
Responsible Agency: Community Development Department; San Joaquin County; housing and service providers
Funding: Affordable Housing Fee, where available and eligible; county, regional, state, federal, and nonprofit funding programs
Timeframe: Develop and maintain housing resource referral materials by July 2027 and coordinate with partner agencies on an ongoing basis throughout the planning period.
Evaluate potential Affordable Housing Fee funding allocations at least once during the planning period.
Quantified Objective (households): Assist or refer at least 25 households annually to housing stabilization, rental assistance, or related housing support programs, subject to funding availability.
AFFH Component: This program affirmatively furthers fair housing by increasing awareness of and access to housing assistance resources for lower-income households,
ATTACHMENT A
Item 10.1
Mountain House Page 1928 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 19
including populations that may be at greater risk of housing instability or displacement.
By connecting residents to available assistance and evaluating the use of Affordable Housing Fee revenues for housing stabilization purposes, the City can help reduce housing cost burdens, promote housing choice, and support equitable access to housing opportunities.
Goal HE-4 Remove Barriers to Housing Production
Reduce procedural constraints to facilitate timely housing development.
Policies
Policy HE-4.1 Streamline Development Review — Continue efforts to streamline and improve the development review process by eliminating any unnecessary delays in the processing of development applications and enhancing coordination between the City and Mountain House Community Services District.
Policy HE-4.2 Review and Update Development Standards — Maintain zoning and development standards to remove unnecessary constraints on the development of housing.
Programs
Program HE-4.1 Housing Development Streamlining Procedures The City shall develop and implement procedures consistent with applicable state housing development streamlining requirements, including Senate Bill (SB) 330 (Housing Crisis Act), SB 423 (streamlined ministerial approval process), and other applicable state housing laws, as amended. The City shall develop a preliminary application form and associated procedures, either using forms prepared by the California Department of Housing and Community Development (HCD) or City-developed forms that comply with state law. The City shall also establish written procedures for the processing of eligible streamlined housing development applications and make these procedures available on the City's website and at the public counter. The City shall periodically review and update its procedures to ensure ongoing compliance with state law.
Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2027: Establish SB 330 preliminary application procedures and forms and adopt procedures for processing eligible streamlined housing development applications pursuant to state law. Ongoing thereafter: Maintain and update procedures as necessary to remain consistent with changes in state law.
ATTACHMENT A
Item 10.1
Mountain House Page 1929 of 1946
GOALS, POLICIES, AND PROGRAMS
Quantified Objective (other): Establish a citywide streamlining procedure and process all eligible preliminary applications and streamlined housing development applications in accordance with state law throughout the planning period.
AFFH Component: This program furthers fair housing by reducing regulatory barriers to housing development; facilitating the timely production of housing citywide, including affordable housing; and improving access to housing opportunities for lower-income households and members of protected classes.
Program HE-4.2 Parking Standards Update
The City shall review and amend the Development Title to ensure parking requirements do not unnecessarily constrain the development of housing, particularly multifamily and affordable housing. The City shall evaluate minimum parking requirements for studio and one-bedroom units in multifamily developments and consider implementing a slidingscale parking standard based on unit size, bedroom count, proximity to services, and other relevant factors. The City shall also review and amend parking requirements for emergency shelters to ensure compliance with Government Code Section 65583(a)(4) by requiring only sufficient parking to accommodate employees working at the shelter and ensuring that parking requirements are not more restrictive than those imposed on other residential or commercial uses within the same zone.
Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2028: Complete review and adopt Development Title amendments.
Quantified Objective (other): Amend the Development Title to update parking requirements for multifamily housing and emergency shelters during the planning period.
AFFH Component: This program affirmatively furthers fair housing by reducing regulatory constraints that can increase housing development costs, facilitating the production of multifamily and affordable housing citywide, and removing potential barriers to emergency shelter development. These actions support housing mobility and expand housing opportunities for lower-income households, persons experiencing homelessness, and members of protected classes throughout Mountain House.
