Agenda packet — Mountain House City Council, August 26, 2026 (part 6 of 11)

ATTACHMENT A
WHEREAS, on August 26, 2026, the City Council conducted a Public Hearing on said matter, notice of said hearing was given in accordance with law, and oral and documentary evidence has been received in favor of or opposed to said matter, and this City Council being advised on the premises.

NOW, THEREFORE, BE IT RESOLVED by this City Council that, the City Council based on substantial evidence in the administrative record of proceedings and pursuant to its independent review and consideration, hereby adopts the Addendum to the Mountain House Master Plan EIR prepared by ICF and dated August 2026 as provided by Exhibit 1, attached hereto, and made part of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:
_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
By:

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ATTACHMENT A
EXHIBIT 1
Addendum to the Mountain House Master Plan EIR, prepared by ICF, dated August 2026 Due to the size of the document, the Addendum is not included with this document. The complete Addendum, dated July 2026 can be viewed in its entirety at the following link:
https://www.mountainhouseca.gov/388/Active-Projects
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ATTACHMENT B
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING GENERAL PLAN AMENDMENT NO. GPA-25-002
WHEREAS, San Joaquin County adopted the Mountain House Master Plan on November 10, 1994, per Resolution No. 94-690 (“Master Plan”) as the authoritative land use document guiding the development and buildout of the Mountain House Community Services District; and WHEREAS, the City of Mountain House incorporated July 1, 2024; and WHEREAS, the City of Mountain House City Council adopted the San Joaquin County General Plan as the Interim City of Mountain House General Plan, the Mountain House Master Plan, Mountain House Specific Plans I, II, and II, and the Commercial, Office & Industrial, Multi-Family Development, and Single Family Residential Design Manuals on July 1, 2024 via City Council Resolution No. 2024-16; and WHEREAS, the Project includes General Plan Amendment No. GPA-25-002, Master Plan Amendment No. MPA-25-002, Specific Plan Amendment No. SPA-25-002, Zone Reclassification No. ZR-25- 001, Parks, Recreation, and Leisure Plan Amendment, and Major Subdivision Application Nos. TSM-25- 002 (Tract No. 4265), TSM-25-003 (Tract No. 4268), TSM-25-005 (Tract No. 4270), and TSM-25-006 (Tract No. 3835); and
WHEREAS, the Project consists of a General Plan Amendment to change the Land Use Designation of Area 1 in Neighborhood I (APNs: 258-26-009, -010, -022, and -037) from Recreation Commercial (C/R) and Community Park to Low & Medium Density Residential (R/L & R/M); and WHEREAS, the Project consists of a General Plan Amendment to change the Land Use Designation of Area 2 in Neighborhood I (APNs: 258-26-003, -004, and -005) from Recreation Commercial (C/R), Public (P/F), and Community Park to Low & Medium Density Residential (R/L & R/M); and WHEREAS, the Project consists of a General Plan Amendment to change the Land Use Designation of Area 3 in Neighborhood J (APNs: 258-03-060 and -061) from Recreation Commercial (C/R) to Low & Medium Density Residential (R/L & R/M) and Commercial Neighborhood (C/N); and WHEREAS, the Project consists of a General Plan Amendment to change the Land Use Designation of Area 4 in Neighborhood K (APNs: 258-04-005 and -028) from Community Commercial (C/C) to Low & Medium Density Residential (R/L & R/M); and
WHEREAS, the Project consists of a General Plan Amendment to change the Land Use Designation of Area 5 in Neighborhood K (APN: 258-040-25) from Public (P/F) from Low & Medium Density Residential (R/L & R/M); and
WHEREAS, the Project consists of a General Plan Amendment to change the Land Use Designation of Area 6 in Neighborhood L (APNs: 209-040-23 and 258-040-33) from Public (P/F) to Low & Medium Density Residential; and
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ATTACHMENT B
WHEREAS, Section 65358 of the California Government Code provides for process to amend all or part of an adopted General Plan; and
WHEREAS, Title 9, Development Title, Division 8, Application Regulations, Chapter 2, General Plan Amendments of the Mountain House Municipal Code provides for review and adoption of all General Plan Amendments; and
WHEREAS, the City has complied with the requirements of Government Code (Government Code Section 65300 et. seq.), the current State of California General Plan Guidelines, and the City’s applicable ordinances and resolutions with respect to approval of the proposed GPA; and WHEREAS, General Plan Amendment No. GPA-25-002 consists of amendments to the City of Mountain House General Plan Map, as shown in Exhibit 1 attached to this Resolution; and WHEREAS, prior to the adoption of the GPA, the City Council adopted a Resolution to Adopt the Addendum to the Mountain House Master Plan Environmental Impact Report (EIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (SCH #1990020776); and WHEREAS, prior to the adoption of the GPA, the City Council reviewed and considered the information contained in the Addendum to the Mountain House Master Plan EIR (SCH #1990020776) and found that although the proposed project could have a significant effect on the environment, required mitigation measures will be implemented to reduce these effects to a less than significant level.

Mitigation measures are incorporated and included as part of the Conditions of Approval for the project; and
WHEREAS, notice of the proposed GPA was provided pursuant to California Government Code Section 65352.3 and 65352.4 (General Plan review by California Native American tribes) on October 1, 2025. The response period for the tribes under SB 18 closed on January 5, 2026. No tribes responded to the notice; and
WHEREAS, no further written or oral comments were received relating to the proposed General Plan Amendment; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including 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 August 6, 2026, and posting a Notice of Development Permit Application at each of the Project sites on July 25, 2026; and WHEREAS, on August 26, 2026, this City Council did conduct a public hearing on said matter, notice of said hearing having been given in accordance with law, and oral and documentary evidence having been received in favor of or opposed to said matter, and this City Council being advised on the premises.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House does hereby make the following findings:

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ATTACHMENT B

1. This Resolution incorporates, and by this reference makes a part hereof, that certain GPA, as shown in Exhibit 1 of this Resolution, relative to the proposed development of the proposed project.

2. General Plan Amendment Findings. Pursuant to Section 9-8-204 of the Mountain House Development Title, the City Council finds and determines as follows:

A. The internal consistency of the General Plan is maintained with the adoption of the General Plan Amendment;
This determination can be made because, adoption of the proposed revisions 1) is supportive of, and consistent with, the policies in these documents regarding the compatibility and protection of adjacent land uses; 2) is supportive of Master Plan and Specific Plan provisions regarding the development and location of Economic Development and Employment projects and facilities within Mountain House; 3) does not significantly affect existing acreage and densities of proposed land use designations; 4) no significant changes in jobs are expected that would adversely affect the jobs/housing ratios anticipated for the community; 5) does not increase the demand for public services and does not negatively affect the Public Financing Plan; and 6) no amendments to the Jobs/Housing Program or Affordable Housing Program are being proposed.

B. The General Plan Amendment shall not adversely affect the jobs/housing program and housing affordability;
This determination can be made because: 1) no changes are proposed to the Jobs/Housing Program or to the Affordable Housing Program; and 2) no significant changes in jobs are expected that would adversely affect the number of jobs projected or the jobs/housing ratios anticipated for the Community as part of the current or Specific Plan II amendment application.

C. The General Plan Amendment shall not adversely affect the Public Financing Plan; and This determination can be made because the amendments do not increase the demand for public services and does not negatively affect the Public Financing Plan.

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

This determination can be made because: 1) the provisions of the “Shea Mountain House, LLC Development Agreement and successors (i.e., the Development Agreement by and between County of San Joaquin and Shea Mountain House, LLC, Relative to the Development of Certain Property within the Mountain House Community) that are applicable to the subject properties are not affected by the proposed project; 2) the Shea Mountain House, LLC Development Agreement incorporates provisions of the existing, principal Mountain House Development Agreement (Amended and Restated Master Plan Development Agreement by and between County of San Joaquin and Shea Mountain House Relative to the Development of Certain Property within the Mountain House Community) and no modification or supplementation of those antecedent provisions was determined to be necessary; and 3) the Shea Mountain Item 9.1
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ATTACHMENT B
House, LLC Development Agreement vests certain provisions/sections of the General Plan, Master Plan, the Mountain House Development Title, and Specific Plan II, and the proposed project does not change or alter those provisions/sections.

3. Upon adoption by the City Council, the Community Development Director is hereby directed to retain said GPA on permanent public display in the Community Development Department, Planning Division of the City of Mountain House.

4. Based on the findings set forth in this Resolution, the CEQA Resolution, and the evidence in the Staff Report, the City Council hereby approves the General Plan Amendment, as illustrated and incorporated by reference as Exhibit 1 to this Resolution.

NOW, THEREFORE, BE IT RESOLVED by this City Council that, the City Council based on substantial evidence in the administrative record of proceedings and pursuant to its independent review and consideration, hereby approves the General Plan Amendment No. GPA-25-002 as provided by Exhibit 1 attached hereto, and made a part of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:
_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
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ATTACHMENT B
By:

EXHIBIT 1
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ATTACHMENT B
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ATTACHMENT B
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ATTACHMENT E
ORDINANCE NO. 2026-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE AMENDING

