Mountain House City Council
August 26, 2026

ATTACHMENT I
c) Prior to the beginning of the final design of the subdivision, the City 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 and 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.

Traffic and Transportation

30. 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.

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31. 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 improvements by May 2026, completion within 24 months of construction start. Improvements shall include civil, joint trench, and streetlights. e) Start construction of the landscape improvements by April2027. f) Western Community Entry on Byron Road: The community entries on the north and south sides of Byron Road shall be designed and constructed with the adjacent Byron Road landscaping. The design of the community entry should be consistent with the community entries on Grant Line Road.
g) Eastern Community Entry on Byron Road: The community entries on the north and south sides of Byron Road shall be designed and constructed with the adjacent Byron Road landscaping.

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

32. 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 Item 9.1
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infrastructure that was installed with this project.

4. 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.

5. 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.

33. When 50% of the building permits in neighborhood J tracts 3973, 3974 and 3975 have been issued conduct a traffic signal warrant analysis of the following intersections. If a signal has been determined to be warranted the traffic signal shall be fully constructed prior to final occupancy permit issuance in neighborhood J tracts 3973, 3974 and 3975. 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
e) Central Parkway and Rustler Street/Carmine Way
f) Central Parkway and Stockyard Drive
g) Central Parkway and Mountain House Parkway

34. 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
i) Timing: Design to be completed by the April 2025
Item 9.1
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j) Timing: Construction to be completed with the railroad crossing at Byron Road and Great Valley Parkway or May 2026 whichever comes first.

Roadway

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

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

37. 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.

38. 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.

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

Timing: Prior to acceptance.

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

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

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

43. 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

44. 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.

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45. 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.

46. 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.

47. 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.

48. Install security cameras at the intersection below. Timing: Show on improvement plans prior to plan approval. The cameras shall be fully installed and commissioned prior to the acceptance of improvements.
a) Central Parkway and Kirpa Way
Community Walls

49. Masonry walls shall be installed at the property line between residential properties and all public or non-residential parcels except as allowed in the Neighborhood J&K Open Space/Lake Edge memo between City and MHD dated, December 14, 2020. 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.

50. 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.

51. 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 County and the City. The sound barrier shall Item 9.1
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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.

52. Install community walls on the northwest property line between lot 1 and the future A Street and on the southeast property line between lot 15 and Kirpa Way. Timing: Complete the design prior to final map approval. Complete construction prior to first building permit in neighborhood J tract 4270.

Utilities

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

54. 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.

55. The water distribution mains in tract 4270 shall be a looped system. The water lines shall connect to the existing water mains on Kirpa Way and Central Parkway. Timing: Show on improvement plans prior to approval.

56. 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.

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

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

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

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

Item 9.1
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ATTACHMENT I

61. 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.

62. 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.

63. 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.

Item 9.1
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b. The developer shall design and construct the potable water storage tank to meet the demands of the tentative map area with insufficient storage capacity. Timing: As determined through the infrastructure forecasting documents, the design and construction of the potable water storage tank shall be constructed prior to issuance of first building permits in areas of the tentative map with insufficient water storage capacity. Complete the potable water tank improvements prior to issuance of issuance of first building permits in areas of the tentative map with insufficient potable water storage capacity unless such time is extended by the City Manager in writing.

64. 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.

65. 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.

66. 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.

67. 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.

68. 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.

Item 9.1
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69. 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.

70. 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

71. 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.

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

73. 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.

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

75. 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." Item 9.1
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76. “A 'No Dumping' marker shall be installed at each catch basin after the catch basin is installed per Detail SD-04."

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

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

79. 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.

80. 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.

81. 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.

82. 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

83. The project is part of the existing Neighborhood J. The architectural theme for this project shall be consistent with the architectural theme for the existing Neighborhood J and with all Community Approvals including applicable provisions of the city Design Manual, Single Family Residential Design Manual, and any applicable Special Purpose Plan. Timing: prior to approval of first Final Map for each neighborhood.

84. Landscaping of Community and Neighborhood entries shall be installed concurrently with the landscaping of adjacent streets. Entries shall be designed consistent with all Community Approvals including applicable provisions of the City Design Manual and shall be reviewed and approved by the City manager concurrently with the adjacent street Improvement Plans. Timing:

Improvement Plans for entries shall be approved by City prior to the approval of the project's Final Map, unless an extension is granted by the City Manager.

85. The developer shall update as necessary the Neighborhood J In-tract Landscape Guidelines to incorporate Tract 4270. Timing: Prior to the issuance of the first building permit.

Item 9.1
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86. 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.

87. The roadway landscape construction plans shall be processed and approved by the City manager concurrently with the Improvement Plans for any phase of the neighborhood development.

88. To accommodate Tract 4270 design and construct modifications to the landscape improvements along the Central Parkway and Kirpa Way frontages. Timing: Prior to first building permit in neighborhood K beyond tract 4270.

89. All parks shall meet the requirements of the City Design Manual and the City Parks, Recreation, and Leisure Plan.

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

91. Homes along Central Parkway shall front onto Central Parkway or give the appearance of fronting on to Central Parkway. There shall be a continuous white picket fence, including gates, installed along the property line between Central Parkway and the adjacent homes. Sidewalk connections to the front door of each property along Central Parkway to be installed. Timing: Show on improvement plans prior to approval.

92. Design and construct the neighborhood J themed entries at both corners on the neighborhood J side of Kirpa Way & Central Pkwy. The entries shall be constructed prior to the issuance of the first building permit in tract 4270.

93. 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.

94. 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 477th building Item 9.1
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permit within Neighborhood J.
b) Update the community entry requirements in City Design Manual to be consistent with the existing entries on Grant Line Road. Timing: Prior to 477th building permit within Neighborhood J.
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 477th building permit within Neighborhood J. d) Update the City Design Manual to allow the use of a tube steel view fence with no masonry base wall for homes backing onto the open space/greenway loop park. Timing: Prior to 477th building permit within Neighborhood J.
e) Revise the City Design Manual and Specific Plan 2 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 477th building permit within Neighborhood J.
f) To revise the lighting standards that are to be determined for open space parks and passive parks/recreation areas. Timing: Prior to 477th building permit within Neighborhood J.

95. 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.

96. 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.

97. Any tube steel fence use on development projects shall have double ring adornments. Timing:

Show on improvement plans.

98. Install a three-wire strand fence along the right of way line along tract 4270 and the open space park. The three-wire strand fence material should match the three-wire strand fence material used on the open space park plans. Timing: Show on improvement plans prior to approval. The fence shall be installed prior to acceptance.

City Facilities

99. 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. The Third Payment is due from the Developer to the City at the time of issuance of the 10,000th Item 9.1
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building permit in the Master Plan. This condition can be satisfied by an agreement acceptable to the MH that the required facilities will be constructed on this schedule. 100. 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.
101. 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
102. 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. 103. Install fire hydrants per City Standards and State Fire Code. The project shall include on-site fire hydrants.
104. 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
105. Prior to improvement plan approval, the Developer shall execute an Improvement Agreement with City and post the appropriate bonds based on Final Engineer's Estimate. 106. 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. 107. The Developer shall pay all other permitting fees as applicable at the time of issuance of building permits.
108. 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 Item 9.1
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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.
109. 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. 110. 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 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 City associated with the formation of and/or annexation into the Services CFD, as determined by the City Manager. Timing: Property included in the Services CFD prior to final map recordation. 111. Developer agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax ("RMA") for the purpose of financing the City’s improvement of parks identified in the City’s Community Facility Fee Program. Developer and District agree that the boundaries of the Facilities CFD will include all of the Property, and that Developer will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD prior to filing the first final map. Developer shall pay its fair share of administrative costs incurred by the District associated with the formation of and/or annexation into the Facilities CFD, as determined by the City Manager. Timing: Property included in the Facilities CFD prior to final map recordation.

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 Item 9.1
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(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 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).

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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.

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.

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

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

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

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

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

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

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

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”.

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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).] 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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RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN HOUSE APPROVING MAJOR SUBDIVISION APPLICATION NO. TSM-25-006 (TRACT NO. 3935) 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 9.72 net acres into 63 single-family residential lots, two (2) landscape parcels (Parcels A and B), a sanitary sewer lift station parcel (Parcel C), and a Designated Remainder parcel (Lot 4); and WHEREAS, Major Subdivision Application No. TSM-25-006 is comprised of the following Assessor’s Parcel Numbers: 258-04-005 and -028; and
WHEREAS, Division 8, Application Regulations, Chapter 19, Major Subdivisions of the Mountain House Development Title 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-25-006), 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. 3935), 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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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-25-006 for Vesting Tentative Subdivision Map Tract No. 3935, 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-25-006 for Vesting Tentative Subdivision Map No. 3935, 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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_________________________________________

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-25-006 (Tract No. 3935) Neighborhood K
Major Subdivision Application No. TSM-25-006 includes the subdivision of approximately 9.72 net acres into 63 single-family residential lots, two (2) landscape parcels (Parcels A and B), a sanitary sewer lift station parcel (Parcel C), and a Designated Remainder parcel (Lot 4). Major Subdivision Application No.

TSM-25-006 is comprised of the following Assessor’s Parcel Numbers: 258-04-005 and -028. Major Subdivision Application No. TSM-25-006 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 3935) 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.

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 the 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 3935 is five (5). The project has designated lot 1, 23, 34, 42, and 52 for the construction of a 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 five (5) 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 K. Parcels for each residential subdivision within the R-VL, RL, 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 the 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 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.

Item 9.1
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ATTACHMENT J
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.

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]
Item 9.1
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ATTACHMENT J
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.

21. EXTERIOR TRANSPORTATION NOISE: The application shall incorporate the sound wall recommendations for Tract 3935 from the Noise Study, which requires a 6-foot sound wall along Central Parkway and Stockyard Avenue, as shown in Figure 9 of the Noise Study. [Saxelby Acoustics, dated June 23, 2026]
Timing: Improvement plans approved by City prior to Final Map approval.

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.

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

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 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.

Item 9.1
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ATTACHMENT J
Timing: prior to issuance of building permits. [SPII Implementation Measure 10.5 (1)] 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.

Item 9.1
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ATTACHMENT J
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
Mountain House                                               Page 1402 of 1946

ATTACHMENT J
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. TUBULAR STEEL FENCE ALONG GREENWAY LOOP PARK. In addition to the Community Specific Disclosures, a Deed Restriction shall be placed on Residential lots 52 through 62 of Vesting Tentative Subdivision Map Tract 3935 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 Lake 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.

37. FENCES. The builder shall specify the construction detail of the proposed fences/walls that are adjacent to the Lake, Central Parkway, and Stockyard and shall be consistent with the Preliminary Wall Plan for Tract 3635 unless otherwise required by the Noise Study, prepared by Saxelby Acoustics, dated June 23, 2026 (Sheet TM-6).

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

38. 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.

Item 9.1
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ATTACHMENT J

CITY ATTORNEY

39. 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

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

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

Item 9.1
Mountain House                                               Page 1404 of 1946

ATTACHMENT J

7. Any open space, park, or trails and those portions of Diapreet Drive and Moana Avenue necessary to serve Tract No. 3935 shall be dedicated to the City on the Final Map. Timing: Prior to recordation of the final map.

8. 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.

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

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

11. 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.

12. Surface entry rights to access minerals. In accordance with applicable law, a surface entry site may be provided on original parcels encumbered by third party surface entry rights to access minerals.

To the maximum extent possible, these sites will be located in public areas such as Community Parks and shall be located to allow convenient vehicular access. Siting criteria will also consider pipeline conveyance routes to existing off-site transmission pipelines. All extraction and conveyance facilities shall specifically be located away from school facilities, and shall to the greatest extent possible, avoid being located within any Neighborhood within Mountain House. Drilling and well site operators shall comply with all Federal, State, County and City code requirements. Timing: Shall show on final map prior to approval.

13. 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.

14. 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.

15. 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.

Item 9.1
Mountain House                                               Page 1405 of 1946

ATTACHMENT J

16. 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.

17. 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.

18. 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.

19. 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.

20. 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.

21. 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 any of the project’s Final Maps. Timing: Prior to final map recordation.

22. U.S.A. Requirement: U.S.A. shall be contacted 48-hours prior to any construction within the rightof-way.

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

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

Item 9.1
Mountain House                                               Page 1406 of 1946

ATTACHMENT J

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

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

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

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

28. The City Manager may allow part of the street improvements noted in the condition above to be installed by the developer if the particular street falls along the border of the Tentative Map or separates the proposed phase with a future phase. Under this exception, the completion of the full street improvements will be the responsibility of future adjacent developments. For this exception, the developer shall be required to construct the full street improvements to the street centerline plus the remainder of the median improvements (if part of the street design) plus one additional travel lane on the opposite side of the median, plus a paved shoulder. Additional far-side travel lanes may be required if found necessary as a result of a traffic study performed by the City. Reliance on Item 9.1
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ATTACHMENT J
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.

Lake K

29. Design and construct the full civil, joint trench, streetlight, security camera, and landscape improvement for the entire section of the adjacent Lake K. Timing: Prior to issuance of 50% of the building permits in tract 3935 unless such time is extended by the City Manager in writing.

Flood Protection

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

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

Traffic and Transportation

32. 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.

33. Design civil, joint trench, sign & stripe traffic calming improvements for the future neighborhood K 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 the improvement agreement executed prior to final map approval. The approved school traffic calming improvements shall be constructed three months prior to school opening.

34. Design and construct Diapreet Drive civil, joint trench, streetlight full right of way improvements from the northern boundary of Fire Station Number 2 to the intersection of Moana Avenue and Diapreet Drive. Timing: Prior to issuance of first building permit in tract 3935.

Item 9.1
Mountain House                                               Page 1408 of 1946

ATTACHMENT J

35. Design and construct Moana Avenue, including the roundabout at Moana Avenue and Diapreet Drive, civil, joint trench, streetlight full right of way improvements from the intersection of Moana Avenue and Diapreet Drive to the existing end of Moana Avenue at eastern boundary of Tract 3926. Timing: Prior to issuance of the first building permit in tract 3935.

36. 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.

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.

37. 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 Item 9.1
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ATTACHMENT J
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.

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

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

40. 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 Item 9.1
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ATTACHMENT J
Mountain House Parkway prior to Mountain House Parkway going into operation between Central Parkway and Byron Road.

41. 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.
i) Timing: Design to be completed by 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

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

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

44. 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.

Item 9.1
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ATTACHMENT J

45. 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.

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

Timing: Prior to acceptance.

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

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

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

50. The existing driveways on Central Parkway and Diapreet Drive that are no longer required for site access shall be removed and replaced with pedestrian facilities, related civil improvements, and landscaping consistent with the other improvements. Timing: Prior to issuance of the first building permit in tract 3935.

51. 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

52. 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.

53. 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.

54. 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 street light plans prior to plan approval.
c) All Gateways shall be installed and commissioned prior to tract acceptance.

Item 9.1
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55. 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 installed prior to acceptance.

56. 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) Central Parkway and Diapreet Ave
b) Central Parkway and Todarmal Parkway
Community Walls

57. Design and construct typical community wall along the property line between lots 62 and 63 and the sewer lift station. Timing: Show on the improvement plans prior to plan approval. The wall shall be fully constructed prior to issuance of the first building permit.

58. Design and construct typical community wall along the property line between Lots 35-42 and Diapreet Drive. Timing: Show on the improvement plans prior to plan approval. The wall shall be fully constructed prior to issuance of the first building permit.

59. The homes along Central Parkway shall front or give the appearance of fronting onto Central Parkway. Per the Saxelby Acoustics noise study dated June 23, 2026, a noise barrier should be constructed along the backyards of homes fronting Central Parkway (Lots 43, 51, and 52). To comply with the noise study and city standards the applicant shall construct a minimum of 6 themed wall along backyards. This wall should be set back from the right of way line by a minimum of 3 feet. These walls shall be privately owned and maintained by the homeowners or the HOA.

The architectural finishes on these themed walls shall be consistent with the approved Neighborhood K In-Tract Landscape Plans and existing Neighborhood K themed entries.

60. 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 County and 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.

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

Utilities

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

63. 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.

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

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

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

67. 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 Item 9.1
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by the City and the Developer. Timing: Shall be constructed with the water treatment plant expansion.

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

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

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

70. 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.

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71. 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.

72. 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.

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

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

75. 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.

76. 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.

77. 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 Item 9.1
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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.

78. 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.

79. The interim storm drain improvements serving existing Diapreet Dr. shall be removed. Timing:

Show on improvement plans prior to approval.

Best Management Practices

80. 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.

81. 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.

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

83. 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."

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

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

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

Item 9.1
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87. Recyclable Construction Waste: Recycling of construction waste, such as wood and metal, shall be made part of the improvement plans and construction specifications for contractors in compliance with City requirements.

88. 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.

89. 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.

90. 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

91. The project is part of the existing Neighborhood K. The architectural theme for this project shall be consistent with the architectural theme for the existing Neighborhood K and with all Community Approvals including applicable provisions of the city Design Manual, Single Family Residential Design Manual, and any applicable Special Purpose Plan. Timing: prior to approval of first Final Map for each neighborhood.

92. The developer shall update as necessary the Neighborhood K In-tract Landscape Guidelines to incorporate Tract 3935. Timing: Prior to the issuance of the first building permit.

93. 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.

94. 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.

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

Item 9.1
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96. 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.

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

98. Homes along Central Parkway shall front onto Central Parkway or give the appearance of fronting on to Central Parkway. There shall be a continuous white picket fence, including gates, installed along the property line between Central Parkway and the adjacent homes. Sidewalk connections to the front door of each property along Central Parkway to be installed. Timing: Show on improvement plans prior to approval.

99. Neighborhood Park
a) The design of the neighborhood park shall be reviewed and approved prior to the issuance of 25% (198) of the building permits in neighborhood K.
b) Construction of the neighborhood park shall begin prior to the issuance of 50% (397) of the building permits in neighborhood K.
c) Construction of the neighborhood park shall be completed prior to the issuance of 80% (636) of the building permits in neighborhood K.
100. 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.
101. City Master Plan, Specific Plans and Design Manual Update:
a) The City of Mountain House Design Manual (“City Design Manual”) shall be updated to address the “Open Space/Greenway Loop Park”. Design of Open Space/Greenway Loop Park and any associated parks within the Commercial Recreation (C-R) zone shall be consistent with all approvals and to the satisfaction of the City. Timing: Prior to 582nd building permit within Neighborhood K.
b) Update the community entry requirements in City Design Manual to be consistent with the existing entries on Grant Line Road. Timing: Prior to 582nd building permit within Neighborhood K.
c) Update the arterial landscape requirements for the arterials north of Byron Road in the City Design Manual to incorporate low water use landscaping and define the limits of the parade route north of Byron Road. Timing: Prior to 582nd building permit within Neighborhood K. d) Update the City Design Manual to allow the use of a tube steel view fence with no masonry base wall for homes backing onto the open space/greenway loop park. Timing: Prior to 582nd building permit within Neighborhood K.
e) Revise the City Design Manual to allow for City’s discretion on the implementation of this decomposed granite jogging path around the neighborhood parks and schools to allow for Item 9.1
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site constraints. Timing: Prior to 582nd building permit within Neighborhood K. f) To revise the lighting standards that are to be determined for open space parks and passive parks/recreation areas. Timing: Prior to 582th building permit within Neighborhood K. g) Update specific plan 2 to change the park and ride in neighborhood K to a parking lot and trail head for Mountain House Creek Park Timing: Prior to 582nd building permit within Neighborhood K.
102. 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.
103. Any tube steel fence use on development projects shall have double ring adornments. Timing:

Show on improvement plans.
104. Design and construct the neighborhood K themed entries on both sides of Diapreet Drive at the intersection of Central Parkway & Diapreet Ave. Timing: The entries shall be constructed prior to the issuance of the first building permit in tract 3935. 105. Design and construct the landscape improvements along the west side of Diapreet Drive including the roundabout from Central Parkway to the intersection of Diapreet Drive and Moana Avenue. Timing: Prior to issuance of the first building permit in tract 3935. 106. Design and construct the landscape improvements along the east side of Diapreet Drive from Central Parkway to the northern boundary of fire station 2. Timing: Prior to issuance of the first building permit in tract 3935.
107. Design and construct the landscape improvements along the section of Moana Avenue over Lake K and the sewer lift station frontage. Timing: Prior to issuance of the first building permit in tract 3935.

City Facilities
108. 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.

Item 9.1
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109. 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.
110. 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
111. 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. 112. Install fire hydrants per City Standards and State Fire Code. The project shall include on-site fire hydrants.
113. 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
114. 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. 115. 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. 116. The Developer shall pay all other permitting fees as applicable at the time of issuance of building permits
117. O & M Vehicles: Prior to the issuance of the first building permit developers will deposit in a City Maintained Vehicle Capital Fund an amount equal to their prorata share (based on the CFF Plan Fee formula as determined by the City) of the total cost of O&M Vehicles as that cost is specified in the latest update of the CFF Plan Fees.

Item 9.1
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118. 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. 119. Developer agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Services CFD”) established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax (“RMA”) for the purpose of financing the services and maintenance of certain public facilities/improvements, specifically including maintenance of open space, landscaping, trails and habitat, and parks. Developer agrees that the boundaries of the Services CFD will include all of the Property, and that Developer will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Services CFD prior to filing the first final map. Developer shall pay its fair share of administrative costs incurred by the District associated with the formation of and/or annexation into the Services CFD, as determined by the City Manager.

Timing: Property included in the Services CFD prior to final map recordation. 120. Developer agrees to cooperate in the formation of, or annexation into, a community facilities district or districts (the “Facilities CFD”) established pursuant to the Mello-Roos Community Facilities District Act of 1982 (Gov. Code §§ 53311–53368.3) (the “Mello-Roos Act”) including approval of the Rate, Method of Apportionment and Manner of Collection of Special Tax ("RMA") for the purpose of financing the District’s improvement of parks identified in the District’s Community Facility Fee Program. Developer and District agree that the boundaries of the Facilities CFD will include all of the Property, and that Developer will not contest and will, for and on behalf of all of the Property, vote in favor of formation of or annexation into the Facilities CFD prior to filing the first final map. Developer shall pay its fair share of administrative costs incurred by the District associated with the formation of and/or annexation into the Facilities CFD, as determined by the City Manager.

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

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 Item 9.1
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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 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 Item 9.1
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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.

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.

Item 9.1
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7. When fire alarm systems are installed, it shall be the responsibility of the Homeowners Association to insure that all monitoring costs including telephone lines are paid to insure continuous service. Where practical and allowable by the applicable codes, multiple buildings may be monitored by a master fire alarm panel.

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

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

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

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

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

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

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”.

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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).] 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)).