ATTACHMENT A
Item 10.1
Mountain House Page 1930 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 21
Program HE-4.3 Density Bonus Ordinance Update
The City shall periodically review and amend the density bonus ordinance to ensure consistency with State Density Bonus Law (Government Code Section 65915), as amended. The review shall evaluate compliance with current state requirements related to density bonuses, incentives, concessions, waivers and reductions of development standards, parking ratios, affordable housing requirements, and eligibility criteria.
Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2028: Review the density bonus ordinance. Adopt amendments, as necessary, within one year of identifying inconsistencies with state law.
Ongoing: Update application forms, informational materials, and administrative procedures as state law changes.
Quantified Objective (other): Review and, if necessary, adopt one ordinance update during the planning period to maintain consistency with the State Density Bonus Law.
AFFH Component: This program affirmatively furthers fair housing by ensuring that housing developments can utilize the benefits provided under the State Density Bonus Law, reducing barriers to affordable housing production citywide, increasing housing opportunities for lower-income households, and supporting a more diverse and inclusive housing supply throughout Mountain House. This program also assumes the city will facilitate the development of at least one project that uses a density bonus.
Program HE-4.4 Development Standards and Fee Transparency The City shall improve public access to development information by ensuring applicable development fees are on the City's website consistent with Government Code Section 65940.1(a)(1). Zoning and development standards, as well as permit application requirements, are available on the City's website and will be updated as needed to reflect any future revisions. The City shall make development standards and fee information available in a clear and user-friendly format and periodically update the information to reflect amendments to the Development Title, fee schedules, and application procedures.
The City shall also provide links to relevant planning and development resources to assist residents, property owners, and developers in understanding local development requirements.
Responsible Agency: Community Development Department
Funding: General fund
ATTACHMENT A
Item 10.1
Mountain House Page 1931 of 1946
GOALS, POLICIES, AND PROGRAMS
Timeframe: By December 2027: Publish development fees on the City's website. Ongoing:
Update posted information as amendments to development regulations, application requirements, or fee schedules occur.
Quantified Objective (other): Publish one comprehensive online resource containing development standards, permit requirements, and applicable fees and maintain current information throughout the planning period.
AFFH Component: This program affirmatively furthers fair housing by increasing transparency in the development review process, reducing informational barriers to housing development and facilitation of housing affordability citywide, improving access to information regarding housing opportunities, and supporting the production of housing for all income levels, including affordable housing.
Fair Housing and Equity
Goal HE-5 Affirmatively further fair housing and expand access to opportunity.
Affirmatively further fair housing by promoting equitable access to housing opportunities, reducing barriers to housing choice, and fostering inclusive neighborhoods for all residents.
Policies
Policy HE-5.1 Fair Housing Choice — The City shall promote housing opportunities for all persons regardless of race, religion, color, ancestry, national origin, sex, marital status, disability, family status, income, sexual orientation, or other barriers that prevent choice in housing.
Policy HE-5.2 Distribute Housing Opportunities Equitably — Encourage a balanced distribution of affordable and special-needs housing across village areas to promote integration and access to services.
Implementation Programs
Program HE-5.1 – Fair Housing Education and Outreach
The City shall support fair housing efforts by providing information regarding fair housing rights, responsibilities, and resources through the City’s website, public facilities, and community outreach activities. In addition, the City will seek to partner with a qualified fair housing service provider to expand access to fair housing resources for Mountain House residents. The City shall maintain information regarding organizations that provide
ATTACHMENT A
Item 10.1
Mountain House Page 1932 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 23
fair housing counseling, education, mediation, complaint investigation, and related services and shall provide this information in locations throughout the community in English and other languages spoken in the community. The City shall refer residents to appropriate fair housing service providers as needed. The City shall periodically evaluate local fair housing issues and incorporate relevant findings into future updates of housing planning documents and fair housing analyses. The City shall also coordinate with housing providers, public agencies, and community organizations to promote equal housing opportunity and awareness of fair housing laws.
Responsible Agency: Community Development Department
Funding: General fund, CDBG funds, and other available funding sources Timeframe: Ongoing: Maintain fair housing information on the City’s website and at public facilities. Provide referrals to fair housing service providers as requested. Periodically:
Evaluate fair housing issues as part of Housing Element updates and other required planning efforts. By July 2027: Contact one or more qualified fair housing service providers and determine the scope of services to be provided through a partnership or contract.