THE CITY OF MOUNTAIN HOUSE ZONING MAP RELATIVE TO ZONE RECLASSIFICATION APPLICATION NO. ZR-25-001
WHEREAS, San Joaquin County adopted the Mountain House Master Plan on November 10, 1994, per Resolution No. 94-690 (“Master Plan”) as the authoritative land use document guiding the development and buildout of the Mountain House Community Services District; and WHEREAS, San Joaquin County adopted the Mountain House Specific Plan II in 2004 to implement the goals and objectives of the Master Plan for Neighborhoods C, D, H, I, J, K, L, and the Town Center; and WHEREAS, the City of Mountain House incorporated July 1, 2024; and WHEREAS, the City of Mountain House City Council adopted the San Joaquin County General Plan as the Interim City of Mountain House General Plan, the Mountain House Master Plan, Mountain House Specific Plans I, II, and II, and the Commercial, Office & Industrial, Multi-Family Development, and Single Family Residential Design Manuals on July 1, 2024 via City Council Resolution No. 2024-16; and WHEREAS, the Project includes General Plan Amendment No. GPA-25-002, Master Plan Amendment No. MPA-25-002, Specific Plan Amendment No. SPA-25-002, Zone Reclassification No. ZR-25- 001, Parks, Recreation, and Leisure Plan Amendment, and Major Subdivision Application Nos. TSM-25- 002 (Tract No. 4265), TSM-25-003 (Tract No. 4268), TSM-25-005 (Tract No. 4270), and TSM-25-006 (Tract No. 3835); and
WHEREAS, the Project consists of a Zone Reclassification to change the Land Use Designation of Area 1 in Neighborhood I (APNs: 258-26-009, -010, -022, and -037) from Commercial Recreation (C-R) and Community Park to Medium Density Residential (R-M); and WHEREAS, the Project consists of a Zone Reclassification to change the Land Use Designation of Area 2 in Neighborhood I (APNs: 258-26-003, -004, and -005) from Commercial Recreation (C-R), Public (P-F) and Community Park to Low Density Residential (R-L); and WHEREAS, the Project consists of a Zone Reclassification to change the Land Use Designation of Area 3 in Neighborhood J (APNs: 258-03-060 and -061) from Commercial Recreation (C-R) to Medium Density Residential (R-M) and Neighborhood Commercial (C-N); and WHEREAS, the Project consists of a Zone Reclassification to change the Land Use Designation of Area 4 in Neighborhood K (APNs: 258-04-005 and -028) from Community Commercial (C-C) to Medium Density Residential (R-M); and
WHEREAS, the Project consists of a Zone Reclassification to change the Land Use Designation of Area 5 in Neighborhood K (APN: 258-040-25) from Public (P-F) to Medium Density Residential (R-M); and Item 9.1
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ATTACHMENT E
WHEREAS, the Project consists of a Zone Reclassification to change the Land Use Designation of Area 6 in Neighborhood L (APNs: 209-040-23 and 258-040-33) from Public (P-F) to Low Density Residential (R-L); and
WHEREAS, Title 9, Development Title, Division 8, Application Regulations, Chapter 7, Zone Reclassifications of the Mountain House Municipal Code provides for review and adoption of all zoning amendments; and
WHEREAS, pursuant to Government Code Section 65090, notice of the City Council Public Hearing was published in accordance with State law in at least one newspaper of general circulation within the City of Mountain House at least twenty (20) calendar days before the City Council Public Hearing; and WHEREAS, prior to the adoption of the Zone Reclassification, the City Council adopted a Resolution to Adopt the Addendum to the Mountain House Master Plan Environmental Impact Report (EIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (SCH #1990020776); and
WHEREAS, prior to the adoption of the Zone Reclassification, the City Council reviewed and considered the information contained in the Addendum to the Mountain House Master Plan EIR (SCH #1990020776) and found that although the proposed project could have a significant effect on the environment, required mitigation measures will be implemented to reduce these effects to a less than significant level. Mitigation measures are incorporated and included as part of the Conditions of Approval for the project; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including 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 August 6, 2026, and posting a Notice of Development Permit Application at each of the Project sites on July 25, 2026; and WHEREAS, on August 26, 2026, this City Council did conduct a public hearing on said matter, notice of said hearing having been given in accordance with law, and oral and documentary evidence having been received in favor of or opposed to said matter, and this City Council being advised on the premises; and
WHEREAS, the City Council has utilized its own independent judgement in adopting this Ordinance.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Mountain House based on substantial evidence in the administrative record of proceedings and pursuant to its own independent review and consideration, hereby approves Zone Reclassification No. ZR-25-001, as shown in Exhibit 1 of this Ordinance, attached hereto, and made a part of this Ordinance.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. The City of Mountain House Zoning Map is hereby amended as shown in Zone Reclassification Exhibit 1 by approval of Zone Reclassification No. ZR-25-001 based on the Findings for Zone Reclassification provided. Exhibit 1 is attached hereto and made part of this Ordinance.

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ATTACHMENT E
SECTION 2. Zone Reclassification Findings. Pursuant to Section 9-8-704 of the Mountain House Development Title, the City Council finds and determines as follows:

A. The zone district is consistent with the General Plan, the Master Plan, any applicable Specific Plan and the Public Financing Plan;
This finding can be made because the use types are supportive of the Master Plan and Specific Plan II provisions regarding development.

B. The zone district is reasonable and beneficial at the time; This finding can be made because the properties involved are of adequate size and shape to accommodate the proposed developments, building coverages, setbacks, and parking areas meet the requirements of the Mountain House Development Title.

C. The zone district shall not adversely affect the jobs/housing program and housing affordability; and
This determination can be made because: 1) no changes are proposed to the Jobs/Housing Program or to the Affordable Housing Program; and 2) no significant changes in jobs are expected that would adversely affect the number of jobs projected or the jobs/housing ratios anticipated for the Community as part of the current or Zone Reclassification application.

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

SECTION 3. This Ordinance shall take effect and be in full force thirty (30) days after its adoption, and prior to the expiration of fifteen (15) days from the passage thereof, shall be published once (1) in the Tracy Press, a newspaper of general circulation published in the City of Mountain House, State of California, with the names of the members of the City Council voting for and against the same.

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ATTACHMENT E
SECTION 4. Upon adoption by the City Council, the Community Development Director is hereby directed to retain said Zoning Map, as modified by the proposed related Amendments, on permanent public display in the Community Development Department, Planning Division in the City of Mountain House.

SECTION 5. Publication and Posting. The City Clerk shall comply with the publication and posting requirements set forth in Government Code Section 36933.

SECTION 6. Severability. If any provision of this Ordinance or the application thereof to an person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby.

SECTION 7. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption.

THIS ORDINANCE was regularly introduced at a meeting of the City Council of the City of Mountain House held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:
_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
By:

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ATTACHMENT E

EXHIBIT A
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ATTACHMENT E
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ATTACHMENT F
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING

PARKS, RECREATION, AND LEISURE PLAN AMENDMENT
WHEREAS, San Joaquin County adopted the Mountain House Master Plan on November 10, 1994, per Resolution No. 94-690 (“Master Plan”) as the authoritative land use document guiding the development and buildout of the Mountain House Community Services District; and WHEREAS, San Joaquin County adopted the Mountain House Specific Plan II in 2004 to implement the goals and objectives of the Master Plan for Neighborhoods C, D, H, I, J, K, L, and the Town Center; and WHEREAS, the City of Mountain House incorporated July 1, 2024; and WHEREAS, the City of Mountain House City Council adopted the San Joaquin County General Plan as the Interim City of Mountain House General Plan, the Mountain House Master Plan, Mountain House Specific Plans I, II, and II, and the Commercial, Office & Industrial, Multi-Family Development, and Single Family Residential Design Manuals on July 1, 2024 via City Council Resolution No. 2024-16; and WHEREAS, the Mountain House Community Services District (MHCSD) Board of Directors approved the Parks, Recreation, and Leisure Plan in May 2021; and WHEREAS, the Project includes General Plan Amendment No. GPA-25-002, Master Plan Amendment No. MPA-25-002, Specific Plan Amendment No. SPA-25-002, Zone Reclassification No. ZR-25- 001, Parks, Recreation, and Leisure Plan Amendment, and Major Subdivision Application Nos. TSM-25- 002 (Tract No. 4265), TSM-25-003 (Tract No. 4268), TSM-25-005 (Tract No. 4270), and TSM-25-006 (Tract No. 3835); and
WHEREAS, the proposed Parks, Recreation, and Leisure Plan Amendment consists of amendments to the City of Mountain House Parks, Recreation, and Leisure Plan Text, Tables, and Figures, as shown in Exhibit 1, attached to this Resolution; and WHEREAS, prior to the adoption of the Parks, Recreation, and Leisure Plan Amendment, the City Council adopted a Resolution to Adopt the Addendum to the Mountain House Master Plan Environmental Impact Report (EIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (SCH #1990020776); and
WHEREAS, prior to the adoption of the Parks, Recreation, and Leisure Plan Amendment, the City Council reviewed and considered the information contained in the Addendum to the Mountain House Master Plan EIR (SCH #1990020776) and found that although the proposed project could have a significant effect on the environment, required mitigation measures will be implemented to reduce these effects to a less than significant level. Mitigation measures are incorporated and included as part of the Conditions of Approval for the project; and
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ATTACHMENT F
WHEREAS, proper notice of this public hearing was given in all respects as required by law including 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 August 6, 2026, and posting a Notice of Development Permit Application at each of the Project sites on July 25, 2026; and WHEREAS, on August 26, 2026, this City Council did conduct a public hearing on said matter, notice of said hearing having been given in accordance with law, and oral and documentary evidence having been received in favor of or opposed to said matter, and this City Council being advised on the premises.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House does hereby make the following findings:

1. This Resolution incorporates, and by this reference makes a part hereof, that certain Parks, Recreation, and Leisure Plan Amendment as shown in Exhibit 1 of this Resolution, relative to the proposed development of the proposed project.

2. Based on the findings set forth in this Resolution, the CEQA Resolution, and the evidence in the Staff Report, the City Council hereby approves the Parks, Recreation, and Leisure Plan Amendment, as illustrated and incorporated by reference as Exhibit 1 to this Resolution.

3. Upon adoption by the City Council, the Community Development Director is hereby directed to retain said Parks, Recreation, and Leisure Plan Amendment on permanent public display in the Community Development Department, Planning Division of the City of Mountain House.

4. Upon adoption by the City Council, the Community Development Director is hereby directed to publish an updated Parks, Recreation, and Leisure Plan, incorporating the Parks, Recreation, and Leisure Plan Amendment, as illustrated and incorporated by reference as Exhibit 1 to this Resolution.

