Mountain House City Council
October 14, 2026

Parking Requirements
The Mountain House Development Title establishes off-street parking requirements for new residential development, as shown in Table 7-5. Single-family and two-family dwellings require two spaces per dwelling unit, while both small and large multifamily developments require 1.5 spaces per dwelling unit. Although parking requirements can increase development costs or constrain residential development, the 1.5-space requirement has not been identified as a constraint in Mountain House. Multifamily development in the community has included projects with larger units, such as the Vida development, which consisted of three- and four-bedroom units, and the applicable parking standard did not impede development. This requirement was also less restrictive than the parking standards in surrounding communities, such as the City of Tracy, which requires 1.5 parking spaces (including one covered space) plus one guest parking space for every five units for studio and one-bedroom units, and two parking spaces (including one covered space) plus one guest parking space for every five units for units with two or more bedrooms.
11 Accessory dwelling units (ADUs) require one parking space.

The City requires between 0.25 and 0.33 spaces per bed for farm labor camps, group care facilities, and emergency shelters. These requirements are minimal and not considered a constraint to development.

The City has included Program HE-4.2 to review and amend the minimum parking requirements for studio and one-bedroom units in multifamily buildings using a sliding scale model and to ensure that parking standards for emergency shelters comply with state law, which requires sufficient parking to accommodate all staff working in the emergency shelter provided that the standards do not require more parking for emergency shelters than for other residential or commercial uses within the same zone.

Under Program HE-2.3, the City will also review and amend parking standards for ADUs to comply with state ADU law (Government Code Sections 66310 et seq.).

Table 7-5 Parking Requirements for Mountain House
Type of Residential Development Required Parking Spaces Single Family and Two Family 2 spaces per dwelling unit Small Multifamily 1.5 to 2 maximum spaces for each dwelling unit Large Multifamily 1.5 to 2 maximum spaces for each dwelling unit Accessory Dwelling Unit (ADU) 1 parking space
Farm Labor Camps 0.25 minimum to 0.33 maximum spaces per bed Group Care 0.25 minimum to 0.33 maximum spaces per bed
Emergency Shelter 0.25 minimum to 0.33 maximum spaces per bed Source: City of Mountain House Development Title, Title 9, 2026. 11 City of Tracy. n.d. Housing Element, p. III-17, https://www.cityoftracy.org/Departments/Community-and-EconomicDevelopment/Planning/General-Plan-Zoning-Ordinance.

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On- and Off-Site Improvements
The City of Mountain House requires new development to construct the on- and off-site improvements necessary to adequately serve the project, including roadway, drainage, water, and wastewater facilities, as well as any other facilities needed to serve the development. Roadway improvements include grading, pavement, curbs and gutters, sidewalks, driveways, bridges, traffic signals, roadway lighting, signs, and roadway landscaping. Drainage, water, and wastewater improvements include the associated pipelines, laterals, inlets, manholes, valves, meters, hydrants, and related appurtenances.

Streets
The alignment of all streets, both horizontal and vertical, should be based on each street's function within the City's road system. The City's road system is organized into the following classifications:
 Local Residential Type I: 45–50 feet of right-of-way, approximately 32–36 feet of pavement, 2 lanes, capacity of 300 vehicles per day; on-street parking on one or both sides.  Local Residential Type II: 49–54 feet of right-of-way, approximately 36–40 feet of pavement, 2 lanes, capacity of 600 vehicles per day; on-street parking on both sides.  Local Residential Type III: 53–58 feet of right-of-way, approximately 40–44 feet of pavement, 2 lanes, capacity of 1,500 vehicles per day; on-street parking on both sides.  Residential Collector: 62 feet of right-of-way, approximately 40–44 feet of pavement, 2 lanes, capacity of 7,000 vehicles per day; on-street parking on both sides.  Major Arterial: 98–152 feet of right-of-way, approximately 64–100 feet of pavement, 4 to 6 lanes, capacity of 35,000 to 45,000 vehicles per day; no on-street parking.  Minor Arterial: 104–134 feet of right-of-way, approximately 64–88 feet of pavement, 4 lanes, capacity of 25,000 vehicles per day; no on-street parking.

Provisions for a Variety of Housing Types
State housing element law (Government Code Sections 65583(c)(1) and 65583.2(c)) requires that local governments analyze the availability of sites that will “facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing.”
Table 7-6 summarizes the housing types permitted within the city’s zoning districts.

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Table 7-6 Housing Types Permitted in Mountain House
Housing Types Zoning Districts

AU R-VL R-L R-M R-MH R-H C-O C-G I-L M-X
Single Family Residential P P P P P - - - - PI5
Two Family Residential - - P¹ P P - - - - PI5
Small Multifamily, 3-9 units - - - P P P - - - PI5
Large Multifamily, 10 or more units - - - S¹ S S S - - S5 Accessory Dwelling Units³ P² P P P P - - - - P
Second Dwelling Units³4 P P P P - - - - - -
Farm Employee Housing—Small, 36 beds or 12 units³ P - - - - - - - - - Farm Employee Housing—Large, 37 beds or 13 units³ - - - - - - - - - - Group Care Facility—Small, 6 or fewer P P P P P P P P - P Group Care Facility—Large, 7 or more - U U U U U PI PI - - Mobile Home Park - - U¹ U¹ - - - - - -
Emergency Shelters—Small³ P - - - - - P P PI P
Emergency Shelters—Medium³ - - - - - - P P PI -
Emergency Shelters—Large³ - - - - - - PI PI - -
Single Room Occupancy
Source: City of Mountain House Development Title, Title 9, 2026.

P = Permitted Use | PI = Permitted Use with Improvement Plan | S = Use Permitted Subject to Site Approval | U= Use Permitted Subject to Use Permit | - = Use Not Permitted Notes:
¹ Applies within the Specific Plan III area of Mountain House. ² ADUs may be permitted in the AU-20 zone, provided the underlying Master Plan designation is R/VL, R/L, R/M, R-H, or R/MH. ³ Current standards for ADUs, farm employee housing, and emergency shelters do not fully conform to state law. The City has included Programs HE-2.3 and HE-3.4 to fully comply with state law.
4 At least 6.5% of the total detached single-family residential lots in Specific Plan I and Specific Plan II areas and 10% in Specific Plan III areas must be developed with second units in the R-VL, R-L, and R-M districts. 5 In the M-X zone, mixed-use development requires a special purpose plan. Once adopted, the special purpose plan replaces the specified permit type for uses consistent with the plan (see Special Purpose Plan under the Development Approval section)

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Accessory Dwelling Unit and Second Units
California Government Code Section 65583.1(a) states that a town, city, or county may identify sites for ADUs based on the number of ADUs developed in the prior housing element planning period, whether the units are permitted by right, the need for ADUs in the community, the resources or incentives available for their development, and any other relevant factors. Based on recent changes in state law reducing the time to review and approve ADU applications, requiring ADUs that meet requirements to be allowed by right, eliminating discretionary review for most ADUs, and removing other restrictions on ADUs, it is anticipated that the production of ADUs will increase in the 6th cycle housing element planning period.

The purpose of permitting additional living units is to allow more efficient use of existing housing and to facilitate the development of small housing units to meet the special housing needs of seniors and others while preserving the integrity of single-family neighborhoods.

In the City of Mountain House, ADUs are permitted in the R-VL, R-L, R-M, R-MH, and M-X zones. ADUs may be permitted in the AU-20 zone, provided the underlying Master Plan land use designation is R-VL, R-L, R-M, R-H, or R-MH. ADUs are not permitted on a lot that contains a second dwelling unit.

Second dwelling units are allowed in the R-VL, R-L, and R-M districts, where at least 6.5% of the total detached single-family residential lots in Specific Plan I and Specific Plan II areas, and 10% in Specific Plan III areas, must be developed with second units. The City has included Program HE-2.3 to review and amend the Development Title to allow ADUs consistent with state ADU law (Government Code Sections 66310 et seq) and to clarify that second dwelling units and ADUs are the same use.

Mobile Homes, Manufactured Housing, and Factory-Built Housing Mobile homes, manufactured housing, and factory-built housing (in this report, the terms are used interchangeably) can serve as alternative forms of affordable housing in low-density areas where the development of higher-density multifamily residential units is not allowed. Sections 65852.3 and 65852.4 of the California Government Code specify that a jurisdiction shall allow the installation of manufactured homes on a foundation on all “lots zoned for conventional single-family residential dwellings.” Except for architectural requirements, the jurisdiction is only allowed to “subject the manufactured home and the lot on which it is placed to the same development standards to which a conventional single-family residential dwelling on the same lot would be subject.” The architectural requirements are limited to a roof overhang, roofing material, and siding material.

Only two exceptions exist that local jurisdictions are allowed to make to the manufactured home siting provisions.
(1) There is more than 10 years’ difference between the date of manufacture of the home and the date of the application for the issuance of an installation permit.

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(2) The site is listed on the National Register of Historic Places and is regulated by a legislative body, pursuant to Government Code Section 37361.

The current single-family dwelling definition does not clarify whether manufactured homes, factory built homes, or mobile homes are treated the same way as single-family dwellings, and the definition only allows mobile home parks in the R-L and R-M zones. Additionally, the current code is not explicit on whether mobile home parks are allowed in all residential zoning districts. Therefore, the City has included Program HE-3.3 to amend the Development Title to ensure compliance with Government Code Section 65852.7, which requires cities and counties to allow mobile home parks in all residential zoning districts; it also clarifies that manufactured and mobile homes on a permanent foundation are treated no differently than a single-family unit and are allowed in all zones where single-family residential uses are permitted.

Residential Care Facilities
Facilities licensed by the State of California provide 24-hour primarily non-medical permanent living accommodations for persons in need of personal services, supervision, protection, or assistance to sustain the activities of daily living. Living accommodations are shared living quarters with or without separate kitchen or bathroom facilities for each room or unit. This classification includes facilities that are operated for profit as well as those operated by public or not-for-profit institutions, including convalescent facilities; group homes for minors, persons with disabilities, or those in recovery from alcohol or drug addiction and hospice facilities.

Health and Safety Code Sections 1267.8 and 1566.3 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other by-right single-family housing uses. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff.

Local agencies must allow these licensed residential care facilities in any area zoned for residential use and may not require licensed residential care facilities for six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings.

The City classifies residential care facilities as a group care facility, which is defined as “a facility authorized, certified, or licensed by the State of California to provide nonmedical residential care and supervision on a twenty-four (24) hour a day basis to either mentally disordered or otherwise handicapped persons, to dependent and neglected children, or to aged individuals.” The City permits small group care facilities for six or fewer persons in all residential zoning districts, as well as in the C-N, C-C, C-O, C-G, and C-FS zoning districts, consistent with state law. Large group care facilities for seven or more persons require a use permit in all residential zoning districts, as well as in the CN, CC, CO, CG, and C-FS zoning districts. There are no constraints to the development of residential care facilities.

Persons with Disabilities
As part of a governmental constraints analysis, housing element law requires each jurisdiction to analyze potential governmental constraints to the development, improvement, and maintenance of housing for persons

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with disabilities; demonstrate local efforts to remove any such constraints; and provide for reasonable accommodations for persons with disabilities through programs that remove constraints.

The City defines family as “one (1) or more individuals, living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit.” As shown, the definition of family is not specified as blood-related individuals and therefore is not considered a constraint to the development of housing for persons with disabilities.

The City’s Reasonable Accommodation Ordinance gives persons with disabilities a procedure to seek equal access to housing under the federal Fair Housing Act and the California Fair Employment and Housing Act.

Reasonable accommodation requests are reviewed by the Director of Community Development. A written determination is issued within forty-five (45) days of receipt of a complete application form and must be consistent with the fair housing acts to grant or deny a request for reasonable accommodation based on these factors.
(1) The housing in the request will be used by a person with a disability under the Acts. (2) The request for reasonable accommodation is necessary to make specific housing available to a person with a disability under the Acts.
(3) The requested reasonable accommodation would not impose an undue financial, administrative, enforcement, or health and safety burden on the city.
(4) The requested reasonable accommodation would not conflict with the nature of a City program or law, including, but not limited to, land use and zoning.
(5) The impact on surrounding uses.
(6) The physical attributes of the property and structures. (7) Any other reasonable accommodations that may provide an equivalent level of benefit.

A hearing is not required for the initial determination of reasonable accommodation. The written determination is final unless the requestor appeals the decision. The requestor may appeal an adverse decision in writing on a form provided by the Community Development Department within 30 days of the date of the reviewing authority’s written determination.

The City has included Program HE-3.1 to review the last current reasonable accommodation procedure and ensure the required findings, specifically the finding regarding potential impacts on surrounding uses, are not potential barriers to housing for persons with disabilities.

Farmworkers/Employee Housing
Employee housing, which includes farmworker housing and caretaker housing, is permanent or temporary housing that is secondary or accessory to the primary use of the property. Such dwellings are used for housing

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a caretaker employed on the site of a nonresidential use where one is needed for security purposes, to provide 24-hour care or monitoring, or where work is in remote locations.

The provisions of Section 17020 et seq. of the California Health and Safety Code relating to employee housing and labor camps supersede any ordinance or regulations enacted by local governments. Such housing is allowed in all jurisdictions in California pursuant to the regulations set forth in Health and Safety Code Section 17020.

Section 17021.5(b) states, for example,
“Any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation for the purposes of this section.

For the purpose of all local ordinances, employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term that implies that the employee housing is a business run for profit or differs in any other way from a family dwelling. No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone.”
Housing for migrant or short-term farmworkers, such as labor camps and specialized dormitory-style living facilities, are an urgent need in communities with large amounts of agricultural activity. Section 17021.6 of the Health and Safety Code requiring group housing for 36 or fewer farmworkers or 12 units to be a permitted use wherever agricultural uses are permitted.

The City’s Zoning Ordinance divides housing for farmworkers into three categories and permits these uses in a variety of locations. Small farm employee housing, consisting of no more than 36 beds or 12 units or spaces, is permitted by right in the AU zoning district. Large farm employee housing, consisting of 37 or more beds or 13 or more units or spaces, and temporary farm labor housing are subject to approval of a use permit by the City Council. While the City provides several opportunities for farmworker housing consistent with Health and Safety Code Section 17021.6, the Development Title does not currently comply with Health and Safety Code Section 17021.5 to allow employee housing for six or fewer persons to be treated as a single-family structure and residential use. The City has included Program HE-3.4 to allow farm employee housing facilities with six or fewer units to be treated as a single family structure and to be permitted like a family dwelling of the same type in the same zone.