Quantified Objective (people): Provide fair housing information and referrals to 150 residents throughout the planning period and maintain publicly accessible fair housing resources.
AFFH Component: This program affirmatively furthers fair housing by increasing awareness of fair housing rights and resources, supporting equal housing opportunity, reducing informational barriers, and connecting residents with organizations that address housing discrimination and housing-related disputes. Provide information about fair housing rights and accessing fair housing services in English and other languages spoken in the community in locations throughout the community to ensure residents of all income levels and language backgrounds have equitable access to fair housing information and services.
Program HE-5.2 – Inclusive Public Participation
The City shall promote equitable access to public decision-making processes by providing reasonable accommodations and language assistance services, upon request, for public meetings, hearings, and other City-sponsored activities. The City shall maintain information on its website regarding the availability of translation, interpretation, and accessibility accommodations and shall include instructions for requesting such services in public meeting notices and agendas. The City shall periodically review its public outreach practices to ensure residents have meaningful opportunities to participate in housing and community planning efforts.
ATTACHMENT A
Item 10.1
Mountain House Page 1933 of 1946
GOALS, POLICIES, AND PROGRAMS
Responsible Agency: Community Development Department; City Clerk Funding: General fund and other available funding sources Timeframe: Ongoing: Provide translation, interpretation, and accessibility accommodations upon request. Maintain information regarding available services on the City’s website and in public meeting notices. Periodically: Review public outreach practices and update materials as needed.
Quantified Objective (people): Maintain publicly available information regarding language assistance and accessibility accommodations and provide requested services throughout the planning period for at least 40 people.
AFFH Component: This program affirmatively furthers fair housing by reducing barriers to civic participation, increasing access to public decision-making processes, and ensuring that persons with disabilities, individuals with limited English proficiency, and members of protected classes have meaningful opportunities to participate in housing and community development discussions.
Program HE-5.3 – Improving Transportation Options
The City shall promote place-based revitalization by continuing to coordinate with regional transportation agencies, such as San Joaquin Regional Transit District (RTD), Valley Link and Altamont Corridor Express (ACE), to increase transit options in Mountain House. Additionally, the City will actively engage with the San Joaquin Council of Governments(SJCOG) during the development of the 2026 Regional Active Transportation Plan. The City will coordinate with SJCOG to seek funding to implement priority active transportation projects in the city, particularly in proximity to schools, community resources, and lower-income housing developments.
Responsible Agency: Community Development Department
Funding: General fund and other available funding sources Timeframe: Ongoing: Coordinate with regional transportation and public transit agencies.
Periodically: Apply to funding opportunities as available to implement active transportation projects.
Quantified Objective (other): Apply to funding opportunities as available to implement at least one active transportation project within the city during the planning period.
AFFH Component: This program affirmatively furthers fair housing by ensuring that safe and lower-cost transportation options are available to the community that can support lower-income community members in enjoying a lower overall cost of living.
ATTACHMENT A
Item 10.1
Mountain House Page 1934 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 25
Housing Preservation and Quality
Goal HE-6 Preserve existing housing stock and maintain quality neighborhoods.
Ensure safety and livability of housing in the city is continually maintained or upgraded, including measures to improve energy conservation.
Policies
Policy HE-6.1 Support Housing Rehabilitation — Encourage rehabilitation of aging units to maintain safety, energy efficiency, and long-term livability.
Policy HE-6.2 Coordinate Infrastructure Planning with Schools — Ensure that roadway, sidewalk, and utility improvements associated with new housing development support school access, circulation, and long-term community livability.
Implementation Programs
Program HE-6.1 Housing Quality and Neighborhood Preservation The City shall respond to complaints regarding violations of applicable building, housing, health and safety, and property maintenance standards to help maintain the quality of the housing stock. The City shall periodically evaluate housing conditions, including factors affecting positive environmental conditions and, if warranted, consider additional tools or partnerships to address neighborhood maintenance concerns. The City shall also provide information and referrals regarding available housing rehabilitation, home repair, accessibility improvement, and housing assistance programs offered by San Joaquin County, utility providers, nonprofit organizations, and other agencies as available.