NOW, THEREFORE, BE IT RESOLVED by this City Council that, the City Council based on substantial evidence in the administrative record of proceedings and pursuant to its independent review and consideration, hereby approves Parks, Recreation, and Leisure Plan Amendment as provided by Exhibit 1 Text, Tables and Figures, attached hereto, and made a part of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

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ATTACHMENT F
_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
By:

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ATTACHMENT F

EXHIBIT A
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ATTACHMENT F
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ATTACHMENT G
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING MAJOR SUBDIVISION APPLICATION NO. TSM-25-002 (TRACT NO. 4265) WHEREAS, San Joaquin County adopted the Mountain House Master Plan on November 10, 1994, per Resolution No. 94-690 (“Master Plan”) as the authoritative land use document guiding the development and buildout of the Mountain House Community Services District; and WHEREAS, San Joaquin County adopted the Mountain House Specific Plan II in 2004 to implement the goals and objectives of the Master Plan for Neighborhoods C, D, H, I, J, K, L, and the Town Center; and WHEREAS, the City of Mountain House incorporated July 1, 2024; and WHEREAS, the City of Mountain House City Council adopted the San Joaquin County General Plan as the Interim City of Mountain House General Plan, the Mountain House Master Plan, Mountain House Specific Plans I, II, and II, and the Commercial, Office & Industrial, Multi-Family Development, and Single Family Residential Design Manuals on July 1, 2024 via City Council Resolution No. 2024-16; and WHEREAS, the Project includes General Plan Amendment No. GPA-25-002, Master Plan Amendment No. MPA-25-002, Specific Plan Amendment No. SPA-25-002, Zone Reclassification No. ZR-25- 001, Parks, Recreation, and Leisure Plan Amendment, and Major Subdivision Application Nos. TSM-25- 002 (Tract No. 4265), TSM-25-003 (Tract No. 4268), TSM-25-005 (Tract No. 4270), and TSM-25-006 (Tract No. 3835); and
WHEREAS, the proposed Project includes the subdivision of approximately 8.5 net acres into 58 single-family residential lots, two (2) landscape parcels (Parcels A and B), and Designated Remainder parcels; and
WHEREAS, Major Subdivision Application No. TSM-25-002 is comprised of the following Assessor’s Parcel Numbers: 258-26-009, -010, -022, and -037; and WHEREAS, Title 9, Development Title, Division 8, Application Regulations, Chapter 19, Major Subdivisions of the Mountain House Municipal Code requires the review and approval of the City Council of all Vesting Tentative Subdivision Maps; and
WHEREAS, prior to the adoption of the proposed Major Subdivision Application (TSM-25-002), the City Council adopted a Resolution to Adopt the Addendum to the Mountain House Master Plan Environmental Impact Report (EIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (SCH #1990020776) and found that although the proposed project could have a significant effect on the environment, required mitigation measures will be implemented to reduce these effects to a less than significant level. Mitigation measures are incorporated and included as part of the Conditions of Approval for the project; and
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ATTACHMENT G
WHEREAS, prior to the adoption of the proposed Major Subdivision Application (TSM-25-002), the City Council adopted Resolutions to approve a General Plan Amendment, Master Plan Amendment, Specific Plan Amendment and Introduced and Conducted the First Reading of an Ordinance to approve a Zone Reclassification to modify the Land Use Designation of the subject properties, as depicted in said Resolutions and Ordinance; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including 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 August 6, 2026, and posting a Notice of Development Permit Application at each of the Project sites on July 25, 2026; and WHEREAS, on August 26, 2026, this City Council did conduct a public hearing on said matter, notice of said hearing having been given in accordance with law, and oral and documentary evidence having been received in favor of or opposed to said matter, and this City Council being advised on the premises.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House does hereby make the following findings:

1. This Resolution incorporates, and by this reference makes a part hereof, that certain Major Subdivision (Vesting Tentative Subdivision Map Tract No. 4265), as shown in Exhibit 1 attached to this Resolution and relative to the proposed development of the Project.

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

A. Plan Consistency. 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 any other applicable plan adopted by the City; This finding can be made because the analysis conducted by the Community Development Department, Planning Division has shown that the proposed subdivisions are consistent with all applicable adopted plans.

With respect to the General Plan, the proposed subdivisions meet General Plan requirements for orderly and compact development (e.g., compatible siting of land uses, inclusion of residential support services, coordination of land uses with transportation). The project is consistent with General Plan policies since: 1) the infrastructure planned meets the requirements and standards of the City; 2) all necessary on-site and off-site easements and dedications for the maintenance of the water, sewer, and storm systems shown on the proposed Tentative Maps will be provided; 3) the waste management requirements of the City will be met; 4) energy resources will be conserved and air pollution minimized by means of participation in adopted plans (e.g., TDM Plan); 5) transportation improvements adequate to serve the proposed project will be constructed; and 6) programs and actions to ensure protection and preservation of riparian and other habitats and special status species will be implemented.

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ATTACHMENT G
With respect to the Master Plan and Specific Plan II, the consistency review found that the proposed subdivisions address the affordable housing objectives expressed in these plans by meeting Master Plan / Specific Plan II requirements for housing diversity and affordability, density of development (within the Minimum and Maximum density range for the residential land uses proposed for development, per Master Plan Section 3.3), and compliance with the Jobs/Housing and Affordable Housing sections of those documents. To meet Master Plan / Specific Plan II requirements regarding noise, future residents of the subdivisions will be protected from excessive outdoor and indoor noise levels along Great Valley Parkway and Central Parkway via sound walls (where applicable), landscaping, wall treatments, construction requirements for homes (e.g., mechanical ventilation to allow windows to remain closed), and by notices to residents via a note on the deed of affected properties in instances where exterior noise levels up to an Ldn of 65 dB may be reached. None of the project locations are adjacent to ongoing agricultural operations, therefore there will be no impact on agricultural operations. To promote greater energy efficiency and accessibility, development of the subdivisions would incorporate a number of design features (e.g., interconnected street design patterns to promote greater pedestrian and bicycle mobility; the location of bus stops pursuant to the requirements of adopted plans; the use of deciduous species to provide shade in the summer and solar access in the winter; etc.) 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’s Parks, Recreation, and Leisure Plan and the MHCSD Design Manual.

With respect to the Public Financing Plan, the consistency review has determined the proposed subdivisions are consistent with said plan because: 1) the subdivisions would finance the prorata cost of infrastructure needed to serve them (e.g., the applicant would be required to fund, design and construct a phased expansion of the wastewater treatment plant with sufficient capacity to serve each of the subdivisions prior to reaching existing treatment plant capacity as determined by the City; and 2) the subdivisions would pay the cost of mitigating impacts on existing facilities, infrastructure and the environment.

With respect to the adopted plans, those adopted by the City of Mountain House, the review consistency conducted by the City has determined that the proposed subdivisions, as conditioned by the City, is consistent with the City’s adopted plans and programs.

B. Design or Improvement. The design or improvement of the proposed subdivision is consistent with the General Plan, the Master Plan, any applicable Specific Plan and applicable Special Purpose Plan;
This finding can be made because the analysis conducted by the Community Development Department, Planning Division has found that the design or improvements of the proposed subdivisions, as shown on each of the Tentative Maps and as described in the project application, meets the requirements of the General Plan, Master Plan, and Specific Plan II. The design of the proposed subdivisions provide additional housing opportunities for future residents. It meets the residential density requirements of adopted plans. It incorporates a coordinated system of auto, pedestrian, and bicycle facilities that provide efficient access within the project and to commercial and public destinations. It creates distinctive and livable residential environments. In addition, all landscaping, hardscape and street elements within the proposed subdivisions would be designed and constructed in accordance with the adopted Item 9.1
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MHCSD Design Manual and community approvals regarding specific themes and material variations.

C. Type of Improvement. The site is physically suitable for the type of development proposed; This finding can be made because the analysis conducted by the Community Development Department, Planning Division has found that the site is physically suitable to accommodate the residential uses proposed. This analysis is based on the improvements proposed; the assessment of hydrology and water quality of the site; and the use of Best Management Practices (BMPs) for storm drainage improvements.

D. Density of Development. The site is physically suitable for the proposed density of development;
This finding can be made since the analysis conducted by the Community Development Department, Planning Division has found that the area proposed for development is adequate in size to accommodate the density of development proposed, consistent with the Master Plan and Specific Plan II.

E. Fish or Wildlife. 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 proposed subdivisions, as conditioned, would be required to comply with applicable Federal and State laws for the protection of fish or wildlife or their habitat, and because the applicant will participate in the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan (SJMSCP). The proposed subdivisions would also be subject to the Mountain House community monitoring and mitigation monitoring program. In addition, the project incorporates all pertinent mitigation measures identified in the Mountain house Master Plan Master EIR, the expanded Mountain House Revised Neighborhoods I and J Initial Study.

F. Public Health. 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 Community Development Department, Planning Division has concluded (based on the Mountain House Revised Neighborhoods I and J Initial Study) that the design of the subdivisions, as conditioned, would either have no impact or less than significant impact on the health of future residents.

G. Access. The design of the subdivision or the type of improvements will not conflict with easements acquired by the public or at large for access through or use of property within the proposed subdivision;
This finding can be made because all necessary on-site and off-site easements and dedications for the maintenance of the water, sewer, and storm systems shown on the proposed Tentative Maps will be provided.

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H. Dedications. Any land or improvement to be dedicated to the 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 City; This finding can be made since the lands or improvements to be dedicated to the City are consistent with the Public Land Equity Program and/or required to meet the MHCSD Design Manual, both of which are implementation measures for the General Plan, Master Plan, and Specific Plan II.

I. Energy. 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 Section 66473.1; and
This finding can be made because the subdivision incorporates the use of deciduous tree species to provide shade in the summer and solar access in the winter.

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

This finding can be made because the consistency analysis that has been conducted has found that the proposed subdivision is consistent with the provisions of the Master Development Agreement (i.e., the Mountain House Development Agreement) and the Specific Plan II Development Agreement, both of which require consistency with adopted community plans.

3. Based on the findings set forth in this Resolution, the CEQA Resolution, and the evidence in the Staff Report, the City Council hereby approves Major Subdivision Application No. TSM-25-002 for Vesting Tentative Subdivision Map Tract No. 4265, dated June 29, 2026, subject to the Conditions of Approval referenced as Exhibit 1, attached hereto, and made a part of this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of Mountain House, based on substantial evidence in the administrative record of proceedings, its above findings, including the staff report and associated attachments, pursuant to its independent review and consideration, does approve Major Subdivision Application No. TSM-25-002 for Vesting Tentative Subdivision Map No. 4265, dated June 29, 2026, as illustrated and incorporated by reference as Exhibit 1 of this Resolution, subject to the Conditions of Approval , attached hereto and made part of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

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_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
By:

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EXHIBIT A

CONDITIONS OF APPROVAL

MOUNTAIN HOUSE DEVELOPERS, LLC
Major Subdivision Application No. TSM-25-002 (Tract No. 4265) Neighborhood I
Major Subdivision Application No. TSM-25-002 includes the subdivision of a approximately 8.5 net acres into 58 single-family residential lots, two (2) landscape parcels (Parcels A and B), and Designated Remainder parcels. Major Subdivision Application No.TSM-25-002 is comprised of the following Assessor’s Parcel Numbers: 258-26-009, -010, -022, and -037. Major Subdivision Application No. TSM25-002 was approved by the City Council on August 26, 2026. The effective date of approval is August 26, 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.

COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION
General Requirements

1. TENTATIVE MAP COMPLIANCE: The Final Map shall be in substantial compliance with the Vesting Tentative Subdivision Map (Tract 4265) dated June 29, 2026, by CBG Engineering (attached as Figure 1), and all Conditions of Approval described herein. 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 (DCRC) and shall be consistent with the conditions of approval for the Tentative Map. Final Maps shall be recorded with the following note:
“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.”
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Timing: 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 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 Neighborhoods I 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 9-12-503]

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 the City.

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

6. ROAD NAMES: All subdivision road names shall be submitted to the City for approval.

Timing: prior to approval of Final Map

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

Timing: ongoing
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8. 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.

Timing: Ongoing.

Land Use

9. SECOND UNIT DWELLINGS: Second unit dwellings shall be required on at least 6.5% of 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 Tract 4265 is four (4). The project has designated lots 13, 15, 34, and 47 for the construction of second unit dwellings as indicated on the Tentative Map. The Applicant shall place the following note on the Final Map for recordation:
“Second unit dwellings shall be required on at least four (4) lots of the Final Map, consistent with the preliminary second unit plan approved with the tentative map and Chapter 19, Major Subdivisions 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.

10. 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: Condition shall be met prior to recordation of each Final Map.

11. 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 City prior to Final Map.

12. 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 City prior to Final Map approval.

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13. 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, 2022.

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

14. PUBLIC AREA LANDSCAPING AND ARCHITECTURE: The applicant shall submit a landscape theme in the landscape improvement plans for each Tentative Map neighborhood. Landscape 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 Manual, Roadway Landscape Plans, and/or other applicable neighborhood design criteria. [SPII Implementation Measure 4.6 (12)]
Timing: Improvement Plans, Building Permits

15. DESIGN GUIDELINES: All proposed single-family development shall comply with the applicable provisions of the Mountain House Single Family Residential Design Manual, as amended. [SPII Implementation Measure 4.3.3 (1)]
Timing: Condition shall be met prior to issuance of building permits.

16. PLEP REQUIREMENT: The project shall meet the requirements of the PLEP Ordinance. An updated PLEP determination shall be provided to address the deficit.

Timing: Condition shall be satisfied prior to approval of the Final Map.

Agricultural Resources

17. RIGHT TO FARM RECORDATION AND NOTIFICATION: The deed of each parcel 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.

Noise

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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.

19. 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.

20. CONSTRUCTION NOISE: The following measures 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.
• Quiet construction equipment, particularly air compressors, shall be selected whenever possible.
• All stationary noise-generating construction equipment such as generators or air compressors shall be located as far as is practical from existing residences. In addition, the Project contractor shall place such stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest to the Project site. • Unnecessary idling of internal combustion engines shall be prohibited. • The construction contractor shall, to the maximum extent practical, locate on-site equipment staging areas so as to maximize the distance between construction-related noise sources and noise-sensitive receptors nearest to the Project site during all Project construction.
• Stating areas on the Project site shall be located in areas that maximize, to the extent feasible, the distance between staging activity and sensitive receptors. (Saxelby Acoustics, dated June 23, 2026)
Timing: Inclusion of the above measure as notes on Improvement Plans approved by CDD prior to Final Map approval. Implemented prior to approval of grading and/or building permits.

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Geology and Soils

21. 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 Map.

22. GEOTECHNICAL INVESTIGATION RECOMMENDATIONS: The applicant shall follow the recommendations of the Geotechnical Report prepared for the Project.

Timing: Inclusion of a note on Improvement Plans approved by City prior to approval of Final Map, 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 [Mountain House Municipal Code Chapter 3, Final Maps, Section 9-9-302, Preliminary Submittal for City Approval].

Air Quality

23. RESIDENTIAL EMISSIONS: Construction plans for residential dwellings shall incorporate the following items:
• Natural gas lines outlets shall be provided to backyards to encourage usage of natural gas barbeques.
• 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 barbeques. • 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)] Biological Resources

24. PARTICIPATION IN HCP: The Tentative Map shall comply with the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan (SJMSCP),including all required take avoidance and pre-construction survey requirements. Alternatively, if the SJMSCP terminates, the Tentative Map 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)]
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Timing: The applicant shall submit a biologist’s report of pre-construction surveys to the City prior to the issuance of grading permits for the project.

25. 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 City 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 Map and ongoing.

26. 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)]

27. 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)]

28. 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.

Cultural Resources

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 CDD.

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30. UNKNOWN HUMAN REMAINS: The applicant shall comply with the State law 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

31. PALEONTOLOGICAL RESOURCES: 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.

32. HUMAN REMAINS: 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.

33. HUMAN REMAINS: 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.

34. TRIBAL RESOURCES: 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.

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Special Conditions

35. TUBULAR STEEL FENCE ALONG GREENWAY LOOP PARK. In addition to the Community Specific Disclosures, a Deed Restriction shall be placed on Residential lots 1 through 58 of Vesting Tentative Subdivision Map Tract 4265 for the purposes of long-term maintenance of the proposed tubular steel fence. The Deed Restriction shall include the following information: 1) that tubular steel fencing has been installed as “View Fencing” adjacent to the Greenway Loop Park Trail and open space, and 2) acceptable coverings of the tubular steel fence consist of landscape treatments only and that no tarps, cloth materials, or other non-vegetative coverings are permitted. The Community Development Department, Planning Division shall review the proposed Deed Restriction language prior to recordation.

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

36. FENCES. The builder shall specify the construction detail of the proposes fences that are adjacent to the Greenway Loop Park Trail and Linear Pedestrian Connections and shall be consistent with the Preliminary Wall Plan for Tract 4265 (Sheet TM-6).

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

37. Above Ground Transformers: The builder shall share the proposed transformer locations with CDD staff for approval prior to completion of special dry utilities with Modesto Irrigation District.

Concern is that development is very compact and CDD needs to verify that the transformer locations are consistent with other landscape and site improvement obligations.

Timing: Prior to Site Development.

CITY ATTORNEY

38. 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.

ENGINEERING
General Requirements

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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 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 project shall meet the requirements of the PLEP Ordinance. An updated PLEP determination shall be provided to address the deficit. Timing - prior to Final Map.

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. Timing 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. The land for all parks, trails, and open space areas that are being constructed with this project shall be dedicated to the city on the final map. Timing: Prior to recordation of the final map.

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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.

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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 rightof-way.

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

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

24. 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.

25. 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.

26. 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 Item 9.1
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by the City Manager of the City. Timing: Prior to final map approval. 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.

27. 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

28. 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, but shall be stabilized by placement of fill behind the levee within Old River Regional Park

29. 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.

Dry Creek- Wetlands and Jurisdictional Ditch

30. A freshwater wetland exists near the head of dry creek next to Byron Road. This wetland, plus an adjacent upland next to Byron Road area is approximately 13.4 acres.

31. The jurisdictional ditch downstream of the Dry Creek wetlands will be left undisturbed.

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32. The capacity of the ditch may be expanded by adding engineered fill outside of the jurisdictional area and above the ordinary high water, mark, in order to accommodate 100-year storm flows from off-site sources.

33. No urban stormwater runoff shall be discharged into the Dry Creek wetlands or the downstream jurisdictional ditch.

34. Passive recreational uses may be permitted adjacent to wetlands, but active uses will not.

35. A pedestrian trail may be allowed within the expanded ditch corridor provided it does not result in disturbance of the jurisdictional area.

36. Buildings and structures shall be set back from the wetlands near the head of Dry Creek, adjacent Byron Road. a minimum of 50 feet and protected by fencing or buffers; this setback should be increased where wetlands are of high value.

37. Per Figure 7.10 – Dry Creek Open Space in Mountain House Specific Plan II there shall be a 50-foot set back from the wetlands to the adjacent residential lots and water treatment plant. Adjacent to the jurisdictional ditch sections of Dry Creek there shall be a 30-foot set back to residential lots and 25-foot linear park on one side of the ditch. Adjacent to the school there should be no set back or linear trail between the ditch and the school site, on the other side of the ditch should be open space with no linear park.

38. Fencing:
a) During construction the wetlands and buffer zones shall be temporarily fenced during construction.
b) Following construction, permanent barriers and/or fencing shall be installed to preclude access and damage from wheeled vehicles.
c) Any fencing that is located within the drainage facilities shall be designed to prevent debris accumulation or otherwise impact water surface elevations. d) Timing: Show on improvement plans prior to plan approval.

39. Landscaping:
a) The dry creek shall be designed to comply with all Community Approvals and shall conform with applicable development provisions of Mountain House Creek Community Park. Timing:

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with the City Design Manual. The site furniture shall be a part of the Dry Creek Corridor design plans and shall be reviewed and approved by City.
d) Construction of Dry Creek Improvements may be completed on a phased basis to correspond with the development of neighborhood, or parcels as determined by City directly adjacent to the facility. Dry Creek improvements to a specific segment shall be completed no later than the time at which 80% of the dwelling units for the neighborhood, or adjacent parcels, have been issued building permits. Completion time may be modified by the City Manager to reflect construction, weather, budget, or other public interest contingencies.

Traffic and Transportation

40. 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.

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

42. For traffic calming purposes install rectangular rapid flashing beacons (RRFBs) where the open space trail crosses B Street, X Street, and Miwok Trail.

Timing: Shall be provided on the improvement plans prior to approval.

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

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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.

45. 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 at Byron Road/Mountain House Parkway shall be constructed.

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46. When 50% (561) of the building permits in neighborhood I 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) Great Valley Parkway and Adriana Drive
b) Great Valley Parkway and Calabria Drive
c) Central Parkway and Miwok Trail
d) Central Parkway and Great Valley Parkway

47. When the railroad crossing at Great Valley Parkway and Byron Road is operational and 561 residential building permits have been issued in neighborhood I, 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.