Emergency Shelters
Government Code Section 65583(a)(4)(A) requires the City to allow emergency shelters without any discretionary action in at least one zone that is appropriate for permanent emergency shelters (i.e., commercial uses compatible with residential or light industrial zones in transition), regardless of its demonstrated need. The legislation also requires that the City demonstrate site capacity in the zone identified as appropriate for the development of emergency shelters. Within the identified zone, only objective development and management standards may be applied that are designed to encourage and facilitate the development of or conversion to an emergency shelter. Further, Government Code Section 65583(e) (Assembly Bill (AB) 2239) requires that any

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zoning designation identified to allow emergency shelters as a permitted use without a conditional use or other discretionary permit must also allow residential uses.

The City’s Development Title defines emergency shelters as housing with minimal supportive services for homeless persons that is limited to occupancy of six (6) months or less. The City divides the Emergency Shelters use type into two subtypes, Small and Large. Small shelters accommodate up to two families or no more than five adults, and Large shelters accommodate no more than 40 beds. The City permits Small Emergency Shelters by right without discretionary review in the C-O, C-G, AU, and M-X zones, with an improvement plan in the I-L zone. Medium Emergency Shelters are permitted by right without discretionary review in the C-O and C-G zones, with an improvement plan in the I-L zone. Large Emergency Shelters are permitted with an improvement plan in the C-O and C-G zones.

When the 2024 San Joaquin County Point-in-Time count was completed the City of Mountain House was included in the unincorporated area of the county and therefore does not provide an accurate picture for the city. However, Rank Security, which provides public safety support in the form of 24/7 mobile patrols and visibility at key locations throughout the city has identified one person that is unhoused.

A total of 23 vacant parcels are zoned C-O, C-G, M-X, and I-L near existing urban areas where current services are located or where future services can reasonably be expected to be extended. These include 11 parcels in the C-O zone ranging from 1.8 to 9.1 acres, 4 parcels in the C-G zone ranging from 1.9 to 2.0 acres, 7 parcels in the M-X zone ranging from 4.5 to 12.3 acres, and 1 parcel in the I-L zone measuring 46.4 acres. This is estimated to be sufficient capacity to accommodate enough emergency shelter space to serve the homeless population identified in the city.

The City has included Program HE-3.4 to adopt objective development and management standards for emergency shelters in compliance with Government Code Section 65583(a)(4)(A), including off-street parking, on-site waiting and intake areas, on-site management, proximity to other emergency shelters, length of stay, lighting, and security.

Transitional and Supportive Housing
Government Code Section 65583(a)(5) states that “transitional housing and supportive housing shall be considered a residential use of property and shall be subject only to those restrictions that apply to other residential dwellings of the same type in the same zone.” Transitional housing is designed to assist homeless individuals and families in moving beyond emergency shelter to permanent housing. California Health and Safety Code Section 50675.2(h) defines transitional housing and transitional housing development as “buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” California Health and Safety Code Section 53260(c) defines supportive housing as “housing with no limit on length of stay, that is occupied by the target population, and that is linked to on-site or off-site services that assist the tenant to retain the housing, improve his or her health status, maximize their ability to live and, when

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possible, to work in the community.” Section 53260(d) defines the target population for transitional housing as “adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people.” Additionally, Government Code Section 65650 requires jurisdictions to allow supportive housing by right in multifamily zones and in mixed-use and nonresidential zones that allow multifamily uses.

The City has included Program HE-3.3 to define transitional housing and supportive housing consistent with state law and allow both use types as permitted residential uses subject only to the same restrictions that apply to other residential dwellings of the same type in the same zone, in compliance with Government Code Section 65583(a)(5). Additionally, the program will allow supportive housing by right in multifamily zones and mixed-use and nonresidential zones that allow multifamily uses, consistent with state law.

Single-Room Occupancy
Single-room occupancy (SRO) hotels provide a form of affordable housing suited to single or married couples without children, typically for those individuals in transitional housing or temporarily homeless. The Zoning Ordinance defines SRO rooms as “any building containing five (5) or more guest rooms or units intended or designed to be used or occupied for sleeping purposes by residents, which is also the primary residence of those residents.”
The City has included Program HE-3.4 to identify zones where SRO units are permitted and to review and update development standards to remove constraints and encourage the construction and preservation of SRO facilities.

Low-Barrier Navigation Centers
Government Code Section 65662 requires the development of low-barrier navigation centers (defined as a temporary, service-enriched shelter that helps homeless individuals and families quickly obtain permanent housing) by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing. For a navigation center to be considered “low barrier,” its operation should incorporate best practices to reduce barriers to entry, which may include but are not limited to these needs.  Permitting the presence of partners if it is not a population-specific site, such as a facility for survivors of domestic violence or sexual assault, women, or youth.  Permitting pets.
 Providing the ability to store possessions.
 Providing privacy, such as private rooms or partitions around beds in a dormitory setting or in larger rooms with multiple beds.

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The City has included Program HE-3.4 to amend the Development Title to permit low-barrier navigation centers by right in multifamily zones and in mixed-use and nonresidential zones that allow multifamily uses, consistent with state law.

Development and Processing Fees
The City of Mountain House charges planning and building fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are necessary to meet City service and environmental standards, they can sometimes have an impact on the cost of housing, particularly affordable housing. However, the City continually evaluates its fees to ensure they do not unduly constrain the development of housing. Table 7-7 summarizes the fees included in the City’s Master Fee Schedule for Fiscal Year 2025–2026.

Table 7-7 Building and Planning Permit Fees
Fee Type Fee
Building Permit Fee
Project valuation $1 to $500 $150.00
Project valuation $501 to $2,000 $150.00 + $1.67 per $100 above $500 Project valuation $2,001 to $25,000 $175.00 + $12.66 per $1,000 above $2,000 Project valuation $25,001 to $50,000 $466.00 + $10.10 per $1,000 above $25,000 Project valuation $50,001 to $100,000 $718.50 + $7.00 per $1,000 above $50,000 Project valuation $100,001 to $500,000 $1,068.50 + $5.60 per $1,000 above $100,000 Project valuation $500,001 to $1,000,000 $3,308.50 + $4.75 per $1,000 above $500,000 Project valuation $1,000,000 and above $5,683.50 + $3.65 per $1,000 above $1,000,000 Plan Review
Standard plan review 65% of the building permit fee
Master Plans (repetitive submittals) 65% + 10% of plan review fee; subsequent plans $150 each Revisions to approved plans (hourly) $150
Reviews exceeding three (hourly) $150
General Plan
General Plan Map Amendment $11,061.92
General Plan Text Amendment $8,905.38
Development Title Amendment $24,877.19
Environmental Impact Report (EIR)
External Consultant EIR Review $5,177.2
Administration and Processing Review Fee for
External Consultant EIR $11,942.87
Development Agreement

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Fee Type Fee
General Development Agreement $8,020.98
General Pre-application $2,346.20
Subdivisions
Subdivisions Major, Non-vested (first 5) $17,727.15
Subdivisions Major, Vested (first 5) $20,017.97
Subdivisions Minor, Non-vested (first 2 lots) $9,916.49 Subdivisions Minor, Vested (first 2 lots) $11,155.08
Sources: City of Mountain House Building Permit Fee Schedule, FY 2025–2026; Mountain House Planning Application Permit Fee Schedule adopted by the County of San Joaquin, effective August 31, 2023.

The City of Mountain House assesses fees on new residential development through two mechanisms.

The first is the building permit fee, which is based on the construction valuation of the structure rather than its market value. Valuation is calculated by multiplying the building's floor area by a standardized per-square-foot construction cost from the City's Building Valuation Data table, derived from International Code Council data and applied according to occupancy classification and construction type. This valuation is then applied to a tiered fee schedule, with plan review fees set at 65 percent of the permit fee and additional surcharges calculated as a percentage of it. Because the fee is valuation based, the same methodology applies to both single-family and multifamily construction, varying only with building size and construction type rather than housing type.

The second mechanism consists of impact and connection fees, which are assessed by dwelling unit and vary by residential density category, including transportation impact, community facilities, water connection, and county facilities fees. On a per-unit basis, these fees are generally lower for multifamily housing than for singlefamily housing.

Lammersville School District, as of May 18, 2026, imposes a high school mitigation fee of $9,042.35 per singlefamily detached unit and $2,181.74 per multifamily unit. The fee offsets the impact of new residential development on school capacity by funding the construction, reconstruction, and modernization of school facilities needed to serve students generated by new housing.

Table 7-8 shows the development fees by housing type for a typical single-family and multifamily unit in Mountain House for Fiscal Year 2025–2026.

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Table 7-8 Development Fees by Housing Type, Fiscal Year 2025–2026 Fee Category Single Family Multifamily
(per Unit)
Building Permit $1,943 $1,770
Plan Review (65% of Building Permit) $1,263 $1,150
Water Connection Fee (Flat Rate) $1,408 $1,176
Sewer Connection Fee (Flat Rate) $150 $150
Transportation Impact Fee (TIF) (Flat Rate) $20,856 $11,690 Community Facilities Fee (CFF) (Flat Rate) $24,990 $21,341 Facilities Fee (Flat Rate) $3,774 $2,797
National Pollutant Discharge Elimination System Point Source Fee (Flat Rate) $726 $726
Solar Fee (Flat Rate) $50 $50
Encroachment Permit Fee (Flat Rate) $129 $129
Affordable Housing Fee, Applied to Living Area ($0.67 per sq. ft.) $1,005 $972 Affordable Housing Fee, Applied to Lot Area ($0.09 per sq. ft.)² $450 $280 Regional Transportation Impact Fee, Applied to Living Area (per sq. ft) $3,195 $4,858 High School Mitigation Fee $9,042 $2,182
Total $68,989 $49,268
Sources: City of Mountain House Building Permit Fee Schedule, FY 2025–2026; Mountain House Community High School Mitigation Fee, effective 5/18/2026.

Notes:
¹For single-family homes, the estimate uses a typical home size of 1,500 square feet at $170.80 per square foot, for a construction value of about $256,200. The fee is then set using the City's fee schedule: for any building valued between $100,001 and $500,000, the fee is $1,068.50 plus $5.60 for every $1,000 above $100,000. For multifamily homes, this estimate uses a typical unit size of 1,450 square feet at $155.12 per square foot, the average of the four floor plans at the Vida townhome development, for a construction value of about $224,900. ²For single-family homes, the lot area reflects the R-L (Low Density) minimum lot size of 5,000 square feet (5,000 sq. ft × $0.09 = $450). For multifamily homes, the lot area per unit is estimated from the allowable density of the Medium-High Density (R-MH) zone, calculated as 43,560 square feet per acre divided by 14 dwelling units per acre, or approximately 3,111 square feet per unit (3,111 sq. ft × $0.09 = $280).

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Development Approval
Note: At the time the Housing Element was written, the City did not have a Planning Commission. The City Council performs all the duties that would normally be carried out by a Planning Commission under the California Planning and Zoning Law.

Ministerial Permits and Reviews
Ministerial permits are those decisions made at the staff level by the Community Development Director or other staff, as authorized under the Staff Review Procedure. Ministerial permits issued by the City include building permits, improvement plan approvals, home occupation permits, parcel map waivers, and lot line adjustments.

Improvement Plan Review
Certain developments, such as special event uses, communication services, and other temporary uses, in Mountain House are permitted with an improvement plan, depending on the zone or type of development. An improvement plan is a ministerial review that requires that the plans be prepared by a registered civil engineer, unless waived by the Director, and incorporate all off-site and on-site improvements required by the City's Improvement Standards. Improvement plans are reviewed and approved by the Community Development Director and must be approved prior to the issuance of a building permit. Given that improvement plans are engineering documents used to demonstrate compliance with applicable infrastructure standards and are subject to ministerial approval, they are a necessary component of the development process and do not constitute a constraint on residential development.

Discretionary Permits and Reviews
Discretionary permits and reviews involve the use of discretion by the City Council, and approval of a proposal or project is dependent upon findings, described in further detail in the subsections, or other subjective determinations made by the City Council. As a newly incorporated city, Mountain House does not have a Planning Commission; therefore, the City Council serves as the review authority for these discretionary actions.

Discretionary reviews in Mountain House are required forsite approval, tentative subdivision maps, use permits, variances, general plans, master plans, public financing plans, specific plans, special purpose plans, regulations, ordinances, and environmental guidelines.

Site Approvals
A site approval is a review process used to evaluate proposed uses that, because of their characteristics, require special appraisal to determine whether they have the potential to adversely affect other land uses, transportation, or facilities in the vicinity. Examples are large multifamily residential uses and group residential uses.

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Site approvals are reviewed and acted upon by the Community Development Director through the Staff Review with Notice Procedure, which provides for notification to the property owner, neighboring property owners, and affected local agencies prior to action. The Director may refer an application to the City Council for a hearing based on the response to notification, the importance of the issue, the cumulative effect of similar applications, or the potential to set a precedent; absent such referral, the Director approves, conditionally approves, or denies the application.

The Community Development Director reviews the application to determine the following:
 Consistency. The proposed use is consistent with the goals, policies, standards, and maps of 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.  Improvements. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways.
 Site Suitability. The site is physically suitable for the type and intensity of development.  Issuance Not Detrimental. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties.  Compatibility. The use is compatible with adjoining land uses.  Development Agreement. All applicable provisions of the Mountain House Development Agreement have been met.

While the City is not aware of the Site Approval process being a constraint to development, the City has added Program HE-4.5 to annually monitor Housing Element inventory sites subject to this requirement to determine whether the process is delaying or constraining residential development and will take appropriate action if a constraint is identified.

Design Review Committee and Design Consistency Review Committee Review Applications for residential development are subject to Design Review Committee (DRC) and Design Consistency Review Committee (DCRC) review coordinated through the master developer prior to building permit issuance.