Item 9.1
Mountain House                                               Page 1426 of 1946

ATTACHMENT J
Item 9.1
Mountain House                                               Page 1427 of 1946

ATTACHMENT K
Attachment K
CR Land Use Changes Project
GPA-25-002, MPA-25-002, SPA-25-002, ZR-25-001, TSM-25-002, TSM25-003, TSM-25-005, and TSM-25-006 CEQA Addendum prepared by ICF, dated August 2026, including the Environmental Noise Assessment, dated June 23, 2026 and Traffic Technical Memorandum, dated August 20, 2026
Due to the size of this document, it has not been reproduced in the staff report. A copy of the CEQA Addendum is available for viewing and download on the City’s website at
https://www.mountainhouseca.gov/388/Active-Projects
Individuals that are unable to access the document at the website listed above or would require a computer disk or thumb drive containing a copy of the document should contact Planning Staff at [email protected] or (209) 831-5974 to obtain a copy.

Item 9.1
Mountain House                                               Page 1428 of 1946

CENTRAL PARKWAY

CENTRAL

GREAT VALLEY PARKWAY

PARKWAY

MOUNTAIN HOUSE

PARKWAY

BYRON ROAD
I
J
K
L
AREA
2 AREA
2 AREA 1
AREA 1
AREA 1
AREA 3
AREA 4
AREA
5 AREA 6

SPINARDI WAY
I:\673-200\ACAD\EXHIBITS\XB 12_LOCATION MAP (NO HATCH).DWG

PROPOSED PROJECTS

LOCATION MAP

NORTH OF BYRON ROAD

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 400' DATE: JUNE 10, 2026
0 400 800 1,200 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

ATTACHMENT L
Item 9.1
Mountain House                                               Page 1429 of 1946 R/
R/ �'8' E H
R/L
R/M
R/
R/M
N
A
Legend
Master Plan Designations
Residential
D RNL (Very Low Density Residential)
-R/L (Low Density Residential)
R/L & R/M (Low & Medium Density Residential)
- R/M (Medium Density Residential)
- R/MH (Medium High Density Residential)
- R/H (High Density Residential)
Commercial
C/0 (Office Commercial)
- C/FS (Freeway Service)
- C/G (General Commercial)
- CIC (Community Commercial)
C/R (Recreation Commercial)
Mixed Use
D M/X (Mixed Use)
Industrial
1/L (Limited Industrial)
- 1/G (General Industrial)
Open Space
- OS/RC (Open Space Resource Conservation)
OS/PR (Open Space Parks and Recreation)
Public
P/F (Public)
IQ9 Community College
[ill High School
[TI Transit Center
Parks
� Community Park
<i9 Neighborhood Park
� 4Y Regional Park
Neighborhood Center
[[I Elementary School (K-8)
((9 Neighborhood Park
C/N Neighborhood Commercial Site
_---.-.-.----Other
-- County Line
Community Boundary
- - , Neighborhood Boundary
+++Ht Railroad
- Easement
F Neighborhood Designation
Note: Names of internal roads may
change. Specific Plans will show
additional Collectors.

See text of Master Plan for policies,
Neighborhood Boundaries, and
further information.

MP - Figure 3.5 Mountain House Master Plan Designations Existing

ATTACHMENT M
Item 9.1
Mountain House                                               Page 1430 of 1946 R/
R/ �'8' E H
R/L
R/M
R/
R/M
N
A
Legend
Master Plan Designations
Residential
D RNL (Very Low Density Residential)
-R/L (Low Density Residential)
R/L & R/M (Low & Medium Density Residential)
- R/M (Medium Density Residential)
- R/MH (Medium High Density Residential)
- R/H (High Density Residential)
Commercial
C/0 (Office Commercial)
- C/FS (Freeway Service)
- C/G (General Commercial)
- CIC (Community Commercial)
C/R (Recreation Commercial)
Mixed Use
D M/X (Mixed Use)
Industrial
1/L (Limited Industrial)
- 1/G (General Industrial)
Open Space
- OS/RC (Open Space Resource Conservation)
OS/PR (Open Space Parks and Recreation)
Public
P/F (Public)
IQ9 Community College
[ill High School
[TI Transit Center
Parks
� Community Park
<i9 Neighborhood Park
� 4Y Regional Park
Neighborhood Center
[[I Elementary School (K-8)
((9 Neighborhood Park
C/N Neighborhood Commercial Site
_---.-.-.----Other
-- County Line
Community Boundary
- - , Neighborhood Boundary
+++Ht Railroad
- Easement
F Neighborhood Designation
Note: Names of internal roads may
change. Specific Plans will show
additional Collectors.

See text of Master Plan for policies,
Neighborhood Boundaries, and
further information.

MP - Figure 3.5 Mountain House Master Plan Designations Proposed R/L

R/M C/N
R/L
R/M
R/L

R/M R/L
R/M
R/L
R/M C

ATTACHMENT M
Item 9.1
Mountain House                                               Page 1431 of 1946 ")
#*
C/O
I/L
I/L
I/L

GRANT LINE ROAD

MOUNTAIN HOUSE PARKWAY
R/L
R/M
R/L
R/M
P/F

R/L, R/M
R/MH
P/F
R/H
R/VL
R/MH

R/L C R/M D
F
R/L
R/M
MASCOT
DE ANZA BLVD.

OS/PR
R/L
R/M
R/L

R/M R/MH
R/MH

MOUNTAIN
HOUSE

CREEK C
E
C
G C
R/L
R/M
R/MH

GREAT VALLEY PARKWAY
R/L
R/M
R/L

R/M R/MH
H
C/C
C/O
C/G
M/X
R/H
M/X
M/X
M/X
C/C
C/O
P/F
P/F
TOWN
CENTER
C
R/MH

P/F P/F
I
OS/RC
P/F
R
R/L
R/M
C/R
R/L
R/M
R/L
R/M
J
N
C
C
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
C
R/MH
C
C
I/G
I/G
I/G
P/F
P/F
I/L
I/L
R/L
R/M
R/L
R/M
R/L

R/M R/MH
OS/PR
R/MH
OS/PR
P/F
R/H
C/C
L
K
R/L
R/M
OS/PR
R
R
R/VL
R/MH

M/X M/X
C
R/L
R/M
R/L
R/M
OS/PR
P/F
OS/PR
R/H
C/C
BLVD.

ARNAUDO BLVD.

BYRON ROAD

CENTRALPARKWAY

WICKLUND CUT

MAIN ST

OLD RIVER
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
UPRR
R/MH
P
H
C/R
C/R
OS/PR
R/L
R/M
C
C

OS RC /
R/L
R/M
R/L
R/M
R/MH
OS/PR
OS/PR
R/L
R/M
RKWAY
R/L
R/M
R
R
OS/RC
R/MH
R/MH
C/R
C
OS/PR
OS/PR
OS/PR
OS/PR

DE ANZA BLVD

DRY CREEK
C/C

CENTRAL

PARKWAY
M/X
R/H
P/F
R/MH
P/F
R
N
C
R/L
R/M
R/L
R/M
C C
C
OS/RC
C
C
R/H
R/L
R/M
P/F
R/L
R/M
Loop Park
Loop Park
Loop Park
Loop Park
Loop Park
Loop
Park
Loop Park
C N
E
C/N
E
N
C/N
¯ Neighborhood Park
C Community Park
Master Plan Designations
C/C Community Commercial
C/R Commercial Recreation
I/G General Industrial
I/L Limited Industrial
M/X Mixed Use
Commercial
Mixed Use
Industrial
Open Space
Public
Parks
Neighborhood Center
Other
R/MH Medium-High Density Residential
R/VL Very Low Density Residential
R/L & R/M Low and Medium Density Residential
R/H High Density Residential
#* Wastewater Treatment Plant
Legend
Residential
C
N
E Elementary School (K-8)
") Water Treatment Plant
P/F Public
OS/RC Resource Conservation
OS/PR Parks and Recreation
Open Space County Line
Community Boundary
Neighborhood Boundary
Railroad
K Neighborhood Designation
E
C/N
N
C/N Neighborhood Commercial Site
N
E
N N Neighborhood Park
R R Regional Park
MP Figure 3.6 Mountain House Master Plan Designations - North Area Existing Greenway
Greenway
Greenway
Greenway
Greenway
Greenway
Greenway

ATTACHMENT M
Item 9.1
Mountain House                                               Page 1432 of 1946 ")
#*
C/O
I/L
I/L
I/L

GRANT LINE ROAD

MOUNTAIN HOUSE PARKWAY
R/L
R/M
R/L
R/M
P/F

R/L, R/M
R/MH
P/F
R/H
R/VL
R/MH

R/L C R/M D
F
R/L
R/M
MASCOT
DE ANZA BLVD.

OS/PR
R/L
R/M
R/L

R/M R/MH
R/MH

MOUNTAIN
HOUSE

CREEK C
E
C
G C
R/L
R/M
R/MH

GREAT VALLEY PARKWAY
R/L
R/M
R/L

R/M R/MH
H
C/C
C/O
C/G
M/X
R/H
M/X
M/X
M/X
C/C
C/O
P/F
P/F
TOWN
CENTER
C
R/MH

P/F P/F
I
OS/RC
P/F
R
R/L
R/M
C/R
R/L
R/M
R/L
R/M
J
N
C
C
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
C
R/MH
C
C
I/G
I/G
I/G
P/F
P/F
I/L
I/L
R/L
R/M
R/L
R/M
R/L

R/M R/MH
OS/PR
R/MH
OS/PR
P/F
R/H
C/C
L
K
R/L
R/M
OS/PR
R
R
R/VL
R/MH

M/X M/X
C
R/L
R/M
R/L
R/M
OS/PR
P/F
OS/PR
R/H
C/C
BLVD.

ARNAUDO BLVD.

BYRON ROAD

CENTRALPARKWAY

WICKLUND CUT

MAIN ST

OLD RIVER
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
R/L
R/M
UPRR
R/MH
P
H
C/R
C/R
OS/PR
R/L
R/M
C
C

OS RC /
R/L
R/M
R/L
R/M
R/MH
OS/PR
OS/PR
R/L
R/M
RKWAY
R/L
R/M
R
R
OS/RC
R/MH
R/MH
C/R
C
OS/PR
OS/PR
OS/PR
OS/PR

DE ANZA BLVD

DRY CREEK
C/C

CENTRAL

PARKWAY
M/X
R/H
P/F
R/MH
P/F
R
N
C
R/L
R/M
R/L
R/M
C C
C
OS/RC
C
C
R/H
R/L
R/M
P/F
R/L
R/M
Loop Park
Loop Park
Loop Park
Loop Park
Loop Park
Loop
Park
Loop Park
C N
E
C/N
E
N
C/N
¯ Neighborhood Park
C Community Park
Master Plan Designations
C/C Community Commercial
C/R Commercial Recreation
I/G General Industrial
I/L Limited Industrial
M/X Mixed Use
Commercial
Mixed Use
Industrial
Open Space
Public
Parks
Neighborhood Center
Other
R/MH Medium-High Density Residential
R/VL Very Low Density Residential
R/L & R/M Low and Medium Density Residential
R/H High Density Residential
#* Wastewater Treatment Plant
Legend
Residential
C
N
E Elementary School (K-8)
") Water Treatment Plant
P/F Public
OS/RC Resource Conservation
OS/PR Parks and Recreation
Open Space County Line
Community Boundary
Neighborhood Boundary
Railroad
K Neighborhood Designation
E
C/N
N
C/N Neighborhood Commercial Site
N
E
N N Neighborhood Park
R R Regional Park
MP Figure 3.6 Mountain House Master Plan Designations - North Area Existing Greenway
Greenway
Greenway
Greenway
Greenway
Greenway
Greenway
R/L
R/M
R/L
R/M
R/L
R/M
C/N
C
R/L
R/M
R/L
R/M Proposed

ATTACHMENT M
Item 9.1
Mountain House                                               Page 1433 of 1946

GRANT LINE ROAD
INTERSTATE 205

MOUNTAIN HOUSE PARKWAY
R-L
R-M
R-L
R-L
R-L
R-L
R-M
R-M
R-M
P-F
R-M
R-M
R-M
P-F
N
N
C-N
C-N
R-MH

C-C R-H
R-VL
R-MH
C
D
F
MASCOT
DE ANZA BLVD.

R-M

MOUNTAIN
HOUSE
CR
E EEK
G
R-M

GREAT VALLEY PARKWAY

R-L R-M R-MH
H
C-C
C-G

M-X M-X
M-X
M-X
C-C
R-MH C
P-F
P-F
TOWN
CENTER
C
R-MH
R-M
C
C
BLVD.

ARNAUDO BLVD.

BYRON ROAD

WICKLUND CUT

MAIN ST

PG&E RIO-OSO TESLA LINE
UPRR
R-MH

CENTRAL PKWY
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-M
N

P-F C-N
H
R-M
M-X
M-X
CEN
TRAL

PARKWAY
R-M
R-M
R-M
R-M
R-L
R-M
C-R
R-MH
R-M
R-M
OS/PR
I
OS/RC
C-R
C
C-R
J
C
C
R-L
R-M
C
R-MH
OS/PR
OS/PR
R-M
R-MH
OS/PR
OS-PR
R-MH
R-H
C-C
L
K
OS/PR
R
R
R-VL
R-MH
P-F
R-L
R-M
OS/PR
R-M
C

M-X M-X
C
OS/PR
P-F
R-H
OS/PR
(WQB)

CENTRAL
PKWY.

M-X

OLD RIVER
R-M
R-L
R-M
R
OS/RC
R
R-M
R-M
R-L
R-M
C-N
R-L
R-L
R-L
R-L
OS/PR
R-L
R-L
R
R
C-R
C
R-MH
C
C P-F
OS/PR
R-L
C-R
R-L
R-M
OS/PR
OS/PR
R-L
OS/RC
N
OS/PR
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
N
R-M
P-F
R-L
R-L
R-L
R-MH
C
OS/RC
OS/RC
OS/RC
N

R-L R-L
R-L
R-M
R-L
R-L
R-L
R-L
R-L
OS/PR
J

OLD RIVER
P-F
R-H
P-F

BYRON ROAD

UPRR OS/PR
N
OS/PR
R
C-O
C
C
C

P-F C-R
C-C
R-M
C
C
OS/PR
* Except for Open Space and Parks,
abbreviations refer to Zoning designations.
(Example: R-L = Low Density Residential).

Abbreviations for Open Space and Parks
refer to Master Plan designations.

Legend *
Commercial
Industrial
Open Space
Public Facilities
Specific Plan I Area
Specific Plan III Area
Residential
P-F (Public)
P-F (Private)
Neighborhood Boundary
Community Boundary
M-X (Mixed Use)
I-L (Limited Industrial)
R-VL (Very Low Density Residential)
R-L (Low Density Residential)
R-M (Medium Density Residential)
R-MH (Medium High Density Residential)
R-H (High Density Residential)
C-N (Neighborhood Commercial)
C-O (Office Commercial)
C-G (General Commercial)
C-C (Community Commercial)
C-R (Commercial Recreation)
OS/PR (Parks and Recreation Open Space)
OS/RC (Resource Conservation)
Railroad
N N Neighborhood Park
R Regional Park
C Community Park
D Neighborhood Designation
" K-8 School
Easement
R
C
¯
Mixed Use
SPII Figure 3.1 SPII Land Use Existing
R-L

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1434 of 1946

GRANT LINE ROAD
INTERSTATE 205

MOUNTAIN HOUSE PARKWAY
R-L
R-M
R-L
R-L
R-L
R-L
R-M
R-M
R-M
P-F
R-M
R-M
R-M
P-F
N
N
C-N
C-N
R-MH

C-C R-H
R-VL
R-MH
C
D
F
MASCOT
DE ANZA BLVD.

R-M

MOUNTAIN
HOUSE
CR
E EEK
G
R-M

GREAT VALLEY PARKWAY

R-L R-M R-MH
H
C-C
C-G

M-X M-X
M-X
M-X
C-C
R-MH C
P-F
P-F
TOWN
CENTER
C
R-MH
R-M
C
C
BLVD.

ARNAUDO BLVD.

BYRON ROAD

WICKLUND CUT

MAIN ST

PG&E RIO-OSO TESLA LINE
UPRR
R-MH

CENTRAL PKWY
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-M
N

P-F C-N
H
R-M
M-X
M-X
CEN
TRAL

PARKWAY
R-M
R-M
R-M
R-M
R-L
R-M
C-R
R-MH
R-M
R-M
OS/PR
I
OS/RC
C-R
C
C-R
J
C
C
R-L
R-M
C
R-MH
OS/PR
OS/PR
R-M
R-MH
OS/PR
OS-PR
R-MH
R-H
C-C
L
K
OS/PR
R
R
R-VL
R-MH
P-F
R-L
R-M
OS/PR
R-M
C

M-X M-X
C
OS/PR
P-F
R-H
OS/PR
(WQB)

CENTRAL
PKWY.

M-X

OLD RIVER
R-M
R-L
R-M
R
OS/RC
R
R-M
R-M
R-L
R-M
C-N
R-L
R-L
R-L
R-L
OS/PR
R-L
R-L
R
R
C-R
C
R-MH
C
C P-F
OS/PR
R-L
C-R
R-L
R-M
OS/PR
OS/PR
R-L
OS/RC
N
OS/PR
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
N
R-M
P-F
R-L
R-L
R-L
R-MH
C
OS/RC
OS/RC
OS/RC
N

R-L R-L
R-L
R-M
R-L
R-L
R-L
R-L
R-L
OS/PR
J

OLD RIVER
P-F
R-H
P-F

BYRON ROAD UPRR OS/PR
N
OS/PR
R
C-O
C
C
C

P-F C-R
C-C
R-M
C
C
OS/PR
* Except for Open Space and Parks,
abbreviations refer to Zoning designations.
(Example: R-L = Low Density Residential).

Abbreviations for Open Space and Parks
refer to Master Plan designations.

Legend *
Commercial
Industrial
Open Space
Public Facilities
Specific Plan I Area
Specific Plan III Area
Residential
P-F (Public)
P-F (Private)
Neighborhood Boundary
Community Boundary
M-X (Mixed Use)
I-L (Limited Industrial)
R-VL (Very Low Density Residential)
R-L (Low Density Residential)
R-M (Medium Density Residential)
R-MH (Medium High Density Residential)
R-H (High Density Residential)
C-N (Neighborhood Commercial)
C-O (Office Commercial)
C-G (General Commercial)
C-C (Community Commercial)
C-R (Commercial Recreation)
OS/PR (Parks and Recreation Open Space)
OS/RC (Resource Conservation)
Railroad
N N Neighborhood Park
R Regional Park
C Community Park
D Neighborhood Designation
" K-8 School
Easement
R
C
¯
Mixed Use
SPII Figure 3.1 SPII Land Use Existing
Proposed R-M R-L
C-N
R-M

R-MR-M R-L R-L

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1435 of 1946 8 ")
#*
"
"
"
"
"
"
"
R-L
R-L
R-L
R-M
R-L
R-L
R-L
G
E
F
H
J
I
K
L
C
D
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-H
R-VL
R-MH
R-M
R-MH
C-C
R-M
P-F
C-N
R-L
R-L
R-M
R-M
R-M
R-M
C-N
P-F

GRANT LINE ROAD

PG&E RIO-OSO TESLA LINE
DE ANZA BLVD.

WY.

MOUNTAIN HOUSE PARKWAY

GREAT VALLEY PARKWAY
BLVD.

MUSTANG
R-L
R-L
R-M
R-M
M-X
R-L

R-L R-M R-MH
C-CC-R
C-G
TOWN
CENTER
P-F
R-MH
R-M
R-M
R-M
P-F
P-F
P-F
P-F
P-F
C-R
R-L
P-F
P-F
R-L
R-L
R-M
P-F
R-MH
P-F
P-F
R-L
P-F
R-M
R-MH
P-F
R-MH
R-H
C-C
P-F
P-F
P-F
R-VL
R-MH
P-F
R-MH
P-F
R-L
R-M
P-F
P-F
R-M
P-F
R-MH

M-X M-X
P-F
P-F
P-F
P-F
R-H

BYRON ROAD

CENTRAL

PARKWAY
P-F

WICKLUND CUT

OLD RIVER
R-L
R-M
R-M
R-M
R-M
UPRR
P-F
P-F
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
R-L
R-L
P-F
C-R
P-F
P-F
R-MH
P-F
P-F
C-R
P-F
R-MH
P-F
R-L
P-F
P-F
R-M
R-L
R-L
P-F
P-F
R-L
R-M
C-N
R-L
R-M
R-L
R-L
R-L
C-R
R-L
P-F
P-F
R-L
P-F
R-L
R-L
R-L
P-F
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-M
P-F

P-F C-N
R-M

M-X M-X
R-L
M-X
C-C
M-X
P-F
R-MH
C-R

R-H R-L
R-M
R-L
R-L

R-L R-L R-L

I-L I-L
P-F
P-F
P-F
P-F
P-F

P-F P-F
P-F

R-M R-M
R-M
R-M
R-M
R-M
R-M

R-M R-M
R-M

R-M R-M

R-M C-N
R-MH
R-MH
R-MH
C-C
C-O
AU-20
AU-20
AU-20
I-G
I-P
I-P

R-H R-H C-O
P-F
R-L
I-P
I-P
I-P
R-MH
C-FS
P-F
C-G
I-P
I-P
C-FS

C-FS C-FS
C-FS
C-FS
I-P
R-L
P-F
R-L
I-G
P-F

BYRON ROAD
R-M
R-M
M-X
R-L
R-L
P-F
P-F
P-F
C-N
C-N

R-L R-L
R-L
R-L
R-VL
R-M
R-M
R-M
R-M
R-M
P-F
R-M
R-M
P-F
P-F
R-M
R-M
R-MH
P-F
P-F
C-O
I-PP-F
P-F
R-MH
I-P
P-F
P-F
R-M

M-X R-H
P-F
C-N

P-F P-F
R-M

ARNAUDO

CENTRAL PARKWAY

PARKWAY

CENTRAL

CENTRAL PARKWAY

MAIN ST
ARTURO BLVD.

P-F
C-R
C-O
C-N
R-M
R-L
C-C
Legend
Industrial
Public Facilities
Residential
Specific Plan I Area
Specific Plan III Area
F Neighborhood Designation
Neighborhood Boundary
" K-8 School
Collector
Arterial
Railroad
Easement
Community Boundary
R-VL (Very Low Density Residential)
R-L (Low Density Residential)
R-M (Medium Density Residential)
¯
R-MH (Medium High Density Residential)
R-H (High Density Residential)
C-N (Neighborhood Commercial)
C-O (Office Commercial)
C-FS (Freeway Service)
M-X (Mixed Use)
Mixed Use
C-C (Community Commercial)
Commercial
P-F (Public Facilities)
I-L (Limited Industrial)
C-R (Recreation Commercial)
C-G (General Commercial)
SPII Figure 3.2 SPII Zoning Existing
R-L

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1436 of 1946 8 ")
#*
"
"
"
"
"
"
"
R-L
R-L
R-L
R-M
R-L
R-L
R-L
G
E
F
H
J
I
K
L
C
D
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-H
R-VL
R-MH
R-M
R-MH
C-C
R-M
P-F
C-N
R-L
R-L
R-M
R-M
R-M
R-M
C-N
P-F

GRANT LINE ROAD

PG&E RIO-OSO TESLA LINE
DE ANZA BLVD.