48. 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.

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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.

Roadway

50. 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.

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

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

53. 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.

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

Timing: Prior to acceptance.

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

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

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

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58. 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

59. All street lighting and street light 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.

60. 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.

61. 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 streetlights shall be shown on the streetlight plans prior to plan approval.
c) All Gateways shall be installed and commissioned prior to tract acceptance.

62. When constructing any park, trail, or open space improvement the developer shall conduct a security camera study to determine the location and number of security cameras that need to be installed. The city shall review and approve the security camera study. The developer shall design and construct the security camera system per the results of the approved study. The cameras shall be consistent with the standard security cameras used in Mountain House. Timing: Cameras shall be shown on improvement plans prior to plan approval. Cameras shall be installed prior to acceptance.

Community Walls

63. Masonry walls shall be installed at the property line between residential properties and all public or non-residential parcels Plans to be consistent with all Community Approvals including applicable provisions of the City Design Manual, City Standards, and any applicable Special Purpose Plan.

Timing: Prior to first building permit.

64. Sound walls, meeting the design requirements contained in the City 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 Item 9.1
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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.

65. The sound walls shall be constructed consistent with the City 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 City. 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.

66. Open Space Fencing: The homes that back onto the open space shall have a view fence or tube steel fence. Show on the NH I 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.

67. Open Space Fencing: To restrict access at night the open space parks shall be fenced with a post and cable fence and signage regarding hours of operation.

Timing: Show on improvement plans prior to approval. Fencing shall be constructed with associated landscape improvements.

Utilities

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

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

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72. 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.

73. Water Treatment Plant Booster Pump Station:
a) Condition and Capacity Assessment: The Water Treatment Plant (WTP) Booster Pump Station (BPS) has 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.

74. 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 Item 9.1
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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.

75. Water service to the common areas, if applicable, shall not begin without notifying City 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 City Standards shall also be installed.

76. 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.

77. 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.

78. Neighborhood I Sanitary Sewer and Storm Drain Pump Station, associated force mains and any necessary improvements to their respective discharge points shall be constructed and operational prior to first building permit is issued in any tract that will be contributing flows to this pump station.

79. Any sub-pump stations needed in-tract in neighborhood I 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 contributing flows.

80. Prior to approval of the first final map or issuance of the first building permit in neighborhood I, whichever comes first, the developer shall complete an assessment to the satisfaction of City of the existing pump station at terminus of Dry Creek. Once this assessment has been completed to City’s satisfaction, City shall determine if the pump station should be rebuilt or refurbished. The pump station shall be rebuilt or refurbished within its current specifications; however, flow rates being discharged to Old River shall not be increased. Stormwater from the Dry Creek conveyance will be discharged in a manner consistent with historical practices. The dry creek pump station shall be rebuilt or refurbished as determined by City prior to issuance of 561 (50%) building permits in neighborhood I.

Item 9.1
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81. All the storm drain infrastructure, including but not limited to lakes, culverts, channels, pipes, serving neighborhood I shall be constructed prior to first building permit issuance in neighborhood I.

82. Lake K outfall shall be fully constructed prior to issuance of first building permit in neighborhood I.

83. Lake K shall be fully constructed to its ultimate capacity, or the developer shall construct Lake K in an interim condition with enough capacity to accommodate all contributing flows from neighborhoods I, J and K. The capacity of interim Lake K is subject to City’s review and approval.

Timing: Prior to issuance of first building permit in neighborhood I.

84. 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.

85. 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 July 2026, unless such time is extended in writing by the City Manager.

86. 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.

Item 9.1
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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.

Best Management Practices

87. 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.

88. 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.

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

90. 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."

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

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

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

94. 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.

95. 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.

96. 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.

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97. 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

98. This project is part of the existing Neighborhood I. The architectural theme for this project shall be consistent with the architectural theme for the existing Neighborhood I and with all Community Approvals including applicable provisions of the MHCSD Design Manual, Single Family Residential Design Manual, and any applicable Special Purpose Plan.

Timing: prior to approval of first Final Map for each neighborhood.

99. The developer shall update as necessary the Neighborhood I In-tract Landscape Guidelines in incorporate Tract 4265.

Timing: Prior to the issuance of the first building permit. 100. 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. 101. 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.
102. All parks shall meet the requirements of the City, Standard Specifications and Details, Design Manual and the City Parks, Recreation, and Leisure Plan. 103. 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 City. Timing: prior to approval of the first Final Map.
104. Landscape slopes within street right of way, pedestrian access connections, and parks shall not exceed 3:1 unless approved otherwise by the City Manager. 105. The developer shall design and construct the mini park at the southwest corner of A Avenue and Miwok Trail. Timing: Prior to the issuance of 50% of the building permits in tract 4265.

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106. The developer shall design and construct the landscape improvements in the roundabout at the intersection of A Avenue and B Avenue. Timing: Prior to acceptance. 107. The developer shall design and construct the adjacent greenway loop/open space park prior to the issuance of more than 50% of the building permits in tract 4265. a) Any traffic calming improvements that are needed where open space trails cross roadways shall be shown on improvement plans and constructed with the open space trail improvements.
108. Neighborhood Park:
a) The design of the neighborhood park shall be reviewed and approved prior to approval of first final map.
b) Construction of the neighborhood park shall begin prior to the issuance of 50% (561) of the building permits in neighborhood I.
c) Construction of the neighborhood park shall be completed prior to the issuance of 80% (897) of the building permits in neighborhood I.
109. 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.
110. 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”. The 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 656th building permit within Neighborhood I.
b) Update the community entry requirements in City Design Manual to be consistent with the existing entries on Grant Line Road. Timing: Prior to 656th building permit within Neighborhood I.
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 656th building permit within Neighborhood I. d) Update the City Design Manual to allow the use of a tube steel view fence with no masonry base wall requirements for homes backing onto the open space/greenway loop park.

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111. Prior to the first final map, if the landscaping or any other portion of the I-205 interchange improvement project has not been completed, the developer shall construct or pay the fair share of the remaining improvements based on the number of dwelling units in the project vs. the number of units in Mountain House.
112. 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.
113. Any tube steel fence use on development projects shall have double ring adornments. Timing:

Show on improvement plans.

City Facilities
114. 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. This condition can be satisfied by an agreement acceptable to the CITY that the required facilities will be constructed on this schedule. 115. 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.
116. 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
117. 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 Item 9.1
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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. 118. Install fire hydrants per City Standards and State Fire Code. The project shall include on-site fire hydrants.
119. 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
120. Prior to improvement plan approval, the Developer shall execute an Improvement Agreement with City and post the appropriate security based on Final Engineer's Estimate. 121. 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. 122. The Developer shall pay all other permitting fees as applicable at the time of issuance of building permits
123. 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.
124. 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. 125. 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 Item 9.1
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associated with the formation of and/or annexation into the Services CFD, as determined by the District Engineer.

Timing: Property included in the Services CFD prior to final map recordation. 126. 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 District Engineer.

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

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.
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 Item 9.1
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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.
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.

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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.

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 Item 9.1
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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.

LAMMERSVILLE UNIFIED SCHOOL DISTRICT

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 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).] Item 9.1
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Timing: Condition shall be met prior to approval of Final Maps.

SAN JOAQUIN COUNTY ENVIRONMENTAL HEALTH DEPARTMENT

1. 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).

2. 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)).

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Item 9.1
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ATTACHMENT H
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING MAJOR SUBDIVISION APPLICATION NO. TSM-25-003 (TRACT NO. 4268) WHEREAS, San Joaquin County adopted the Mountain House Master Plan on November 10, 1994, per Resolution No. 94-690 (“Master Plan”) as the authoritative land use document guiding the development and buildout of the Mountain House Community Services District; and WHEREAS, San Joaquin County adopted the Mountain House Specific Plan II in 2004 to implement the goals and objectives of the Master Plan for Neighborhoods C, D, H, I, J, K, L, and the Town Center; and WHEREAS, the City of Mountain House incorporated July 1, 2024; and WHEREAS, the City of Mountain House City Council adopted the San Joaquin County General Plan as the Interim City of Mountain House General Plan, the Mountain House Master Plan, Mountain House Specific Plans I, II, and II, and the Commercial, Office & Industrial, Multi-Family Development, and Single Family Residential Design Manuals on July 1, 2024 via City Council Resolution No. 2024-16; and WHEREAS, the Project includes General Plan Amendment No. GPA-25-002, Master Plan Amendment No. MPA-25-002, Specific Plan Amendment No. SPA-25-002, Zone Reclassification No. ZR-25- 001, Parks, Recreation, and Leisure Plan Amendment, and Major Subdivision Application Nos. TSM-25- 002 (Tract No. 4265), TSM-25-003 (Tract No. 4268), TSM-25-005 (Tract No. 4270), and TSM-25-006 (Tract No. 3835); and
WHEREAS, the proposed Project includes the subdivision of approximately 16.91 net acres into 82 single-family residential lots; and
WHEREAS, Major Subdivision Application No. TSM-25-003 is comprised of the following Assessor’s Parcel Numbers: 258-26-003 and -004; and
WHEREAS, Title 9, Development Title, Division 8, Application Regulations, Chapter 19, Major Subdivisions of the Mountain House Municipal Code requires the review and approval of the City Council of all Vesting Tentative Subdivision Maps; and
WHEREAS, prior to the adoption of the proposed Major Subdivision Application (TSM-25-003), the City Council adopted a Resolution to Adopt the Addendum to the Mountain House Master Plan Environmental Impact Report (EIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (SCH #1990020776) and found that although the proposed project could have a significant effect on the environment, required mitigation measures will be implemented to reduce these effects to a less than significant level. Mitigation measures are incorporated and included as part of the Conditions of Approval for the project; and
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WHEREAS, prior to the adoption of the proposed Major Subdivision Application (TSM-25-002), the City Council adopted Resolutions to approve a General Plan Amendment, Master Plan Amendment, Specific Plan Amendment and Introduced and Conducted the First Reading of an Ordinance to approve a Zone Reclassification to modify the Land Use Designation of the subject properties, as depicted in said Resolutions and Ordinance; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including 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 August 6, 2026, and posting a Notice of Development Permit Application at each of the Project sites on July 25, 2026; and WHEREAS, on August 26, 2026, this City Council did conduct a public hearing on said matter, notice of said hearing having been given in accordance with law, and oral and documentary evidence having been received in favor of or opposed to said matter, and this City Council being advised on the premises.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House does hereby make the following findings:

1. This Resolution incorporates, and by this reference makes a part hereof, that certain Major Subdivision (Vesting Tentative Subdivision Map Tract No. 4268), as shown in Exhibit 1 attached to this Resolution and relative to the proposed development of the Project.