The purpose of the DRC review is to ensure that residential development proposals conform to the applicable Mountain House Design Manuals, master plan programs, policies and standards, and Covenants, Conditions and Restrictions (CC&Rs). Multifamily residential development is reviewed for conformance with the Mountain House Multi-Family Development Design Manual, prepared by Trimark Communities in 2004, and single-family residential development is reviewed for conformance with the Mountain House Residential Design Manual, prepared by 2003. In both cases, the DRC reviews the following:
 Site plan concept, organization, and building placement  Architectural form, massing, roof forms, and style
 Color and material selections

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 Landscape design, including street trees, parking lot landscaping, and common areas  Parking, access, and circulation
 Site lighting
 Signage and entry monumentation
 Compliance with Mountain House Design Manuals and master plan programs  Compliance with CC&Rs
 Final construction documents consistent with prior DRC approvals  Field changes during construction
Use Permits
Applications for use permits are reviewed by the City Council through the Public Hearing Review Procedure, which requires a public hearing and notification to the property owner, neighboring property owners, and local agencies. The purpose of the use permit is to allow special consideration of uses that may adversely affect other land uses, transportation, or facilities in the vicinity. For approval, the City Council must find that the proposed use is consistent with the general plan, master plan, and applicable specific plans; that adequate utilities and necessary facilities have been provided; that the site is physically suitable for the type and intensity of development; that issuance of the permit will not be significantly detrimental to public health, safety, or welfare or injurious to adjacent properties; and that the use is compatible with adjoining land uses. Conditions of approval may be imposed as necessary to eliminate or minimize any potentially adverse effects of the proposed use. For approval, the City Council must make the following findings.  Consistency: The proposed use is consistent with the goals, policies, standards, and maps of the general plan, master plan, applicable specific plans, special purpose plans, public financing plan, and any other applicable plan adopted by the City.
 Improvements: Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and proposed improvements are properly related to existing and proposed roadways.
 Site Suitability: The site is physically suitable for the type and intensity of development.  Issuance Not Detrimental: Issuance of the permit will not be significantly detrimental to public health, safety, or welfare or be injurious to the property or improvements of adjacent properties.  Compatibility: The use is compatible with adjoining land uses.  Development Agreement: All applicable provisions of the Mountain House Development Agreement have been met.

The City is not relying on any sites that require a conditional use permit to meet the RHNA.

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Special Purpose Plan
Special Purpose Plans
Title 9, Division 8, Chapter 8 of the City's Municipal Code establishes the Special Purpose Plan (SPP) process, which is intended to provide more detailed planning and development guidance for specific areas than is contained in the General Plan. A Special Purpose Plan is currently required for mixed-use development within the M-X zoning district.

Each Special Purpose Plan must include a map of the affected area and a narrative describing proposed development. Special Purpose Plans generally address land use patterns and development standards, transportation improvements, infrastructure and public services, natural resource management, and environmental impact mitigation measures.

Prior to approval of a Special Purpose Plan, the City evaluates the plan's consistency with the General Plan, the Public Financing Plan, and other applicable planning documents. The City must also evaluate the potential effects of the plan on the jobs/housing balance and housing affordability. Special Purpose Plans are reviewed through a public hearing process involving the City Council, as there is no Planning Commission at this time.

Approval findings require the City to determine that the Special Purpose Plan is consistent with the General Plan, Master Plan, any applicable Specific Plan, and the Public Financing Plan; will not adversely affect housing affordability or the jobs/housing balance; and complies with applicable provisions of the Mountain House Development Agreement. Typical processing times range from approximately 6 to 12 months from application submittal to final approval, because Special Purpose Plans are routinely associated with a larger entitlement effort.

Several Housing Element inventory sites are located within the M-X zoning district and therefore may be subject to the Special Purpose Plan requirement. While the City has successfully used the Special Purpose Plan process to guide mixed-use development, the additional discretionary review requirement could affect the timing or feasibility of residential development on Housing Element sites. Accordingly, Program HE-4.5 requires the City to annually monitor Special Purpose Plan applications involving Housing Element sites, including application processing times, approval outcomes, and any constraints identified by applicants. If monitoring indicates that the Special Purpose Plan requirement is constraining residential development or reducing the ability of M-X sites to accommodate Housing Element capacity, the City will amend the Municipal Code to remove, streamline, or modify the requirement for mixed-use projects that include residential uses.

Permit Processing Time
In Mountain House, most development applications for single-family and multifamily developments take a maximum of 30 days to process as long as no discretionary approvals are needed. If an applicant proposes a development that requires discretionary review, the processing time can extend to two to three months, regardless of whether it is for a single-family or multifamily project.

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Table 7-9 lists the typical review times for each type of permit or approval process in the city. The City encourages developers to submit applications concurrently whenever possible to minimize the total processing time and related project costs.

Table 7-9 Development Review and Permit Processing, City of Mountain House Type of Approval or Permit Typical Processing Time Approving Body Staff Review
(including Improvement Plan Approval) 30-60 calendar days Community Development Director Staff Review with Notice Procedure 60-90 calendar days Community Development Director/ Planning Commission¹
Use Permit/SPP 90-180 calendar days Planning Commission¹ Minor Subdivision 602-90 calendar days Community Development Director Major Subdivision 90-180 calendar days Planning Commission¹ DRC and DCRC Review 15 working days per
submittal step
Master Developer / Community
Development Department
Environmental Review Notice of
Exemption / Negative Declaration Per project screening Environmental Review Officer EIR 50 calendar days after EIR
certification
Planning Commission / City
Council¹
Source: City of Mountain House Development Title, Title 9, 2026; Mountain House Multi-Family Development Design Manual, March 2004.
¹ The City Council currently serves as both the City Council and the Planning Commission.

Table 7-10 shows the typical permit processing times for residential development in Mountain House, ranging from one to two months for single-family developments to two to three months for multifamily developments.

Subdivision applications may take three to six months depending on whether an environmental review is required. Unique to mixed-use development, a Special Purpose Plan is required and processed concurrently along with other planning entitlements that include tentative map, CEQA, and DRC review, with a review period ranging from 90 to 180 calendar days.

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Table 7-10 Permit Processing Time by Development Type, City of Mountain House Process Single-Family Subdivision Multifamily
Step 1: Site Approval
(Staff Review with Notice) — — 90-180 calendar days1
Step 2: DRC/DCRC Review 15 working days per
submittal step — 15 working days per submittal step
Step 3: Building Permit
(Ministerial) 30 calendar days — 30 calendar days
Step 4: Major/Minor Subdivision — 90-180 calendar days — Step 5: Environmental Review
(CEQA) – Residential development
is often exempt, although some
projects may require Initial Study
or Negative Declaration process.
— — —
Total Estimated Time 1 to 2 months 3 to 6 months 4 to 7 months Source: City of Mountain House Development Title, Title 9, 2026; Mountain House Multi-Family Development Design Manual, March 2004.
1 For projects in the M-X zone, a Special Purpose Plan is processed concurrently along with the other Planning entitlements that include tentative map, CEQA, and DRC review.

Notes: This estimate accounts for the time between approval and building permit issuance, assuming a complete and correct application at first submittal. The final length of time between a project’s approval and building permit issuance is determined by the applicant. If corrections are necessary after the City’s initial review, the applicant will need to complete the corrections, and the timing for addressing corrections varies.

Permit Streamlining Act Compliance and CEQA Review
In accordance with Government Code Section 65943, the City provides a determination in writing of application completeness within 30 days of submission. This may be extended once for up to 90 days with the mutual consent of the City and applicant.

In accordance with PRC 21080.1 & 21080.2, the City determines if a housing project is exempt from California Environmental Quality Act (CEQA) review within 30 days of receiving a complete application.

In compliance with Government Code Section 65950, the City approves or denies projects within the timelines specified by statute. Projects are approved or denied within whichever timeframe is applicable to the project.  Where an EIR is prepared, within 180 days from the date of the certification of the EIR by the lead agency or within 120 days for a “development project”. A “development project” refers to a project that is either entirely residential or is a mixed-use project where nonresidential uses are less than 50 percent of the total square footage of the development and nonresidential uses are limited to first-floor neighborhood commercial uses in a building of two or more stories.

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 Where an EIR is prepared for a “development project”, projects will either be approved or denied within 90 days from the date of certification by the lead agency where at least 49 percent of units are affordable to very low or low-income households and these units are deed-restricted affordable units for at least 30 years in the case of rental housing. The lead agency must also have received written notice from the project applicant that an application has been made or will be made for an allocation or commitment of financing, such as tax credits, bond authority, or other financial assistance from a public agency or federal agency. This notice is to specify that the financial assistance that has been applied for or will be applied for in addition to the deadline for application for that assistance; that a prerequisite for funding includes approval of the development by the lead agency; and that the financial assistance is necessary for the project to be affordable. Applicants must confirm that the application has been made to the public or federal agency prior to certification of the EIR.
 Where a negative declaration is completed and adopted for the development project, within 60 days from the date of adoption by the lead agency.
 Where a project is determined to be exempt from CEQA, within 60 days of determination of exemption by the lead agency.

Senate Bill 330 Procedure
Senate Bill (SB) 330, the Housing Crisis Act of 2019, established specific requirements and limitations on development application procedures. Housing developments for which a preliminary application is submitted that complies with applicable general plan and zoning standards are only subject to the development standards and fees that were applicable at the time of submittal. This applies to all projects unless the project square footage or unit count changes by more than 20 percent after the preliminary application is submitted. The developer must submit a full application for the development project within 180 days of submitting the preliminary application.

The City of Mountain House offers optional pre-application meetings for all development proposals to advise prospective applicants about current City standards and requirements and to identify issues in an effort to shorten the length of time required to process a development proposal once it has been accepted. Preapplication meetings have helped to shorten the review process and allow for better communication between applicants and City departments. Consistent with SB 330, housing developments for which a preliminary application is submitted that complies with applicable general plan and zoning standards are subject only to the development standards and fees that were applicable at the time of submittal.

The City currently defaults to state law requirements to ensure compliance with SB 330. The City has included Program HE-4.1 to establish a streamlined application process consistent with SB 330 and to post application requirements for housing development projects, such as the application checklist and preliminary application form, on the City's website, consistent with Government Code Section 65943(f).

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Senate Bill 35 Approvals
Senate Bill (SB) 35 requires jurisdictions that have failed to meet their RHNA to provide a streamlined ministerial entitlement process for housing developments that incorporate affordable housing. Currently, the City of Mountain House does not have a process for SB 35. The City has included Program HE-4.1 to establish an SB 35 streamlining approval process and standards for eligible projects. The established procedure will aid in minimizing the review time required for development processes and, in turn, reduce costs to developers, which may increase the housing production in the city.

Affordable Housing Fund
The County of San Joaquin originally established the Affordable Housing Fund and, following the City's incorporation, the City has continued to administer the fee to support the production of housing affordable to low- and moderate-income households in the city. The fee applies to all residential construction within the city and is calculated using two components: a fee of $0.67 per square foot of living area and a fee of $0.09 per square foot of lot area. The affordable housing fee discussed above is indexed each July based on the value of homes in the community. The fees quoted above are applied to building permits issued for the fiscal year 2026- 2027.

San Joaquin County transferred $9,387,590 in program balance to the City upon incorporation. According to the City’s Fiscal Year 2024–25 Comprehensive Financial Report, the Affordable Housing Fund generated $1,795,485 in Fiscal Year 2024–25 revenue, bringing the total Affordable Housing Fund balance to $11,183,075.

Several categories of residential development are exempt, including second dwelling units, density bonus units, additional Town Center units, remodeling projects, residential development in preexisting residential areas zoned AU-20, and the replacement of an existing residential structure up to the living area of the prior structure.

Information Availability
Consistent with transparency requirements pursuant to Government Code Section 65940.1, subsections (a)(1)(A) and (a)(1)(B), the City posts all zoning and development standards and fees on its website. The City also posts application materials online, including detailed lists of the components required for an application to be deemed complete. A current schedule of fees, exactions, and affordability requirements is available online, as are all zoning ordinances and development standards adopted by the City, including Specific Plans I, II, and III and the zoning map.

Building Codes and Enforcement
The City adopted the 2025 California Building Code (CBC) on January 28, 2026, and has not adopted additional standards beyond those in the CBC. Because the CBC protects public health and safety, it does not pose a significant constraint to the production or improvement of housing in Mountain House.

The City’s Code Compliance Division is responsible for ensuring that development and property maintenance comply with the City's ordinances and master restrictions. The City’s Code Enforcement Officer and Senior

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Inspector/Code Compliance Officer rely on the latest adopted editions of the CBC, the California Electrical Code, the California Plumbing Code, the California Mechanical Code, the Uniform Housing Code, and the Uniform Code for the Abatement of Dangerous Buildings. The City has included Program HE-6.1 to ensure that code enforcement remains a priority for the City and to expand from reactive, complaint-based enforcement to proactive enforcement as conditions warrant.

Nongovernmental Constraints
Government Code Section 65583(a)(6) requires “an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction.” Local housing conditions can be affected by market forces that influence land prices, construction costs, and access to financing. While these nongovernmental factors lie largely outside direct public control, local jurisdictions still play a role in reducing negative impacts.

Land Costs
Land costs are one of the major components of housing development costs. Land prices vary to such an extent that it is difficult to give average prices, even in small geographic regions. Factors affecting the costs of land include overall availability in a given subregion; environmental site conditions and constraints; public service and infrastructure availability; aesthetic considerations, such as views, terrain, and vegetation; proximity to urban areas; and parcel size. Generally, more remote areas have larger and less expensive parcels available, and smaller, more expensive parcels are closer to or in urbanized areas.

Table 7-11 shows that vacant land sales in Mountain House ranged from approximately $27,358 per acre for larger sites to $436,666 per acre for smaller sites (Zillow and Redfin sales data from 2021 to 2023), with an average of $57,627 per acre. Due to limited land sale history in Mountain House, the search was expanded to include the most recent three years of available data. The wide range in per-acre values reflects the variation in parcel size, location, and development potential.

Mountain House Developers, the master developer, provided three recent Mountain House land transactions:

Questa and Wicklund Villages sold for $122.3 million for 60.7 acres ($2.02 million per acre) in 2024; Crestview – Questa Neighborhood sold for $45.0 million for 16.56 acres ($2.72 million per acre) in 2025; and KB B11 3618 sold for $47.85 million for 16.0 acres ($2.99 million per acre) in 2025. These transactions indicate substantially higher per-acre land values than those reflected in the previously cited Zillow and Redfin data and may reflect the increased development potential and market demand associated with Mountain House's incorporation in 2024.

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Table 7-11 Vacant Land Sales, City of Mountain House, 2021–2023 Acres Price Price per Acre Year

3.0 $1,310,000 $436,666 2021

53.0 $1,450,000 $27,358 2022

21.1 $1,509,000 $71,584 2023
Average -- $57,627 --
Source: Zillow.com and redfin.com, accessed May 2026.

Construction and Labor Costs
Construction, materials, site conditions, finishing details, amenities, and structural configuration are all factors that affect the cost of residential development. According to Redfin, the median sale price of a single-family home in San Joaquin County was approximately $547,000 over the three months ending May 2026, or about $305 per square foot, down slightly from the prior year.12 For multifamily housing, Northmarq, a national commercial real estate firm that tracks apartment market conditions, reported in its Q4 2025 Central Valley market analysis that in 2025, multifamily properties in San Joaquin County sold at an average of approximately $225,500 per unit, or approximately $250 per square foot, the highest per-unit pricing in the Central Valley region. By comparison, the regional median across the Central Valley was about $134,900 per unit, roughly 40 percent below San Joaquin's, with Fresno seeing the most sales activity.13 Environmental Constraints
Environmental conditions affect the feasibility and cost of residential developments. Environmental factors, including potential for earthquakes, flooding, and wildland fire, limit the type and location of new development.