WY.

MOUNTAIN HOUSE PARKWAY

GREAT VALLEY PARKWAY
BLVD.

MUSTANG
R-L
R-L
R-M
R-M
M-X
R-L

R-L R-M R-MH
C-CC-R
C-G
TOWN
CENTER
P-F
R-MH
R-M
R-M
R-M
P-F
P-F
P-F
P-F
P-F
C-R
R-L
P-F
P-F
R-L
R-L
R-M
P-F
R-MH
P-F
P-F
R-L
P-F
R-M
R-MH
P-F
R-MH
R-H
C-C
P-F
P-F
P-F
R-VL
R-MH
P-F
R-MH
P-F
R-L
R-M
P-F
P-F
R-M
P-F
R-MH

M-X M-X
P-F
P-F
P-F
P-F
R-H

BYRON ROAD

CENTRAL

PARKWAY
P-F

WICKLUND CUT

OLD RIVER
R-L
R-M
R-M
R-M
R-M
UPRR
P-F
P-F
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
R-L
R-L
P-F
C-R
P-F
P-F
R-MH
P-F
P-F
C-R
P-F
R-MH
P-F
R-L
P-F
P-F
R-M
R-L
R-L
P-F
P-F
R-L
R-M
C-N
R-L
R-M
R-L
R-L
R-L
C-R
R-L
P-F
P-F
R-L
P-F
R-L
R-L
R-L
P-F
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-M
P-F

P-F C-N
R-M

M-X M-X
R-L
M-X
C-C
M-X
P-F
R-MH
C-R

R-H R-L
R-M
R-L
R-L

R-L R-L R-L

I-L I-L
P-F
P-F
P-F
P-F
P-F

P-F P-F
P-F

R-M R-M
R-M
R-M
R-M
R-M
R-M

R-M R-M
R-M

R-M R-M

R-M C-N
R-MH
R-MH
R-MH
C-C
C-O
AU-20
AU-20
AU-20
I-G
I-P
I-P

R-H R-H C-O
P-F
R-L
I-P
I-P
I-P
R-MH
C-FS
P-F
C-G
I-P
I-P
C-FS

C-FS C-FS
C-FS
C-FS
I-P
R-L
P-F
R-L
I-G
P-F

BYRON ROAD
R-M
R-M
M-X
R-L
R-L
P-F
P-F
P-F
C-N
C-N

R-L R-L
R-L
R-L
R-VL
R-M
R-M
R-M
R-M
R-M
P-F
R-M
R-M
P-F
P-F
R-M
R-M
R-MH
P-F
P-F
C-O
I-PP-F
P-F
R-MH
I-P
P-F
P-F
R-M

M-X R-H
P-F
C-N

P-F P-F
R-M

ARNAUDO

CENTRAL PARKWAY

PARKWAY

CENTRAL

CENTRAL PARKWAY

MAIN ST
ARTURO BLVD.

P-F
C-R
C-O
C-N
R-M
R-L
C-C
Legend
Industrial
Public Facilities
Residential
Specific Plan I Area
Specific Plan III Area
F Neighborhood Designation
Neighborhood Boundary
" K-8 School
Collector
Arterial
Railroad
Easement
Community Boundary
R-VL (Very Low Density Residential)
R-L (Low Density Residential)
R-M (Medium Density Residential)
¯
R-MH (Medium High Density Residential)
R-H (High Density Residential)
C-N (Neighborhood Commercial)
C-O (Office Commercial)
C-FS (Freeway Service)
M-X (Mixed Use)
Mixed Use
C-C (Community Commercial)
Commercial
P-F (Public Facilities)
I-L (Limited Industrial)
C-R (Recreation Commercial)
C-G (General Commercial)
SPII Figure 3.2 SPII Zoning Existing
Proposed

R-M R-L

R-M C-N

R-MR-M R-L R-L

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1437 of 1946

R-L R-M R-MH
H
C-C
C-G
R-MH
R-M
C
C

BYRON ROAD
UPRR
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-M
N

P-F C-N
H
R-M
R-M
R-L
R-M
C-R
R-MH
R-M
I
OS/RC
C-R
C
C-R
J
C
C
R-L
R-M
C
R-MH
OS/PR
OS/PR
R
R-MH
OS-PR
R-MH
R-H
C-C
L
K
OS/PR
R
R
R-VL
R-MH
P-F
R-L
R-M
OS/PR
R-M
C
M-X
M-X
C
OS/PR
R-H
OS/PR
(WQB)
C-C

CENTRAL
PKWY.

M-X

OLD RIVER
RR
OS/RC
R
R-M
R-M
R-L
R-M
C-N
R-L
R-L
R-L
R-L
OS/PR
R-L
R-L
R
C-R
C
R-MH
C
C P-F
OS/PR
R-L
C-R
R-L
R-M
OS/PR
OS/PR
R-L
OS/RC
N
OS/PR
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
N
R-M
P-F
R-L
R-L
R-L
R-MH
C
OS/RC
OS/RC
OS/RC
N
R-L
R-L
R-L
R-M
R-L
R-L
R-L
R-L
R-L
OS/PR
J

OLD RIVER
P-F
R-H
P-F

BYRON ROAD

UPRR OS/PR
N
OS/PR
C
C
C

P-F C-R
R-M
C
C
OS/PR
¯
*Except for Open Space and Parks, abbreviations refer to Zoning districts. (example: R-L = Low Density Residential).

Abbreviations for Open Space and Public Facilities, refer to Master Plan designations Legend *
Commercial
Residential
R-VL (Very Low Density Residential)
R-L (Low Density Residential)
R-M (Medium Density Residential)
R-MH (Medium High Density Residential)
C-R (Commercial Recreation)
Open Space
Public Facilities
N N Neighborhood Park
R R Regional Park
C C Community Park
Railroad
J Neighborhood Designation
OS/RC (Resource Conservation)
OS/PR (Parks and Recreation
Other Open Space)
Neighborhood Boundary
Specific Plan I Area
SPII Figure 3.6 Neighborhoods 'I' and 'J' Land Use Existing

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1438 of 1946

R-L R-M R-MH
H
C-C
C-G
R-MH
R-M
C
C

BYRON ROAD
UPRR
R-L
R-L
R-L
R-L
R-M
R-M
R-M
R-M
N

P-F C-N
H
R-M
R-M
R-L
R-M
C-R
R-MH
R-M
I
OS/RC
C-R
C
C-R
J
C
C
R-L
R-M
C
R-MH
OS/PR
OS/PR
R
R-MH
OS-PR
R-MH
R-H
C-C
L
K
OS/PR
R
R
R-VL
R-MH
P-F
R-L
R-M
OS/PR
R-M
C
M-X
M-X
C
OS/PR
R-H
OS/PR
(WQB)
C-C

CENTRAL
PKWY.

M-X

OLD RIVER
RR
OS/RC
R
R-M
R-M
R-L
R-M
C-N
R-L
R-L
R-L
R-L
OS/PR
R-L
R-L
R
C-R
C
R-MH
C
C P-F
OS/PR
R-L
C-R
R-L
R-M
OS/PR
OS/PR
R-L
OS/RC
N
OS/PR
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
N
R-M
P-F
R-L
R-L
R-L
R-MH
C
OS/RC
OS/RC
OS/RC
N
R-L
R-L
R-L
R-M
R-L
R-L
R-L
R-L
R-L
OS/PR
J

OLD RIVER
P-F
R-H
P-F

BYRON ROAD

UPRR OS/PR
N
OS/PR
C
C
C

P-F C-R
R-M
C
C
OS/PR
¯
*Except for Open Space and Parks, abbreviations refer to Zoning districts. (example: R-L = Low Density Residential).

Abbreviations for Open Space and Public Facilities, refer to Master Plan designations Legend *
Commercial
Residential
R-VL (Very Low Density Residential)
R-L (Low Density Residential)
R-M (Medium Density Residential)
R-MH (Medium High Density Residential)
C-R (Commercial Recreation)
Open Space
Public Facilities
N N Neighborhood Park
R R Regional Park
C C Community Park
Railroad
J Neighborhood Designation
OS/RC (Resource Conservation)
OS/PR (Parks and Recreation
Other Open Space)
Neighborhood Boundary
Specific Plan I Area
SPII Figure 3.6 Neighborhoods 'I' and 'J' Land Use Existing Proposed C-N (Neighborhood Commercial)

R-M C-N

R-L R-L R-M

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1439 of 1946 #*
"
"

R-M R-MH
H

M-X M-X
M-X
M-X
C-C
R-MH
C
P-F
P-F
TOWN
CENTER
C
R-MH
R-M
C
C

WICKLUND CUT
UPRR
R-L
R-L
R-M
R-M
N
C-N
H
M-X
M-X
R-M
R-M
R-M
R-M
R-L
R-MH
R-M
R-M
OS/PR
I
C-R
C
C-R
J
C
C
L
R-M
R-MH
OS/PR
OS/PR
R-M
R-MH
OS/PR
OS-PR
R-MH
R-H
C-C
L
K
OS/PR
R
R R-MH
P-F
R-L
R-M
OS/PR
R-M
C
M-X
M-X
C
OS/PR
P-F
R-H
OS/PR
(WQB)

CENTRAL
PKWY.

M-X

OLD RIVER
R-M
R-L
R-M
R
OS/RC
R
R-M
R-M
R-L
R-M
C-N
R-L
R-L
R-L
R-L
OS/PR
R-L
R-L
R
R
C-R
C
C P-F
OS/PR
R-L
C-R
R-L
OS/RC
N
R-M
R-M
R-L
R-M
R-L
R-L
R-L
R-L
N
R-M
P-F
R-L
R-MH
C
OS/RC
OS/RC
OS/RC
N
R-L
R-L
R-L
R-M
R-L
R-L
R-L
R-L
R-L
OS/PR
J
VER
P-F
R-H
P-F

UPRR OS/PR
N
R
C
C
C

P-F C-R
C-C
R-M
C
C
OS/PR
¯
* Except for Open Space and Parks, abbreviations refer to Zoning designations (example: R-L = Low Density Residential).

Abbreviations for Open Space and Parks refer to Master Plan designations.

Legend *
Open Space
Public Facilities
OS/O (Other Open Space)
Commercial
Industrial
Residential
Neighborhood Boundary
" K-8 School
Railroad
K Neighborhood Designation
C-N (Neighborhood Commercial)
C-C (Community Commercial)
M-X (Mixed Use)
I-L (Limited Industrial)
R-H (High Density Residential)
R-MH (Medium High Density Residential)
R-M (Medium Density Residential)
R-L (Low Density Residential)
N N Neighborhood Park
R R Regional Park
C C Community Park
P-F (Private)
P-F (Public)
SPII Figure 3.7 Neighborhood K&L Land Use Existing

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1440 of 1946

ATTACHMENT N
Item 9.1
Mountain House                                               Page 1441 of 1946

ATTACHMENT O
Attachment O
CR Land Use Changes Project
GPA-25-002, MPA-25-002, SPA-25-002, ZR-25-001, TSM-25-002, TSM25-003, TSM-25-005, and TSM-25-006 Mountain House Master Plan Text, Tables and Figures
Please refer to Attachment C – Resolution Approving the Mountain House Master Plan Amendment No. MPA-25-002 for the Revised Master Plan Text, Tables, and Figures
Item 9.1
Mountain House                                               Page 1442 of 1946

ATTACHMENT P
Attachment P
CR Land Use Changes Project
GPA-25-002, MPA-25-002, SPA-25-002, ZR-25-001, TSM-25-002, TSM25-003, TSM-25-005, and TSM-25-006 Mountain House Specific Plan II Text, Tables and Figures Please refer to Attachment D – Resolution Approving the Mountain House Specific Plan II Amendment No. SPA-25-002 for the Revised Specific Plan II Text, Tables, and Figures
Item 9.1
Mountain House                                               Page 1443 of 1946 CHAPTER 3: PARKS, TRAILS AND OPEN SPACE
Table 3.1: Park Type and Vision by Classification

COMMUNITY PARKS
North Community Park, 20.0 ac
Central Community Park, 56.1 ac
South Community Park, 20.2 ac
Vision: Nature-based leisure and recreation space intended to serve the entire community.

Vision: Community hub, event and gathering space
Intended to provide indoor and outdoor recreation,
aquatics, sports, community events and programs in a
centralized location.

Vis ion: Active, family and student-oriented sports and play space that serves as a sports hub and supports a greater variety of recreation activities.
• •- -,•-r•-•���•-,-'"".; ... •- •, . ',, ' '• -•,- •• • ·SPECIAtUSE PARKS;,, � .. :;. • · . _ - . : ·
• .. _:, -;. � ... _ ,#' ... , ...... -. �"l,. ' . .... • • . . • . Parks that support a single functton or speoalized use to serve residents, employees, and visitors. .

These parks val)I in size and include urban plazas, lake access, and sports parks. · · : ..1l;.·��•�tr�•Jt5:!J:._�u;.;- ":.r•-_ ...... �.:� .• ·,_ ·. -: .. t,: · .< � .. •1 Lakes ide Space (Optional), 2.0 ac Delta College Sports Park, 7.0 ac
Vision: An optional lakeside public area with water access and small gathering space provided through a public/private partnership.

Vision: A sports field complex for student and community use.

Busines s Plaza Park, 0.5 ac
- -----� -� -�
Vision: An urban plaza and gathering space with amenities to support visitors and employees at nearby businesses.

LINEAR PARKS
Elongated greenways that support trail activities, passive recreation, and ecological functions to serve the entire Mountain House community.

Old River Park, 87-¾ 88.!}-100 ac
Creek Park, 43c&-..21.ac
Greenway Loop Park, 98.5-126.?ac
Vis ion: A riverfront greenway and trail corridor that supports nature-based recreation and activities such as picnicking, fishing, walking, biking, fitness, wildlife observation, Interpretation, and nature play.
,--Vis_i_o_n: __A _n_a-tural linear_p_ark--that se-rv__e_s_a_s-the central open I­ space feature for the community, providing trails, passive recreation, nature views, interpretation, habitat, and flood control.

Vis ion: A family- and senior-friendly looped greenway and trail that supports fitness and exploration, providing residents with views to open space and connections to nature.
3-5 I MOUNTAIN HOUSE PARKS, RECREATION, AND LEISURE PLAN UPDATE

ATTACHMENT Q
Item 9.1
Mountain House                                               Page 1444 of 1946 CHAPTER 3: PARKS, TRAILS AND OPEN SPACE

LEVEL OF SERVICE
Mountain House will provide 478572 acres of parks, trail corridors and open space when fully developed. This represents approximately two-thirds of the acreage planned in 2011, which will help right-size the system for maintenance and operations. The 478572 acres of parks, when I subtracting the 299-acre golf course recommended in the previous plan, actually end up increasing the amount of usable parkland for the community.

To ensure this is the right amount of park land for Mountain House and meets San Joaquin County standards, acreage is calculated as a Level of Service (LOS) ratio, expressed in terms of acres per 1,000 residents. Table 3.3 shows that "parks" account for lel,.3 acres of recreation I space for every 1,000 residents anticipated to live in Mountain House at build out. The remaining trails and open space, while serving important functions, are not counted towards the County's park land requirements.

Table 3.3: Mountain House Acreage and LOS by Classlflcatlon --
2021
2011 EXISTING & 2021 LOS
PLANNED PROPOSED (ACRES/1,000

CLASSIFICATION ACRES ACRES
Parks
Communi
Parks 134.2
S ecial Use Parks 3.0

96.3 8.0
Linear Parks 173.8 �319.7
i199.G
610.0 ,333,4424.0

60.0 66.5
Trail Corridors not counted 11.8
Natural Areas 54.5 62.0

2.5 0.2
5;98.2
&610.6

1.6 0.1

0.3 1.6
······i Formatted Table
Commented [JA1]: 405 acres to 495.6 and parks ratio of

10.3 to 12.3
Commented [JA2]: 481.8 acres to 572.4 and parks ratio
of 12.4 to 14.3

ATTACHMENT Q
Item 9.1
Mountain House                                               Page 1445 of 1946 CHAPTER 3: PARKS, TRAILS AND OPEN SPACE
Table 3.4 compares the District's level of service to the County's park standard, the LOS proposed in 2011, and the acreage provided by similar sized communities across the nation as defined through Park Metrics tabulated by the National Recreation and Parks Association (NRPA).

If Mountain House builds neighborhood and community parks as planned, the District would exceed the County's required standard. However, it would provide a level of service only slightly higher than other park agencies serving populations 20,000 to 49,999, according to NRPA's Park Metrics. In addition, the District would increase its level of service for Trail Corridor and Open Space, by increasing the numbers of bikeways.

Table 3.4: Park Level of Service Benchmarks
2021 Proposed LOS for Trails and Open Space
2011 Proposed LOS for Trails and Open Space
2011 service levels are based on a build-out population of 42,000. Mini parks were not counted. 2021 service levels are based on a build-out population of 39,000.

2.0 1.4
MOUNTAIN HOUSE PARKS, RECREATION, AND LEISURE PLAN J 3-8

ATTACHMENT Q
Item 9.1
Mountain House                                               Page 1446 of 1946 CHAPTER 3: PARKS, TRAILS AND OPEN SPACE
Table 3.13: Greenway Loop Park Standards

GREENWAY LOOP PARK STANDARDS
Vision A family- and senior-friendly looped greenway and trail that supports fitness and exploration, providing residents with views to open space and connections to nature.

Site Character A continuous linear park loop provides a tree-lined promenade and path for strolling and slower-speed biking, connecting users to parks and recreation features along the loop, including North Community Park and several Village Parks and Mini Parks. Where space allows, the path opens into a wider corridor with informal play lawn, benches/ picnic tables, a series of ponds, accent plantings, as well as a meandering path to explore. Beyond these areas, the landscape is less manicured and blends into the open space.

Size & . Approximately a 3.5-mile loop of varied widths Configuration . Minimum corridor width is 30' to include the primary trail and landscape buffer on each side. Average width is presumed to be 89 235' to include water bodies.
. A spur extends from the north end along Dry Creek to connect the Green way Loop to the Old River Trail.
. The trail may connect to and through a proposed school site on the northwest end of the loop (providing a continuous loop).

Desired . Primary Trail: Meandering 10' wide un-striped concrete Recreation bicycle/walking path running through the entire loop lined by Elements trees. ..__Na tu Fe TFa ii -a11e-PF6meF1ade: ��eandeFi ng,-miAimttm-5!--wicle deeern13esed g@nite-j3atlrsystem-intended te-enEOur-age-relai<-ed el(f)le@tieA-by-leading-te-vaFieus-resting-spot-s,view13eints,eF aetivity-statiens-alen
a-tfee-lifle&f)romenade
!t-tfle tFail; tFail may wide!HA-fllaees te inte
fer-vafiety---aAd-isieility,
. Connector Paths: 8' wide paved pedestrian paths, that connect the Primary Trail to adjacent mini parks, village parks, North Community Park, as well as neighborhoods and public spaces adjacent to t11e corridor.
. Two additional nearby bikeways, one intersecting the Greenway Loop Trail and the other running along the northeast edge, adjacent to the street. (See the Bicycle and Pedestrian Master Plan).
. Activity stations, with elements such as par course/fitness elements, nature play elements, musical play instruments, and other interactive interpretive/discovery stations along the trail . Resting spots, with varied seating/tables
. Open space viewpoints
. Lawn areas for informal play and gatherings
Additional . other stand-alone play elements (e.g., swings, hill slide, Recreation spinners)
Elements to . Climbable rocks or sculptures
Consider . Fort-building or designated adventure play area . Pond overlooks
MOUNTAIN HOUSE PARKS, RECREATION, AND LEISURE PLAN I 3-38

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Item 9.1
Mountain House                                               Page 1447 of 1946 CHAPTER 3: PARKS, TRAILS AND OPEN SPACE
Required
Support
Amenities
Landscaping &
Vegetation
Additional
Considerations
. Facility access paths
. Trail identification markers, mileage markers and directional signage as part of comprehensive wayfinding system
. Varied seating and tables
. Fencing
. Trash/recycling receptacles
. Drinking fountain with bottle filler at staging areas or a minimum of every mile.
. Bike racks
. Bollards, removable where required, to slow bikes at
intersections, prevent car access and provide maintenance access
. Shade trees
. Plantings to create exploration nooks and buffered resting spots . Multi-purpose turf spaces for free play
. Native or drought tolerant landscaping with drip irrigation, in accordance with WELO (California's Water Efficient Landscape Ordinance).
. Trees and plantings, integrating pollinator species, to support and improve habitat
. Appropriate plant palette for the specific ecotype at each area (Oak woodland, riparian, wetland, etc.)
. At natural areas within the greenway, non-irrigated hydroseed, with a locally-appropriate mix of native California
grasses/wildflowers.
. Initial site work will include weed suppression and temporary irrigation means until tree/plant establishment.
• The Primary Trail shall form a continuous loop. .,__'.fffe-Primary Trail and-Nallife-+fail ma,,. cross and-ifttefcoAflech¼t access points, but 01ese are dc�i�ned to serve diffefeftt l plfr-poses should not be continUetlS!y-side b'; side. . North Community Park shall include a trail staging areas for the Greenway Loop, creating access opportunities that take
advantage of park infrastructure, such as restrooms and parking.