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

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With respect to the Master Plan and Specific Plan II, the consistency review found that the proposed subdivisions address the affordable housing objectives expressed in these plans by meeting Master Plan / Specific Plan II requirements for housing diversity and affordability, density of development (within the Minimum and Maximum density range for the residential land uses proposed for development, per Master Plan Section 3.3), and compliance with the Jobs/Housing and Affordable Housing sections of those documents. To meet Master Plan / Specific Plan II requirements regarding noise, future residents of the subdivisions will be protected from excessive outdoor and indoor noise levels along Great Valley Parkway and Central Parkway via sound walls (where applicable), landscaping, wall treatments, construction requirements for homes (e.g., mechanical ventilation to allow windows to remain closed), and by notices to residents via a note on the deed of affected properties in instances where exterior noise levels up to an Ldn of 65 dB may be reached. None of the project locations are adjacent to ongoing agricultural operations, therefore there will be no impact on agricultural operations. To promote greater energy efficiency and accessibility, development of the subdivisions would incorporate a number of design features (e.g., interconnected street design patterns to promote greater pedestrian and bicycle mobility; the location of bus stops pursuant to the requirements of adopted plans; the use of deciduous species to provide shade in the summer and solar access in the winter; etc.) 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’s Parks, Recreation, and Leisure Plan and the MHCSD Design Manual.

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ATTACHMENT H
MHCSD Design Manual and community approvals regarding specific themes and material variations.

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H. Dedications. Any land or improvement to be dedicated to the 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 City; This finding can be made since the lands or improvements to be dedicated to the City are consistent with the Public Land Equity Program and/or required to meet the MHCSD Design Manual, both of which are implementation measures for the General Plan, Master Plan, and Specific Plan II.

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

3. Based on the findings set forth in this Resolution, the CEQA Resolution, and the evidence in the Staff Report, the City Council hereby approves Major Subdivision Application No. TSM-25-002 for Vesting Tentative Subdivision Map Tract No. 4268, dated July 15, 2026, subject to the Conditions of Approval referenced as Exhibit 1, attached hereto, and made a part of this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of Mountain House, based on substantial evidence in the administrative record of proceedings, its above findings, including the staff report and associated attachments, pursuant to its independent review and consideration, does approve Major Subdivision Application No. TSM-25-003 for Vesting Tentative Subdivision Map No. 4268, dated July 15, 2026, as illustrated and incorporated by reference as Exhibit 1 of this Resolution, subject to the Conditions of Approval , attached hereto and made part of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

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ATTACHMENT H
_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
By:

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ATTACHMENT H

EXHIBIT A

CONDITIONS OF APPROVAL

MOUNTAIN HOUSE DEVELOPERS, LLC
Major Subdivision Application No. TSM-25-003 (Tract No. 4268) Neighborhood I
Major Subdivision Application No. TSM-25-003 includes the subdivision of approximately 16.91 net acres into 82 single-family residential lots. Major Subdivision Application No. TSM-25-003 is comprised of the following Assessor’s Parcel Numbers: 258-26-003 and -004. Major Subdivision Application No. TSM-25- 003 was approved by the City Council on August 26, 2026. The effective date of approval is August 26, 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.

COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION
General Requirements

1. TENTATIVE MAP COMPLIANCE: The Final Map shall be in substantial compliance with the Vesting Tentative Subdivision Map (Tract 4268) dated July 15, 2026, by CBG Engineering (attached as Figure 1), and all Conditions of Approval described herein. 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.

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ATTACHMENT H

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 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:

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

6. ROAD NAMES: All subdivision road names shall be submitted to the City for approval.

Timing: prior to approval of Final Map

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

Timing: ongoing

Timing: Ongoing.

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ATTACHMENT H
Land Use

9. SECOND UNIT DWELLINGS: Second unit dwellings shall be required on at least 6.5% of 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 Tract 4268 is six (6). The project has designated lots 3, 34, 44, 46, 47 and 82 for the construction of second unit dwellings as indicated on the Tentative Map. The Applicant shall place the following note on the Final Map for recordation:
“Second unit dwellings shall be required on at least six (6) lots of the Final Map, consistent with the preliminary second unit plan approved with the tentative map and Chapter 19, Major Subdivisions 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.

Timing: Condition shall be met prior to recordation of each Final Map.

11. 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 City prior to Final Map.

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

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ATTACHMENT H

16. PLEP REQUIREMENT: The project shall meet the requirements of the PLEP Ordinance. An updated PLEP determination shall be provided to address the deficit.

Timing: Condition shall be satisfied prior to approval of the Final Map,.

Agricultural Resources

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.

Noise

18. 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.

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ATTACHMENT H
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.

20. CONSTRUCTION NOISE: The following measures shall be implemented during construction:
• Construction shall be restricted to the hours of 6:00 AM to 8:00 PM on weekdays.

Geology and Soils

21. 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 Map.

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ATTACHMENT H

22. GEOTECHNICAL INVESTIGATION RECOMMENDATIONS: The applicant shall follow the recommendations of the Geotechnical Report prepared for the Project.

Air Quality

23. RESIDENTIAL EMISSIONS: Construction plans for residential dwellings shall incorporate the following items:
• Natural gas lines outlets shall be provided to backyards to encourage usage of natural gas barbeques.
• 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 barbeques. • 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 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)] Biological Resources

24. PARTICIPATION IN HCP: The Tentative Map shall comply with the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan (SJMSCP), including all required take avoidance and pre-construction survey requirements. Alternatively, if the SJMSCP terminates, the Tentative Map 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 City prior to the issuance of grading permits for the project.

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ATTACHMENT H

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

Cultural Resources

29. 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 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.

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ATTACHMENT H
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

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ATTACHMENT H
Special Conditions

35. TUBULAR STEEL FENCE ALONG GREENWAY LOOP PARK. In addition to the Community Specific Disclosures, a Deed Restriction shall be placed on Residential lots 44 through 82 of Vesting Tentative Subdivision Map Tract 4268 for the purposes of long-term maintenance of the proposed tubular steel fence. The Deed Restriction shall include the following information: 1) that tubular steel fencing has been installed as “View Fencing” adjacent to the Greenway Loop Park Trail and open space, and 2) acceptable coverings of the tubular steel fence consist of landscape treatments only and that no tarps, cloth materials, or other non-vegetative coverings are permitted. The Community Development Department, Planning Division shall review the proposed Deed Restriction language prior to recordation.

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

36. FENCES. The builder shall specify the construction detail of the proposed fences/walls that are adjacent to Dry Creek, Great Valley Parkway, and Water Treatment Plant Expansion Parcel to the south and shall be consistent with the Preliminary Wall Plan for Tract 4268 (Sheet TM-6).

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

37. ABOVE GROUND TRANSFORMERS: The builder shall share the proposed transformer locations with CDD staff for approval prior to completion of special dry utilities with Modesto Irrigation District. Concern is that development is very compact and CDD needs to verify that the transformer locations are consistent with other landscape and site improvement obligations.

Timing: Prior to Site Development.

CITY ATTORNEY

ENGINEERING
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 Item 9.1
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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.

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 project shall meet the requirements of the PLEP Ordinance. An updated PLEP determination shall be provided to address the deficit. Timing - prior to Final Map.

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. Timing Prior to final map approval.

11. The land for all parks, trails, and open space areas that are being constructed with this project shall be dedicated to the city on the final map. Timing: Prior to recordation of the final map.

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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 the 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 rightof-way.

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

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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.

Flood Protection

Dry Creek- Wetlands and Jurisdictional Ditch

30. A freshwater wetland exists near the head of dry creek next to Byron Road. This wetland, plus an adjacent upland next to Byron Road area is approximately 13.4 acres.

31. The jurisdictional ditch downstream of the Dry Creek wetlands will be left undisturbed.

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33. No urban stormwater runoff shall be discharged into the Dry Creek wetlands or the downstream jurisdictional ditch.

34. Passive recreational uses may be permitted adjacent to wetlands, but active uses will not.

35. A pedestrian trail may be allowed within the expanded ditch corridor provided it does not result in disturbance of the jurisdictional area.

39. Landscaping:
a) The dry creek shall be designed to comply with all Community Approvals and shall conform with applicable development provisions of Mountain House Creek Community Park. Timing:

Prior to first final map approval.
b) Appropriate irrigation shall be provided continually along all edges within the upper terrace areas of Dry Creek Corridor to provide perennial 50-foot buffer subject to State and Federal Requirements.
c) Site furniture, consistent with the common design theme of the neighborhood, shall be incorporated into the Improvement Plans for the Dry Creek Corridor and shall be consistent with the City Design Manual. The site furniture shall be a part of the Dry Creek Corridor design plans and shall be reviewed and approved by City.
d) Construction of Dry Creek Improvements may be completed on a phased basis to correspond with the development of neighborhood, or parcels as determined by City directly adjacent to the facility. Dry Creek improvements to a specific segment shall be completed no later than Item 9.1
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the time at which 80% of the dwelling units for the neighborhood, or adjacent parcels, have been issued building permits. Completion time may be modified by the City Manager to reflect construction, weather, budget, or other public interest contingencies.

Traffic and Transportation

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

41. For traffic calming purposes install stop signs, stop legends, and stop bars at all legs of the intersection of Great Valley and A Avenue. Timing: Shall be provided on the improvement plans prior to approval.

42. The driveways from A Avenue into the collector roads shall be type 3 commercial driveways.

Timing: Show on improvement plans prior to approval.

44. 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. 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.

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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.

45. 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 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.

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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.

49. 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 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
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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.

Roadway

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

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

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

Timing: Prior to acceptance.

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

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

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

Lighting and Security Cameras

Timing: Prior to improvement plan approval.

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60. 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.

61. 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.

62. 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 streetlights shall be shown on the streetlight plans prior to plan approval.
c) All Gateways shall be installed and commissioned prior to tract acceptance.