Based on the capacity for residential development in the city, it is assumed that the parcels included in the land inventory have enough capacity to overcome any environmental constraints (such as flooding, biological resources, soil conditions, seismic activity, or toxic contaminants) that would significantly affect the City’s ability to meet the RHNA.

Availability of Financing
The cost of borrowing money—whether to build a home or to buy one—directly shapes how much affordable housing can be produced or purchased in the city. Higher interest rates raise overall development and mortgage costs, reducing the number of homes that can be offered at affordable price levels. Fluctuating interest rates can eliminate many potential homebuyers from the housing market or render a housing project untenable.

When interest rates decline, sales increase. The reverse has been true when interest rates increase. As of June 12 Redfin, San Joaquin County, CA Housing Market, https://www.redfin.com/county/341/CA/San-Joaquin-County. 13 Northmarq, Central Valley Multifamily Market Report, Q4 2025, https://www.northmarq.com/insights/insights/fundamentals-setimprove-central-valley-future-supply-shrinks-multifamily-market.

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2026, the national average 30-year fixed mortgage rate stands at approximately 6.48 percent and the 15-year fixed rate at 5.79 percent, according to Federal Home Loan Mortgage Corporation. When interest rates rise, the market typically compensates by decreasing housing prices; however, there is often a lag, causing housing prices to remain elevated while the market adjusts. This situation can create additional difficulties for lower-income households to purchase homes.

Figure 7-1 shows 30-year fixed mortgage rate averages from 2016 to 2026. As shown, mortgage rates hit a historic low of 2.96 percent in 2021 during the COVID-19 pandemic before more than doubling to 6.81% by 2023, where they remained elevated through 2026.

Figure 7-1 30-Year Fixed Mortgage Average
Source: Federal Home Loan Mortgage Corporation, accessed May 2026.

Adequacy of Services and Infrastructure
This section addresses the adequacy of public facilities, services, and infrastructure to accommodate planned residential growth through the end of the housing element planning period (December 31, 2031). The City's services and infrastructure are adequate to accommodate development of vacant residential sites to meet the RHNA-identified housing need of 5,113 units.

Water/Wastewater
The City of Mountain House provides municipal drinking water service and operates the community's water treatment and distribution system. Raw water is supplied by the Byron-Bethany Irrigation District (BBID) from

3.65%

3.99%

4.54%

3.94%

3.10% 2.96%

5.34%

6.81% 6.72%

6.47% 6.48%

0.00%

1.00%

2.00%

3.00%

4.00%

5.00%

6.00%

7.00%

8.00%
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026

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the Sacramento-San Joaquin Delta and is treated at the city's water treatment facility, which has a treatment capacity of 12.5 million gallons per day. The City currently relies on BBID as its sole raw water supply source and is pursuing a secondary supply source to improve system reliability.

The City provides wastewater collection and treatment services through the Mountain House Wastewater Treatment Plant (WWTP). The facility utilizes advanced treatment processes, including filtration and ultraviolet disinfection, and currently treats approximately 4.0 million gallons per day on an average dry-weather basis, with an ultimate buildout capacity of 5.4 million gallons per day. Treated wastewater is recycled and used for landscape irrigation through the City's recycled water distribution system.

As part of Program HE-1.4, the City will prioritize water and wastewater services residential developments that include housing affordable to lower-income households, consistent with Government Code Section 65589.7.

Dry Utilities
Dry utilities, including electricity, telecommunications, broadband internet, cable, and wireless communications services, are available throughout Mountain House. Electrical service is provided by Modesto Irrigation District (MID). Telephone, internet, and cable services are provided by a variety of private telecommunications providers, including AT&T. Cellular service is available from major wireless carriers, including Verizon, T-Mobile, and AT&T. Service providers regularly expand and upgrade infrastructure to accommodate growth and evolving technology needs.

As of 2026, the city has sufficient water, wastewater, and dry utility capacity to accommodate the 6th cycle RHNA.

Energy Conservation
State housing element law requires an analysis of opportunities for energy conservation in residential development. Energy efficiency has direct application to affordable housing because the more money spent on energy, the less money is available for rent or mortgage payments. High energy costs have particularly detrimental effects on low-income households that must choose among basic needs such as shelter, food, and energy.

All new buildings in California must meet the standards listed in Title 24, Part 6, of the California Code of Regulations (Building Energy Efficiency Standards for Residential and Nonresidential Buildings). These regulations respond to California's need to reduce energy bills, increase energy delivery system reliability, and contribute to an improved economic condition for the state. Through the building permit process, local governments enforce energy efficiency requirements, and all new construction must comply with the standards in effect on the date a building permit application is made. Builders may achieve compliance either by calculating energy performance in a prescribed manner or by selecting from alternative component packages that prescribe a fixed method of compliance.

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New Residential Energy Standards
The City of Mountain House adopted the 2022 California Building Code, including Title 8 (Building Regulations) of the Municipal Code, through Ordinance 2024-26, which also incorporates the 2021 Edition of the International Building Code by adoption. All proposed residential units are reviewed by the Building Inspection Division to ensure that design and construction comply with the adopted building code, including Title 24 energy standards.

Additions and alterations to existing residential structures must also meet applicable code requirements, including provisions related to light, ventilation, space heating, and sanitation.

While the California Energy Commission estimates that the initial cost of compliance will be more than offset by long-term savings in energy costs, adherence to compliance requirements will initially increase the cost of housing. In a high interest rate environment, the increased initial cost of energy-efficient homes may exclude some residents from new homeownership. It is also not certain that renters will realize similar long-term savings if energy cost reductions are offset by higher rents. In this regard, Title 24 energy standards could represent a minor cost constraint to housing affordability.

Subdivision Design Relative to Providing Heating or Cooling Opportunities Section 66473.1 of the Subdivision Map Act requires that the design of a subdivision for which a tentative map is required provide, to the extent feasible, for future passive or natural heating and cooling opportunities. The Mountain House community was planned and developed by San Joaquin County, and the County encouraged lot patterns and street orientations that maximize natural heating and cooling. Most of the homes in the city have orientations, materials, landscaping, street patterns and widths, and building designs—including covered front porches and wrap-around verandas on many homes—to reduce residential energy consumption.

Weatherization Program
Mountain House residents have access to several weatherization programs administered by San Joaquin County and area utilities that help lower-income households, both owners and renters, make existing homes more energy efficient at little or no cost. Pacific Gas & Electric Company offers a direct weatherization program providing measures such as ceiling insulation, weather stripping, water heater blankets, low-flow showerheads, caulking, and duct wrapping to qualifying households. The federal Weatherization Assistance Program is administered in San Joaquin County through the County's Department of Aging and Community Services and provides improvements such as insulation, window and door repair or replacement, and efficient appliances to eligible owner-occupied and rental households.

As a newly incorporated city, Mountain House does not currently have standalone energy conservation programs in place; however, as a part of Program HE-6.2, the City will promote available energy conservation programs on the City’s website.

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8. GOALS, POLICIES, AND PROGRAMS
Under California law, the Housing Element must include the community’s goals, policies, programs, and quantified objectives, for the maintenance, improvement, and development of housing.

This Housing Element includes seven goal statements. Under each goal statement, the element sets out policies that amplify each goal statement. Programs are listed at the end of the corresponding group of policies and describe the proposed action, the City agencies or departments with primary responsibility for carrying out the program, the funding source, and the time frame for accomplishing the program. The programs also identify quantified objectives and a fair housing reference called the AFFH component that addresses Government Code § 65583(c)(10) requiring implementation programs or action items to affirmatively furthering fair housing.

The following definitions describe the nature of the statements of goals, policies, programs, quantified objectives, and AFFH component as they are used in the Housing Element policy document.

Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Policy: Specific statement guiding action and implying clear commitment.

Program: An action, procedure, program, or technique that carries out policy. Programs also specify the primary responsibility for carrying out the action and an estimated time frame for its accomplishment. The time frame indicates the fiscal year in which the activity is scheduled to be completed. In most cases, these time frames are general guidelines and may be adjusted based on City staffing and budgetary considerations.

Quantified Objective: The estimated number of housing units to be constructed, preserved, or rehabilitated, or households to be assisted through implementation of Housing Element programs during the planning period.

Quantified objectives are based on anticipated market conditions, available resources, and program implementation actions. Each objective identifies the applicable outcome category (e.g., units, households, persons, meetings, or other) and will be monitored and reported annually through the City’s Housing Element Annual Progress Report (APR).

AFFH Component: The AFFH Component describes how each Housing Element program supports the City's obligation to affirmatively further fair housing under AB 686 (2018) by addressing fair housing issues, expanding housing opportunities, improving access to opportunity, and promoting equitable housing outcomes for all residents.

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Goal HE-1 Adequate Housing Supply
Ensure Mountain House provides sufficient residential land capacity to meet the housing needs for all income levels.

Policies
Policy HE-1.1 Maintain Adequate Sites Inventory — Maintain adequate sites to meet the City’s fair share of the Regional Housing Needs Allocation (RHNA) requirements across all income categories.

Policy HE-1.2 Support Efficient Land Use — Encourage compact, well-planned residential development within designated village areas to maximize land efficiency and support long-term buildout.

Policy HE-1.3 Coordinate Housing and School Capacity — Work collaboratively with the Lammersville Unified School District to consider school enrollment trends, facility capacity, and future school site needs as part of the City’s ongoing planning efforts.

Implementation Programs
Program HE-1.1 Sites Inventory and Capacity Monitoring
The City shall maintain an adequate inventory of residential and mixed-use sites to accommodate the RHNA for all income categories. The City shall annually review building permits, approved projects, remaining site capacity, and development trends to ensure sufficient capacity remains available throughout the planning period.

In accordance with the No Net Loss law (Gov. Code § 65863), if project approval results in the remaining sites capacity becoming inadequate to accommodate RHNA by income category, the City will identify or rezone sufficient sites to accommodate the shortfall within 180 days of approval. The results of the tracking will be reported in the Housing Element Annual Progress Report reported annually to the City Council and posted online for public review.

Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Annual (2027–2031): Review and revise as projects are submitted and approved.

Quantified Objective (units): Annual review of the sites inventory demonstrating adequate capacity to accommodate the City’s RHNA of 5,113 units.

AFFH Component: This program affirmatively furthers fair housing by facilitating the development of housing for all income levels and ensuring lower-income housing opportunities are available throughout the community, including in areas with access to schools, parks, services, and employment.

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Program HE-1.2 Mixed-Use Residential Capacity Requirement To ensure mixed-use sites are developed with residential uses, the City will amend the Development Title to require a minimum residential development requirement of 75 percent of the land area designated for mixed-use opportunity sites identified in the Housing Element Sites Inventory (Table 5-6).

Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Amend the Development Title within six months of adoption of the Housing Element.

Quantified Objective (units): Maintain capacity on all designated mixed-use inventory sites sufficient to support RHNA accommodation.

AFFH Component: This program affirmatively furthers fair housing by encouraging residential opportunities in mixed-use, amenity-rich areas with access to services and employment.

Program HE-1.3 Large Site Development Facilitation
The Housing Element sites analysis includes four sites (Sites 4, 6, 8, and 13) listed in Table 5-6, that are larger than 10 acres and are expected to accommodate a portion of the City’s RHNA.

The City shall work with property owners and developers to monitor development activity on these sites and provide information regarding applicable development standards, planning requirements, and available housing programs. The City shall encourage site planning and subdivision patterns that support a variety of housing types, including housing affordable to lower-income households.

To support development of large opportunity sites, the City will:
 Provide pre-application consultation and technical assistance.  Prioritize review of subdivision and development applications that include affordable housing.
 Coordinate with infrastructure and service providers regarding development requirements.  Share information regarding available state, federal, and regional housing funding opportunities.

Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Annually monitor the status of these sites and continue outreach to the property owners throughout the planning period.

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Quantified Objective (units): Monitor development activity on sites larger than 10 acres identified in the Housing Element sites analysis (Table 5-6) and facilitate development of approximately 1,010 units during the planning period.

AFFH Component: This program affirmatively furthers fair housing by supporting the development of large sites in areas with access to community amenities, services, transportation, and employment opportunities, thereby promoting housing choice and access to opportunity.

Program HE-1.4 Infrastructure Capacity Coordination
The City of Mountain House operates and maintains municipal water and wastewater systems that serve residential development throughout the community. The City shall prioritize water and wastewater services to residential developments that include housing affordable to lowerincome households, consistent with Government Code Section 65589.7.

The City shall monitor infrastructure capacity and planned improvements and continue requiring new development to provide, fund, or contribute its fair share toward necessary infrastructure improvements consistent with applicable plans, standards, and development requirements.

Responsible Agency: Community Development Department; Public Works Department Funding Source: General fund; development impact fees; private development funding Timeframe: Develop written policies and procedures governing water and wastewater service provision consistent with Government Code Section 65589.7 by December 2028. Annually:
monitor infrastructure capacity for housing sites identified in the Housing Element (Table 5-6 and Appendix A), and review infrastructure needs as part of the development review process.

Quantified Objective (units): Assist with the development of 5,113 units, including 2,130 lowerincome units.

AFFH Component: This program affirmatively furthers fair housing by supporting the development of housing throughout the community by ensuring that infrastructure capacity does not become a barrier to housing production, including housing affordable to lower-income households, and promotes equitable access to housing opportunities and community resources.

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Goal HE-2 Housing Affordability
Promote and encourage the development and preservation of affordable housing for lower-income households.

Policies
Policy HE-2.1 Encourage Affordable Housing Development — Support affordable housing through incentives, partnerships, and streamlined approvals for qualifying projects.

Policy HE-2.2 Preserve Existing Affordable Units — Prioritize the preservation of naturally occurring and deedrestricted affordable housing to maintain long-term affordability.

Implementation Programs
Program HE-2.1 Affordable Housing Development and Partnerships The City shall support the development of housing affordable to lower-income households, including acutely low- and extremely low-income households and special-needs populations, through partnerships, funding opportunities, and implementation of available housing incentives. The City shall encourage affordable housing throughout the community, particularly in areas with access to schools, employment, transportation, parks, and services.