Village Park I and Village Park J shall provide partial staging areas with restrooms, benches, drinking fountains/bottle fillers, on on-street or angle-in parking.
. Restrooms shall be provided at Community and Village Parks connected to the loop, but not within the greenway.
. Three mini parks will be located adjacent to the trail corridor (but not within the corridor) to provide access from the trail and to nearby neighbors. (See Mini Parks.)
. Where the Greenway Loop trails cross roads or intersect bikeways, signage shall be provided to indicate that loop users should yield to bikeway and roadway traffic. Traffic crossings should be demarcated for safety.
. Additional adjacent open spaces areas (counted separately) may abut the Greenway Loop Park. (See Open Space)
. Avoid larger community amenities, formal recreation/sports fields, major lighting, barbecues, buildings and storage facilities. 3-39 j MOUNTAIN HOUSE PARKS, RECREATION, AND LEISURE PLAN UPDATE

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Mountain House                                               Page 1448 of 1946 L
ATTACHMENT Q Item 9.1
Mountain House                                               Page 1449 of 1946 'A' AVENUE
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'X' STREET 'D' STREET 'JJ' STREET 'KK' STREET 'LL' STREET 'D' STREET PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER # 2 PARCEL KK DESIGNATED REMAINDER PORTION OF PARCEL I PORTION OF PARCEL J PORTION OF PARCEL V PORTION OF PARCEL KKSEE SHEET TM-2 FOR DETAILED LOTTING PLAN SEE SHEET TM-2 FOR DETAILED LOTTING PLAN SEE SHEET TM-2 FOR DETAILED LOTTING PLAN PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER R-L R-L R-MH R-MH R-M P-F P-F P-F R-M R-M R-M R-L R-M P-F GREAT VALLEY PARKWAY P-F P-F R-M R-M R-L R-L I:\673-140\ACAD\TM\TM_01.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 80 160 240 OF SHEETS SHEET NO. TM-1 9 VESTING TENTATIVE SUBDIVISION MAP - OVERALL SCALE: 1" = 80' INDEX OF SHEETS TM-1 VESTING TENTATIVE SUBDIVISION MAP - OVERALL TM-2 VESTING TENTATIVE SUBDIVISION MAP - LOTTING PLAN TM-3 EXISTING CONDITIONS TM-4 PRELIMINARY GRADING PLAN TM-5 COMMUNITY EDGE MAP TM-6 PRELIMINARY WALL PLAN TM-7 PRELIMINARY PEDESTRIAN AND OPEN SPACE PLAN TM-8 PRELIMINARY SECOND UNIT DWELLING PLAN TM-9 OVERALL SCHEMATIC LANDSCAPE PLAN GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD GRANT LINE RD BYRON RD BETHANY RD OLD RIVER MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP GENERAL NOTES: ZONING MAP

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Mountain House                                               Page 1450 of 1946 'A' AVENUE
'A' AVENUE 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 35 36 37 34 33 32 31 30 29 28 27 25 26 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 PARCEL APARCEL B 'HH' STREET 'HH' STREET 'Z' STREET 'Y' STREET 'AA' STREET
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'X' STREET 'D' STREET 'D' STREET PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER #2 PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER PARCEL KK DESIGNATED REMAINDER 50'X120' 50'X120' I:\673-140\ACAD\TM\TM_02.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO. TM-2 9 VESTING TENTATIVE SUBDIVISION MAP - LOTTING PLAN SCALE: 1" = 60' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD GRANT LINE RD BYRON RD BETHANY RD OLD RIVER MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP LEGEND 16 LAND USE SUMMARY RESIDENTIAL DENSITY CALCULATIONS RESIDENTIAL LAND USE SUMMARY LAND USE ACRES RESIDENTIAL - MEDIUM DENSITY 8.54 DESIGNATED REMAINDER 4.01 LAND USE # OF LOTS ACRES DENSITY ALLOWABLE DENSITY MEDIUM DENSITY 58 8.54 6.8 DU/AC 6.1-10 DU/AC LOT #S MIN. LOT WIDTH MIN. LOT SIZE # OF LOTS PERCENT 1-58 50' 50' x 120' 58 100% TYPICAL LOT DIMENSIONS R-M (50' x 120') R-M SETBACKS MINIMUM SETBACK MOUNTAIN HOUSE DEVELOPMENT TITLE SUPPORTING POINTS PARCEL SUMMARY PARCEL AGENCY RECEIVING PARCEL USE A CITY OF MOUNTAIN HOUSE LANDSCAPE B CITY OF MOUNTAIN HOUSE LANDSCAPE

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Mountain House                                               Page 1451 of 1946

STORM DRAIN

STORM DRAIN

STORM DRAIN

STORM DRAIN

STORM DRAIN
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'D' STREET PARCEL KK 44 M&P 169 PARCEL V 44 M&P 169 PARCEL J 44 M&P 169 PARCEL I 44 M&P 169 0 80 160 240 OF SHEETS SHEET NO. TM-3 9 EXISTING CONDITIONS SCALE: 1" = 80' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD BETHANY RD OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP I:\673-140\ACAD\TM\TM_03.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. LEGEND EXISTING SANITARY SEWER EXISTING STORM DRAIN EXISTING WATER MAIN EXISTING FIRE HYDRANT

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Mountain House                                               Page 1452 of 1946 EXISTING 62' RIGHT OF WAY EXISTING 62' RIGHT OF WAY EXISTING 65' RIGHT OF WAY STORM DRAIN

STORM DRAIN
STORM DRAIN 58 57 56 55 54 53 52 51 50 49 48 47 46 45 44 43 42 41 40 39 38 37 35 36 34 33 32 31 30 29 28 27 25 26 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 PARCEL APARCEL B 'A' AVENUE 'A' AVENUE P. 13.7P. 13.9P. 13.9P. 13.7P. 13.5P. 13.7 P. 13.9 P. 14.1 P. 14.5 P. 14.7 P. 14.9 P. 15.3 P. 16.6 P. 16.8 P. 17.0 P. 17.3 P. 17.3 P. 17.4 P. 17.6 P. 17.7 P. 17.7 P. 17.5 P. 17.7 P. 18.0 P. 18.2 P. 18.5 P. 18.7 P. 19.0 P. 19.0 P. 18.8 P. 18.4 P. 18.6 P. 18.9 P. 19.3 P. 19.7 P. 20.1 P. 20.4 P. 20.7 P. 21.0 P. 21.3 P. 21.5 P. 21.8 P. 22.2 P. 24.9 P. 22.4 P. 22.7 P. 22.9 P. 23.2 P. 23.4 P. 23.7 P. 23.9 P. 24.2 P. 24.4 P. 14.3 P. 15.5 P. 16.4 P. 16.4 P. 24.6 'HH' STREET 'HH' STREET 'Z' STREET 'Y' STREET 'AA' STREET
'O' STREET
'DD' STREET
'B' AVENUE
'X' STREET 'D' STREET 'D' STREET PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER #2 PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER PARCEL KK DESIGNATED REMAINDER 0 60 120 180 OF SHEETS SHEET NO. TM-4 9 PRELIMINARY GRADING PLAN SCALE: 1" = 60' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD GRANT LINE RD BYRON RD BETHANY RD OLD RIVER MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP I:\673-140\ACAD\TM\TM_04.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. LEGEND PGBHPLP PAD GRADE GRADE BREAK HIGH POINT LOW POINT

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Mountain House                                               Page 1453 of 1946 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 24 25 26 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 PARCEL APARCEL B 'A' AVENUE
'A' AVENUE A A B B C C 'HH' STREET 'HH' STREET 'Z' STREET 'Y' STREET 'AA' STREET
'O' STREET
'DD' STREET
'X' STREET
'B' AVENUE 'D' STREET 'D' STREET 58 57 56 55 54 53 52 51 50 49 48 PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER #2 PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER PARCEL KK DESIGNATED REMAINDER 0 60 120 180 OF SHEETS SHEET NO. TM-5 9 COMMUNITY EDGE MAP SCALE: 1" = 60' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD GRANT LINE RD BYRON RD BETHANY RD OLD RIVER MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP I:\673-140\ACAD\TM\TM_05.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. SECTION A SECTION B SECTION C LEGEND OPEN SPACE

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Mountain House                                               Page 1454 of 1946 47 46 45 44 43 42 41 40 39 38 35 36 37 34 33 32 31 30 29 28 27 25 26 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 PARCEL APARCEL B 'A' AVENUE
'A' AVENUE
'HH' STREET
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'AA' STREET
'O' STREET
'DD' STREET
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'B' AVENUE 'D' STREET 'D' STREET 58 57 56 55 54 53 52 51 50 49 48 PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER #2 PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER PARCEL KK DESIGNATED REMAINDER 0 60 120 180 OF SHEETS SHEET NO. TM-6 9 PRELIMINARY WALL PLAN SCALE: 1" = 60' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD GRANT LINE RD BYRON RD BETHANY RD OLD RIVER MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP I:\673-140\ACAD\TM\TM_06.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. LEGEND PROPOSED TUBULAR STEEL FENCE PROPOSED COMMUNITY WALL OPEN SPACE TYPICAL COMMUNITY WALL DETAIL 8'-0" O.C. 7'-2" 2'-0" 18"
3" CLR.
2" CLR.
6" 1 2 34 5 6 7 8 9 4 5/8" O.C. TYP. 3 7/8" GAP
3 7/8" TUBE STEEL FENCE BY ALL AMERICAN FENCE OR APPROVED EQUAL. FINISH: POWDER COAT; COLOR: BLACK. GRIND ALL WELDS SMOOTH. CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR APPROVAL. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. 1 9/16" x 1 3/16" x 1 9/16", 14 GA. TUBE STEEL U-CHANNEL TOP AND BOTTOM RAILS. 2-1/2" SQ. 16 GA. TUBE STEEL POST WITH CAP. 3/4" SQ. 16 GA. TUBE STEEL PICKET. PICKETS SHALL BE SPACED SO A 4" OBJECT CANNON PASS IN BETWEEN PICKETS DOUBLE RING ADORNMENT W/ REINFORCING BRACKETS CONNECTION BRACKET. INSTALL PER MANUFACTURER'S RECOMMENDATIONS CONCRETE FOOTING FINISH GRADE. COMPACTED SUBGRADE PER GEOTECHNICAL REPORT 123456789 TUBULAR STEEL FENCE

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Mountain House                                               Page 1455 of 1946 47 46 45 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 24 25 26 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 PARCEL APARCEL B 'A' AVENUE
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'AA' STREET
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MIWOK TRAIL 58 57 56 55 54 53 52 51 50 49 48 PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER #2 PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER PARCEL KK DESIGNATED REMAINDER 0 80 160 240 OF SHEETS SHEET NO. TM-7 9 PRELIMINARY PEDESTRIAN AND OPEN SPACE PLAN SCALE: 1" = 80' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD BETHANY RD OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP I:\673-140\ACAD\TM\TM_07.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. LEGEND OPEN SPACE RECTANGULAR RAPID FLASHING BEACON RECTANGULAR RAPID FLASHING BEACON (RRFB) DETAIL MIDBLOCK CROSSING

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Mountain House                                               Page 1456 of 1946 47 46 45 44 43 42 41 40 39 38 35 36 37 34 33 32 31 30 29 28 27 25 26 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 PARCEL APARCEL B 'A' AVENUE
'A' AVENUE
'HH' STREET
'HH' STREET
'Z' STREET 'Y' STREET
'AA' STREET
'O' STREET
'DD' STREET
'X' STREET
'B' AVENUE 'D' STREET 'D' STREET 58 57 56 55 54 53 52 51 50 49 48 PARCEL V DESIGNATED REMAINDER #1 PARCEL V DESIGNATED REMAINDER #2 PARCEL J DESIGNATED REMAINDER PARCEL I DESIGNATED REMAINDER PARCEL KK DESIGNATED REMAINDER 0 60 120 180 OF SHEETS SHEET NO. TM-8 9 PRELIMINARY SECOND UNIT DWELLING PLAN SCALE: 1" = 60' GRANT LINE CANAL DELTA MENDOTA CANAL CALIFORNIA AQUEDUCT

HANSEN RD GRANT LINE RD BYRON RD BETHANY RD OLD RIVER MIDWAY RD

ALAMEDA COUNTY
U. P. R. R. 580 205 KELSO RD VON SOSTEN RD N

MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY

MOUNTAIN HOUSE PARKWAY
SAN JOAQUIN COUNTY SITE VICINITY MAP I:\673-140\ACAD\TM\TM_08.DWG TRACT 4265 NEIGHBORHOOD 'I', UNIT NO. 14 CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA DATE: JUNE 29, 2026 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. LEGEND DESIGNATED LOT WITH SECOND UNIT- 6.5% OF TOTAL NUMBER OF LOTS (4 TOTAL - PER SPII SECTION 3.3.7)

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Mountain House                                               Page 1457 of 1946 RMH
SCHOOL
RMH

PUBLIC FACILITIES
(SEE GREENWAY LOOP

PARK PLANS FOR DETAIL)

PUBLIC FACILITIES
(SEE GREENWAY LOOP

PARK PLANS FOR DETAIL)
(SEE GREENWAY LOOP PUBLIC FACILITIES PARK PLANS FOR DETAIL) TRACT 4198
TRACT 4191
TRACT 4197
'A' AVENUE
'A' AVENUE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 19
20 21
22 23
24 25 26
27 28
29 30
31 32
33 34 35 36 37 38
39 40
41 42
43 44
45 46
47 48
49 50
51 52
53 54
55 56
57 'X' STREET
'B' AVENUE
18 58
NOTE: ALL STREET TREE SPACING WILL FOLLOW THESE GUIDELINES & SHALL BE PLACED:

1. 30' O.C. TYPICAL FOR COLLECTOR STREET AND 25' O.C. TYPICAL FOR LOCAL STREET TREES (SPACING MAY VARY BASED ON UTILITY & DRIVEWAY PLACEMENT)

2. A MINIMUM OF 18' FROM BEGINING OR END OF PARKWAY STRIPS

3. A MINIMUM OF 5' FROM EDGE OF DRIVEWAY.

4. A MINIMUM OF 10' FROM TYPE 'B' LIGHT POLE AND 11' FROM STREET SIGNS

5. A MINIMUM OF 5' FROM UTILITIES

6. CENTERED IN PARKWAY BETWEEN BACK OF CURB AND EDGE OF SIDEWALK

7. THE SECOND ROW OF COLLECTOR STREET TREES SHALL BE LOCATED A MINIMUM OF 3' FROM

EDGE OF SIDEWALK AND TRIANGULATED WITH PARKWAY STREET TREE

8. ROOT BARRIERS TO BE INSTALLED PER MHCSD STANDARD DETAIL LC-12 AND LC-13.

SYMBOL COMMON NAME

CONTAINER

BOTANICAL NAME SIZE

SCHEMATIC STREET TREE PALETTE
COLLECTOR STREET TREE (6' PARKWAY PLANTER)
PLATANUS ACERIFOLIA 'BLOODGOOD' LONDON PLANE TREE 24" BOX FLANKING WALKWAY:

CARPINUS BETULUS 'FASTIGIATA'
TERMINUS AT COLLECTOR STREET:

CERCIS CANADENSIS

EUROPEAN HORNBEAM

EASTERN REDBUD
24" BOX
15 GAL

PEDESTRIAN CONNECTION TREES

ROUND-A-BOUT TREE
QUERCUS SHUNARDII SHUMARD OAK 48" BOX
6' TUBE STEEL VIEW FENCE

AT REAR PROPERTY LINES BACKING

TO OPEN SPACE

SCHEMATIC FENCE & GATE IMAGERY

WOOD GATE

AT INTERNAL SIDEYARDS
6' WOOD GOOD NEIGHBOR FENCE

AT INTERNAL LOT LINES
6' WOOD DOUBLE LATTICE TOP FENCE

AT CORNER LOT SIDEYARDS & STREET

FACING CUTOFF FENCES
K:\OFFICE\DRAWINGS\01325\SCHEMATIC\TRACT 4265\01325-TRACT 4265 TM-PRELIM.DWG TRACT 4265

NEIGHBORHOOD 'I'

MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 60' DATE: MARCH 27, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-8
7 OVERALL SCHEMATIC

LANDSCAPE PLAN
vanderToolen Associates
2520 Venture Oaks Way
Suite 170
Sacramento, CA 95833
tel+ 916.244.3000
hhhvandertoolenco^

LINEAR PEDESTRIAN CONNECTION

PER NEIGHBORHOOD I IN-TRACT
LANDSCAPE PLANS (TYP.)

ROUND-A-BOUT PER NEIGHBORHOOD I
IN-TRACT LANDSCAPE PLANS (TYP.)
35'x35' SIGHT VISIBILITY TRIANGLE

AT STREET INTERSECTION PER
MHCSD STANDARD DETAIL LD-01
(TYP.)
6' TUBE STEEL VIEW FENCE AT REAR

PROPERTY LINES BACKING TO OPEN
SPACE (TYP.)

SCHEMATIC WALL & PILASTER IMAGERY

MHCSD COMMUNITY WALL & PILASTERS AT

LINEAR PEDESTRIAN CONNECTIONS

AND WHERE NOTED

MHCSD COMMUNITY

WALL & PILASTERS

MHCSD COMMUNITY

WALL & PILASTERS
6' TUBE STEEL VIEW FENCE AT REAR

PROPERTY LINES BACKING TO OPEN
SPACE (TYP.)
6' WOOD GOOD NEIGHBOR FENCE

AT INTERNAL LOT LINES
6' WOOD GOOD NEIGHBOR FENCE AT

INTERNAL LOT LINES
9 TM-9 JUNE 29, 2026

ATTACHMENT R
Item 9.1
Mountain House                                               Page 1458 of 1946

GREAT VALLEY PARKWAY

PARCEL E

DESIGNATED

REMAINDER

PARCEL D
SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN

PARCEL C
SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN

PORTION OF

PARCEL E
SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN
R-L

R-MH R-M
R-M
P-F
P-F
R-M
P-F

GREAT VALLEY PARKWAY
P-F
R-M
R-M
R-L
I:\673-141\ACAD\TM\TM-01.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-1
8 SCALE: 1" = 60'

VESTING TENTATIVE SUBDVISION MAP
- OVERALL

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

ZONING MAP

INDEX OF SHEETS
TM-2 VESTING TENTATIVE SUBDIVISION MAP - LOTTING PLAN
GENERAL NOTES:

TM-3 EXISTING CONDITIONS
TM-4 PRELIMINARY GRADING PLAN
TM-5 PRELIMINARY UTILITY PLAN
TM-6 PRELIMINARY WALL PLAN
TM-7 PRELIMINARY SECOND UNIT DWELLING PLAN
TM-8 OVERALL SCHEMATIC LANDSCAPE PLAN
TM-1 VESTING TENTATIVE SUBDVISION MAP - OVERALL

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1459 of 1946 82 81
80 79
78 77
76 75
74 73
72 71
70 69
68 67
66 65
64 63
62 61
60 59
58 57
56 55
54 53
52 50 51
49 48
47 46
45 44
43 42 41 40 39 38 37 36 35
34 33
32 31
30 29
28 27
26 25
24 23
22 21
20 19
18 17
16 15
14 13
12 11
10 9
8 7
6 5
4 3
2 1

PARCEL A
'A' STREET 'B' STREET
'B' STREET 'C' STREET
'D' STREET
'E' PLACE GREAT VALLEY PARKWAY
'A' AVENUE

PARCEL E

DESIGNATED

REMAINDER
R/W DEDICATION #3
R/W DEDICATION #2
R/W DEDICATION #2
R/W DEDICATION #1
R/W DEDICATION #4
R/W DEDICATION #5

PARCEL B
R/W DEDICATION #6
50'X100' 50'X100'
I:\673-141\ACAD\TM\TM-02.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-2
8 SCALE: 1" = 60'

VESTING TENTATIVE SUBDIVISION MAP
- LOTTING PLAN

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND
51 LAND USE SUMMARY

RESIDENTIAL DENSITY CALCULATIONS

RESIDENTIAL LAND USE SUMMARY

LAND USE AREA (ACRES)
RESIDENTIAL - LOW DENSITY 17.12
RIGHT-OF-WAY DEDICATION 0.34
DESIGNATED REMAINDER 15.44
LAND USE # OF LOTS NET AREA (ACRES) DENSITY ALLOWABLE DENSITY LOW DENSITY 82 17.12 4.8 DU/AC 2.1-6.0 DU/AC
LOT #S MIN. LOT WIDTHMIN. LOT SIZE # OF LOTS PERCENT
1-82 50' 50' x 100' 82 100%

TYPICAL LOT DIMENSIONS
R-L (50' x 100')

R-L SETBACKS

MINIMUM

SETBACK

MOUNTAIN HOUSE DEVELOPMENT TITLE SUPPORTING
POINTS

PARCEL SUMMARY

PARCEL AGENCY RECEIVING PARCEL USE

A CITY OF MOUNTAIN HOUSE LANDSCAPE

B CITY OF MOUNTAIN HOUSE LANDSCAPE

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1460 of 1946 STORM
DRAIN

SANITARY
SEWER
STORM
DRAIN
STORM
DRAIN

SANITARY
SEWER

SANITARY
SEWER

SANITARY
SEWER

STORM DRAIN

STORM DRAIN

GREAT VALLEY PARKWAY
'A' AVENUE

PARCEL E
44 M&P 169

PARCEL D
44 M&P 169

PARCEL C
44 M&P 169

STORM DRAIN

STORM DRAIN
I:\673-141\ACAD\TM\TM-03.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-3
8 SCALE: 1" = 60'

EXISTING CONDITIONS

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND

EXISTING SANITARY SEWER

EXISTING STORM DRAIN

EXISTING WATER MAIN

EXISTING FIRE HYDRANT

EXISTING SANITARY SEWER FORCE MAIN

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1461 of 1946

SANITARY SEWER
STORM
DRAIN

STORM DRAIN

SANITARY
SEWER

SANITARY SEWER

SANITARY
SEWER

GREAT VALLEY PARKWAY
'A' AVENUE
82 81
80 79
78 77
76 75
74 73
72 71
70 69
68 67
66 65
64 63
62 61
60 59
58 57
56 55
54 53
52 50 51
49 48
47 46
45 44
43 42 41 40 39 38 37 36 35
34 33
32 31
30 29
28 27
26 25
24 23
22 21
20 19
18 17
16 15
14 13
12 11
10 9
8 7
6 5
4 3
2 1

PARCEL A
P 18.2
P 17.9
P 17.6
P 26.4 P 26.2 P 26.0 P 26.0 P 26.2 P 26.4 P 26.6 P 27.0 P 26.6 P 27.4
P 28.0
P 27.8
P 28.0
P 27.6
P 28.4
P 28.3
P 25.7 P 25.7
P 25.3
P 25.1
P 24.7
P 24.1
P 23.6
P 23.0
P 24.5
P 23.9
P 23.4
P 22.8
P 22.2
P 21.8 P 21.6
P 22.4
P 20.6
P 20.4
P 20.1
P 19.9
P 19.6
P 19.4
P 19.5
P 19.7
P 20.0
P 20.2
P 20.2
P 20.0
P 19.7
P 19.5
P 19.2
P 19.0
P 18.9
P 19.2
P 19.2
P 19.0
P 18.7
P 18.5
P 18.2
P 18.0
P 17.6
P 17.8
P 18.1
P 18.3
P 18.6
P 18.9
P 19.1
P 19.0
P 18.7
P 18.9
P 19.2
P 19.7
P 19.9
P 20.2
P 20.2
P 19.9
P 19.7
P 19.4
P 19.5
P 19.8
P 20.0
P 20.3
P 20.6

PARCEL E

DESIGNATED

REMAINDER

PARCEL B
30' ALLEY
54' RESIDENTIAL LOCAL
MODIFIED 76' ENTRY ROAD
I:\673-141\ACAD\TM\TM-04.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-4
8 SCALE: 1" = 60'

PRELIMINARY GRADING PLAN

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND

PAD GRADE

FINISH GRADE

EXISTING GRADE

HIGH POINT
P
FG
EG
HP

LP LOW POINT

GB GRADE BREAK

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1462 of 1946

SANITARY SEWER
STORM
DRAIN

STORM DRAIN

SANITARY
SEWER

SANITARY SEWER

SANITARY
SEWER
82 81
80 79
78 77
76 75
74 73
72 71
70 69
68 67
66 65
64 63
62 61
60 59
58 57
56 55
54 53
52 50 51
49 48
47 46
45 44
43 42 41 40 39 38 37 36 35
34 33
32 31
30 29
28 27
26 25
24 23
22 21
20 19
18 17
16 15
14 13
12 11
10 9
8 7
6 5
4 3
2 1

GREAT VALLEY PARKWAY
'A' AVENUE

PARCEL B

PARCEL E

DESIGNATED

REMAINDER
30' ALLEY
54' RESIDENTIAL LOCAL
I:\673-141\ACAD\TM\TM-05.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-5
8 SCALE: 1" = 60'

PRELIMINARY UTILITY PLAN

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND

EXISTING SANITARY SEWER

EXISTING STORM DRAIN

EXISTING STORM DRAIN TO BE REMOVED

EXISTING WATER MAIN

EXISTING RAW WATER MAIN

EXISTING FIRE HYDRANT

PROPOSED FIRE HYDRANT

PROPOSED SANITARY SEWER

PROPOSED STORM DRAIN

PROPOSED WATER MAIN

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1463 of 1946 82 81
80 79
78 77
76 75
74 73
72 71
70 69
68 67
66 65
64 63
62 61
60 59
58 57
56 55
54 53
52 50 51
49 48
47 46
45 44
43 42 41 40 39 38 37 36 35
34 33
32 31
30 29
28 27
26 25
24 23
22 21
20 19
18 17
16 15
14 13
12 11
10 9
8 7
6 5
4 3
2 1

PARCEL A
'A' STREET 'B' STREET
'B' STREET 'C' STREET
'D' STREET
'E' PLACE GREAT VALLEY PARKWAY
'A' AVENUE
6' TUBE STEEL FENCE
SCALE: 1/2" = 1'-0 "

PARCEL B

PARCEL E

DESIGNATED REMAINDER
I:\673-141\ACAD\TM\TM-06.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-6
8 SCALE: 1" = 60'

PRELIMINARY WALL PLAN

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

PROPOSED COMMUNITY WALL
LEGEND

PROPOSED SOUND WALL / THEME WALL

OPEN SPACE

COMMUNITY WALL DETAIL

SOUND WALL / THEME WALL DETAIL
4 6
5 3
2 1 BRICK WALL CAP TO MATCH EXISTING

NEIGHBORHOOD 'H' THEMED ENTRY WALLS
8" x 8" x 16" CMU PRECISION BLOCK

STUCCO FINISH ON BOTH SIDES OF WALL
CONCRETE FOOTING. REFER TO

STRUCTURAL DETAILS
FINISH GRADE.
90% COMPACTED SUB-GRADE
NOTES:

A. STUCCO COLOR TO MATCH EXISTING

NEIGHBORHOOD 'I' THEMED ENTRY WALLS
B. BRICK COLOR TO MATCH EXISTING

NEIGHBORHOOD 'I' THEMED ENTRY WALLS
C. STRUCTURAL ENGINEER TO PROVIDE

DRAWINGS FOR FOOTINGS, CONNECTIONS,
AND REINFORCEMENT.