63. When constructing any park, trail, or open space improvement the developer shall conduct a security camera study to determine the location and number of security cameras that need to be installed. The city shall review and approve the security camera study. The developer shall design and construct the security camera system per the results of the approved study. The cameras shall be consistent with the standard security cameras used in Mountain House. Timing: Cameras shall be shown on improvement plans prior to plan approval. Cameras shall be installed prior to acceptance.

64. Install security cameras at each of the intersections below. These cameras shall be consistent with security cameras that are being installed in the Central Community Park and Neighborhood B Park.

Timing: Show on improvement plans prior to plan approval. The cameras shall be fully installed and commissioned prior to the acceptance of improvements. a) Great Valley Parkway and A Avenue
b) Great Valley Parkway and Calabria Dr
Community Walls

65. Masonry walls shall be installed at the property line between residential properties and all public or non-residential parcels Plans to be consistent with all Community Approvals including applicable provisions of the City Design Manual, City Standards, and any applicable Special Purpose Plan.

Timing: Prior to first building permit.

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66. Sound walls, meeting the design requirements contained in the City 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.

67. The sound walls shall be constructed consistent with the City 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 City. 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.

68. Open Space Fencing: The homes that back onto the open space shall have a view fence or tube steel fence. Show on the NH I 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.

69. Open Space Fencing: To restrict access at night the open space parks shall be fenced with a post and cable fence and signage regarding hours of operation. Timing: Show on improvement plans prior to approval. Fencing shall be constructed with associated landscape improvements.

Utilities

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

71. When existing a roadway is being cut into to install utilities, a deep lift asphalt repair shall be utilized when constructing the roadway. Timing: Show detail on improvement plans prior to plan approval.

72. 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.

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

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

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75. 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.

76. Water Treatment Plant Booster Pump Station:
a) Condition and Capacity Assessment: The Water Treatment Plant (WTP) Booster Pump Station (BPS) has 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.

77. 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.

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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.

78. Water service to the common areas, if applicable, shall not begin without notifying City 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 City Standards shall also be installed.

79. 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.

80. 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.

81. Neighborhood I Sanitary Sewer and Storm Drain Pump Station, associated force mains and any necessary improvements to their respective discharge points shall be constructed and operational prior to first building permit is issued in any tract that will be contributing flows to this pump station.

82. Any sub-pump stations needed in-tract in neighborhood I 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 contributing flows.

83. Prior to approval of the first final map or issuance of the first building permit in neighborhood I, whichever comes first, the developer shall complete an assessment to the satisfaction of City of the existing pump station at terminus of Dry Creek. Once this assessment has been completed to City’s satisfaction, City shall determine if the pump station should be rebuilt or refurbished. The pump station shall be rebuilt or refurbished within its current specifications; however, flow rates being discharged to Old River shall not be increased. Stormwater from the Dry Creek conveyance will be discharged in a manner consistent with historical practices. The dry creek pump station shall be rebuilt or refurbished as determined by City prior to issuance of 561 (50%) building permits in neighborhood I.

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84. All the storm drain infrastructure, including but not limited to lakes, culverts, channels, pipes, serving neighborhood I shall be constructed prior to first building permit issuance in neighborhood I.

85. Lake K outfall shall be fully constructed prior to issuance of first building permit in neighborhood I.

86. Lake K shall be fully constructed to its ultimate capacity, or the developer shall construct Lake K in an interim condition with enough capacity to accommodate all contributing flows from neighborhoods I, J and K. The capacity of interim Lake K is subject to City’s review and approval.

Timing: Prior to issuance of first building permit in neighborhood I.

87. 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.

88. 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 July 2026, unless such time is extended in writing by the City Manager.

89. 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.

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90. 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.

Best Management Practices

91. 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.

92. 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.

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

94. 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."

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

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

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

98. 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.

99. 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. 100. 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.

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101. 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
102. This project is part of the existing Neighborhood I. The architectural theme for this project shall be consistent with the architectural theme for the existing Neighborhood I and with all Community Approvals including applicable provisions of the MHCSD Design Manual, Single Family Residential Design Manual, and any applicable Special Purpose Plan.

Timing: prior to approval of first Final Map for each neighborhood. 103. The developer shall update as necessary the Neighborhood I In-tract Landscape Guidelines in incorporate Tract 4265.

Timing: Prior to the issuance of the first building permit. 104. 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. 105. 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.
106. All parks shall meet the requirements of the City, Standard Specifications and Details, Design Manual and the City Parks, Recreation, and Leisure Plan. 107. 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 City. Timing: prior to approval of the first Final Map.
108. Landscape slopes within street right of way, pedestrian access connections, and parks shall not exceed 3:1 unless approved otherwise by the City Manager.

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109. Design and construct the neighborhood I themed entries at Great Valley Parkway & ‘A’ Avenue.

Modified entries, like Joy Ave. and De Anza Blvd, shall be constructed at A Street & Great Valley Pkwy and D Street & Great Valley Pkwy. Timing: The entries shall be constructed prior to the issuance of the first building permit in tract 4268.
110. Desing and construct the landscape improvements between lot 35 and Great Valley Parkway.

Timing: Prior to the issuance of the first building permit. 111. The Great Valley Parkway frontage landscape improvements behind the sidewalk and the landscape improvements in the pedestrian connection off Great Valley Parkway shall be designed and constructed with this project. Timing: Landscape improvements shall be installed prior to acceptance.
112. The developer shall design and construct the adjacent greenway loop/open space park prior to the issuance of more than 50% of the building permits in tract 4268. a) Any traffic calming improvements that are needed where open space trails cross roadways shall be shown on improvement plans and constructed with the open space trail improvements.
113. Neighborhood Park:
a) The design of the neighborhood park shall be reviewed and approved prior to approval of first final map.
b) Construction of the neighborhood park shall begin prior to the issuance of 50% (561) of the building permits in neighborhood I.
c) Construction of the neighborhood park shall be completed prior to the issuance of 80% (897) of the building permits in neighborhood I.
114. 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.
115. 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”. The 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 656th building permit within Neighborhood I.
b) Update the community entry requirements in City Design Manual to be consistent with the existing entries on Grant Line Road. Timing: Prior to 656th building permit within Neighborhood I.
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 Item 9.1
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route north of Byron Road. Timing: Prior to 656th building permit within Neighborhood I. d) Update the City Design Manual to allow the use of a tube steel view fence with no masonry base wall requirements for homes backing onto the open space/greenway loop park.

Timing: Prior to 656th building permit within Neighborhood I. 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 656th building permit within Neighborhood I. f) To revise the lighting standards that are to be determined for open space parks and passive parks/recreation areas. Timing: Prior to 656th building permit within Neighborhood I. 116. Prior to the first final map, if the landscaping or any other portion of the I-205 interchange improvement project has not been completed, the developer shall construct or pay the fair share of the remaining improvements based on the number of dwelling units in the project vs. the number of units in Mountain House.
117. 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.
118. Any tube steel fence use on development projects shall have double ring adornments. Timing:

Show on improvement plans.

City Facilities
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 City at the time of issuance of the 10,000th building permit in the Master Plan. This condition can be satisfied by an agreement acceptable to the CITY that the required facilities will be constructed on this schedule. 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 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.
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.

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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 City. Install fire hydrants per City Standards and State Fire Code. The project shall include on-site fire hydrants. 123. Install fire hydrants per City 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.

Other Obligations and Agreements
125. Prior to improvement plan approval, the Developer shall execute an Improvement Agreement with City and post the appropriate security based on Final Engineer's Estimate. 126. 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. 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 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.
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 City) 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 Item 9.1
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ATTACHMENT H
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 District Engineer.

Timing: Property included in the Services CFD prior to final map recordation. 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 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 District Engineer.

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

COMMUNITY DEVELOPMENT DEPARTMENT, BUILDING DIVISION

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ATTACHMENT H
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.
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.

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ATTACHMENT H

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.

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ATTACHMENT H

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).

LAMMERSVILLE UNIFIED SCHOOL DISTRICT

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ATTACHMENT H
Timing: Condition shall be met prior to approval of Final Maps.

SAN JOAQUIN COUNTY ENVIRONMENTAL HEALTH DEPARTMENT

1. 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).

2. 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)).

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ATTACHMENT H
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ATTACHMENT I
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING MAJOR SUBDIVISION APPLICATION NO. TSM-25-005 (TRACT NO. 4270) WHEREAS, San Joaquin County adopted the Mountain House Master Plan on November 10, 1994, per Resolution No. 94-690 (“Master Plan”) as the authoritative land use document guiding the development and buildout of the Mountain House Community Services District; and WHEREAS, San Joaquin County adopted the Mountain House Specific Plan II in 2004 to implement the goals and objectives of the Master Plan for Neighborhoods C, D, H, I, J, K, L, and the Town Center; and WHEREAS, the City of Mountain House incorporated July 1, 2024; and WHEREAS, the City of Mountain House City Council adopted the San Joaquin County General Plan as the Interim City of Mountain House General Plan, the Mountain House Master Plan, Mountain House Specific Plans I, II, and II, and the Commercial, Office & Industrial, Multi-Family Development, and Single Family Residential Design Manuals on July 1, 2024 via City Council Resolution No. 2024-16; and WHEREAS, the Project includes General Plan Amendment No. GPA-25-002, Master Plan Amendment No. MPA-25-002, Specific Plan Amendment No. SPA-25-002, Zone Reclassification No. ZR-25- 001, Parks, Recreation, and Leisure Plan Amendment, and Major Subdivision Application Nos. TSM-25- 002 (Tract No. 4265), TSM-25-003 (Tract No. 4268), TSM-25-005 (Tract No. 4270), and TSM-25-006 (Tract No. 3835); and
WHEREAS, the proposed Project includes the subdivision of approximately 2.47 net acres into 15 single-family residential lots, one (1) neighborhood commercial parcel approximately 1.65 acres in size and two (2) Designated Remainder parcels (Parcels B and C); and WHEREAS, Major Subdivision Application No. TSM-25-005 is comprised of the following Assessor’s Parcel Numbers: 258-03-060 and -061; and
WHEREAS, Title 9, Development Title, Division 8, Application Regulations, Chapter 19, Major Subdivisions of the Mountain House Municipal Code requires the review and approval of the City Council of all Vesting Tentative Subdivision Maps; and
WHEREAS, prior to the adoption of the proposed Major Subdivision Application (TSM-25-005), the City Council adopted a Resolution to Adopt the Addendum to the Mountain House Master Plan Environmental Impact Report (EIR) for the Project in accordance with the California Environmental Quality Act (CEQA) (SCH #1990020776) and found that although the proposed project could have a significant effect on the environment, required mitigation measures will be implemented to reduce these effects to a less than significant level. Mitigation measures are incorporated and included as part of the Conditions of Approval for the project; and
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WHEREAS, prior to the adoption of the proposed Major Subdivision Application (TSM-25-002), the City Council adopted Resolutions to approve a General Plan Amendment, Master Plan Amendment, Specific Plan Amendment and Introduced and Conducted the First Reading of an Ordinance to approve a Zone Reclassification to modify the Land Use Designation of the subject properties, as depicted in said Resolutions and Ordinance; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including 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 August 6, 2026, and posting a Notice of Development Permit Application at each of the Project sites on July 25, 2026; and WHEREAS, on August 26, 2026, this City Council did conduct a public hearing on said matter, notice of said hearing having been given in accordance with law, and oral and documentary evidence having been received in favor of or opposed to said matter, and this City Council being advised on the premises.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Mountain House does hereby make the following findings:

1. This Resolution incorporates, and by this reference makes a part hereof, that certain Major Subdivision (Vesting Tentative Subdivision Map Tract No. 4270), as shown in Exhibit 1 attached to this Resolution and relative to the proposed development of the Project.