To support affordable housing development, the City shall:
 Promote the use of state density bonus provisions and other available incentives for affordable housing projects.
 Encourage residential projects to provide a range of housing unit sizes, including both smaller and larger units (including studio and one-bedroom units), to accommodate households with diverse needs.
 Provide information to developers regarding available federal, state, regional, and local affordable housing funding programs.
 Conduct periodic outreach to affordable housing developers, nonprofit housing organizations, and service providers regarding development opportunities within Mountain House.
 Support and, where appropriate, partner in applications for available affordable housing funding programs.
 Facilitate review of development applications that include affordable housing units.  Coordinate with organizations serving special-needs populations, including persons with disabilities and individuals experiencing homelessness, to identify housing opportunities.  Partner with the Lammersville Unified School District and other local institutions to identify and implement opportunities to develop housing to serve their workforce.

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 Pursue federal, state, and private funding for low- and moderate-income housing by applying for state and federal monies for direct support of lower-income housing construction, specifically for development of housing affordable to extremely low-income households.  Proactively notify nonprofit housing developers and service providers of the opportunity when funding opportunities become available.

Responsible Agency: Community Development Department
Funding Source: General fund; state and federal housing programs; other available public and private funding sources
Timeframe: Ongoing throughout the 2027–2031 planning period: Conduct annual outreach and monitoring activities, support affordable housing funding opportunities as available, facilitate affordable housing projects as applications are received, and review and revise development standards, if needed, for potential barriers by December 2028.

Quantified Objective (units): Facilitate development of approximately 150 lower-income housing units during the planning period and conduct outreach to affordable housing developers and housing organizations at least annually.

AFFH Component: This program affirmatively furthers fair housing by promoting housing choice and access to opportunity by supporting affordable housing throughout the community, including for extremely low-income households, persons with disabilities, seniors, families, and other special-needs populations. The program supports housing mobility, provides future residents with access to housing in areas with positive environmental conditions, expands access to high-resource areas, and helps reduce housing cost burdens and displacement risk.

Program HE-2.2 Affordable Housing Fee Program
The City shall continue to implement and periodically evaluate its Affordable Housing Fee Program to support the development, preservation, and availability of affordable housing for lower- and moderate-income households. Affordable housing fees collected from new development shall be used in accordance with applicable laws and City policies to support affordable housing activities, which may include land acquisition, predevelopment expenses, construction financing, infrastructure improvements supporting affordable housing, affordability preservation, partnerships with affordable housing developers, and other eligible housing activities.

To maximize the effectiveness of available resources, the City shall evaluate the funding currently held from the Affordable Housing Fee Program deposited into the Affordable Housing Trust Fund and prepare a strategy for the expenditure and leveraging of these funds. The strategy shall identify opportunities to facilitate affordable housing development, including potential partnerships with affordable housing developers, affordable housing sites, gap financing opportunities, land acquisition, and leveraging of state, federal, regional, and private funding

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sources. Based on the strategy, the City shall establish funding priorities and consider allocating available funds to projects and programs that increase the supply of affordable housing and address identified housing needs.

The City shall prioritize investments that expand housing opportunities for lower-income households, increase access to high-opportunity areas, and promote housing choice for members of protected classes.

Responsible Agency: Community Development Department
Funding: Affordable Housing Fee revenues and other available federal, state, local, regional, and private funding sources
Timeframe: By December 2028: Prepare a strategy for the expenditure and leveraging of these funds and identify eligible funding priorities and implementation strategies for the current fund balance. On an ongoing basis: Implement the Affordable Housing Fee Program.

Quantified Objective (other): Complete an Affordable Housing Fund expenditure strategy by 2028 and commit or allocate available Affordable Housing Fund revenues toward affordable housing projects, programs, or activities during the planning period.

AFFH Component: This program affirmatively furthers fair housing by directing affordable housing resources toward the creation and preservation of housing opportunities for lowerincome households, expanding access to opportunity-rich areas, reducing barriers to housing choice, and supporting a more inclusive housing inventory throughout the city.

Program HE-2.3 Accessory Dwelling Unit Development and Monitoring The City shall support Accessory Dwelling Unit (ADU) development to be consistent with state law and the City's adopted Specific Plans, which incorporate ADUs as part of the community's long-term housing strategy.

To encourage ADU development, the City shall:
 Continue to implement and periodically update ADU regulations to be consistent with state law, including requirements related to parking.
 Support implementation of ADU provisions contained in the City's adopted Specific Plans and consider opportunities to support ADU development when preparing or updating specific plans.
 Provide information regarding ADU development standards, permitting requirements, and available funding opportunities through the City’s website and other outreach efforts.  Pursue available grant funding and other resources that may assist with ADU development and affordability.

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 Promote ADUs as a housing option for lower-income households, seniors, caregivers, young adults, and multigenerational families.
 Continue to offer preapproved ADU plans available on the City’s website and create a process for accepting preapproved ADU plans, consistent with state law, to streamline permitting and reduce development costs.
 Monitor ADU production annually and compare actual ADU permits and completions to Housing Element projections and RHNA assumptions. If annual monitoring indicates ADU production is below projected levels, evaluate potential barriers and consider additional outreach, incentives, procedural improvements, or code amendments to support ADU development.

Responsible Agency: Community Development Department
Funding Source: State ADU grants; general fund; other available state and federal housing assistance programs
Timeframe:
▪ Review and revise ADU regulations by December 2027.
▪ Pursue at least one ADU-related funding opportunity during the planning period. ▪ Provide outreach on the City’s website and the public counter to inform property owners of the ADU development standards, available preapproved ADU plans, permitting procedures, and construction resources by December 2027 and annual outreach. ▪ Create a process for accepting preapproved plans by December 2027. ▪ Monitor ADU production annually, April 1 of each year, and maintain ADU production, consistent with the assumptions used in the Housing Element Sites Inventory. Identify additional incentives within 8 months of shortage, if needed.

Quantified Objective (units): Help to facilitate the development of 308 ADUs: 185 lower-income accessory dwelling units, 92 moderate-income ADUs, and 31 above moderate-income ADUs; promote construction of lower-income units throughout the city.

AFFH Component: This program affirmatively furthers fair housing by creating opportunities for housing mobility citywide. ADUs provide dispersed housing opportunities throughout residential neighborhoods and can expand access to housing in areas with proximity to schools, parks, employment centers, transportation, and community services. The program supports housing choice, housing mobility, and access to opportunity for lower-income households and other protected classes while furthering fair housing objectives.

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Program HE-2.4 First-Time Homebuyer Assistance Referral Program The City shall provide information and referrals to available first-time homebuyer assistance programs offered by San Joaquin County, California Housing Finance Agency, and other public and nonprofit housing agencies. Programs may include down payment assistance, closing cost assistance, mortgage credit certificates, homebuyer education, and housing counseling programs. The City shall maintain information on its website, distribute program materials through public facilities and community events, and coordinate with housing service providers to maximize awareness of available resources among lower-income households and members of protected classes.

Responsible Agency: Community Development Department
Funding: County, state, and federal funds
Timeframe: Ongoing throughout the planning period: Post information on the City’s website by December 2027.

Quantified Objective (households): Provide annual information and referrals regarding available first-time homebuyer assistance, homebuyer education, and housing counseling programs to 40 eligible households throughout the planning period.

AFFH Component: This program affirmatively furthers fair housing by expanding awareness of homeownership assistance opportunities for lower-income households and members of protected classes, helping to reduce barriers to homeownership, increase housing choice, and provide equitable access to the economic, educational, and community amenities available throughout Mountain House, thereby promoting housing mobility.

Program HE-2.5 Affordable Housing Funding
The City shall pursue available state, federal, regional, and county funding opportunities that support the development, preservation, and rehabilitation of affordable housing, with a particular emphasis on housing affordable to extremely low-, very low-, and low-income households. Because the City is not a direct recipient of many housing funding programs, the City shall work with San Joaquin County and other eligible agencies to secure and administer pass-through funding on behalf of affordable housing developments and programs within Mountain House. The City will seek grant and financing resources directly when eligible and partner with the County, affordable housing developers, and other agencies on funding programs that require local participation or sponsorship, including the Local Housing Trust Fund Program, Community Development Block Grant (CDBG), HOME Investment Partnerships Program (HOME), and other available funding sources. The City will provide information regarding affordable housing funding opportunities and incentives on its website and through development application materials to encourage affordable housing development. Additionally, the City shall collaborate with affordable housing developers, nonprofit organizations, and public

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agencies to identify funding opportunities, establish partnerships, and facilitate the development of affordable and workforce housing.

Responsible Agency: Community Development Department; San Joaquin County; affordable housing developers
Funding Source: State, federal, regional, county, and private funding sources, including passthrough funding administered by eligible agencies Timeframe: Ongoing, pursue various funding opportunities as they arise, including but not limited to Local Housing Trust Fund, Proposition 1-C, CDBG, and HOME funds.

Quantified Objective (units): Facilitate the development, preservation, or rehabilitation of at least 100 affordable housing units, including 50 low-income units, 25 very low-income units, and 25 extremely low-income units.

AFFH Component: This program affirmatively furthers fair housing by expanding access to funding and financing resources that support affordable housing development for lower-income households citywide. By leveraging direct and pass-through funding sources, the City can increase housing opportunities in areas with access to employment, schools, transportation, services, and other community amenities, helping to reduce disparities in housing choice and access to opportunity.

Program HE-2.6 Housing Opportunities for Extremely Low-Income Households The City shall facilitate the development, preservation, and occupancy of housing affordable to extremely low-income households (0–30 percent of Area Median Income), including individuals and families experiencing homelessness, persons with disabilities (including developmental disabilities), farmworkers, seniors, and other households with special housing needs.

Recognizing the quantified need for extremely low-income housing pursuant to housing element law, the City shall implement the following actions:
 Prioritize and provide regulatory incentives, as permitted by state law, for projects containing units affordable to extremely low-income households, including supportive housing, permanent supportive housing, transitional housing, Single Room Occupancy (SRO) units, multifamily rental housing, and other housing types serving special-needs populations.  Pursue state, federal, regional, county, and other funding sources that support the creation, preservation, rehabilitation, and operation of housing affordable to extremely low-income households.
 Coordinate with affordable housing developers, service providers, and public agencies to identify funding opportunities, available sites, and development partnerships that can facilitate the production of housing affordable to extremely low-income households.

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 Support organizations that provide housing navigation, counseling, legal assistance, homelessness prevention, fair housing services, and related housing stability programs for extremely low-income households, as funding is available.  Monitor the City's progress toward meeting the identified housing needs of extremely lowincome households and, if production falls short of projected needs, evaluate additional actions and funding opportunities to facilitate development.

Responsible Agency: Community Development Department; Neighborhood Preservation Funding: Affordable Housing Fund, county, regional, state, federal, and other available public and private funding sources
Timeframe: Ongoing: Pursue funding opportunities and provide regulatory incentives for qualifying projects. Annually: Review development activity, funding opportunities, and progress toward meeting extremely low-income housing needs. As opportunities arise: Coordinate with affordable housing developers and housing service providers to facilitate projects and programs serving extremely low-income households.

Quantified Objective (units): Facilitate the development, preservation, or rehabilitation of housing opportunities sufficient to address the City’s identified need for 654 extremely lowincome units during the planning period.

AFFH Component: This program affirmatively furthers fair housing by increasing access to affordable housing opportunities for extremely low-income households citywide, reducing housing cost burdens and displacement risk, promoting housing choice for members of protected classes, supporting housing stability, and expanding access to housing in areas with community amenities, services, employment opportunities, and transportation resources.

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Goal HE-3 Special-Needs Housing
Support a range of housing opportunities to provide adequate, affordable, accessible, and supportive housing opportunities for residents with special housing needs.

Policies
Policy HE-3.1 Expand Housing Options for Special-Needs Groups — Encourage development of accessible units, large-family units, and supportive or service-enriched housing within village neighborhoods.

Policy HE-3.2 Coordinate with Regional Service Providers — Coordinate with San Joaquin County agencies and nonprofit partners to identify and address the housing needs of seniors, persons with disabilities, farmworkers, and individuals requiring transitional or supportive housing.

Programs
Program HE-3.1 Reasonable Accommodation and Accessible Housing The City shall continue to implement and publicize its reasonable accommodation procedure to ensure individuals with disabilities have equal access to housing through modifications or exceptions to land use, zoning, and development regulations when necessary. The City shall comply with applicable state and federal accessibility requirements and encourage the incorporation of accessibility and universal design features in new residential development. The City shall provide information regarding reasonable accommodation procedures and accessible housing resources through the City website, informational materials, and public outreach efforts.

The City shall also engage with housing developers to identify opportunities and incentives to increase the availability of accessible and adaptable housing for seniors and persons with disabilities. The City will make informational materials on universal design and accessibility considerations available with building permit applications.

Responsible Agency: Community Development Department
Funding: Permit fees and local funds
Timeframe: By December 2027: Process reasonable accommodation requests and maintain information on the City's website. Engage housing developers and housing providers regarding opportunities to incorporate accessible and universal design features in residential developments. By June 2028: Prepare and distribute informational materials regarding reasonable accommodation procedures and accessible housing resources and update periodically as needed.

Quantified Objective (units): Facilitate the development of at least 10 accessible or adaptable low-income housing units during the planning period as market conditions and development opportunities allow.

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AFFH Component: This program affirmatively furthers fair housing by reducing barriers to housing choice for persons with disabilities, increasing awareness of reasonable accommodation rights and opportunities to incorporate universal design, encouraging the development of accessible housing, and promoting independent living opportunities for persons with disabilities and seniors throughout Mountain House. The program will target the development of accessible or adaptable low-income housing units citywide.

Program HE-3.2 Homelessness Prevention and Resource Referrals The City shall continue to work with San Joaquin County, nonprofit organizations, and regional service providers to connect residents experiencing or at risk of homelessness with available housing, shelter, and supportive services. The City shall provide information and referrals to available resources and monitor local homelessness trends throughout the planning period. If a need for additional services or housing resources is identified, the City shall coordinate with regional partners to evaluate appropriate responses.

Responsible Agency: Community Development Department
Funding: Local, county, state, and federal funds, as available Timeframe: Ongoing throughout the planning period: Monitor needs annually.

Quantified Objective (households): Provide referrals and housing resource information to at least five residents experiencing or at risk of homelessness and conduct annual coordination with regional service providers.

AFFH Component: This program furthers fair housing by promoting housing stability, reducing barriers to housing and supportive services, and connecting vulnerable residents with available housing resources and assistance programs, with the target of reaching at least five residents experiencing or at risk of homelessness.

Program HE-3.3 Development Title Amendments for State Housing Law Compliance The City shall comprehensively review and amend the Development Title to ensure consistency with current state housing laws and remove regulatory constraints to housing development.