Responsible Agency: Community Development Department
Funding: General fund, permit fees, and other available funding sources Timeframe: Ongoing throughout the planning period.
Quantified Objective (other): Respond to code enforcement complaints as received and maintain information regarding available housing assistance resources throughout the planning period. Provide 30 referrals to housing rehabilitation programs throughout the planning period.
ATTACHMENT A
Item 10.1
Mountain House Page 1935 of 1946
GOALS, POLICIES, AND PROGRAMS
AFFH Component: This program furthers fair housing by helping preserve safe and habitable housing, supporting housing stability, reducing the risk of displacement resulting from deteriorating housing conditions, and connecting residents to available housing assistance resources for at least five lower-income households.
Program HE-6.2 Energy Efficiency, Sustainability, and Housing Resilience The City shall continue to implement applicable energy efficiency requirements contained in the California Building Standards Code and support energy-efficient and resilient housing through coordination, outreach, and information-sharing efforts. Actions include but are not limited to the following:
Maintain information on the City’s website regarding available energy efficiency, weatherization, utility assistance, renewable energy, and housing resiliency programs offered by utility providers, San Joaquin County, state, regional agencies, and nonprofit organizations.
Coordinate periodically with utility providers, San Joaquin County, affordable housing developers, and nonprofit organizations regarding available energy efficiency, electrification, weatherization, and resilience programs for residents. Provide information regarding available rebates, incentives, energy audits, utility bill assistance programs, and weatherization services through public information materials and community outreach efforts.
Refer residents and property owners to available utility-sponsored, Countyadministered, state, regional and federal programs that assist with energy efficiency improvements and utility cost reductions.
Encourage affordable housing developers and residential project applicants to incorporate energy-efficient building materials, water conservation measures, climate-responsive site design, solar-ready construction, and electric-vehicle-charging infrastructure, where feasible.
Monitor available state, regional, and federal, utility, funding opportunities that support energy efficiency, climate resilience, weatherization, electrification, and affordable housing projects.
Responsible Agency: Community Development Department
Funding: General fund, permit fees, utility-sponsored programs, grants, and other available state, federal, and private funding sources
Timeframe: Ongoing: Implement state energy efficiency requirements through project review. Maintain information regarding available programs on the City’s website and at public counters. Distribute information regarding applicable programs and incentives as
ATTACHMENT A
Item 10.1
Mountain House Page 1936 of 1946
GOALS, POLICIES, AND PROGRAMS
Mountain House Housing Element Page 27
opportunities become available. Annually: Coordinate with utility providers, San Joaquin County, and other housing partners regarding available resources and funding opportunities.
Quantified Objective (people): Maintain information regarding available energy efficiency, weatherization, utility assistance, and housing resiliency programs and provide referrals and outreach throughout the planning period. Refer 30 residents to available programs throughout the planning period.
AFFH Component: This program furthers fair housing by reducing displacement risk and facilitating place-based revitalization, with a target of reducing displacement risk for at least five lower-income households. Ensure that information reaches lower-income households by providing information through public information materials and community outreach efforts.
Quantified Objectives
California Government Code Section 65583(b) requires that a Housing Element establish quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that identified housing needs may exceed available resources, market conditions, and a jurisdiction’s ability to address all needs during the planning period. Quantified objectives are not required to be equivalent to the total housing need identified in the Housing Element.
Quantified objectives represent the number of housing units the City reasonably expects to construct, rehabilitate, conserve, or otherwise assist through implementation of Housing Element programs during the planning period. These objectives serve as measurable benchmarks for monitoring progress, evaluating program effectiveness, and assessing the City’s success in addressing its housing needs. Table 8-1 summarizes the City’s quantified objectives.