D. BRICK WITH TYPE S MORTAR PER
MANUFACTURERS SPECIFICATIONS.
1 3
4 5
3 2
1 SECTION

ELEVATION
6 5

PROPOSED TUBULAR STEEL FENCE
'I'
8'-0" O.C. 4'-9" 2'-0"
18" 3" CLR. 2" CLR. 6"
1 2
3 4
5 6
7 8
9 4 5/8"
O.C. TYP.
3 7/8"
GAP 3 7/8"

TUBE STEEL FENCE BY ALL AMERICAN FENCE OR
APPROVED EQUAL. FINISH: POWDER COAT; COLOR:

BLACK. GRIND ALL WELDS SMOOTH. CONTRACTOR
TO SUBMIT SHOP DRAWINGS FOR APPROVAL.

INSTALL PER MANUFACTURER'S RECOMMENDATIONS.
1 9/16" x 1 3/16" x 1 9/16", 14 GA. TUBE STEEL
U-CHANNEL TOP AND BOTTOM RAILS.
2-1/2" SQ. 16 GA. TUBE STEEL POST WITH CAP.
3/4" SQ. 16 GA. TUBE STEEL PICKET. PICKETS SHALL
BE SPACED SO A 4" OBJECT CANNON PASS IN

BETWEEN PICKETS

DOUBLE RING ADORNMENT W/ REINFORCING

BRACKETS
CONNECTION BRACKET. INSTALL PER

MANUFACTURER'S RECOMMENDATIONS

CONCRETE FOOTING
FINISH GRADE.

COMPACTED SUBGRADE PER GEOTECHNICAL
REPORT
1 2
3 4
5 6
7 8
9 TUBULAR STEEL FENCE

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1464 of 1946 82 81
80 79
78 77
76 75
74 73
72 71
70 69
68 67
66 65
64 63
62 61
60 59
58 57
56 55
54 53
52 50 51
49 48
47 46
45 44
43 42 41 40 39 38 37 36 35
26 25
24 23
22 21
20 19
18 17
16 15
14 13
12 11
10 9
8 7
6 5
4 3
2 1

PARCEL A
'A' STREET 'B' STREET
'B' STREET 'C' STREET
'D' STREET
'E' PLACE GREAT VALLEY PARKWAY
'A' AVENUE

PARCEL B

PARCEL E

DESIGNATED

REMAINDER
34 33
32 31
30 29
28 27
I:\673-141\ACAD\TM\TM-07.DWG
TRACT 4268
NEIGHBORHOOD 'I', UNIT NO. 15

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

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-7
8 SCALE: 1" = 60'

PRELIMINARY SECOND UNIT DWELLING PLAN

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE
DESIGNATED LOT WITH SECOND UNIT6.5% OF TOTAL NUMBER OF LOTS (6 TOTAL - PER SPII SECTION 3.3.7)
LEGEND

VICINITY MAP

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1465 of 1946 SCHOOL

WETLAND/RESOURCE

CONSERVATION

WATER TREATMENT

PLANT EXPANSION

DRY CREEK 'C' STREET 'B' STREET
'B' STREET
'A' STREET
'D' STREET
'E' PLACE

OPEN SPACE
45 44
43 36373839404142 35
50 51
49 52
48 53
54 47
55 56
46 57
58 33
32 31
30 29
28 27
34 26
25 24
23 22
21 20
19 18
17 16
15 14
13 12
11 10
9 8
7 6
5 4
2 3
1 59
60 61
62 63
64 65
66 67
68 69
70 71
72 73
74 75
76 77
78 79
80 81
82 'A' AVENUE

PARCEL B
6' TUBE STEEL VIEW FENCE

AT REAR PROPERTY LINES BACKING

TO OPEN SPACE

SCHEMATIC FENCE & GATE IMAGERY

WOOD GATE

AT INTERNAL SIDEYARDS
6' WOOD GOOD NEIGHBOR FENCE

AT INTERNAL LOT LINES
6' WOOD DOUBLE LATTICE TOP FENCE

AT CORNER LOT SIDEYARDS & STREET

FACING CUTOFF FENCES
K:\OFFICE\DRAWINGS\01325\SCHEMATIC\TRACT 4268\01325-TRACT 4268 TM-PRELIM.DWG TRACT 4268

NEIGHBORHOOD 'I'

MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 60' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 60 120 180 OF SHEETS SHEET NO.

TM-8
8 OVERALL SCHEMATIC

LANDSCAPE PLAN
vanderToolen Associates
2520 Venture Oaks Way
Suite 170
Sacramento, CA 95833
tel+ 916.244.3000
hhhvandertoolenco^
35'x35' SIGHT VISIBILITY TRIANGLE AT

STREET INTERSECTION PER MHCSD
STANDARD DETAIL LD-01 (TYP.)

NEIGHBORHOOD ENTRY PER

NEIGHBORHOOD I IN-TRACT LANDSCAPE
PLANS (TYP.)

GREAT VALLEY PARKWAY LANDSCAPE

IMPROVEMENTS PER THE

NEIGHBORHOOD J OFFSITE ARTERIAL
LANDSCAPE PLANS.

STREET TREE SCHEME CONSISTS OF

FORMAL MID-BLOCK MASSING OF PYRUS
'HOLMFORD' NEW BRADFORD FLOWERING

PEAR TREES FLANKED BY QUERCUS
'FASTIGIATA' ENGLISH OAK COLUMNAR

TREES AND BEGINNING/END BLOCK

MASSING OF QUERCUS 'FASTIGIATA'

ENGLISH OAK COLUMNAR TREES PER THE
MHCSD DESIGN MANUAL.

LINEAR PEDESTRIAN CONNECTION PER

NEIGHBORHOOD I IN-TRACT LANDSCAPE
PLANS (TYP.)
NOTE: ALL STREET TREE SPACING WILL FOLLOW THESE GUIDELINES & SHALL BE PLACED:

1. 30' O.C. TYPICAL FOR COLLECTOR STREET AND 25' O.C. TYPICAL FOR LOCAL STREET TREES (SPACING MAY VARY BASED ON UTILITY & DRIVEWAY PLACEMENT)

2. A MINIMUM OF 18' FROM BEGINING OR END OF PARKWAY STRIPS.

3. A MINIMUM 5' FROM EDGE OF DRIVEWAY.

4. A MINIMUM OF 10' FROM TYPE 'B' LIGHT POLE AND 11' FROM STREET SIGNS

5. A MINIMUM OF 5' FROM UTILITIES

6. CENTERED IN PARKWAY BETWEEN BACK OF CURB AND EDGE OF SIDEWALK

7. THE SECOND ROW OF COLLECTOR STREET TREES SHALL BE LOCATED A MINIMUM OF 3' FROM

EDGE OF SIDEWALK AND TRIANGULATED WITH PARKWAY STREET TREE

8. ROOT BARRIERS TO BE INSTALLED PER MHCSD STANDARD DETAIL LC-12 AND LC-13.

SYMBOL COMMON NAME

CONTAINER

BOTANICAL NAME SIZE

SCHEMATIC PLANT PALETTE
COLLECTOR STREET TREE (6' PARKWAY PLANTER)

NORTH/SOUTH LOCAL STREET

PISTACIA CHINENSIS 'KEITH DAVEY'

EAST/WEST LOCAL STREET

FRAXINUS ANGUSTIFOLIA

OXYCARPA 'RAYWOOD'

KEITH DAVEY CHINESE

PISTACHE

RAYWOOD ASH
24" BOX
24" BOX
PLATANUS ACERIFOLIA 'BLOODGOOD' LONDON PLANE TREE 24" BOX LOCAL STREET TREES (5' PARKWAY PLANTER)

CUL-DE-SAC AND KNUCKLE TREE
ROBINIA X AMBIGUA 'IDAHOENSIS' IDAHO LOCUST 24" BOX

NEIGHBORHOOD ACCENT TREE
CERCIS OCCIDENTALIS WESTERN REDBUD 24" BOX
FLANKING WALKWAY:

CARPINUS BETULUS 'FASTIGIATA'
TERMINUS AT ARTERIAL ROAD:

PRUNUS CERASIFERA
'KRAUTER VESUVIUS'

EUROPEAN HORNBEAM

KRAUTER VESUVIUS

PURPLE-LEAF PLUM
24" BOX
15GAL

PEDESTRIAN CONNECTION TREES

REAR YARD TREE
QUERCUS ROBUR ENGLISH OAK 24" BOX

MOTOR COURT TREES
ACER BUERGERIANUM TRIDENT MAPLE 24" BOX

ARBUTUS 'MARINA'

LAURUS 'SARATOGA'

RHUS LANCEA

MARINA STRAWBERRY TREE

SARATOGA SWEET BAY

AFRICAN SUMAC
15 GAL
15 GAL
15 GAL

LANDSCAPE BUFFER SCREEN TREES

IRRIGATED LANDSCAPE BUFFER PLANTING
ARCTOSTAPHYLOS D.
'HOWARD MCMINN'

CEANOTHUS HORIZONTALIS
'YANKEE POINT'

CISTUS HYBRIDUS

CISTUS SKANBERGII

RHAMNUS CALIFORNICA
'MOUND SAN BRUNO'

SALVIA LEUCOPHYLLA 'POINT SAL'

HOWARD MCMINN MANZANITA

YANKEE POINT WILD LILAC

WHITE ROCKROSE

PINK ROCKROSE

MOUND SAN BRUNO

COFFEEBERRY

POINT SAL PURPLE SAGE
1 & 5 GAL
1 & 5 GAL
1 & 5 GAL
1 & 5 GAL
1 & 5 GAL
1 & 5 GAL

GREAT VALLEY PARKWAY

SECONDARY NEIGHBORHOOD ENTRY

PER NEIGHBORHOOD I IN-TRACT
LANDSCAPE PLANS (TYP.)
6' TUBE STEEL VIEW FENCE AT REAR

PROPERTY LINES BACKING TO OPEN
SPACE (TYP.)

MHCSD COMMUNITY WALL & PILASTERS AT
PEDESTRIAN CONNECTIONS, GREAT VALLEY PARKWAY R.O.W., PROPERTY

LINES BACKING TO WATER TREATMENT PLANT & WHERE NOTED

SCHEMATIC WALL & PILASTER IMAGERY

MHCSD COMMUNITY

WALL & PILASTERS

MHCSD COMMUNITY

WALL & PILASTERS

MHCSD COMMUNITY

WALL & PILASTERS
6' WOOD GOOD NEIGHBOR FENCE AT

INTERNAL LOT LINES
6' WOOD GOOD

NEIGHBOR FENCE AT

INTERNAL LOT LINES
6' TUBE STEEL VIEW FENCE AT REAR

PROPERTY LINES BACKING TO OPEN
SPACE (TYP.)
3-WIRE FENCE AT NEIGHBORHOOD I

GREENWAY LOOP PARK

IRRIGATED LANDSCAPE BUFFER PER

SPII NEIGHBORHOOD 'I' GREENWAY

LOOP PARK OVERALL SCHEMATIC
LANDSCAPE PLANS, TYP.

GREENWAY LOOP PARK - OPEN SPACE PLANTING PER

SPII NEIGHBORHOOD 'I' GREENWAY LOOP PARK
OVERALL SCHEMATIC LANDSCAPE PLANS, TYP.

PARCEL 'B' LANDSCAPE DESIGN

PER NEIGHBORHOOD I IN-TRACT
LANDSCAPE PLANS.

ATTACHMENT S
Item 9.1
Mountain House                                               Page 1466 of 1946

CENTRAL PARKWAY KIRPA WAY

PARCEL C

DESIGNATED

REMAINDER

PARCEL B

DESIGNATED

REMAINDER
PORTION OF PARCEL B SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN

PORTION OF PARCEL C
SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN

CALABRIA DRIVE

GREAT VALLEY PARKWAY

CALABRIA DRIVE
R-M
OS
R-L

CENTRAL PARKWAY

R-L R-L

R-M R-M C-N R-M P-F R-M
OS C-N
I:\673-143\ACAD\TM\TM_01.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026

OF SHEETS
SHEET NO.
9 GENERAL NOTES:

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

VESTING TENTATIVE SUBDIVISION MAP -

OVERALL
TM-1
LEGEND
15 ZONING MAP

INDEX OF SHEETS
TM-2 VESTING TENTATIVE SUBDIVISION MAP - LOTTING PLAN
TM-3 EXISTING CONDITIONS
TM-4 PRELIMINARY GRADING PLAN
TM-5 PRELIMINARY UTILITY PLAN
TM-6 PRELIMINARY SECOND UNIT DWELLING PLAN
TM-7 PRELIMINARY PARKING PLAN
TM-8 PRELIMINARY WALL PLAN
TM-9 OVERALL SCHEMATIC LANDSCAPE PLAN
0 150 300 450
150'
TM-1 VESTING TENTATIVE SUBDIVISION MAP - OVERALL
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP.

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1467 of 1946

CENTRAL PARKWAY KIRPA WAY
1 2
3 4
5 6
7 8
9 10
11 12 13 14
15 PROPOSED TYPE 3

COMMERCIAL DRIVEWAY
'A' STREET

NEIGHBORHOOD
PROPOSED TYPE 3 COMMERCIAL

COMMERCIAL DRIVEWAY

PARCEL B

DESIGNATED

REMAINDER

PARCEL C

DESIGNATED

REMAINDER
45'X100'
I:\673-143\ACAD\TM\TM_02.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 LAND USE SUMMARY

RESIDENTIAL DENSITY CALCULATIONS

RESIDENTIAL LAND USE SUMMARY

LAND USE AREA (ACRES)
RESIDENTIAL - MEDIUM DENSITY 2.47
NEIGHBORHOOD COMMERCIAL 1.65
DESIGNATED REMAINDER 27.95
LAND USE # OF LOTS NET AREA (ACRES) DENSITY ALLOWABLE DENSITY MEDIUM DENSITY 15 2.47 6.1 DU/AC 6.1-10 DU/AC
LOT #S MIN. LOT WIDTHMIN. LOT SIZE # OF LOTS PERCENT
1-15 45' 45' x 100' 15 100%

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

VESTING TENTATIVE SUBDIVISION MAP -

LOTTING PLAN
TM-2

TYPICAL LOT DIMENSIONS
R-M (45' x 100')

R-M SETBACKS

MINIMUM SETBACK MOUNTAIN HOUSE DEVELOPMENT TITLE SUPPORTING POINTS

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1468 of 1946

SANITARY
SEWER

SANITARY
SEWER
STORM
DRAIN

STORM DRAIN

SANITARYSEWER

SANITARY SEWER

SANITARYSEWER KIRPA WAY

CENTRAL PARKWAY

GREAT VALLEY PARKWAY KIRPA WAY CALABRIA DRIVE

CALABRIA DRIVE

PARCEL B
44 M&P 80

PARCEL C
44 M&P 80
I:\673-143\ACAD\TM\TM_03.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

EXISTING CONDITIONS
TM-3
LEGEND

EXISTING SANITARY SEWER

EXISTING STORM DRAIN

EXISTING WATER MAIN

EXISTING FIRE HYDRANT

EXISTING SANITARY SEWER FORCE MAIN
0 150 300 450
150'

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1469 of 1946 STORM
DRAIN

CENTRAL PARKWAY
1 2
3 4
5 6
7 8
9 10
11 12 13 14
15 P 14.3
P 14.5
P 14.8
P 15.0
P 15.2
P 15.4
P 15.7
P 15.9
P 16.1
P 16.3
P 16.6
P 16.8 P 17.0 P 17.3
P 17.3 KIRPA WAY
P 14.3
P 14.5
P 14.8
P 15.0
P 15.2
P 15.4
P 15.7
P 15.9
P 16.1
P 16.3
P 16.6
P 16.8 P 17.0 P 17.3
P 17.3
12 11
11 PARCEL B

DESIGNATED

REMAINDER

PARCEL C

DESIGNATED

REMAINDER

NEIGHBORHOOD

COMMERCIAL
30' ALLEY 38' ALLEY
I:\673-143\ACAD\TM\TM_04.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

PRELIMINARY GRADING PLAN
TM-4
LEGEND

PAD GRADE

FINISH GRADE

EXISTING GRADE

LOW POINT
P
FG
EG
LP

HP HIGH POINT

GB GRADE BREAK

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1470 of 1946

SANITARY SEWER
STORM
DRAIN

SANITARY
SEWER

CENTRAL PARKWAY
1 2
3 4
5 6
7 8
9 10
11 12 13 14
15 KIRPA WAY

NEIGHBORHOOD

COMMERCIAL

PARCEL B

DESIGNATED

REMAINDER

PARCEL C

DESIGNATED

REMAINDER
30' ALLEY 38' ALLEY
I:\673-143\ACAD\TM\TM_05.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

PRELIMINARY UTILITY PLAN
TM-5

EXISTING SANITARY SEWER

EXISTING STORM DRAIN

EXISTING WATER MAIN

EXISTING FIRE HYDRANT

PROPOSED FIRE HYDRANT

PROPOSED SANITARY SEWER

PROPOSED STORM DRAIN

PROPOSED WATER MAIN
LEGEND

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1471 of 1946

CENTRAL PARKWAY
1 2
3 4
5 6
7 8
9 10
11 12 13 14
15 KIRPA WAY

NEIGHBORHOOD

COMMERCIAL

PARCEL B

DESIGNATED

REMAINDER

PARCEL C

DESIGNATED

REMAINDER
I:\673-143\ACAD\TM\TM_06.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

PRELIMINARY SECOND UNIT

DWELLING PLAN
TM-6
DESIGNATED LOT WITH SECOND UNIT6.5% OF TOTAL NUMBER OF LOTS (1 TOTAL - PER SPII SECTION 3.3.7)
LEGEND

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1472 of 1946

CENTRAL PARKWAY
1 2
3 4
5 6
7 8
9 10
11 12 13 14
15 KIRPA WAY

NEIGHBORHOOD

COMMERCIAL

PARCEL B

DESIGNATED

REMAINDER

PARCEL C

DESIGNATED

REMAINDER
I:\673-143\ACAD\TM\TM_07.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

PRELIMINARY PARKING PLAN
TM-7
STREET PARKING:

GUEST PARKING SUMMARY
15 LOTS
APPROXIMATELY 24 UNASSIGNED GUEST PARKING SPOTS±
(1.6 GUEST PARKING SPOTS/UNIT)

PROPOSED FIRE HYDRANT

RED CURB
LEGEND

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1473 of 1946

CENTRAL PARKWAY
1 2
3 4
5 6
7 8
9 10
11 12 13 14
15 KIRPA WAY

NEIGHBORHOOD

COMMERCIAL

PARCEL B

DESIGNATED

REMAINDER

PARCEL C

DESIGNATED

REMAINDER
I:\673-143\ACAD\TM\TM_08.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 4270
NEIGHBORHOOD 'J', UNIT NO. 10

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

PRELIMINARY WALL PLAN
TM-8

PROPOSED COMMUNITY WALL
LEGEND

PROPOSED SOUND WALL / THEME WALL

COMMUNITY WALL DETAIL

SOUND WALL / THEME WALL DETAIL
4 6
5 3
2 1 BRICK WALL CAP TO MATCH EXISTING

NEIGHBORHOOD 'H' THEMED ENTRY WALLS
8" x 8" x 16" CMU PRECISION BLOCK

STUCCO FINISH ON BOTH SIDES OF WALL
CONCRETE FOOTING. REFER TO

STRUCTURAL DETAILS
FINISH GRADE.
90% COMPACTED SUB-GRADE
NOTES:

A. STUCCO COLOR TO MATCH EXISTING

NEIGHBORHOOD 'J' THEMED ENTRY WALLS
B. BRICK COLOR TO MATCH EXISTING

NEIGHBORHOOD 'J' THEMED ENTRY WALLS
C. STRUCTURAL ENGINEER TO PROVIDE

DRAWINGS FOR FOOTINGS, CONNECTIONS,
AND REINFORCEMENT.

D. BRICK WITH TYPE S MORTAR PER
MANUFACTURERS SPECIFICATIONS.
4 5
3 2
1 SECTION

ELEVATION
6 'J' 1 3
5 ATTACHMENT T
Item 9.1
Mountain House                                               Page 1474 of 1946 35'x35' SIGHT VISIBILITY TRIANGLE AT STREET

INTERSECTION PER MHCSD STANDARD DETAIL
LD-01 (TYP.)
35'x35' SIGHT VISIBILITY

TRIANGLE AT STREET

INTERSECTION PER

MHCSD STANDARD
DETAIL LD-01 (TYP.)