Amendments shall include but not be limited to the following:
 Amend regulations governing ADUs to ensure consistency with state ADU law, including Government Code Sections 66310–66342, as amended.
 Clarify that second dwelling units and accessory dwelling units constitute the same residential use and are regulated, consistent with state ADU law.
 Amend regulations to comply with Government Code Section 65852.7 by allowing mobile home parks in all residential zoning districts and clarifying that manufactured homes and

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mobile homes on permanent foundations shall be treated the same as conventional singlefamily dwellings and permitted in all zones where single-family residential uses are allowed.  Amend the Development Title to permit residential care facilities serving six or fewer persons in all residential zones as required by Health and Safety Code Sections 1566.3 and 1568.0831.

Licensed residential care facilities serving seven or more persons shall be permitted with a conditional use permit, consistent with Government Code Section 65008(d).  Review and amend the City's reasonable accommodation procedures to ensure consistency with the fair housing requirements of the Federal Fair Housing Act (42 USC Section 3601 et seq.), the California Fair Employment and Housing Act (Government Code Section 12955 et seq.), and Government Code Section 65008, and remove findings or requirements that may act as barriers to housing for persons with disabilities.  Amend definitions and development regulations for transitional housing and supportive housing to ensure consistency with Government Code Sections 65582(f) and 65582(j) and allow such uses subject only to the same restrictions that apply to other residential dwellings of the same type in the same zone, consistent with Government Code Section 65583(a)(5).  Amend zoning regulations to permit supportive housing by right in multifamily zones and mixed-use and nonresidential zones where multifamily housing is permitted, consistent with Government Code Section 65651.

Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2027: Complete Development Title amendments.

Quantified Objective (other): Adopt a comprehensive Development Title amendment package addressing state housing law compliance during the planning period.

AFFH Component: This program furthers fair housing by facilitating the development of transitional and supportive housing citywide, making reasonable accommodations easier to access for persons with disabilities, and facilitating the development of naturally affordable housing types such as ADUs and mobile home parks. This supports housing mobility for lowerincome households and ensures that persons with disabilities that need reasonable accommodations related to the development of housing do not experience barriers in this process.

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Program HE-3.4 Emergency Shelters, Farmworker Housing, and Special-Needs Housing Ordinance Update
The City shall amend the Development Title to facilitate housing opportunities for persons experiencing homelessness, farmworkers, and other special-needs populations and ensure compliance with state housing law. Amendments shall include but not be limited to the following:
 Amend the Development Title to ensure that farmworker employee housing consisting of six or fewer persons is treated as permitted residential use in the same manner as any other single-family residential use in the same zone, consistent with Health and Safety Code Section 17021.5 and Government Code Section 65852.3.
 Clarify the definition of an emergency shelter not limited by size and adopt objective development and management standards for emergency shelters, consistent with Government Code Section 65583(a)(4) and Government Code Section 65582(e), including standards related to off-street parking, on-site waiting and intake areas, security, lighting, onsite management, proximity to other shelters, and length of stay.  Amend the Development Title to permit Low-Barrier Navigation Centers by right in multifamily zones and mixed-use and nonresidential zones where multifamily housing is permitted, consistent with Government Code Sections 65660–65668.  Amend the Development Title to permit SRO units in the Commercial and Mixed Use zoning districts and amend development standards, as appropriate, to remove constraints and facilitate the development and preservation of SRO housing, consistent with Government Code Section 65583(a)(4).
 Review and update definitions and regulations for emergency shelters and other specialneeds housing types as necessary to maintain consistency with state housing law.

Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2028: Complete Development Title amendments.

Quantified Objective (other): Adopt one comprehensive ordinance update addressing emergency shelters, Low-Barrier Navigation Centers, farmworker employee housing, and SRO housing during the planning period.

AFFH Component: This program affirmatively furthers fair housing by removing regulatory barriers to housing opportunities citywide for lower-income households, persons with disabilities, farmworkers, persons experiencing homelessness, or members of other protected classes, with the goal of supporting housing mobility for at least 10 households from these groups; expanding housing choice; and ensuring local regulations remain consistent with state and federal fair housing requirements.

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Program HE-3.5 Housing Resources for Persons with Disabilities and Developmental Disabilities The City shall support housing opportunities for persons with disabilities, including developmental disabilities, by providing information regarding available housing resources, fair housing services, and supportive service programs through the City's website and other public information channels. The City shall coordinate with the Valley Mountain Regional Center and other service providers, as appropriate, to maintain awareness of available housing and supportive service resources.

The City shall continue to implement applicable state and federal accessibility requirements and encourage the incorporation of accessible and adaptable design features in residential development projects where feasible. The City shall also periodically engage with housing developers and service providers regarding opportunities to increase housing options for persons with disabilities and special-needs populations.

Responsible Agency: Community Development Department
Funding: General fund
Timeframe: Ongoing: Maintain information regarding housing and supportive service resources on the City’s website and through public information materials, as needed. Ongoing: Implement applicable accessibility requirements during project review. Periodically throughout the planning period: Coordinate with service providers and housing developers regarding housing opportunities for persons with disabilities.

Quantified Objective (persons): Provide information and referrals regarding housing and supportive services for persons with disabilities and developmental disabilities to 150 residents throughout the planning period and facilitate accessible housing opportunities through implementation of applicable accessibility requirements.

AFFH Component: This program furthers fair housing by promoting access to housing information, supportive services, and accessible housing opportunities for persons with disabilities and developmental disabilities, reducing barriers to housing choice and supporting independent living opportunities throughout Mountain House.

Program HE-3.6 Housing Choice Voucher Outreach and Coordination The City shall support the Housing Choice Voucher (Section 8) Program administered by the Housing Authority of the County of San Joaquin by providing information and referrals to residents, landlords, and property owners regarding available rental assistance programs. The City shall coordinate with the Housing Authority and other housing service providers, as appropriate, to increase awareness of voucher opportunities and promote access to housing throughout the community. Actions may include:
 Maintaining information and links to the Housing Choice Voucher Program and other rental assistance resources on the City’s website.

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 Providing referrals to residents seeking rental assistance and housing resources.  Making Housing Authority informational materials available at public counters and other City facilities as they become available.
 Coordinating periodically with the Housing Authority regarding available rental assistance programs, housing resources, and outreach opportunities.  Encouraging landlords and property owners to consider participation in the Housing Choice Voucher Program.
 Including Housing Authority programs and services in City housing resource materials and directories, as available.
 Providing information regarding fair housing protections, including California's prohibition on source-of-income discrimination.
 Directing residents to appropriate agencies for assistance with fair housing concerns.

Responsible Agency: Community Development Department; Housing Authority of the County of San Joaquin
Funding: US Department of Housing and Urban Development programs, and other available funding sources
Timeframe: Ongoing: Maintain Housing Choice Voucher information on the City’s website and provide referrals to interested residents and property owners. Ongoing: Coordinate with the Housing Authority and distribute available resource information as appropriate.

Quantified Objective (other): Maintain Housing Choice Voucher information and rental assistance resource referrals throughout the planning period and coordinate periodically with the Housing Authority regarding available programs and resources.

AFFH Component: This program affirmatively furthers fair housing by increasing awareness of rental assistance programs citywide, expanding access to housing opportunities for lowerincome households, supporting housing choice, and providing information regarding fair housing rights and protections to residents and housing providers.

Program HE-3.7 Housing Stabilization and Rental Assistance Referrals The City shall support housing stability for lower-income households by coordinating with San Joaquin County, San Joaquin County Housing Authority, nonprofit organizations, and other service providers to connect residents with available rental assistance, housing stabilization, homelessness prevention, utility assistance, and security deposit assistance programs. The City shall maintain and publicize information on available resources through its website and other outreach materials. In addition, the City may evaluate the feasibility of utilizing the City’s Affordable Housing Fee revenues, where legally permissible and available, to support housing

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stabilization activities, rental assistance programs, or affordable housing initiatives that serve lower-income households and help prevent displacement.

Responsible Agency: Community Development Department; San Joaquin County; housing and service providers
Funding: Affordable Housing Fee, where available and eligible; county, regional, state, federal, and nonprofit funding programs
Timeframe: Develop and maintain housing resource referral materials by July 2027 and coordinate with partner agencies on an ongoing basis throughout the planning period. Evaluate potential Affordable Housing Fee funding allocations at least once during the planning period.

Quantified Objective (households): Assist or refer at least 25 households annually to housing stabilization, rental assistance, or related housing support programs, subject to funding availability.

AFFH Component: This program affirmatively furthers fair housing by increasing awareness of and access to housing assistance resources for lower-income households, including populations that may be at greater risk of housing instability or displacement. By connecting residents to available assistance and evaluating the use of Affordable Housing Fee revenues for housing stabilization purposes, the City can help reduce housing cost burdens, promote housing choice, and support equitable access to housing opportunities.

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Goal HE-4 Remove Barriers to Housing Production
Reduce procedural constraints to facilitate timely housing development.

Policies
Policy HE-4.1 Streamline Development Review — Continue efforts to streamline and improve the development review process by eliminating any unnecessary delays in the processing of development applications and enhancing coordination between the City and Mountain House Community Services District.

Policy HE-4.2 Review and Update Development Standards — Maintain zoning and development standards to remove unnecessary constraints on the development of housing.

Programs
Program HE-4.1 Housing Development Streamlining Procedures The City shall develop and implement procedures consistent with applicable state housing development streamlining requirements, including Senate Bill (SB) 35 (Streamlined ministerial process), SB 330 (Housing Crisis Act), SB 423 (streamlined ministerial approval process), and other applicable state housing laws, as amended. The City will establish a streamlined ministerial approval process and development standards for projects eligible for SB 35 streamlining. This process will minimize development review time and costs for eligible projects and support increased housing production. The City shall also develop a preliminary application form and associated procedures, either using forms prepared by the California Department of Housing and Community Development (HCD) or City-developed forms that comply with state law. The City shall also establish written procedures for the processing of eligible streamlined housing development applications and make these procedures available on the City's website and at the public counter. The City shall periodically review and update its procedures to ensure ongoing compliance with state law.

Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2027: Establish SB 330 preliminary application procedures and forms and adopt procedures for processing eligible streamlined housing development applications pursuant to state law. Establish SB 35 streamlined ministerial process and standards for eligible projects. Ongoing thereafter: Maintain and update procedures as necessary to remain consistent with changes in state law.

Quantified Objective (other): Establish a citywide streamlining procedure and process all eligible preliminary applications and streamlined housing development applications in accordance with state law throughout the planning period.

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AFFH Component: This program furthers fair housing by reducing regulatory barriers to housing development; facilitating the timely production of housing citywide, including affordable housing; and improving access to housing opportunities for lower-income households and members of protected classes.

Program HE-4.2 Parking Standards Update
The City shall review and amend the Development Title to ensure parking requirements do not unnecessarily constrain the development of housing, particularly multifamily and affordable housing. The City shall evaluate minimum parking requirements for studio and one-bedroom units in multifamily developments and consider implementing a sliding-scale parking standard based on unit size, bedroom count, proximity to services, and other relevant factors. The City shall also review and amend parking requirements for emergency shelters to ensure compliance with Government Code Section 65583(a)(4) by requiring only sufficient parking to accommodate employees working at the shelter and ensuring that parking requirements are not more restrictive than those imposed on other residential or commercial uses within the same zone.

Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2028: Complete review and adopt Development Title amendments.

Quantified Objective (other): Amend the Development Title to update parking requirements for multifamily housing and emergency shelters during the planning period.

AFFH Component: This program affirmatively furthers fair housing by reducing regulatory constraints that can increase housing development costs, facilitating the production of multifamily and affordable housing citywide, and removing potential barriers to emergency shelter development. These actions support housing mobility and expand housing opportunities for lower-income households, persons experiencing homelessness, and members of protected classes throughout Mountain House.

Program HE-4.3 Density Bonus Ordinance Update
The City shall periodically review and amend the density bonus ordinance to ensure consistency with State Density Bonus Law (Government Code Section 65915), as amended. The review shall evaluate compliance with current state requirements related to density bonuses, incentives, concessions, waivers and reductions of development standards, parking ratios, affordable housing requirements, and eligibility criteria.

Responsible Agency: Community Development Department
Funding: General fund

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Mountain House Housing Element Page 21
Timeframe: By December 2028: Review the density bonus ordinance. Adopt amendments, as necessary, within one year of identifying inconsistencies with state law. Ongoing: Update application forms, informational materials, and administrative procedures as state law changes.

Quantified Objective (other): Review and, if necessary, adopt one ordinance update during the planning period to maintain consistency with the State Density Bonus Law.

AFFH Component: This program affirmatively furthers fair housing by ensuring that housing developments can utilize the benefits provided under the State Density Bonus Law, reducing barriers to affordable housing production citywide, increasing housing opportunities for lowerincome households, and supporting a more diverse and inclusive housing supply throughout Mountain House. This program also assumes the city will facilitate the development of at least one project that uses a density bonus.

Program HE-4.4 Development Standards and Fee Transparency The City shall improve public access to development information by ensuring applicable development fees are on the City's website consistent with Government Code Section 65940.1(a)(1). Zoning and development standards, as well as permit application requirements, are available on the City's website and will be updated as needed to reflect any future revisions.

The City shall make development standards and fee information available in a clear and userfriendly format and periodically update the information to reflect amendments to the Development Title, fee schedules, and application procedures. The City shall also provide links to relevant planning and development resources to assist residents, property owners, and developers in understanding local development requirements.

Responsible Agency: Community Development Department
Funding: General fund
Timeframe: By December 2027: Publish development fees on the City's website. Ongoing:

Update posted information as amendments to development regulations, application requirements, or fee schedules occur.

Quantified Objective (other): Publish one comprehensive online resource containing development standards, permit requirements, and applicable fees and maintain current information throughout the planning period.

AFFH Component: This program affirmatively furthers fair housing by increasing transparency in the development review process, reducing informational barriers to housing development and facilitation of housing affordability citywide, improving access to information regarding housing opportunities, and supporting the production of housing for all income levels, including affordable housing.

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Program HE-4.5 Residential Processing Monitoring Program The City will annually monitor the Special Purpose Plan process for Housing Element inventory sites located within the M-X zoning district. Monitoring will include the number of applications submitted, application processing times, approval outcomes, and any constraints or concerns identified by applicants regarding the Special Purpose Plan requirement and development of residential uses.

If monitoring indicates that the Special Purpose Plan requirement is delaying or constraining residential development, affecting project feasibility, or reducing the ability of M-X zoned Housing Element sites to accommodate the residential capacity identified in the Housing Element, the City will amend the Municipal Code to remove, streamline, or otherwise modify the Special Purpose Plan requirement for mixed-use projects that include residential uses.