ATTACHMENT A
Item 10.1
Mountain House Page 1937 of 1946
GOALS, POLICIES, AND PROGRAMS
Table 8-1 Summary of Quantified Objectives
Program Number/
Name
Extremely
Low Very Low Low Moderate AboveModerate Total
HE-1.1: Sites Inventory and Capacity Monitoring 654 655 821 886 2,097 5,113 HE-1.3: Large Site Development Facilitation 1,010 1,010 HE-1.4: Infrastructure Capacity Coordination 654 655 821 886 2,097 5,113 HE-2.1: Affordable Housing Development and
Partnerships 150 150
HE-2.3: ADU Development and Monitoring 111 56 18 185
HE-2.4: First-Time Homebuyer Assistance Referral
Program 15 25 40
HE-2.5: Affordable Housing Funding 25 25 50 100
HE-2.6: Housing Opportunities for Extremely LowIncome Households 654 654 HE-3.1: Reasonable Accommodation and Accessible
Housing 10 10
HE-3.2: Homelessness Prevention and Resource
Referrals 5 5
HE-3.5: Housing Resources for Persons with
Disabilities and Developmental Disabilities 30 30 30 30 30 150 HE-3.7: Housing Stabilization and Rental Assistance
Referrals 25 25
HE-5.1: Fair Housing Education and Outreach 10 10 50 30 150 HE-5.2: Inclusive Public Participation 40 40
HE-6.1: Housing Quality and Neighborhood
Preservation 30 30
HE-6.2: Energy Efficiency, Sustainability, and Housing
Resilience 30 30
Total 2,022 1,365 3,178 1,873 4,367 12,805
Source: City of Mountain House Housing Element, 2026.
ATTACHMENT A
Item 10.1
Mountain House Page 1938 of 1946 DISCUSSION ITEM | 1
TITLE: City Manager’s Update
MEETING DATE: August 26, 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 .
A resident requested that a roadway retain the name South Kelso Road to distinguish it from Kelso Road and reduce confusion for first responders and deliveries. Staff is following up on the issue.
LIBRARY UPDATES
Librarian Heather Bailey is scheduled to attend the Aug. 26 City Council meeting to provide an update on the Mountain House Library. Upcoming library programs include weekly meditation, a solar oven s’mores makerspace activity, beginner sewing and embroidery classes, family and baby story times, family movie night, Dungeons & Dragons, children’s learning activities, and an adult book club. Visit the Mountain House Library events calendar for dates, times, age requirements, and registration information.
DEPARTMENT UPDATES
Communications
Throughout August, the Communications Office continued to focus on keeping residents informed, supporting City departments, promoting community events, and maintaining consistent City branding.
Public safety communications included alerts and updates regarding the Kelso Road gas leak and the traffic hazard at Grant Line Road and Great Valley Parkway, with timely follow-up communications once each situation was resolved.
Community engagement remained a major focus. Communications supported National Night Out and Movie in the Park, while also developing promotional materials and event plans for the upcoming Tennis Courts Grand Opening and Veterans Liberty Garden dedication. We also coordinated communications for the postponement of the It Takes a Village Transportation Forum and helped welcome visiting baseball teams from Taiwan through signage, photo opportunities, City-branded materials, and visit coordination.
Digital communications continued throughout the month, including responding to resident questions on social media, directing service requests to the City’s reporting system, and providing information on traffic Item 10.2
Mountain House Page 1939 of 1946
2 safety, Code Enforcement, and other City services. We also continued developing resident education materials regarding utility billing changes, including FAQs and clear explanations of upcoming adjustments.
The Communications Office produced graphics, social media content, website updates, email communications, signage, and other materials for departments and City events. We also continued providing communications support to Public Safety, Public Works, Recreation, Administration, Finance, and other departments.
For the remainder of August and into September, our focus will remain on upcoming events, utility billing education, public safety messaging, resident engagement, department support, and maintaining clear and consistent communication across all City platforms.
Human Resources
The City is currently accepting applications for Recreation Assistant. We have recently filled the position of Part-time Recreation Leader through an internal promotion and have extended an offer of employment for Engineer V.