CENTRAL PARKWAY LANDSCAPE IMPROVEMENTS PER THE
NEIGHBORHOOD J OFFSITE ARTERIAL LANDSCAPE PLANS.

STREET TREE SCHEME CONSISTS OF CELTIS AUSTRALIS
(EUROPEAN HACKBERRY) AT THE INTERSECTIONS AND

CINNAMON CAMPHORA (CAMPHOR TREE) OR PISTACHIA
CHINENSIS (CHINESE PISTACHE) IN THE MIDDLE. ALL TREES
ARE TRIANGULAR SPACED AT 25' O.C. PER THE MHCSD
DESIGN MANUAL.
6' WOOD GOOD NEIGHBOR FENCE

AT INTERNAL LOT LINES
K:\OFFICE\DRAWINGS\05425\SCHEMATIC\TRACT 4270 TM-PRELIM.DWG TRACT 4270

NEIGHBORHOOD 'J'

MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 30' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 30 60 90 OF SHEETS SHEET NO.

TM-9
9 OVERALL SCHEMATIC

LANDSCAPE PLAN
vanderToolen Associates
2520 Venture Oaks Way
Suite 170
Sacramento, CA 95833
tel+ 916.244.3000
hhhvandertoolenco^

NEIGHBORHOOD ENTRY

PER NEIGHBORHOOD J

IN-TRACT LANDSCAPE
PLANS.

GREENWAY LOOP PARK - OPEN SPACE PLANTING

PER SPII NEIGHBORHOOD 'J' GREENWAY LOOP
PARK OVERALL SCHEMATIC LANDSCAPE PLANS.

SCHEMATIC

WALL & PILASTER IMAGERY

MHCSD COMMUNITY WALL & PILASTERS
NEIGHBORHOOD ACCENT TREE:
-LAGERSTROEMIA X 'NATCHEZ'
ALLEY TREE:
-ACER X FREEMANII 'ARMSTRONG'
TREE
SYMBOL

PLANTING TYPE
& SPECIES

SCHEMATIC STREET TREE PALETTE
24" BOX
24" BOX
SIZE
COLLECTOR STREET TREE:

PLATANUS X ACERIFOLIA 'BLOODGOOD'

LONDON PLANE TREE
24" BOX

IRRIGATED LANDSCAPE

BUFFER PLANTING
SHRUB

SYMBOL PLANTING TYPE
1 GALLON
& 5 GALLON
SIZE
-ARCTOSTAPHYLOS D. 'HOWARD MCMINN'

HOWARD MCMINN MANZANITA
-CEANOTHUS HORIZONTALIS 'YANKEE POINT'

YANKEE POINT WILD LILAC
-CISTUS HYRBIDUS

WHITE ROCKROSE
-CISTUS SKANBERGII

PINK ROCKROSE
-RHAMNUS CALIFORNICA 'EVE CASE'

EVE CASE COFFEEBERRY
-RHAMNUS CALIFORNICA 'MOUND SAN BRUNO'

MOUND SAN BRUNO COFFEEBERRY
- SALVIA LEUCOPHYLLA 'POINT SAL'

POINT SAL PURPLE SAGE

SCHEMATIC FENCE & GATE IMAGERY

WOOD GATE

AT INTERNAL SIDEYARDS
6' WOOD GOOD NEIGHBOR FENCE

AT INTERNAL LOT LINES
6' WOOD DOUBLE LATTICE TOP

FENCE AT CORNER LOT SIDEYARDS
& STREET FACING CUTOFF FENCES

MHCSD COMMUNITY
WALL AND PILASTER.

MHCSD COMMUNITY
WALL AND PILASTER.
42" VINYL PICKET FENCE AT CENTRAL
PARKWAY R.O.W.

NEIGHBORHOOD WALKWAY PER CIVIL
42" VINYL PICKET FENCE AT
CENTRAL PARKWAY R.O.W.
3-WIRE FENCE AT

NEIGHBORHOOD J

GREENWAY LOOP PARK

IRRIGATED BUFFER PLANTING PER SPII

NEIGHBORHOOD 'J' GREENWAY LOOP PARK
OVERALL SCHEMATIC LANDSCAPE PLANS.

NOTE:

ALL STREET TREE SPACING WILL FOLLOW THESE GUIDELINES & SHALL BE PLACED:

1. 30' O.C. TYPICAL FOR COLLECTOR STREET AND 25' O.C. TYPICAL FOR LOCAL

STREET TREES (SPACING MAY VARY BASED ON UTILITY & DRIVEWAY PLACEMENT)

2. A MINIMUM OF 18' FROM BEGINING OR END OF PARKWAY STRIPS

3. A MINIMUM OF 5' FROM EDGE OF DRIVEWAY.

4. A MINIMUM OF 10' FROM TYPE 'B' LIGHT POLE AND 11' FROM STREET SIGNS

5. A MINIMUM OF 5' FROM UTILITIES

6. CENTERED IN PARKWAY BETWEEN BACK OF CURB AND EDGE OF SIDEWALK

7. THE SECOND ROW OF COLLECTOR STREET TREES SHALL BE LOCATED A MINIMUM OF 3' FROM EDGE OF SIDEWALK AND TRIANGULATED WITH PARKWAY STREET TREE

8. ROOT BARRIERS TO BE INSTALLED PER MHCSD STANDARD DETAIL LC-12 AND LC-13.

ATTACHMENT T
Item 9.1
Mountain House                                               Page 1475 of 1946 P-F

CENTRAL

R-L R-M
R-M
R-M

PARKWAY R-L
R-H
P-F
R-L
R-M

CENTRAL PARKWAY
LOT 4

DESIGNATED

REMAINDER

MOANA AVENUE
SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN
LOT 27
PORTION OF LOT 4 SEE SHEET TM-2 FOR

DETAILED LOTTING PLAN
I:\673-144\ACAD\TM\TM01.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 VESTING TENTATIVE SUBDIVISION MAP -

OVERALL
TM-1
GENERAL NOTES:

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND
51 INDEX OF SHEETS
TM-1 VESTING TENTATIVE SUBDIVISION MAP - OVERALL

ZONING MAP

EXISTING CONDITIONS
TM-4 PRELIMINARY GRADING PLAN
TM-5 PRELIMINARY UTILITY PLAN
TM-6 PRELIMINARY WALL PLAN
TM-3
TM-7 PRELIMINARY SECOND UNIT DWELLING PLAN
TM-8 OVERALL SCHEMATIC LANDSCAPE PLAN
TM-9 OVERALL SCHEMATIC LANDSCAPE PLAN
0 100 200 300
TM-2 VESTING TENTATIVE SUBDIVISION MAP - LOTTING PLAN
1" = 100'

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1476 of 1946 63 62
61 60
59 58
57 56
55 54
53 52
51 50
49 48 47 46 45
44 43
42 41
40 39
38 37
36 35
31 32 33 34
30 29
28 27 26 25 24
23 17 18 19 20 21 22 16 15 14
13 12
11 10
9 8
7 6 5 4 3 2 1

MOANA AVENUE

DIAPREET DRIVE

CENTRAL PARKWAY

PARCEL C
(SEWER LIFT

STATION) 'A' STREET
'B' STREET
'C' STREET
'D' STREET

PARCEL B
R/W DEDICATION #1

PARCEL A
R/W DEDICATION #2
R/W DEDICATION #3
LOT 4

DESIGNATED

REMAINDER
45'X85' 45'X85'
I:\673-144\ACAD\TM\TM02.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 TM-2

TYPICAL LOT DIMENSIONS
R-M (45' x 85')

R-M SETBACKS

MINIMUM

SETBACK MOUNTAIN HOUSE DEVELOPMENT TITLE SUPPORTING POINTS

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND
51 LAND USE SUMMARY

RESIDENTIAL DENSITY CALCULATIONS

RESIDENTIAL LAND USE SUMMARY

LAND USE NET AREA (ACRES)
RESIDENTIAL - MEDIUM DENSITY 9.72
RIGHT-OF-WAY DEDICATION #1, 2 & 3 0.08
MOANA AVENUE & STOCKYARD DRIVE 2.14
SEWER LIFT STATION 0.06
DESIGNATED REMAINDER 24.69
LAND USE # OF LOTS NET AREA (ACRES) DENSITY ALLOWABLE DENSITY MEDIUM DENSITY 63 9.72 6.5 DU/AC 6.1-10 DU/AC
LOT #S MIN. LOT WIDTHMIN. LOT SIZE # OF LOTS PERCENT
1-63 45' 45' x 85' 63 100%

PARCEL SUMMARY

PARCEL AGENCY RECEIVING PARCEL USE

A CITY OF MOUNTAIN HOUSE LANDSCAPE

B CITY OF MOUNTAIN HOUSE LANDSCAPE

C CITY OF MOUNTAIN HOUSE

SANITARY SEWER

LIFT STATION

VESTING TENTATIVE SUBDIVISION MAP -

LOTTING PLAN

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1477 of 1946

CENTRAL PARKWAY SANITARY
SEWER
LOT 4
44 M&P 128

MOANA AVENUE
LOT 27
44 M&P 128
I:\673-144\ACAD\TM\TM03.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 EXISTING CONDITIONS
TM-3

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND

EXISTING SANITARY SEWER

EXISTING STORM DRAIN

EXISTING WATER MAIN

EXISTING FIRE HYDRANT

EXISTING SANITARY SEWER FORCE MAIN
0 100 200 300
1" = 100'

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1478 of 1946 54' RESIDENTIAL LOCAL
STORM
DRAIN

STORM DRAIN

MOANA AVENUE

DIAPREET DRIVE

CENTRAL PARKWAY
63 62
61 60
59 58
57 56
55 54
53 52
51 50
49 48 47 46 45
44 43
42 41
40 39
38 37
36 35
31 32 33 34 30
29 28 27 26 25 24 23
17 18 19 20 21 22 16 15 14 13
12 11
10 9
8 7
6 5 4 3 2 1
P 15.2 P 15.4 P 15.6 P 15.9 P 14.8 P 15.1 P 14.6
P 14.4 P 14.2
P 14.0
P 13.8
P 14.2
P 14.4
P 14.7
P 14.9 P 15.2 P 15.4 P 15.6 P 15.9 P 16.1 P 16.4 P 16.6 P 14.4
P 14.6
P 14.8 P 17.2 P 17.6 P 18.0 P 18.6
P 15.5 P 15.8 P 16.0 P 16.3 P 16.6
P 17.3 P 17.7 P 18.1 P 18.5 P 19.0
P 18.3
P 18.7
P 21.5
P 20.5
P 17.1
P 16.7
P 16.3
P 15.9
P 15.5
P 15.1
P 14.7
P 14.3
P 14.1
P 13.9
P 13.7
P 13.5
P 21.5
P 20.2
P 19.2
P 18.6
P 18.2
P 17.7
P 17.3
P 16.8

PARCEL A

PARCEL B

SEWER LIFT

STATION
LOT 4

DESIGNATED

REMAINDER

MOANA AVENUE

STOCKYARD DRIVE
I:\673-144\ACAD\TM\TM04.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 PRELIMINARY GRADING PLAN
TM-4

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND

PAD GRADE

FINISH GRADE

EXISTING GRADE

HIGH POINT
P
FG
EG
HP

LP LOW POINT

GB GRADE BREAK

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1479 of 1946

SANITARY
SEWER

MOANA AVENUE

DIAPREET DRIVE

CENTRAL PARKWAY
63 62
61 60
59 58
57 56
55 54
53 52
51 50
49 48 47 46 45
44 43
42 41
40 39
38 37
36 35
31 32 33 34 30
29 28 27 26 25 24 23
17 18 19 20 21 22 16 15 14 13
12 11
10 9
8 7
6 5 4 3 2 1
STORM
DRAIN

STORM DRAIN

SANITARY SEWER

SANITARY SEWER

SANITARY
SEWER

SANITARY
SEWER

SANITARY SEWER

SANITARY SEWER

SANITARY SEWER

SANITARY SEWER

SANITARY SEWER

PARCEL A

PARCEL B

PARCEL C

SEWER LIFT

STATION
LOT 4

DESIGNATED

REMAINDER
54' RESIDENTIAL LOCAL

MOANA AVENUE

STOCKYARD DRIVE
I:\673-144\ACAD\TM\TM05.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 PRELIMINARY UTILITY PLAN
TM-5

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
LEGEND

EXISTING SANITARY SEWER

EXISTING SANITARY SEWER FORCE MAIN

EXISTING STORM DRAIN

EXISTING WATER MAIN

EXISTING FIRE HYDRANT

PROPOSED FIRE HYDRANT

PROPOSED SANITARY SEWER

PROPOSED STORM DRAIN

PROPOSED WATER MAIN

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1480 of 1946 63 62
61 60
59 58
57 56
55 54
53 52
51 50
49 48 47 46 45
44 43
42 41
40 39
38 37
36 35
31 32 33 34 30
29 28 27 26 25 24 23
17 18 19 20 21 22 16 15 14 13
12 11
10 9
8 7
6 5 4 3 2 1

MOANA AVENUE

DIAPREET DRIVE

CENTRAL PARKWAY 'A' STREET
'B' STREET
'C' STREET
'D' STREET

PARCEL A

PARCEL B

PARCEL C

SEWER LIFT

STATION
LOT 4

DESIGNATED

REMAINDER
I:\673-144\ACAD\TM\TM06.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 PRELIMINARY WALL PLAN
TM-6

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

COMMUNITY WALL DETAIL

SOUND WALL / THEME WALL DETAIL
4 6
5 3
2 1 BRICK WALL CAP TO MATCH EXISTING

NEIGHBORHOOD 'H' THEMED ENTRY WALLS
8" x 8" x 16" CMU PRECISION BLOCK

STUCCO FINISH ON BOTH SIDES OF WALL
CONCRETE FOOTING. REFER TO

STRUCTURAL DETAILS
FINISH GRADE.
90% COMPACTED SUB-GRADE
NOTES:

A. STUCCO COLOR TO MATCH EXISTING

NEIGHBORHOOD 'K' THEMED ENTRY WALLS
B. BRICK COLOR TO MATCH EXISTING

NEIGHBORHOOD 'K' THEMED ENTRY WALLS
C. STRUCTURAL ENGINEER TO PROVIDE

DRAWINGS FOR FOOTINGS, CONNECTIONS,
AND REINFORCEMENT.

D. BRICK WITH TYPE S MORTAR PER
MANUFACTURERS SPECIFICATIONS.
4 5
3 2
1 SECTION

ELEVATION
6 'K'

PROPOSED COMMUNITY WALL
LEGEND

PROPOSED SOUND WALL / THEME WALL

OPEN SPACE
1 3
5 PROPOSED PRIVATE SOUND WALL

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1481 of 1946 63 62
61 60
59 58
57 56
55 54
53 52
51 50
49 48 47 46 45
44 43
42 41
40 39
38 37
36 35
31 32 33 34 30
29 28 27 26 25 24 23
17 18 19 20 21 22 16 15 14 13
12 11
10 9
8 7
6 5 4 3 2 1

MOANA AVENUE

DIAPREET DRIVE

CENTRAL PARKWAY 'A' STREET
'B' STREET
'C' STREET
'D' STREET

PARCEL A

PARCEL B

PARCEL C

SEWER LIFT

STATION
LOT 4

DESIGNATED

REMAINDER
I:\673-144\ACAD\TM\TM07.DWG

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
0 50 100 150
TRACT 3935
NEIGHBORHOOD 'K', UNIT NO. 9

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JULY 15, 2026
NOTE:

PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT

PREPARATION AND CITY OF MOUNTAIN HOUSE

APPROVAL OF IMPROVEMENT PLANS AND WILL NOT

REQUIRE PLANNING COMMISSION AND COUNTY BOARD
OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE

THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED
ON THIS VESTING TENTATIVE SUBDIVISION MAP. OF SHEETS
SHEET NO.
9 PRELIMINARY SECOND

UNIT DWELLING PLAN
TM-7

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY

ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
DESIGNATED LOT WITH SECOND UNIT6.5% OF TOTAL NUMBER OF LOTS (5 TOTAL - PER SPII SECTION 3.3.7)
LEGEND

ATTACHMENT U
Item 9.1
Mountain House                                               Page 1482 of 1946 TRACT 3926 LOT 11 'B' STREET 'D' STREET 'A' STREET 'C' STREET MOANA AVENUE LAKE TRACT 3929 RESIDENTIAL HIGH NEIGHBORHOOD K12 FIRE STATION DIAPREET DRIVE CENTRAL PARKWAY LOT 10 LOT 9 LOT 8 LOT 7 LOT 6 LOT 5 LOT 4 LOT 3 LOT 2 LOT 1 LOT 22 LOT 21 LOT 20 LOT 19 LOT 18 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 63 LOT 62 LOT 61 LOT 60 LOT 59 LOT 58 LOT 57 LOT 56 LOT 55 LOT 54 LOT 53 LOT 52 LOT 49 LOT 51 LOT 50 LOT 48LOT 47 LOT 46 LOT 45 LOT 44 LOT 43 LOT 42 LOT 41 LOT 40 LOT 39 LOT 38 LOT 34 LOT 37 LOT 36 LOT 35 LOT 33 LOT 32 LOT 31 LOT 30 LOT 29 LOT 28 LOT 27 LOT 26 LOT 25 LOT 24 LOT 23 3TM-9 3TM-9 2TM-9 2TM-9 1TM-9 1TM-9 Copyright 2026 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates. PARCEL A CENTRAL PARKWAY LANDSCAPE PARCEL B IMPROVEMENTS PER THE NEIGHBORHOOD K OFFSITE ARTERIAL LANDSCAPE PLANS. STREET TREE SCHEME CONSISTS OF CELTIS AUSTRALIS (EUROPEAN HACKBERRY) AT THE INTERSECTIONS AND CINNAMOMUM CAMPHORA (CAMPHOR TREE) OR PISTACIA CHINENSIS (CHINESE PISTACHE) IN THE CENTER OF BLOCKS. ALL TREES ARE TRIANGULARLY SPACED AT 25' O.C. PER THE MHCSD DESIGN MANUAL. SEWER LIFT STATION CITY STANDARD COMMUNITY WALL & PILASTERS CURVE TOP WOOD GATE WITH TRELLIS AT INTERNAL SIDEYARDS 6' WOOD PRIVACY FENCE AT INTERNAL LOT LINES 6' WOOD DECORATIVE LATH TOP FENCE AT CORNER LOT SIDEYARDS & STREET FACING CUTOFF FENCES SCHEMATIC FENCE & GATE IMAGERY NEIGHBORHOOD ENTRY PER NEIGHBORHOOD K IN-TRACT LANDSCAPE PLANS, TYP. CITY STANDARD COMMUNITY WALL & PILASTERS ROUND-A-BOUT PER NEIGHBORHOOD K IN-TRACT LANDSCAPE PLANS (TYP.) 35' X 35' SIGHT VISIBILITY TRIANGLE AT STREET INTERSECTION PER CITY STANDARD DETAIL LD-01 (TYP.) 6' WOOD PRIVACY FENCE AT INTERNAL LOT LINES VEHICULAR ACCESS GATES TRACT 3935 NEIGHBORHOOD 'K' MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA SCALE: 1" = 40' DATE: JULY 29, 2026 NOTE: PLAN MAY BE MODIFIED AS PART OF SUBSEQUENT PREPARATION AND CITY OF MOUNTAIN HOUSE APPROVAL OF IMPROVEMENT PLANS AND WILL NOT REQUIRE PLANNING COMMISSION AND COUNTY BOARD OF SUPERVISOR APPROVAL. THIS WILL NOT CHANGE THE TOTAL NUMBER OF BUILDABLE LOTS AS APPROVED ON THIS VESTING TENTATIVE SUBDIVISION MAP. 0 40 80 120 OVERALL SCHEMATIC LANDSCAPE PLAN vanderToolen Associates 2520 Venture Oaks Way Suite 170 Sacramento, CA 95833 tel+ 916.244.3000 hhhvandertoolenco^ OF SHEETS SHEET NO. TM-8 9 SYMBOL COMMON NAME CONTAINER BOTANICAL NAME SIZE SCHEMATIC STREET TREE PALETTE COLLECTOR STREET TREE PLATANUS ACERIFOLIA 'BLOODGOOD' LONDON PLANE TREE 24" BOX PEDESTRIAN CONNECTION TERMINUS AT ARTERIAL ROUND-A-BOUT TREE QUERCUS SUBER CORK OAK 48" BOX GINKGO BILOBA 'AUTUMN GOLD' AUTUMN GOLD MAIDENHAIR TREE 15 GAL NEIGHBORHOOD ACCENT TREE LAGERSTROEMIA X 'NATCHEZ' CRAPE MYRTLE 15 GAL CUL DE SAC AND KNUCKLE MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM DWARF SOUTHERN MAGNOLIA, STANDARD 24" BOX LOCAL TREES (NORTH/SOUTH) PISTACIA CHINENSIS 'KEITH DAVEY' CHINESE PISTACHE 24" BOX LOCAL TREES (EAST/WEST) ZELKOVA SERRATA 'VILLAGE GREEN' VILLAGE GREEN JAPANESE ZELKOVA 24" BOX SCHEMATIC PICKET & TUBE STEEL FENCE IMAGERY 46" TALL VINYL PICKET FENCE ON R.O.W. AT LOTS SIDING CENTRAL PARKWAY 6' TUBE STEEL VIEW FENCE AT REAR PROPERTY LINES BACKING TO LAKE 6' TUBE STEEL VIEW FENCE AT REAR PROPERTY LINES BACKING TO LAKE (TYP.) 2 NEIGHBORHOOD ACCENT TREES ON LOCAL STREET CORNERS PER NEIGHBORHOOD K IN-TRACT GUIDELINES 3 - NEIGHBORHOOD ACCENT TREES ON COLLECTOR STREET CORNERS PER NEIGHBORHOOD K IN-TRACT GUIDELINES 6' TUBE STEEL VIEW FENCE AT REAR PROPERTY LINES BACKING TO LAKE (TYP.) CITY STANDARD COMMUNITY WALL & PILASTERS 46" TALL VINYL PICKET FENCE ON R.O.W. AT LOTS SIDING CENTRAL PARKWAY PEDESTRIAN CONNECTION PER NEIGHBORHOOD K IN-TRACT LANDSCAPE PLANS, TYP. SCHEMATIC LAKE EDGE PLANTING IMAGERY SCHEMATIC WALL & PILASTER IMAGERY LAKE EDGE BUFFER PLANTING WITH SMALL TREES, SHRUBS AND GROUNDCOVERS. PEDESTRIAN CONNECTION TO PARCEL A PEDESTRIAN CONNECTION TO PARCEL B RESIDENTIAL HIGH NEIGHBORHOOD K12 FIRE STATION