In addition, the City will annually monitor the Site Approval process for Housing Element inventory sites subject to this discretionary review requirement, including the number of applications submitted, application processing times, approval outcomes, conditions of approval, and any constraints or concerns identified by applicants. The City will evaluate whether the Site Approval process, including the required findings related to General Plan consistency, site suitability, infrastructure, compatibility, and potential impacts on public health, safety, and welfare, is delaying or constraining residential development or affecting the feasibility of Housing Element sites.

If monitoring indicates that the Site Approval process is constraining residential development, creating significant delays, or reducing the ability of Housing Element sites to accommodate the residential capacity identified in the Housing Element, the City will amend the Municipal Code to remove, streamline, or otherwise modify the Site Approval requirement for residential projects, as appropriate.

Responsible Agency: Community Development Department
Funding Source: General fund
Timeframe: Annually monitor beginning one year from Housing Element adoption. If identified as a constraint, amend the Development Title within six months of the annual monitoring.

Quantified Objective (other): Monitor 100 percent of residential development applications on Housing Element inventory sites subject to the Special Purpose Plan and/or Site Approval process to evaluate whether these requirements constrain or delay housing development.

AFFH Component: This program affirmatively furthers fair housing by reducing regulatory barriers to housing development; facilitating the timely production of housing citywide, including affordable housing; and improving access to housing opportunities for lower-income households and members of protected classes.

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Mountain House Housing Element Page 23
Goal HE-5 Affirmatively further fair housing and expand access to opportunity.

Affirmatively further fair housing by promoting equitable access to housing opportunities, reducing barriers to housing choice, and fostering inclusive neighborhoods for all residents.

Policies
Policy HE-5.1 Fair Housing Choice — The City shall promote housing opportunities for all persons regardless of race, religion, color, ancestry, national origin, sex, marital status, disability, family status, income, sexual orientation, or other barriers that prevent choice in housing.

Policy HE-5.2 Distribute Housing Opportunities Equitably — Encourage a balanced distribution of affordable and special-needs housing across village areas to promote integration and access to services.

Implementation Programs
Program HE-5.1 – Fair Housing Education and Outreach
The City shall support fair housing efforts by providing information regarding fair housing rights, responsibilities, and resources through the City’s website, public facilities, and community outreach activities. In addition, the City will seek to partner with a qualified fair housing service provider to expand access to fair housing resources for Mountain House residents. The City shall maintain information regarding organizations that provide fair housing counseling, education, mediation, complaint investigation, and related services and shall provide this information in locations throughout the community in English and other languages spoken in the community.

The City shall refer residents to appropriate fair housing service providers as needed. The City shall periodically evaluate local fair housing issues and incorporate relevant findings into future updates of housing planning documents and fair housing analyses. The City shall also coordinate with housing providers, public agencies, and community organizations to promote equal housing opportunity and awareness of fair housing laws.

Responsible Agency: Community Development Department
Funding: General fund, CDBG funds, and other available funding sources Timeframe: Ongoing: Maintain fair housing information on the City’s website and at public facilities. Provide referrals to fair housing service providers as requested. Periodically: Evaluate fair housing issues as part of Housing Element updates and other required planning efforts. By July 2027: Contact one or more qualified fair housing service providers and determine the scope of services to be provided through a partnership or contract.

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Quantified Objective (people): Provide fair housing information and referrals to 150 residents throughout the planning period and maintain publicly accessible fair housing resources.

AFFH Component: This program affirmatively furthers fair housing by increasing awareness of fair housing rights and resources, supporting equal housing opportunity, reducing informational barriers, and connecting residents with organizations that address housing discrimination and housing-related disputes. Provide information about fair housing rights and accessing fair housing services in English and other languages spoken in the community in locations throughout the community to ensure residents of all income levels and language backgrounds have equitable access to fair housing information and services.

Program HE-5.2 – Inclusive Public Participation
The City shall promote equitable access to public decision-making processes by providing reasonable accommodations and language assistance services, upon request, for public meetings, hearings, and other City-sponsored activities. The City shall maintain information on its website regarding the availability of translation, interpretation, and accessibility accommodations and shall include instructions for requesting such services in public meeting notices and agendas. The City shall periodically review its public outreach practices to ensure residents have meaningful opportunities to participate in housing and community planning efforts.

Responsible Agency: Community Development Department; City Clerk Funding: General fund and other available funding sources Timeframe: Ongoing: Provide translation, interpretation, and accessibility accommodations upon request. Maintain information regarding available services on the City’s website and in public meeting notices. Periodically: Review public outreach practices and update materials as needed.

Quantified Objective (people): Maintain publicly available information regarding language assistance and accessibility accommodations and provide requested services throughout the planning period for at least 40 people.

AFFH Component: This program affirmatively furthers fair housing by reducing barriers to civic participation, increasing access to public decision-making processes, and ensuring that persons with disabilities, individuals with limited English proficiency, and members of protected classes have meaningful opportunities to participate in housing and community development discussions.

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Mountain House Housing Element Page 25
Program HE-5.3 – Improving Transportation Options
The City shall promote place-based revitalization by continuing to coordinate with regional transportation agencies, such as San Joaquin Regional Transit District (RTD), Valley Link and Altamont Corridor Express (ACE), to increase transit options in Mountain House. Additionally, the City will actively engage with the San Joaquin Council of Governments (SJCOG) during the development of the 2026 Regional Active Transportation Plan. The City will coordinate with SJCOG to seek funding to implement priority active transportation projects in the city, particularly in proximity to schools, community resources, and lower-income housing developments.

Responsible Agency: Community Development Department
Funding: General fund and other available funding sources Timeframe: Ongoing: Coordinate with regional transportation and public transit agencies.

Periodically: Apply to funding opportunities as available to implement active transportation projects.

Quantified Objective (other): Apply to funding opportunities as available to implement at least one active transportation project within the city during the planning period.

AFFH Component: This program affirmatively furthers fair housing by ensuring that safe and lower-cost transportation options are available to the community that can support lower-income community members in enjoying a lower overall cost of living.

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Goal HE-6 Preserve existing housing stock and maintain quality neighborhoods.

Ensure safety and livability of housing in the city is continually maintained or upgraded, including measures to improve energy conservation.

Policies
Policy HE-6.1 Support Housing Rehabilitation — Encourage rehabilitation of aging units to maintain safety, energy efficiency, and long-term livability.

Policy HE-6.2 Coordinate Infrastructure Planning with Schools — Ensure that roadway, sidewalk, and utility improvements associated with new housing development support school access, circulation, and long-term community livability.

Implementation Programs
Program HE-6.1 Housing Quality and Neighborhood Preservation The City shall respond to complaints regarding violations of applicable building, housing, health and safety, and property maintenance standards to help maintain the quality of the housing stock. The City shall periodically evaluate housing conditions, including factors affecting positive environmental conditions and, if warranted, consider additional tools or partnerships to address neighborhood maintenance concerns. The City shall also provide information and referrals regarding available housing rehabilitation, home repair, accessibility improvement, and housing assistance programs offered by San Joaquin County, utility providers, nonprofit organizations, and other agencies as available.

Responsible Agency: Community Development Department
Funding: General fund, permit fees, and other available funding sources Timeframe: Ongoing throughout the planning period.

Quantified Objective (other): Respond to code enforcement complaints as received and maintain information regarding available housing assistance resources throughout the planning period. Provide 30 referrals to housing rehabilitation programs throughout the planning period.

AFFH Component: This program furthers fair housing by helping preserve safe and habitable housing, supporting housing stability, reducing the risk of displacement resulting from deteriorating housing conditions, and connecting residents to available housing assistance resources for at least five lower-income households.

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Mountain House Housing Element Page 27
Program HE-6.2 Energy Efficiency, Sustainability, and Housing Resilience The City shall continue to implement applicable energy efficiency requirements contained in the California Building Standards Code and support energy-efficient and resilient housing through coordination, outreach, and information-sharing efforts. Actions include but are not limited to the following:
 Maintain information on the City’s website regarding available energy efficiency, weatherization, utility assistance, renewable energy, and housing resiliency programs offered by utility providers, San Joaquin County, state, regional agencies, and nonprofit organizations.
 Coordinate periodically with utility providers, San Joaquin County, affordable housing developers, and nonprofit organizations regarding available energy efficiency, electrification, weatherization, and resilience programs for residents.
 Provide information regarding available rebates, incentives, energy audits, utility bill assistance programs, and weatherization services through public information materials and community outreach efforts.
 Refer residents and property owners to available utility-sponsored, County-administered, state, regional and federal programs that assist with energy efficiency improvements and utility cost reductions.
 Encourage affordable housing developers and residential project applicants to incorporate energy-efficient building materials, water conservation measures, climate-responsive site design, solar-ready construction, and electric-vehicle-charging infrastructure, where feasible.
 Monitor available state, regional, and federal, utility, funding opportunities that support energy efficiency, climate resilience, weatherization, electrification, and affordable housing projects.

Responsible Agency: Community Development Department
Funding: General fund, permit fees, utility-sponsored programs, grants, and other available state, federal, and private funding sources
Timeframe: Ongoing: Implement state energy efficiency requirements through project review.

Maintain information regarding available programs on the City’s website and at public counters.

Distribute information regarding applicable programs and incentives as opportunities become available. Annually: Coordinate with utility providers, San Joaquin County, and other housing partners regarding available resources and funding opportunities.

Quantified Objective (people): Maintain information regarding available energy efficiency, weatherization, utility assistance, and housing resiliency programs and provide referrals and

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outreach throughout the planning period. Refer 30 residents to available programs throughout the planning period.

AFFH Component: This program furthers fair housing by reducing displacement risk and facilitating place-based revitalization, with a target of reducing displacement risk for at least five lower-income households. Ensure that information reaches lower-income households by providing information through public information materials and community outreach efforts.

Quantified Objectives
California Government Code Section 65583(b) requires that a Housing Element establish quantified objectives for the maintenance, preservation, improvement, and development of housing. State law recognizes that identified housing needs may exceed available resources, market conditions, and a jurisdiction’s ability to address all needs during the planning period. Quantified objectives are not required to be equivalent to the total housing need identified in the Housing Element.

Quantified objectives represent the number of housing units the City reasonably expects to construct, rehabilitate, conserve, or otherwise assist through implementation of Housing Element programs during the planning period. These objectives serve as measurable benchmarks for monitoring progress, evaluating program effectiveness, and assessing the City’s success in addressing its housing needs. Table 8-1 summarizes the City’s quantified objectives.

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Table 8-1 Summary of Quantified Objectives
Program Number/
Name
Extremely
Low
Very
Low Low Moderate Above Moderate Total
HE-1.1: Sites Inventory and Capacity
Monitoring 654 655 821 886 2,097 5,113
HE-1.3: Large Site Development
Facilitation 1,010 1,010
HE-1.4: Infrastructure Capacity
Coordination 654 655 821 886 2,097 5,113
HE-2.1: Affordable Housing
Development and Partnerships 150 150
HE-2.3: ADU Development and
Monitoring 185 92 31 308
HE-2.4: First-Time Homebuyer
Assistance Referral Program 15 25 40
HE-2.5: Affordable Housing Funding 25 25 50 100
HE-2.6: Housing Opportunities for
Extremely Low-Income Households 654 654
HE-3.1: Reasonable Accommodation
and Accessible Housing 10 10
HE-3.2: Homelessness Prevention and
Resource Referrals 5 5
HE-3.5: Housing Resources for Persons
with Disabilities and Developmental
Disabilities
30 30 30 30 30 150
HE-3.7: Housing Stabilization and
Rental Assistance Referrals 25 25
HE-5.1: Fair Housing Education and
Outreach 10 10 50 30 100
HE-5.2: Inclusive Public Participation 40 40
HE-6.1: Housing Quality and
Neighborhood Preservation 30 30
HE-6.2: Energy Efficiency,
Sustainability, and Housing Resilience 30 30
Total 2,032 1,375 3,152 1,939 4,390 12,878
Source: City of Mountain House Housing Element, 2026.

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APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Table A-1 Vacant Residential Sites Inventory
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25804033 31.26 R-MH R/MH 15 469 85% 399 399 None
25804022 4.43 R-MH R/MH 15 66 85% 56 56 None
20904024 2.44 R-MH R/MH 15 37 85% 31 31 None
25802031 1.75 R-MH R/MH 15 26 85% 22 22 None
25804023 0.71 R-MH R/MH 15 11 85% 9 9 None
25804009 0.19 R-MH R/MH 15 3 85% 2 2 None
25660023 0.09 R-MH R/MH 15 1 85% 1 1 None
25660028 0.09 R-MH R/MH 15 1 85% 1 1 None
25660001 0.09 R-MH R/MH 15 1 85% 1 1 None
25659055 0.09 R-MH R/MH 15 1 85% 1 1 None
25659048 0.09 R-MH R/MH 15 1 85% 1 1 None
25659054 0.09 R-MH R/MH 15 1 85% 1 1 None
25659011 0.08 R-MH R/MH 15 1 85% 1 1 None
25659042 0.08 R-MH R/MH 15 1 85% 1 1 None
25661004 0.08 R-MH R/MH 15 1 85% 1 1 None
25661002 0.08 R-MH R/MH 15 1 85% 1 1 None
25660022 0.08 R-MH R/MH 15 1 85% 1 1 None
25661001 0.08 R-MH R/MH 15 1 85% 1 1 None
25659007 0.08 R-MH R/MH 15 1 85% 1 1 None
25659018 0.08 R-MH R/MH 15 1 85% 1 1 None
25659037 0.08 R-MH R/MH 15 1 85% 1 1 None
25660012 0.08 R-MH R/MH 15 1 85% 1 1 None

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Page A-2 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25659019 0.07 R-MH R/MH 15 1 85% 1 1 None
25659038 0.07 R-MH R/MH 15 1 85% 1 1 None
25660024 0.07 R-MH R/MH 15 1 85% 1 1 None
25660070 0.07 R-MH R/MH 15 1 85% 1 1 None
25659049 0.07 R-MH R/MH 15 1 85% 1 1 None
25661014 0.07 R-MH R/MH 15 1 85% 1 1 None
25660019 0.07 R-MH R/MH 15 1 85% 1 1 None
25659040 0.07 R-MH R/MH 15 1 85% 1 1 None
25659032 0.07 R-MH R/MH 15 1 85% 1 1 None
25660029 0.07 R-MH R/MH 15 1 85% 1 1 None
25659017 0.07 R-MH R/MH 15 1 85% 1 1 None
25659052 0.07 R-MH R/MH 15 1 85% 1 1 None
25660027 0.07 R-MH R/MH 15 1 85% 1 1 None
25660055 0.07 R-MH R/MH 15 1 85% 1 1 None
25660032 0.07 R-MH R/MH 15 1 85% 1 1 None
25659022 0.07 R-MH R/MH 15 1 85% 1 1 None
25659026 0.07 R-MH R/MH 15 1 85% 1 1 None
25659025 0.07 R-MH R/MH 15 1 85% 1 1 None
25659031 0.07 R-MH R/MH 15 1 85% 1 1 None
25659043 0.07 R-MH R/MH 15 1 85% 1 1 None
25661003 0.07 R-MH R/MH 15 1 85% 1 1 None
25660031 0.07 R-MH R/MH 15 1 85% 1 1 None
25659021 0.07 R-MH R/MH 15 1 85% 1 1 None
25660002 0.07 R-MH R/MH 15 1 85% 1 1 None
25659046 0.07 R-MH R/MH 15 1 85% 1 1 None