Staff has reached agreements with SEIU regarding successor Memoranda of Understanding (MOUs), as well as resolution of the Total Classification and Compensation Study. The agreements have been ratified by the union and are scheduled for City Council consideration on August 26, 2026.
Risk Management
Staff is working with Administrative Services Director Sarah Ragsdale and San Joaquin County ISD to ensure the City has appropriate training and systems in place to reduce the risk of phishing attacks and other cybersecurity threats. The Municipal Pooling Authority and Alliant, the City’s coverage and insurance providers, will also be included in these discussions to help ensure the City is meeting or exceeding applicable cybersecurity standards.
Staff continues to work with Public Works on risk assessments for the new playground structure, Tennis Center, and amphitheater projects.
Finance
The approved 2026/2027 budget has been implemented. Finance staff is working to close fiscal year 2025/2026, which requires input and cooperation from City departments and vendors.
Parks and Recreation
Special Events:
4 th of July Parade & Celebration – Mountain House celebrated the 4th of July with a festive morning parade beginning at 9:00 a.m. at Mountain House High School, traveling north along Central Parkway, and concluding at Central Community Park. The parade featured 30 entries representing residents, nonprofits, sports organizations, civic groups, City Council members, and School Board members, while an estimated 1,400 residents lined Central Parkway to enjoy the festivities. New this year, two DJs stationed along the route provided music and announced Item 10.2
Mountain House Page 1940 of 1946
3 parade entries as they passed. Parks and Recreation staff, in partnership with Public Safety, helped keep the route safe and the parade moving smoothly. At Central Community Park, the celebration opened with the Boy Scouts Color Guard, Pledge of Allegiance, and the National Anthem performed by Shaheen Castro, followed by food trucks, bounce houses, water slides, and family lawn games.
Music in the Park - Mountain House’s staple summer tradition, Music in the Park, brought the community together for an evening of live music and summer fun. Yacht Rockers entertained a crowd of approximately 2,100 attendees with familiar favorites that had residents singing along and dancing throughout the evening. Festive leis and sunglasses were distributed to attendees, adding to the summer atmosphere, while some of the on-site food trucks were so popular they sold out of food. Families, friends, and neighbors filled the park and danced into the night, making for another successful Music in the Park celebration.
Central Park Cinema – Central Park Cinema welcomed more than 800 residents to Central Community Park for an outdoor showing of Captain America. Families arrived with lawn chairs and blankets and settled in as the warm summer evening turned into a cool night under the stars.
Recreation staff provided free popcorn, while the Mountain House Sports & Recreation Club sold additional snacks as a fundraiser for the organization. The movie and complimentary popcorn were made possible through a generous donation from Rank Security, our hometown security company. The evening provided a relaxed opportunity for parents, children, friends, and neighbors to enjoy a summer night together in the park.
Event 2024 2025 2026
Bike Rodeo 225 250 325
Kite Festival 900 1,200 2,200
Music in the Park - May 2,800 1,500 1,600
Juneteenth 3,100 2,600 3,200
Central Park Cinema - July 625 800
4 th of July Parade 1,900 2,100 1,400
4 th Of July Celebration 1,500 2,000
Central Park Cinema – July 830 810
Music in the Park - July 2,300 2,400 2,100
TOTAL 11,225 13,005 14,435
Tennis Court Reservations:
The following graph provides a month-by-month comparison of tennis court reservation revenue collected at Mountain House High School (MHHS) and Central Park over the past twelve months.
The data highlights fluctuations in revenue at each location, including periods of growth and decline. Totals reflect net revenue and include refunds issued due to weather-related cancellations or instructor availability.