ATTACHMENT
U
Item 9.1
Mountain House                                               Page 1483 of 1946 TW +7.0 11' 10' 9' 8' 7' 6' 5' 4' 3' 2' 1' WATER LEVEL +6.0 12' 0-1' 5' BENCH 13' 14' 6'-0" GOOD NEIGHBOR FENCE 6'-0" RESIDENTIAL VIEW FENCE AT PROPERTY LINE LAKE PARSON WALL LOT 52 HOUSE PAD +17.1 LAKE 19' 18' 17' 16' 15' PROPERTY LINE LAKE EDGE BUFFER PLANTING WITH SMALL TREES, SHRUBS & GROUNDCOVERS 48% +8.0 TW +7.0 11' 10' 9' 8' 7' 6' 5' 4' 3' 2' 1' WATER LEVEL +6.0 12' 0-1' 5' BENCH 13' 14' 6'-0" GOOD NEIGHBOR FENCE 6'-0" RESIDENTIAL VIEW FENCE AT PROPERTY LINE LAKE PARSON WALL LOT 58 HOUSE PAD +14.7 PROPERTY LINE LAKE 15' LAKE EDGE BUFFER PLANTING WITH SMALL TREES, SHRUBS & GROUNDCOVERS 35% +8.0 TW +7.0 11' 10' 9' 8' 7' 6' 5' 4' 3' 2' 1' WATER LEVEL +6.0 12' 0-1' 5' BENCH 13' 6'-0" GOOD NEIGHBOR FENCE 6'-0" RESIDENTIAL VIEW FENCE AT PROPERTY LINE LAKE PARSON WALL LOT 62 HOUSE PAD +13.7 LAKE LAKE EDGE BUFFER PLANTING WITH SMALL TREES, SHRUBS & GROUNDCOVERS

PROPERTY LINE
30% +8.0 Copyright 2026 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates. TRACT 3935 NEIGHBORHOOD 'K' MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA SCALE: 1/4" = 1' -0" DATE: JULY 29, 2026 SECTIONS EXHIBIT vanderToolen Associates 2520 Venture Oaks Way Suite 170 Sacramento, CA 95833 tel+ 916.244.3000 hhhvandertoolenco^ OF SHEETS SHEET NO. TM-9 9 2. SECTION - LAKE AND LOT 58 3. SECTION - LAKE AND LOT 52 1. SECTION - LAKE AND LOT 62 0 4 8 12

ATTACHMENT
U
Item 9.1
Mountain House                                               Page 1484 of 1946

STOCKYARD DRIVE
CENTRAL PARKWAY 1 2 3 4 5 6 7 8 9 10 11 12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
32 33

PARCEL A

PARCEL A

PARCEL B

PARCEL B

PARCEL B
40'X70'
ALLEY
I:\673-145\ACAD\EXHIBITS\XB 02_SITE PLAN.DWG
K-12 (33 LOTS)

CONCEPTUAL SITE PLAN

NEIGHBORHOOD 'K'

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 40' DATE: JANUARY 8, 2026 0 40 80 120 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

RESIDENTIAL SUMMARY
TRACT AREA LOT SIZE ZONING DENSITY # LOTS

GRANT LINE CANAL
DELTA

MENDOTA
CANAL

CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD N MOUNTAIN HOUSE RD CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP
R-M (40'x70')

TYPICAL LOT DIMENSIONS

ATTACHMENT V
Item 9.1
Mountain House                                               Page 1485 of 1946

BYRON ROAD

CENTRAL PARKWAY
1 2 3
4 5
6 7
8 9
12 11 10
13 14 15 16 17 18 19 20 21 22
30 29 28 27 26 25 24 23 31
33 34 35 36
41 40 39 38 37
42 43 44 45
48 49 50 51 52
55 56
57 58
59 60
61 62
71 70
69 68
67 66
65 64
86 85 84 83 82 81 80 79 78 77 76 75 74 73
63 72
32 46 47
53 54

TODARMAL PARKWAY
I:\673-146\ACAD\EXHIBITS\XB 03_SITE PLAN.DWG
L-1 (86 LOTS)

CONCEPTUAL SITE PLAN

NEIGHBORHOOD 'L'

CITY OF MOUNTAIN HOUSE SAN JOAQUIN COUNTY CALIFORNIA
SCALE: 1" = 100' DATE: JUNE 16, 2026
0 100 200 300 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

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

RESIDENTIAL SUMMARY
TRACT AREA LOT SIZE ZONING DENSITY # LOTS

GRANT LINE CANAL

DELTA MENDOTA CANAL

CALIFORNIA AQUEDUCT

HANSEN RD

GRANT LINE RD

BYRON RD

BETHANY RD

OLD RIVER

MIDWAY RD

ALAMEDA COUNTY
U. P. R. R.
580
205

KELSO RD

VON SOSTEN RD

N MOUNTAIN HOUSE RD

CONTRA COSTA COUNTY ALAMEDA COUNTY MOUNTAIN HOUSE PARKWAY SAN JOAQUIN COUNTY SITE

VICINITY MAP

ATTACHMENT W
Item 9.1
Mountain House                                               Page 1486 of 1946

ATTACHMENT X
Attachment X
CR Land Use Changes Project
GPA-25-002, MPA-25-002, SPA-25-002, ZR-25-001, TSM-25-002, TSM25-003, TSM-25-005, and TSM-25-006 Neighborhood I – Conceptual Greenway Loop Park
Due to the size of this document, it has not been reproduced in the staff report. A copy of the CEQA Addendum is available for viewing and download on the City’s website at
https://www.mountainhouseca.gov/388/Active-Projects
Individuals that are unable to access the document at the website listed above or would require a computer disk or thumb drive containing a copy of the document should contact Planning Staff at [email protected] or (209) 831-5974 to obtain a copy.

Item 9.1
Mountain House                                               Page 1487 of 1946

ATTACHMENT Y
Attachment Y
CR Land Use Changes Project
GPA-25-002, MPA-25-002, SPA-25-002, ZR-25-001, TSM-25-002, TSM25-003, TSM-25-005, and TSM-25-006 Neighborhood J – Conceptual Greenway Loop Park
Due to the size of this document, it has not been reproduced in the staff report. A copy of the CEQA Addendum is available for viewing and download on the City’s website at
https://www.mountainhouseca.gov/388/Active-Projects
Individuals that are unable to access the document at the website listed above or would require a computer disk or thumb drive containing a copy of the document should contact Planning Staff at [email protected] or (209) 831-5974 to obtain a copy.

Item 9.1
Mountain House                                               Page 1488 of 1946 Project Referral – External Agencies
Date: March 5, 2026
From: Brad Wall, Contract Planner
Application: MPA-25-002 – MHD C-R land use changes and tentative subdivision maps Location: Various specific locations within Neighborhoods I, J, K, and L, north of Byron Road (see attached Project Description document for details)
Description: Mountain House Developers, LLC, is requesting amendments to the General Plan, Master Plan, and Specific Plan II, and associated Zone Reclassifications, to change the land use designations for seven (7) sites north of Byron Road in the Specific Plan II area. Also requested are Tentative Subdivision Maps for five (5) of the seven (7) sites. The proposed land use changes and Tentative Maps are described in the referral documents, which can be accessed on the City’s Planning webpage, under the “Active Projects” section, at this link: Planning | Mountain House, CA.

Please reply to me at [email protected] no later than Friday, March 27, 2026, to provide your review comments, if any. Please let me know if you have any questions in the meantime. Thank you.

External Agencies:

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

CalTrans District 10 San Joaquin County Sherriff
West Valley Disposal Central Valley Flood Protection Board Central Valley RWQCB Contra Costa County ALUC
San Joaquin County ALUC Modesto Irrigation District

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1489 of 1946 Plan Review Team
Land Management
[email protected]
PG&E Gas and Electric Facilities Page 1
Internal
March 13, 2026
Valerie Watts
Administrative Secretary
251 E. Main Street
Mountain House, CA 95391
Ref: Gas and Electric Transmission and Distribution
Dear Valerie Watts,
Thank you for submitting the MPA-25-002 & SPA-25-002 project plans for our review. PG&E will review the submitted plans in relationship to any existing Gas and Electric facilities within the project area. If the proposed project is adjacent/or within PG&E owned property and/or easements, we will be working with you to ensure compatible uses and activities near our facilities.

Attached you will find information and requirements as it relates to Gas facilities (Attachment 1) and Electric facilities (Attachment 2). Please review these in detail, as it is critical to ensure your safety and to protect PG&E’s facilities and its existing rights.

Below is additional information for your review:

1. This plan review process does not replace the application process for PG&E gas or electric service your project may require. For these requests, please continue to work with PG&E Service Planning: https://www.pge.com/en/account/servicerequests/building-and-renovation.html.

2. If the project being submitted is part of a larger project, please include the entire scope of your project, and not just a portion of it. PG&E’s facilities are to be incorporated within any CEQA document. PG&E needs to verify that the CEQA document will identify any required future PG&E services.

3. An engineering deposit may be required to review plans for a project depending on the size, scope, and location of the project and as it relates to any rearrangement or new installation of PG&E facilities.

Any proposed uses within the PG&E fee strip and/or easement, may include a California Public Utility Commission (CPUC) Section 851 filing. This requires the CPUC to render approval for a conveyance of rights for specific uses on PG&E’s fee strip or easement. PG&E will advise if the necessity to incorporate a CPUC Section 851filing is required.

This letter does not constitute PG&E’s consent to use any portion of its easement for any purpose not previously conveyed. PG&E will provide a project specific response as required.

Sincerely,
Plan Review Team
Land Management

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1490 of 1946 PG&E Gas and Electric Facilities Page 2
Internal
Attachment 1 – Gas Facilities
There could be gas transmission pipelines in this area which would be considered critical facilities for PG&E and a high priority subsurface installation under California law. Care must be taken to ensure safety and accessibility. So, please ensure that if PG&E approves work near gas transmission pipelines it is done in adherence with the below stipulations. Additionally, the following link provides additional information regarding legal requirements under California excavation laws: https://www.usanorth811.org/images/pdfs/CA-LAW-2018.pdf

1. Standby Inspection: A PG&E Gas Transmission Standby Inspector must be present during any demolition or construction activity that comes within 10 feet of the gas pipeline. This includes all grading, trenching, substructure depth verifications (potholes), asphalt or concrete demolition/removal, removal of trees, signs, light poles, etc. This inspection can be coordinated through the Underground Service Alert (USA) service at 811. A minimum notice of 48 hours is required. Ensure the USA markings and notifications are maintained throughout the duration of your work.

2. Access: At any time, PG&E may need to access, excavate, and perform work on the gas pipeline. Any construction equipment, materials, or spoils may need to be removed upon notice.

Any temporary construction fencing installed within PG&E’s easement would also need to be capable of being removed at any time upon notice. Any plans to cut temporary slopes exceeding a 1:4 grade within 10 feet of a gas transmission pipeline need to be approved by PG&E Pipeline Services in writing PRIOR to performing the work.

3. Wheel Loads: To prevent damage to the buried gas pipeline, there are weight limits that must be enforced whenever any equipment gets within 10 feet of traversing the pipe.

Ensure a list of the axle weights of all equipment being used is available for PG&E’s Standby Inspector. To confirm the depth of cover, the pipeline may need to be potholed by hand in a few areas.

Due to the complex variability of tracked equipment, vibratory compaction equipment, and cranes, PG&E must evaluate those items on a case-by-case basis prior to use over the gas pipeline (provide a list of any proposed equipment of this type noting model numbers and specific attachments).

No equipment may be set up over the gas pipeline while operating. Ensure crane outriggers are at least 10 feet from the centerline of the gas pipeline. Transport trucks must not be parked over the gas pipeline while being loaded or unloaded.

4. Grading: PG&E requires a minimum of 36 inches of cover over gas pipelines (or existing grade if less) and a maximum of 7 feet of cover at all locations. The graded surface cannot exceed a cross slope of 1:4.

5. Excavating: Any digging within 2 feet of a gas pipeline must be dug by hand. Note that while the minimum clearance is only 24 inches, any excavation work within 24 inches of the edge of a pipeline must be done with hand tools. So to avoid having to dig a trench entirely with hand tools, the edge of the trench must be over 24 inches away. (Doing the math for a 24 inch

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1491 of 1946 PG&E Gas and Electric Facilities Page 3
Internal
wide trench being dug along a 36 inch pipeline, the centerline of the trench would need to be at least 54 inches [24/2 + 24 + 36/2 = 54] away, or be entirely dug by hand.) Water jetting to assist vacuum excavating must be limited to 1000 psig and directed at a 40° angle to the pipe. All pile driving must be kept a minimum of 3 feet away.

Any plans to expose and support a PG&E gas transmission pipeline across an open excavation need to be approved by PG&E Pipeline Services in writing PRIOR to performing the work.

6. Boring/Trenchless Installations: PG&E Pipeline Services must review and approve all plans to bore across or parallel to (within 10 feet) a gas transmission pipeline. There are stringent criteria to pothole the gas transmission facility at regular intervals for all parallel bore installations.

For bore paths that cross gas transmission pipelines perpendicularly, the pipeline must be potholed a minimum of 2 feet in the horizontal direction of the bore path and a minimum of 24 inches in the vertical direction from the bottom of the pipe with minimum clearances measured from the edge of the pipe in both directions. Standby personnel must watch the locator trace (and every ream pass) the path of the bore as it approaches the pipeline and visually monitor the pothole (with the exposed transmission pipe) as the bore traverses the pipeline to ensure adequate clearance with the pipeline. The pothole width must account for the inaccuracy of the locating equipment.

7. Substructures: All utility crossings of a gas pipeline should be made as close to perpendicular as feasible (90° +/- 15°). All utility lines crossing the gas pipeline must have a minimum of 24 inches of separation from the gas pipeline. Parallel utilities, pole bases, water line ‘kicker blocks’, storm drain inlets, water meters, valves, back pressure devices or other utility substructures are not allowed in the PG&E gas pipeline easement.

If previously retired PG&E facilities are in conflict with proposed substructures, PG&E must verify they are safe prior to removal. This includes verification testing of the contents of the facilities, as well as environmental testing of the coating and internal surfaces. Timelines for PG&E completion of this verification will vary depending on the type and location of facilities in conflict.

8. Structures: No structures are to be built within the PG&E gas pipeline easement. This includes buildings, retaining walls, fences, decks, patios, carports, septic tanks, storage sheds, tanks, loading ramps, or any structure that could limit PG&E’s ability to access its facilities.

9. Fencing: Permanent fencing is not allowed within PG&E easements except for perpendicular crossings which must include a 16 foot wide gate for vehicular access. Gates will be secured with PG&E corporation locks.

10. Landscaping: Landscaping must be designed to allow PG&E to access the pipeline for maintenance and not interfere with pipeline coatings or other cathodic protection systems. No trees, shrubs, brush, vines, and other vegetation may be planted within the easement area.

Only those plants, ground covers, grasses, flowers, and low-growing plants that grow unsupported to a maximum of four feet (4’) in height at maturity may be planted within the easement area.

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1492 of 1946 PG&E Gas and Electric Facilities Page 4
Internal

11. Cathodic Protection: PG&E pipelines are protected from corrosion with an “Impressed Current” cathodic protection system. Any proposed facilities, such as metal conduit, pipes, service lines, ground rods, anodes, wires, etc. that might affect the pipeline cathodic protection system must be reviewed and approved by PG&E Corrosion Engineering.

12. Pipeline Marker Signs: PG&E needs to maintain pipeline marker signs for gas transmission pipelines in order to ensure public awareness of the presence of the pipelines.

With prior written approval from PG&E Pipeline Services, an existing PG&E pipeline marker sign that is in direct conflict with proposed developments may be temporarily relocated to accommodate construction work. The pipeline marker must be moved back once construction is complete.

13. PG&E is also the provider of distribution facilities throughout many of the areas within the state of California. Therefore, any plans that impact PG&E’s facilities must be reviewed and approved by PG&E to ensure that no impact occurs which may endanger the safe operation of its facilities.

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1493 of 1946 PG&E Gas and Electric Facilities Page 5
Internal
Attachment 2 – Electric Facilities
It is PG&E’s policy to permit certain uses on a case by case basis within its electric transmission fee strip(s) and/or easement(s) provided such uses and manner in which they are exercised, will not interfere with PG&E’s rights or endanger its facilities. Some examples/restrictions are as follows:

1. Buildings and Other Structures: No buildings or other structures including the foot print and eave of any buildings, swimming pools, wells or similar structures will be permitted within fee strip(s) and/or easement(s) areas. PG&E’s transmission easement shall be designated on subdivision/parcel maps as “RESTRICTED USE AREA – NO BUILDING.”

2. Grading: Cuts, trenches or excavations may not be made within 25 feet of our towers.

Developers must submit grading plans and site development plans (including geotechnical reports if applicable), signed and dated, for PG&E’s review. PG&E engineers must review grade changes in the vicinity of our towers. No fills will be allowed which would impair ground-toconductor clearances. Towers shall not be left on mounds without adequate road access to base of tower or structure.

3. Fences: Walls, fences, and other structures must be installed at locations that do not affect the safe operation of PG&’s facilities. Heavy equipment access to our facilities must be maintained at all times. Metal fences are to be grounded to PG&E specifications. No wall, fence or other like structure is to be installed within 10 feet of tower footings and unrestricted access must be maintained from a tower structure to the nearest street. Walls, fences and other structures proposed along or within the fee strip(s) and/or easement(s) will require PG&E review; submit plans to PG&E Centralized Review Team for review and comment.

4. Landscaping: Vegetation may be allowed; subject to review of plans. On overhead electric transmission fee strip(s) and/or easement(s), plant only low-growing shrubs under the wire zone and only grasses within the area directly below the tower. Along the border of the transmission line right-of-way, plant only small trees no taller than 10 feet in height at maturity. PG&E must have access to its facilities at all times, including access by heavy equipment. No planting is to occur within the footprint of the tower legs. Greenbelts are encouraged.

5. Reservoirs, Sumps, Drainage Basins, and Ponds: Prohibited within PG&E’s fee strip(s) and/or easement(s) for electric transmission lines.

6. Automobile Parking: Short term parking of movable passenger vehicles and light trucks (pickups, vans, etc.) is allowed. The lighting within these parking areas will need to be reviewed by PG&E; approval will be on a case by case basis. Heavy equipment access to PG&E facilities is to be maintained at all times. Parking is to clear PG&E structures by at least 10 feet.

Protection of PG&E facilities from vehicular traffic is to be provided at developer’s expense AND to PG&E specifications. Blocked-up vehicles are not allowed. Carports, canopies, or awnings are not allowed.

7. Storage of Flammable, Explosive or Corrosive Materials: There shall be no storage of fuel or combustibles and no fueling of vehicles within PG&E’s easement. No trash bins or incinerators are allowed.

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1494 of 1946 PG&E Gas and Electric Facilities Page 6
Internal

8. Streets and Roads: Access to facilities must be maintained at all times. Street lights may be allowed in the fee strip(s) and/or easement(s) but in all cases must be reviewed by PG&E for proper clearance. Roads and utilities should cross the transmission easement as nearly at right angles as possible. Road intersections will not be allowed within the transmission easement.

9. Pipelines: Pipelines may be allowed provided crossings are held to a minimum and to be as nearly perpendicular as possible. Pipelines within 25 feet of PG&E structures require review by PG&E. Sprinklers systems may be allowed; subject to review. Leach fields and septic tanks are not allowed. Construction plans must be submitted to PG&E for review and approval prior to the commencement of any construction.

10. Signs: Signs are not allowed except in rare cases subject to individual review by PG&E.

11. Recreation Areas: Playgrounds, parks, tennis courts, basketball courts, barbecue and light trucks (pickups, vans, etc.) may be allowed; subject to review of plans. Heavy equipment access to PG&E facilities is to be maintained at all times. Parking is to clear PG&E structures by at least 10 feet. Protection of PG&E facilities from vehicular traffic is to be provided at developer’s expense AND to PG&E specifications.

12. Construction Activity: Since construction activity will take place near PG&E’s overhead electric lines, please be advised it is the contractor’s responsibility to be aware of, and observe the minimum clearances for both workers and equipment operating near high voltage electric lines set out in the High-Voltage Electrical Safety Orders of the California Division of Industrial Safety (https://www.dir.ca.gov/Title8/sb5g2.html), as well as any other safety regulations.

Contractors shall comply with California Public Utilities Commission General Order 95 (http://www.cpuc.ca.gov/gos/GO95/go_95_startup_page.html) and all other safety rules. No construction may occur within 25 feet of PG&E’s towers. All excavation activities may only commence after 811 protocols has been followed.

Contractor shall ensure the protection of PG&E’s towers and poles from vehicular damage by (installing protective barriers) Plans for protection barriers must be approved by PG&E prior to construction.

13. PG&E is also the owner of distribution facilities throughout many of the areas within the state of California. Therefore, any plans that impact PG&E’s facilities must be reviewed and approved by PG&E to ensure that no impact occurs that may endanger the safe and reliable operation of its facilities.

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1495 of 1946 and Plan Review
STEP 1
STEP 2
REVIEW
STEP 3

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

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

SUBMIT Your Projects.

PG&E will review the planning documents to confirm:

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

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

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

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1496 of 1946 Pacific Gas and Electric Company
[email protected]
Land Management
300 Lakeside Drive
Oakland, CA 94612
March 25, 2026
Re: Gas and Electric Transmission and Distribution
Dear Valerie Watts,
Thank you for providing PG&E the opportunity to review your proposed plans for MPA-25-002 & SPA-25-002. Our review indicates the proposed work and/or improvements do not appear to directly interfere with any of PG&E’s existing facilities or land rights. Once you have site specific plans, please submit those for our review.

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

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

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

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

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

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1497 of 1946

SAN JOAQUIN
COUNTY
Greatness grows here.

March 17, 2026
Environmental Health Department
Jasjit Kang, REHS, Director
Muniappa Naidu, REHS, Assistant Director

PROGRAM COORDINATORS
Jeff Carruesco, REHS, RDI
Willy Ng, REHS
Steven Shih, REHS
Elena Manzo, REHS
Natalia Subbotnikova, REHS
To: San Joaquin County Community Development Department Attention: Brad Wall, Contract Planner
From: Sastina Thammavongsa; (209) 616-3068
Registered Environmental Health Specialist
RE: MPA-25-002, Referral, SU-2601203
Neighborhoods I, J, K, and L, APN: 258-020-35, 258-030-29, 258-030-30, 258-030-32, 258-040-28
The following requirements have been identified as pertinent to this project. Other requirements may also apply. These requirements cannot be modified.

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

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

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1498 of 1946 S J C O G, Inc.
555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0574 ● Email: [email protected] San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP)

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

To: Brad Wall, City of Mountain House, Planning Department From: Laurel Boyd, SJCOG, Inc. Phone: (209) 235-0574 Email: [email protected] Date: March 12, 2026
Local Jurisdiction Project Title: MPA-25-002 – MHD C-R Land Use Changes & Tentative Subdivision Maps Assessor Parcel Number(s): Multiple
Local Jurisdiction Project Number: MPA-25-002
Total Acres to be converted from Open Space Use: Unknown Habitat Types to be Disturbed: Agricultural, Natural, and Urban Habitat Land Species Impact Findings: Findings to be determined by SJMSCP biologist.