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

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ATTACHMENT I
With respect to the Master Plan and Specific Plan II, the consistency review found that the proposed subdivisions address the affordable housing objectives expressed in these plans by meeting Master Plan / Specific Plan II requirements for housing diversity and affordability, density of development (within the Minimum and Maximum density range for the residential land uses proposed for development, per Master Plan Section 3.3), and compliance with the Jobs/Housing and Affordable Housing sections of those documents. To meet Master Plan / Specific Plan II requirements regarding noise, future residents of the subdivisions will be protected from excessive outdoor and indoor noise levels along Great Valley Parkway and Central Parkway via sound walls (where applicable), landscaping, wall treatments, construction requirements for homes (e.g., mechanical ventilation to allow windows to remain closed), and by notices to residents via a note on the deed of affected properties in instances where exterior noise levels up to an Ldn of 65 dB may be reached. None of the project locations are adjacent to ongoing agricultural operations, therefore there will be no impact on agricultural operations. To promote greater energy efficiency and accessibility, development of the subdivisions would incorporate a number of design features (e.g., interconnected street design patterns to promote greater pedestrian and bicycle mobility; the location of bus stops pursuant to the requirements of adopted plans; the use of deciduous species to provide shade in the summer and solar access in the winter; etc.) 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’s Parks, Recreation, and Leisure Plan and the MHCSD Design Manual.

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ATTACHMENT I
MHCSD Design Manual and community approvals regarding specific themes and material variations.

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H. Dedications. Any land or improvement to be dedicated to the 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 City; This finding can be made since the lands or improvements to be dedicated to the City are consistent with the Public Land Equity Program and/or required to meet the MHCSD Design Manual, both of which are implementation measures for the General Plan, Master Plan, and Specific Plan II.

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

3. Based on the findings set forth in this Resolution, the CEQA Resolution, and the evidence in the Staff Report, the City Council hereby approves Major Subdivision Application No. TSM-25-005 for Vesting Tentative Subdivision Map Tract No. 4270, dated July 15, 2026, subject to the Conditions of Approval referenced as Exhibit 1, attached hereto, and made a part of this Resolution.

BE IT FURTHER RESOLVED that the City Council of the City of Mountain House, based on substantial evidence in the administrative record of proceedings, its above findings, including the staff report and associated attachments, pursuant to its independent review and consideration, does approve Major Subdivision Application No. TSM-25-005 for Vesting Tentative Subdivision Map No. 4270, dated July 15, 2026, as illustrated and incorporated by reference as Exhibit 1 of this Resolution, subject to the Conditions of Approval , attached hereto and made part of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Mountain House, California at a meeting thereof held this 26
th dayofAugust2026, by the following Vote, to wit:

AYES:

NOES:

ABSTAIN:

ABSENT:

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ATTACHMENT I
_________________________________________

ANDY SU, MAYOR
City Council of Mountain House,
County of San Joaquin, State of California
ATTEST:

MARGARET WIMBERLY
City Clerk of the City Council of Mountain
House, County of San Joaquin, State of
California
By:

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ATTACHMENT I

EXHIBIT A

CONDITIONS OF APPROVAL

MOUNTAIN HOUSE DEVELOPERS, LLC
Major Subdivision Application No. TSM-25-005 (Tract No. 4270) Neighborhood J
Major Subdivision Application No. TSM-25-005 includes the subdivision of approximately 2.47 net acres into 15 single-family residential lots, one (1) neighborhood commercial parcel approximately 1.65 acres in size and two (2) Designated Remainder parcels (Parcels B and C). Major Subdivision Application No.

TSM-25-005 is comprised of the following Assessor’s Parcel Numbers: 258-03-060 and -061. Major Subdivision Application No. TSM-25-005 was approved by the City Council on August 26, 2026. The effective date of approval is August 26, 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.

COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION
General Requirements

1. TENTATIVE MAP COMPLIANCE: The Final Map shall be in substantial compliance with the Vesting Tentative Subdivision Map (Tract 4270) dated July 15, 2026, by CBG Engineering (attached as Figure 1), and all Conditions of Approval described herein. 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.

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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.”
Timing: Prior to issuance of development permits.

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

4. FEES:

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

6. ROAD NAMES: All subdivision road names shall be submitted to the City for approval.

Timing: prior to approval of Final Map

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

Timing: ongoing
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ATTACHMENT I

Timing: Ongoing.

Land Use

9. SECOND UNIT DWELLINGS: Second unit dwellings shall be required on at least 6.5% of 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 Tract 4270 is one (1). The project has designated lot 1 for the construction of a second unit dwelling as indicated on the Tentative Map. The Applicant shall place the following note on the Final Map for recordation:
“Second unit dwellings shall be required on at least one (1) lot of the Final Map, consistent with the preliminary second unit plan approved with the tentative map and Chapter 19, Major Subdivisions 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.

Timing: Condition shall be met prior to recordation of each Final Map.

11. 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 City prior to Final Map.

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

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ATTACHMENT I

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

15. 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, as amended. [SPII Implementation Measure 4.3.3 (1)] Timing: Condition shall be met prior to issuance of building permits.

16. NEIGHBORHOOD COMMERCIAL PARCEL: Development of the Neighborhood Commercial Parcel shall be consistent with the City of Mountain House Master Plan, Specific Plan II, Development Title, and applicable Design Guidelines. Approval of this Tentative Map does not authorize approval of specific neighborhood commercial use(s) and a separate permit may be required per City requirements.

Timing: Condition shall be met as part of the development of the neighborhood commercial parcel.

17. PLEP REQUIREMENT: The project shall meet the requirements of the PLEP Ordinance. An updated PLEP determination shall be provided to address the deficit.

Timing: Condition shall be satisfied prior to approval of the Final Map.

Agricultural Resources

18. 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 Item 9.1
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ATTACHMENT I
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.

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. 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.

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. [SPII Implementation Measure 11.2.1 (4)]
Timing: Compliance verified prior to the issuance of building permits.

21. CONSTRUCTION NOISE: The following measures shall be implemented during construction:
• Construction shall be restricted to the hours of 6:00 AM to 8:00 PM on weekdays.

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ATTACHMENT I
noise sources and noise-sensitive receptors nearest to the Project site during all Project construction.
• Stating areas on the Project site shall be located in areas that maximize, to the extent feasible, the distance between staging activity and sensitive receptors. (Saxelby Acoustics, dated June 23, 2026)
Timing: Inclusion of the above measure as notes on Improvement Plans approved by CDD prior to Final Map approval. Implemented prior to approval of grading and/or building permits.

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 Map.

23. GEOTECHNICAL INVESTIGATION RECOMMENDATIONS: The applicant shall follow the recommendations of the Geotechnical Report prepared for the Project.

Air Quality

24. RESIDENTIAL EMISSIONS: Construction plans for residential dwellings shall incorporate the following items:
• Natural gas lines outlets shall be provided to backyards to encourage usage of natural gas barbeques.
• 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 barbeques. • 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 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)] Item 9.1
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Biological Resources

25. PARTICIPATION IN HCP: The Tentative Map shall comply with the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan (SJMSCP), including all required take avoidance and pre-construction survey requirements. Alternatively, if the SJMSCP terminates, the Tentative Map 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 City prior to the issuance of grading permits for the project.

26. 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 City 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 Map and ongoing.

27. 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)]

28. 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)]

29. 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.

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Cultural Resources

30. 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 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.

31. UNKNOWN HUMAN REMAINS: The applicant shall comply with the State law 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

32. PALEONTOLOGICAL RESOURCES: 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.

33. HUMAN REMAINS: 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.

34. HUMAN REMAINS: 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 Item 9.1
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ATTACHMENT I
with California Public Resources Code Sections 5097.98 and 5097.991. Avoidance is the preferred means of disposition of the burial resources.

35. TRIBAL RESOURCES: 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.

Special Conditions

36. FENCES. The builder shall specify the construction detail of the proposed fences/walls that are adjacent to Greenway Loop Park, Central Parkway, and Kirpa Way and shall be consistent with the Preliminary Wall Plan for Tract 4270 (Sheet TM-8).

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

Timing: Prior to Site Development.

CITY ATTORNEY

ENGINEERING
General Requirements

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ATTACHMENT I
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 Reimbursement Agreement with the Developer.

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 project shall meet the requirements of the PLEP Ordinance. An updated PLEP determination shall be provided to address the deficit. Timing - prior to Final Map.

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. Timing: Prior to final map approval.

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 Item 9.1
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ATTACHMENT I
operators shall comply with all Federal, State, County and City 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 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.

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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 the 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 rightof-way.

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

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

26. 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.

Item 9.1
Mountain House Page 1369 of 1946

Page 19 of 37 ends

Mountain House City CouncilAugust 26, 2026

Mountain House City Council
August 26, 2026