Monthly Tennis Court Reservation Revenues
Item 10.2
Mountain House Page 1941 of 1946
4 Month MHHS Central
Park
Month MHHS Central
Park
%
Change
July 2026 $48.00 $3,372.00 July 2025 $424.00 $3,628.00 (16%) June 2026 $160.00 $3,382.00 June 2025 $520.00 $4,584.00 (31%) May 2026 $664.00 $4,794.00 May 2025 $352.00 $4,404.00 15% April 2026 $476.00 $3,824.00 April 2025 $464.00 $4,118.00 (6%) March 2026 $864.00 $5,024.00 March 2025 $420.00 $4,196.00 28% February 2026 $852.00 $4,088.00 February 2025 $636.00 $3,636.00 16% January 2026 $948.00 $4,282.00 January 2025 $460.00 $4,500.00 5% December
2025 $516.00 $3,564.00 December 2024 $308.00 $3,884.00 (3%) November
2025 $856.00 $5,148.00 November 2024 $332.00 $4,396.00 27% October 2025 $560.00 $4,928.00 October 2024 $576.00 $5,135.00 (4%) September
2025 $356.00 $4,500.00 September 2024 $565.00 $3,776.50 12% August 2025 $504.00 $4,672.00 August 2024 $226.50 $3,558.00 37% Total $6,804.00 $51,578.00 $5,283.50 $49,815.50 6%
Facility Usage:
Indoor Facility Use – The following graph provides an overview of indoor facility usage at the Firehouse Community Room, Town Hall meeting rooms, and the Unity Center for the month of July 2026. Bookings include both internal reservations for City-sponsored programs and activities, as well as MHMA-sponsored activities held at the Unity Center. The data illustrates overall space utilization across facilities during July 2026.
Facility # of Bookings Total Revenue
Firehouse Community Room 19 $825
Town Hall Boardroom 47 $924
Town Hall TH-1 60 $1,161
Town Hall Town Hall Main Lobby 23 $791
Unity Center Unity Center A/B 80 $3,018
TOTAL 229 $6,791
Park Use – The following graph illustrates park usage for the month of July 2026, including rentals for organized sporting leagues and private use at Altamont Village Park, Central Community Park, Cordes Village Park, Hansen Village Park, and Wicklund Village Park. The data reflects overall park utilization across these facilities during July 2026.
Location Facility # of Bookings Total Revenue
Altamont Village Park Baseball Diamond 74 $700
Altamont Village Park Field A 8 $180
Altamont Village Park Field B 61 $500
Item 10.2
Mountain House Page 1942 of 1946
5 Bethany Village Park Basketball Courts 16 $80
Bethany Village Park Field A 40 $500
Central Community Park
Field D – Baseball Diamond
ONLY 9 $95
Cordes Village Park Softball Diamond 24 $670
Cordes Village Park Field B2 28 $350
Cordes Village Park Field C 28 $375
Cordes Village Park Field D 28 $350
Hansen Village Park Softball Diamond 14 $670
Wicklund Village Park Baseball Diamond 6 $95
TOTAL 336 $4,565
Picnic Use – The following graph shows picnic usage for July 2026, including rentals for private use at Central Community Park, Cordes Village Park, Hansen Village Park, and Wicklund Village Park. The data reflects the overall utilization of picnic facilities during July 2026.
Location Facility # of Bookings Total Revenue
Central Community Park
Picnic Area A – Interactive
Water Fountain 11 $790
Wicklund Village Park Gazebo 2 $65
TOTAL 13 $855
Item 10.2
Mountain House Page 1943 of 1946 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
Public Hearing MHD C-R Land Use changes north of Byron
Public Hearing Financing Authority Issuance of Bonds
Agreement for Altamont Park Playground Replacement Project Housing Element Update
Authorize the City Manager to execute the Tennis Center Instructor Agreement Appoint a Voting Delegate for the Cal Cities Annual Conference MOU with Bargaining Unit
Approve shortlist for Master Service Agreement - professional survey services 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
Closed Session: City Manager Annual Performance Review
Joint Use agreement with Mountain House Muslim Association Public Restroom Co Contract Amendment
ezWave Contract Amendment (Installation Contract - only) St. Francis Contract Amendment
West Coast Arborist Contract Amendment
Take a position on the CalCities Proposed Resolution
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
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.
Item 11.1
Mountain House Page 1944 of 1946 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) Report on the Public Review Draft Housing Element by Placeworks Gachina Contract Amendment
Water Update
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
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.
Item 11.1
Mountain House Page 1945 of 1946 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
Prop 218 Overview Update
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 11.1
Mountain House Page 1946 of 1946