Dear Mr. Wall:

SJCOG, Inc. has reviewed the application referral for the Land Use Changes and Tentative Subdivision Maps (MPA-25- 002). This project consists of amendments to the General Plan, Master Plan, and Specific Plan II, and associated Zone Reclassifications, to change the land use designations for seven (7) sites north of Byron Road in the Specific Plan II area.

Also requested are Tentative Subdivision Maps for five (5) of the seven (7) sites.

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

At this time, the applicant is requesting amendments to the General Plan, Master Plan, and Specific Plan II, and Zone Reclassifications with no ground disturbance. Any future ground disturbing activities (e.g. roads, curb, gutter, electrical, water, etc.) or any physical structures that require ground disturbance on this or subsequent divided parcels will be subject to participate in the SJMSCP before ANY ground disturbance occurs and should be resubmitted to this agency. Current or future owners of this-or subdivided properties should be made aware of the conditions that are placed by the SJMSCP on future development on the created parcels.

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

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

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

3. Upon issuance of fully executed ITMMs and prior to any ground disturbance, the project applicant must:

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1499 of 1946 2 | SJCOG, Inc.
a. Post a bond for payment of the applicable SJMSCP fee covering the entirety of the project acreage being covered (the bond should be valid for no longer than a 6 month period); or b. Pay the appropriate SJMSCP fee for the entirety of the project acreage being covered; or c. Dedicate land in-lieu of fees, either as conservation easements or fee title; or d. Purchase approved mitigation bank credits.

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

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

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

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1500 of 1946 3 | SJCOG, Inc.

S J C O G, Inc.

San Joaquin County Multi-Species Habitat Conservation & Open Space Plan 555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0600 ● FAX (209) 235-0438

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

DO NOT AUTHORIZE SITE DISTURBANCE

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

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

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

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

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

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

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

Project Title: Land Use Changes & Tentative Subdivision Maps (MPA-25-002) Assessor Parcel #s: Multiple
T _______, R______, Section(s): _____
Local Jurisdiction Contact: Brad Wall
The LOCAL JURISDICTION retains responsibility for ensuring that the appropriate Incidental Take Minimization Measures are properly implemented and monitored and that appropriate fees are paid in compliance with the SJMSCP.

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1501 of 1946 1 [email protected]
From: Kirk Nicholas <[email protected]>
Sent: Monday, March 23, 2026 3:14 PM
To: Mountain House Planning [CDD]
Cc: [email protected]; David Niskanen; Rita Salins; Noel Balzarini Subject: RE: REFERRAL: MPA-25-002 & SPA-25-002 (MHD-CR LU Changes) Good afternoon
This is a follow up email that corrects a key detail sited on the March 18 email regarding student generation numbers.

On 3/23/2026 I participated in a Teams meeting with John Anderson and Brad Wall. We discussed an application regarding changing categories of properties north of the Byron Highway and the specific details in the application that lead to the City’s projection of 66 K-8 students and 42 high school students. Mr. Anderson explained that the application was based in lowering the existing density level of the housing units requested. The result of these density levels changed the specific categories that the housing units use to measure student generation. As a result, the numbers sited in red below by LUSD were not correct.

Kirk Nicholas
From: Kirk Nicholas
Sent: Wednesday, March 18, 2026 2:55 PM
To: 'Mountain House Planning [CDD]'
Cc: [email protected]; David Niskanen ; Rita Salins ; Noel Balzarini Subject: RE: REFERRAL: MPA-25-002 & SPA-25-002 (MHD-CR LU Changes) Good afternoon
I would be happy to meet with you to discuss this project application and additional issues current development plans have on the school district. I have Noel included in this email so that she can set up a meeting.

This application has to be understood within the totality of all development that currently exists or that is being planned to exist in Mountain House and/or within Lammerville USD district boundaries.

I am not sure if you are the person/s I am supposed to provide a district response to, but I had planned to send a response to the City by the deadline next week. If you are not this person/s please let me know so that I can send it to the correct individual.

Lammersville USD response to MHD application to build additional housing units not yet approved north of the Byron Highway:

Big Picture:

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1502 of 1946 2 According to MHD (see attached MHD provided map) there were 4041 housing units north of the Byron Highway approved to build within four villages: Three school producing Neighborhoods: J- 956 units, K- 1163 units, and I1312 units and Neighborhood L split between 610 market rate housing units and 870 age restrict housing units.

Based on the attached map, the existing approved projects would generate approximately 2700 K-8 students in total. LUSD’s plan is to build three 900 student K-8 schools in J, I, K (in that order). The K-8 students generated by the 610 units in L will attend school either in J or L depending on location of the home.

MHD Application:

Last week I was made aware of an MHD application to the City regarding 353 units of additional housing spread across Neighborhood J, K, and I. Specific Plan II, Table 5.1 identifies student generation rates of .676 for K-8 students and .179 for high school students. This application would add approximately 236 K-8 students and 63 high school students to the existing approved housing projects north of the Byron Highway.

Directly related, the 1312 units planned in Neighborhood I will generate 879 K-8 students and an additional 223 high school students. This is the result of a compromise agreement between LUSD and MHD which allowed Neighborhood I to flip from age restricted units to market rate units in return for 19 acres of land two blocks south of MHHS campus. If LUSD did not make this agreement, then space issues at MHHS would be substantially worse.

The original sin of the Mountain House Master Plan has come to a head in 2026. The long ago decision to change the plan from having two high schools of moderate size to one large centrally located high school in Mountain House has proven unwise. This, coupled with the fact that there was no additional land added to the existing MHHS property when this decision was made, has set up an ongoing and long term issue regarding space and the ultimate size of Mountain House High School. There is no written agreement that defines who is responsible for this outcome and as a result the burden falls exclusively on the school district to resolve.

Key Points:

It is important to note, we anticipate an effort will be made in the future to flip the age restricted units in L to market rate. This would greatly compromise the space available at the schools as this would add an additional 580 K-8 students and 156 high school students. This number does not include the new MHD application and its student generation.

There will not be enough Mello Roos bond funds nor state funds generated north of the Byron Highway to fund a fourth school in Neighborhood L. Cost escalations are outpacing the Master Plan and 1998 mitigation agreement language. Pombo Elementary School is going to cost $61M.

The pressure of space availability at Mountain House High School is at a tipping point. The master plan and subsequent Specific Plans- I, II, and III (Table 5.1) have been woefully inadequate in projecting high school student generation. The Master plan and each Specific Plan indicated a high school of 2400 students. The high school student generation ratio of .179 is simply too small and wrong.

The high school currently has 2550 students and projects to have 2650 students next school year; there are still three and a half K-8 schools to fill (Costa Elementary School- which will be forced to add more classrooms when College Park reaches full build out, and J (Pombo), I, and K). The developers shorted LUSD an appropriate amount of land to house a school the size that MHHS is today and LUSD has already added 8 portables in 2024 and 15 permanent classrooms 2025. MHHS projects to exceed well beyond 3200 students and projects like this application seeks simply add to the maximum number. This is being done on a campus proper of 45.5 acres. The recently acquired 19 acres will provide relief. LUSD plans to add 6 acres of additional athletic fields to the 19 acres in 2026. LUSD plans for the final 13 acres are to build additional fields when funding becomes available; a possibility exists that additional classrooms could be added in the future as well. With all of these new projects (and more to come) within the City and school district’s boundaries- in time, the 19 acres will not be enough.

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1503 of 1946 3 Mr. Sandhu has been engaged by LUSD regarding his future plans. We have met multiple times. There are projects being attempted south of the 205 by Mr. Sandhu and other developers; all exist outside of the master plan. Mr.

Sandhu knows that a second high school within the Lammersville Unified School District is an inevitability. We discussed in our last meeting possible sites for such a high school in the hypothetical. He and the MHD team are well aware of the reality of space and MHHS size pressures on LUSD.

LUSD’s Position
Before this gets out of hand, and multiple singleton projects come forward that add up to significant amounts of additional new students, LUSD’s interests need to be protected for the long term. As a result of the aforementioned issues, no new projects adding additional students outside of the MH Master Plan/Specific Plans should be approved until the master developer and the school district have signed a new mitigation agreement that addresses the enumerated K-8 space issues and the already existing space issues at Mountain House High School. No Certificates of Compliance can be issued by LUSD (nor the City of Mountain House) until a signed agreement with a solution to the ever growing pressure on the school district to house high schools students, and in some cases K-8 students, without the developer meeting a standard of mitigation that addresses these issues in both the short and long term.

LUSD has been more than a good partner for the developers who have been very successful in their endeavors in Mountain House; the district also knows it has played an outsized role in the developer’s success. LUSD requests that the City not approve this or any new application until the communities interests regarding school facilities are addressed in an agreement with the master developer.

I look forward to our meeting.

Kirk Nicholas
From: Mountain House Planning [CDD] <[email protected]> Sent: Wednesday, March 18, 2026 9:51 AM
To: Kirk Nicholas <[email protected]>
Cc: [email protected]; David Niskanen <[email protected]>; Rita Salins <[email protected]>
Subject: FW: REFERRAL: MPA-25-002 & SPA-25-002 (MHD-CR LU Changes) Good morning, Kirk – This forwarded project referral is associated with MHD’s proposed land use changes and new tentative subdivision maps in neighborhoods north of Byron Road. The project would result in additional student generation.

The attached Excel worksheet shows a comparison between ‘existing conditions’ for student generation calculations, and as expected to change with the proposed project development. We estimate that an additional 66 K-8 students and 42 high school students would result. These numbers may change when we analyze a refined project description, updated lot count, etc.

John Anderson and I would like to meet with you to discuss this in detail. Could you please reply to offer your availability for that meeting on Monday 3/23, Tuesday 3/24, or Thursday 3/26 next week? Thank you.

Brad Wall
Contract Planner
t: (209) 831-5666
e:[email protected]
City of Mountain House

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1504 of 1946 4 251 E. Main St. | Mountain House,
CA 95391
www.mountainhouseca.gov
From: Watts, Valerie [MH] <[email protected]>
Sent: Tuesday, March 10, 2026 5:26 PM
Cc: Mountain House Planning [CDD] <[email protected]> Subject: REFERRAL: MPA-25-002 & SPA-25-002 (MHD-CR LU Changes) Hello,
Attached you will find a referral for MHD-CR Land Use Changes (MPA-25-002 and SPA-25-002).

The full project details can be found on the City's Planning webpage, under the "Current Projects" tab, at this link: Planning | City of Mountain House
Please submit any comments/questions to [email protected] by no later than Friday, March 27.

Thank you.

Valerie Watts
Administrative Secretary
t: 209-831-5618
e: [email protected]
City of Mountain House, Community
Development
251 E. Main St. | Mountain House, CA
95391
MountainHouseCA.gov

ATTACHMENT Z
Item 9.1
Mountain House                                               Page 1505 of 1946 TITLE: Approval of Professional Services Agreement with Mountain House Flag Football, Inc. for Racquet Sports Instructional Services
MEETING DATE: August 26, 2026
PREPARED BY: Laura Johnston, Recreation Manager

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

1. Execute a Professional Services Agreement with Mountain House Flag Football, Inc. (MHFF) for racquet sports instructional services at the Mountain House Tennis Center and Pickleball Complex (Racquet Sports Center) for an initial nine-month term from October 1, 2026, through June 30, 2027, in an amount not to exceed $775,808.

2. Exercise the first optional one-year extension from July 1, 2027, through June 30, 2028, including authority to approve participant program fee adjustments of up to five percent (5%), in an amount not to exceed $1,114,714.

3. Exercise the second optional one-year extension from July 1, 2028, through June 30, 2029, including authority to approve participant program fee adjustments of up to five percent (5%), in an amount not to exceed $1,170,449.

4. Approve up to $100,000 in additional program revenue authority for future programming, including camps, workshops, clinics, and additional classes, of which the contractor’s maximum 80 percent share would be $80,000, for a total Agreement authority, including both optional extensions and additional programming, not to exceed $3,140,971.

5. Execute the Agreement and approve minor, non-substantive amendments consistent with the authority granted by the resolution and approved as to form by the City Attorney and Risk Management.

6. Take all actions necessary to carry out the purpose and intent of the resolution.

BACKGROUND
The Mountain House Tennis Center and Pickleball Complex is scheduled to open in September 2026 and will include nine lighted tennis courts and eleven dedicated pickleball courts. To support programming at the new Racquet Sports Center, the Parks and Recreation Department developed an instructional services model using qualified contract instructors to provide youth and adult lessons, camps, clinics, special events, and private instruction under City oversight.

Item 9.2
Mountain House                                               Page 1506 of 1946 On July 17, 2026, the City issued Request for Qualifications (RFQ) No. RECQ-2601 seeking qualified tennis and pickleball instructors and instructional organizations. Rather than selecting a single provider, the RFQ was structured to establish a pool of qualified instructors and organizations that may be utilized based on community demand, instructor availability, and the City's programming needs.

The City conducted targeted outreach to encourage participation and extended the original submission deadline by twelve days. The RFQ was posted on the City's website and LinkedIn, shared with the United States Tennis Association (USTA), and distributed directly to instructors currently renting City tennis courts. These efforts were intended to reach both local instructors and the broader tennis community and provide qualified individuals and organizations with an opportunity to participate.

DISCUSSION
RFQ Evaluation and Selection
The City received one Statement of Qualifications in response to RFQ No. RECQ-2601 from Mountain House Flag Football, Inc. (MHFF), which operates the Mountain House Tennis Club (MHTC). A staff review panel independently evaluated the proposal using the criteria established in the RFQ, including qualifications and certifications, instructional experience, teaching philosophy, proposed programming, references, resident participant fees, and overall value to the community.

Staff determined that MHTC substantially met the RFQ's qualifications and program requirements. The proposal included certifications, insurance, references, proposed schedules and fees, and program information sufficient for evaluation. Remaining items, including final legal entity information, RFQ/addenda acknowledgment, and CPR/AED and First Aid documentation, are administrative confirmations, waivable submission requirements, or items to be completed as part of contracting or prior to commencement of services.

Although only one proposal was received, staff determined that MHTC demonstrated the qualifications, instructional experience, responsiveness, affordability, and operational capacity necessary to provide racquet sports instruction consistent with the City's objectives. The proposed programming is also aligned with the Tennis Center Operations Plan, including youth development pathways, certified instructors, adult programming, private instruction, pickleball programming, and City oversight of scheduling and court allocation.

Proposed Programming and Fees
MHTC's proposed programming includes progressive youth instruction using Red, Orange, Green, and Yellow Ball formats, performance and UTR development, adult introductory and cardio programs, private instruction, and pickleball offerings. Seasonal camps, school break programs, specialty clinics, and Item 9.2
Mountain House                                               Page 1507 of 1946 community events may also be developed in coordination with City staff based on community demand, facility availability, and programming priorities.

MHTC proposed resident participant fees of $25 per hour for group instruction and $80 per hour for private instruction. Staff reviewed instructional fees for comparable municipal tennis programs in Pleasanton, Fremont, San Ramon, and Dublin, where published group instruction rates generally equate to approximately $20 to $30 per class depending on program length, residency, age, and skill level. Staff determined that MHTC's proposed group instruction rate falls within this range and is consistent with the pricing assumptions included in the Tennis Center Operations Plan.

The RFQ identified a 75% contractor / 25% City revenue sharing model, with the final compensation percentage subject to negotiation. MHTC proposed an 80% contractor / 20% City revenue split without increasing the quoted resident participant fees. Under the proposed agreement, the City would retain 100 percent of applicable add-on fees, including non-resident and administrative fees.

Staff also considered the City's prior experience with MHTC as supplemental evidence of operational reliability and community service. The organization has been responsive to City staff, paid required facility rental fees, communicated facility maintenance concerns, and demonstrated responsible use of public facilities. Staff has not received complaints regarding its programs, which have developed an established local following.

Organizational Affiliation and Independent Review
MHFF is a nonprofit organization, and Andy Su serves as President of MHFF and Director of MHTC. Mr. Su is also the Mayor of Mountain House. Mayor Su played no role in staff’s preparation of the RFQ or evaluation of the Statement of Qualifications or in the City’s negotiation of the proposed agreement.

Consistent with Government Code section 1090, as he has in past contracts involving MHFF, Mayor Su would not participate in the decision. Mayor Su will not be present at the August 26, 2026 City Council meeting due to a scheduling conflict.

Agreement Term and Authorization
The proposed Agreement provides for an initial nine-month term from October 1, 2026, through June 30, 2027, with two optional one-year extensions through June 30, 2029. The Agreement also provides for annual rate adjustments of up to five percent during the optional extension periods and additional program authority for future camps, workshops, clinics, and classes as demand develops.

The proposed Resolution would authorize the City Manager to execute the Agreement, exercise the optional extensions, implement the authorized annual rate adjustments and additional programming authority, and approve minor, non-substantive amendments within the limits established by the City Council. Any increase in compensation or extension beyond the authority granted by the Resolution would require subsequent City Council approval.

Item 9.2
Mountain House                                               Page 1508 of 1946 Approval of the proposed Agreement will allow the Parks and Recreation Department to begin scheduling instructional programs in coordination with the opening of the Racquet Sports Center and provide flexibility to expand programming as community demand develops.

FISCAL IMPACT
Revenue-Sharing Model
The proposed Agreement utilizes a revenue-sharing model and does not require a General Fund or Parks and Recreation Special Tax Fund (Fund 203) subsidy for instructor compensation. The City will administer program registration and collect participant fees, with program revenue shared between the City and MHTC. Based on MHTC's proposal, 80 percent of program revenue would be paid to the contractor and 20 percent retained by the City.

Contractor compensation is directly tied to approved programming, participant enrollment, and revenue actually collected by the City. Accordingly, the Agreement's not-to-exceed amounts represent maximum payment authority and are not guaranteed expenditures. The City's retained share of program revenue will help offset administrative, marketing, registration, facility operations, and program management costs.

Agreement Authority and Projected Revenue
Based on projected programming and participation, the potential financial structure of the Agreement is summarized below:

Fiscal Year Maximum Gross
Program Revenue
Contractor Share
(80%)
City Share
(20%)
FY 2026-27 $969,760 $775,808 $193,952
FY 2027-28 $1,393,392 $1,114,714 $278,678
FY 2028-29 $1,463,061 $1,170,449 $292,612
Programming Contingency $100,000 $80,000 $20,000
Total Potential Authority $3,926,213 $3,140,971 $785,242 The initial nine-month Agreement establishes a contractor not-to-exceed amount of $775,808. If both optional one-year extensions and the additional programming authority are exercised, total contractor payment authority would not exceed $3,140,971 over the full two-year, nine-month period. Actual payments will depend on programs offered, participant enrollment, revenue collected, and whether the optional extensions are exercised.

Item 9.2
Mountain House                                               Page 1509 of 1946 At the proposed 80 percent contractor / 20 percent City revenue share, the City could retain up to approximately $785,242 in program revenue over the full Agreement period if projected programming and participation levels are achieved. Actual City revenue will vary based on approved program offerings, seasonal demand, participation levels, and extensions exercised.

If Agreement Is Not Approved
If the Agreement is not approved, the City would not have a contracted instructional provider in place for the opening of the Racquet Sports Center. To accommodate private independent instruction, the City would need to establish an alternative permitting, scheduling, and oversight framework. Under that approach, instructional-related City revenue would primarily consist of court rental fees, currently projected at approximately $190,848 through June 30, 2029. The proposed contracted model instead allows the City to retain a share of participant-generated instructional revenue while maintaining greater control over programming, scheduling, and use of the facility.

STRATEGIC PLAN
The proposed partnership with Mountain House Tennis Club supports the City's Strategic Plan objective to expand recreational opportunities and enhance community wellness through accessible, high-quality parks, programs, and facilities.

CEQA
The proposed action is not a project subject to the California Environmental Quality Act (CEQA) because it involves the administration and operation of recreational programming at an existing City facility and will not result in direct or indirect physical changes to the environment.

ACTION FOLLOWING CITY COUNCIL APPROVAL
Following City Council approval, staff will execute the Professional Services Agreement with Mountain House Flag Football, Inc., attached as Attachment B, and administer the agreement in accordance with its terms.

Staff will also conduct a contract kickoff meeting to review operational procedures, safety expectations, customer service standards, communication protocols, program administration, final court allocations, and curriculum and program approval to support the successful launch of instructional programming at the Racquet Sports Center.

Item 9.2
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ATTACHMENTS
Attachment A – Proposed Resolution
Attachment B – Professional Services Agreement with Mountain House Flag Football, Inc.

Item 9.2
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ATTACHMENT A
RESOLUTION NO. 2026-__

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

CITY MANAGER TO EXECUTE A PROFESSIONAL SERVICES AGREEMENT WITH MOUNTAIN HOUSE FLAG FOOTBALL, INC. FOR RACQUET SPORTS INSTRUCTIONAL SERVICES AT THE

MOUNTAIN HOUSE TENNIS CENTER AND PICKLEBALL COMPLEX
WHEREAS, the City of Mountain House is committed to providing high-quality recreational opportunities that promote healthy lifestyles and enhance the quality of life for residents; and WHEREAS, the Mountain House Tennis Center and Pickleball Complex will include nine lighted tennis courts and eleven dedicated pickleball courts, and the City desires to offer professionally instructed tennis and pickleball programming for youth and adults; and WHEREAS, the City issued Request for Qualifications (RFQ) No. RECQ-2601 seeking qualified organizations and instructors to provide racquet sports instructional services; and WHEREAS, the City conducted broad and targeted outreach to provide qualified individuals and organizations within the local and broader tennis community a fair opportunity to participate in the solicitation process; and
WHEREAS, the City received one Statement of Qualifications from Mountain House Flag Football, Inc. (MHFF), which operates the Mountain House Tennis Club; and WHEREAS, a City staff review panel independently evaluated the Statement of Qualifications using the criteria established in the RFQ, including qualifications and certifications, instructional experience, teaching philosophy, proposed programming, references, participant fees, responsiveness, affordability, operational capacity, and overall value to the community; and WHEREAS, based on the published evaluation criteria, compliance review, proposed programming, affordability, responsiveness, operational capacity, and demonstrated performance with the City, staff determined that MHFF is qualified and responsive to meet the City’s current racquet sports programming needs; and
WHEREAS, the proposed Professional Services Agreement establishes insurance, operational and performance requirements, required certifications and background checks, and a revenue-sharing model under which contractor compensation is dependent upon approved programming, participant enrollment, and program revenue generated; and
WHEREAS, the proposed Professional Services Agreement provides for an initial nine-month term commencing October 1, 2026, and ending June 30, 2027, with contractor compensation not to exceed $775,808; and
WHEREAS, the City desires to provide flexibility for program and instructional rates to be adjusted by up to five percent (5%) annually during each optional extension period to account for changes in Item 9.2
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