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Mountain House Housing Element Page A-3
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25659020 0.06 R-MH R/MH 15 1 85% 1 1 None
25661011 0.06 R-MH R/MH 15 1 85% 1 1 None
25659003 0.06 R-MH R/MH 15 1 85% 1 1 None
25659039 0.06 R-MH R/MH 15 1 85% 1 1 None
25660014 0.06 R-MH R/MH 15 1 85% 1 1 None
25659062 0.06 R-MH R/MH 15 1 85% 1 1 None
25660011 0.06 R-MH R/MH 15 1 85% 1 1 None
25661010 0.06 R-MH R/MH 15 1 85% 1 1 None
25660069 0.06 R-MH R/MH 15 1 85% 1 1 None
25659034 0.06 R-MH R/MH 15 1 85% 1 1 None
25659045 0.06 R-MH R/MH 15 1 85% 1 1 None
25661017 0.06 R-MH R/MH 15 1 85% 1 1 None
25659041 0.06 R-MH R/MH 15 1 85% 1 1 None
25659051 0.06 R-MH R/MH 15 1 85% 1 1 None
25660018 0.06 R-MH R/MH 15 1 85% 1 1 None
25661016 0.06 R-MH R/MH 15 1 85% 1 1 None
25661013 0.06 R-MH R/MH 15 1 85% 1 1 None
25660015 0.06 R-MH R/MH 15 1 85% 1 1 None
25659028 0.06 R-MH R/MH 15 1 85% 1 1 None
25659004 0.06 R-MH R/MH 15 1 85% 1 1 None
25659035 0.06 R-MH R/MH 15 1 85% 1 1 None
25660009 0.06 R-MH R/MH 15 1 85% 1 1 None
25660021 0.06 R-MH R/MH 15 1 85% 1 1 None
25660013 0.06 R-MH R/MH 15 1 85% 1 1 None
25661007 0.06 R-MH R/MH 15 1 85% 1 1 None

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Page A-4 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25659006 0.06 R-MH R/MH 15 1 85% 1 1 None
25659012 0.06 R-MH R/MH 15 1 85% 1 1 None
25660006 0.06 R-MH R/MH 15 1 85% 1 1 None
25660025 0.06 R-MH R/MH 15 1 85% 1 1 None
25659014 0.06 R-MH R/MH 15 1 85% 1 1 None
25660020 0.06 R-MH R/MH 15 1 85% 1 1 None
25659047 0.06 R-MH R/MH 15 1 85% 1 1 None
25659023 0.06 R-MH R/MH 15 1 85% 1 1 None
25661008 0.06 R-MH R/MH 15 1 85% 1 1 None
25660030 0.06 R-MH R/MH 15 1 85% 1 1 None
25660067 0.06 R-MH R/MH 15 1 85% 1 1 None
25659029 0.06 R-MH R/MH 15 1 85% 1 1 None
25660068 0.06 R-MH R/MH 15 1 85% 1 1 None
25659036 0.06 R-MH R/MH 15 1 85% 1 1 None
25660056 0.06 R-MH R/MH 15 1 85% 1 1 None
25661028 0.06 R-MH R/MH 15 1 85% 1 1 None
25660017 0.06 R-MH R/MH 15 1 85% 1 1 None
25661005 0.06 R-MH R/MH 15 1 85% 1 1 None
25660008 0.06 R-MH R/MH 15 1 85% 1 1 None
25659053 0.06 R-MH R/MH 15 1 85% 1 1 None
25659001 0.05 R-MH R/MH 15 1 85% 1 1 None
25659033 0.05 R-MH R/MH 15 1 85% 1 1 None
25661068 0.05 R-MH R/MH 15 1 85% 1 1 None
25660003 0.05 R-MH R/MH 15 1 85% 1 1 None
25660026 0.05 R-MH R/MH 15 1 85% 1 1 None

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Mountain House Housing Element Page A-5
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25661015 0.05 R-MH R/MH 15 1 85% 1 1 None
25659010 0.05 R-MH R/MH 15 1 85% 1 1 None
25659008 0.05 R-MH R/MH 15 1 85% 1 1 None
25659027 0.05 R-MH R/MH 15 1 85% 1 1 None
25661036 0.05 R-MH R/MH 15 1 85% 1 1 None
25802008 0.05 R-MH R/MH 15 1 85% 1 1 None
25659002 0.05 R-MH R/MH 15 1 85% 1 1 None
25660039 0.05 R-MH R/MH 15 1 85% 1 1 None
25661060 0.05 R-MH R/MH 15 1 85% 1 1 None
25661044 0.05 R-MH R/MH 15 1 85% 1 1 None
25661021 0.05 R-MH R/MH 15 1 85% 1 1 None
25660034 0.05 R-MH R/MH 15 1 85% 1 1 None
25660038 0.05 R-MH R/MH 15 1 85% 1 1 None
25660059 0.05 R-MH R/MH 15 1 85% 1 1 None
25661052 0.05 R-MH R/MH 15 1 85% 1 1 None
25660047 0.05 R-MH R/MH 15 1 85% 1 1 None
25661018 0.05 R-MH R/MH 15 1 85% 1 1 None
25660062 0.05 R-MH R/MH 15 1 85% 1 1 None
25660054 0.05 R-MH R/MH 15 1 85% 1 1 None
25661059 0.05 R-MH R/MH 15 1 85% 1 1 None
25660016 0.05 R-MH R/MH 15 1 85% 1 1 None
25660058 0.05 R-MH R/MH 15 1 85% 1 1 None
25659024 0.05 R-MH R/MH 15 1 85% 1 1 None
25660063 0.05 R-MH R/MH 15 1 85% 1 1 None
25660082 0.05 R-MH R/MH 15 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 561 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-6 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25659015 0.05 R-MH R/MH 15 1 85% 1 1 None
25659013 0.05 R-MH R/MH 15 1 85% 1 1 None
25660065 0.05 R-MH R/MH 15 1 85% 1 1 None
25660066 0.05 R-MH R/MH 15 1 85% 1 1 None
25660057 0.05 R-MH R/MH 15 1 85% 1 1 None
25661043 0.05 R-MH R/MH 15 1 85% 1 1 None
25661075 0.05 R-MH R/MH 15 1 85% 1 1 None
25660010 0.05 R-MH R/MH 15 1 85% 1 1 None
25660046 0.05 R-MH R/MH 15 1 85% 1 1 None
25661067 0.05 R-MH R/MH 15 1 85% 1 1 None
25661051 0.05 R-MH R/MH 15 1 85% 1 1 None
25659050 0.05 R-MH R/MH 15 1 85% 1 1 None
25661025 0.05 R-MH R/MH 15 1 85% 1 1 None
25661026 0.05 R-MH R/MH 15 1 85% 1 1 None
25660035 0.05 R-MH R/MH 15 1 85% 1 1 None
25659044 0.05 R-MH R/MH 15 1 85% 1 1 None
25660005 0.05 R-MH R/MH 15 1 85% 1 1 None
25661035 0.05 R-MH R/MH 15 1 85% 1 1 None
25659016 0.05 R-MH R/MH 15 1 85% 1 1 None
25659030 0.05 R-MH R/MH 15 1 85% 1 1 None
25661024 0.05 R-MH R/MH 15 1 85% 1 1 None
25661027 0.05 R-MH R/MH 15 1 85% 1 1 None
25661019 0.05 R-MH R/MH 15 1 85% 1 1 None
25659005 0.05 R-MH R/MH 15 1 85% 1 1 None
25660061 0.05 R-MH R/MH 15 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 562 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-7
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25660060 0.05 R-MH R/MH 15 1 85% 1 1 None
25659009 0.05 R-MH R/MH 15 1 85% 1 1 None
25661009 0.05 R-MH R/MH 15 1 85% 1 1 None
25661006 0.05 R-MH R/MH 15 1 85% 1 1 None
25661012 0.05 R-MH R/MH 15 1 85% 1 1 None
25660007 0.05 R-MH R/MH 15 1 85% 1 1 None
25661022 0.05 R-MH R/MH 15 1 85% 1 1 None
25661023 0.05 R-MH R/MH 15 1 85% 1 1 None
25660037 0.05 R-MH R/MH 15 1 85% 1 1 None
25660033 0.05 R-MH R/MH 15 1 85% 1 1 None
25661020 0.05 R-MH R/MH 15 1 85% 1 1 None
25660064 0.05 R-MH R/MH 15 1 85% 1 1 None
25660045 0.05 R-MH R/MH 15 1 85% 1 1 None
25661074 0.05 R-MH R/MH 15 1 85% 1 1 None
25661064 0.05 R-MH R/MH 15 1 85% 1 1 None
25661072 0.05 R-MH R/MH 15 1 85% 1 1 None
25661058 0.05 R-MH R/MH 15 1 85% 1 1 None
25661066 0.05 R-MH R/MH 15 1 85% 1 1 None
25660043 0.05 R-MH R/MH 15 1 85% 1 1 None
25661056 0.05 R-MH R/MH 15 1 85% 1 1 None
25661048 0.05 R-MH R/MH 15 1 85% 1 1 None
25660051 0.05 R-MH R/MH 15 1 85% 1 1 None
25661040 0.05 R-MH R/MH 15 1 85% 1 1 None
25661032 0.05 R-MH R/MH 15 1 85% 1 1 None
25660053 0.05 R-MH R/MH 15 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 563 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-8 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25661050 0.05 R-MH R/MH 15 1 85% 1 1 None
25661042 0.05 R-MH R/MH 15 1 85% 1 1 None
25661034 0.05 R-MH R/MH 15 1 85% 1 1 None
25660004 0.05 R-MH R/MH 15 1 85% 1 1 None
25660036 0.04 R-MH R/MH 15 1 85% 1 1 None
25661039 0.04 R-MH R/MH 15 1 85% 1 1 None
25661049 0.04 R-MH R/MH 15 1 85% 1 1 None
25660052 0.04 R-MH R/MH 15 1 85% 1 1 None
25661031 0.04 R-MH R/MH 15 1 85% 1 1 None
25661065 0.04 R-MH R/MH 15 1 85% 1 1 None
25661069 0.04 R-MH R/MH 15 1 85% 1 1 None
25661061 0.04 R-MH R/MH 15 1 85% 1 1 None
25661041 0.04 R-MH R/MH 15 1 85% 1 1 None
25661033 0.04 R-MH R/MH 15 1 85% 1 1 None
25661055 0.04 R-MH R/MH 15 1 85% 1 1 None
25661037 0.04 R-MH R/MH 15 1 85% 1 1 None
25661047 0.04 R-MH R/MH 15 1 85% 1 1 None
25660050 0.04 R-MH R/MH 15 1 85% 1 1 None
25660044 0.04 R-MH R/MH 15 1 85% 1 1 None
25661057 0.04 R-MH R/MH 15 1 85% 1 1 None
25661073 0.04 R-MH R/MH 15 1 85% 1 1 None
25660048 0.04 R-MH R/MH 15 1 85% 1 1 None
25661045 0.04 R-MH R/MH 15 1 85% 1 1 None
25660040 0.04 R-MH R/MH 15 1 85% 1 1 None
25661053 0.04 R-MH R/MH 15 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 564 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-9
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25660042 0.04 R-MH R/MH 15 1 85% 1 1 None
25661071 0.04 R-MH R/MH 15 1 85% 1 1 None
25661029 0.04 R-MH R/MH 15 1 85% 1 1 None
25661063 0.04 R-MH R/MH 15 1 85% 1 1 None
25661062 0.04 R-MH R/MH 15 1 85% 1 1 None
25660041 0.04 R-MH R/MH 15 1 85% 1 1 None
25660049 0.04 R-MH R/MH 15 1 85% 1 1 None
25661030 0.04 R-MH R/MH 15 1 85% 1 1 None
25661046 0.04 R-MH R/MH 15 1 85% 1 1 None
25661070 0.04 R-MH R/MH 15 1 85% 1 1 None
25661054 0.04 R-MH R/MH 15 1 85% 1 1 None
25661038 0.04 R-MH R/MH 15 1 85% 1 1 None
20908046 19.46 R-M R/M 7.5 146 85% 124 124 None
25402001 17.75 C-C R/M 7.5 133 85% 113 113 None
25804005 17.17 R-M R/M 7.5 129 85% 109 109 None
20949004 16.00 R-M R/M 7.5 120 85% 102 102 None
25804003 14.33 R-M R/M 7.5 107 85% 91 91 None
20908047 10.04 R-M R/M 7.5 75 85% 64 64 None
20906075 7.77 R-M R/M 7.5 58 85% 50 50 None
20906068 7.30 R-M R/M 7.5 55 85% 47 47 None
20906072 5.23 R-M R/M 7.5 39 85% 33 33 None
25403012 3.77 C-O R/M 7.5 28 85% 24 24 None
25403013 3.73 C-O R/M 7.5 28 85% 24 24 None
25804033 2.90 R-M R/M 7.5 22 85% 19 19 None
20906071 2.81 R-M R/M 7.5 21 85% 18 18 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 565 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-10 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25403017 2.74 C-O R/M 7.5 21 85% 17 17 None
25403016 2.43 C-O R/M 7.5 18 85% 15 15 None
20949003 2.42 R-M R/M 7.5 18 85% 15 15 None
25403018 2.38 C-O R/M 7.5 18 85% 15 15 None
25802006 1.97 R-M R/M 7.5 15 85% 13 13 None
25403019 1.91 C-O R/M 7.5 14 85% 12 12 None
25403011 1.89 C-O R/M 7.5 14 85% 12 12 None
25403015 1.80 C-O R/M 7.5 14 85% 11 11 None
25802007 0.25 R-M R/M 7.5 2 85% 2 2 None
25809019 0.24 R-M R/M 7.5 2 85% 2 2 None
25812006 0.24 R-M R/M 7.5 2 85% 2 2 None
25816034 0.22 R-M R/M 7.5 2 85% 1 1 None
25812007 0.21 R-M R/M 7.5 2 85% 1 1 None
25809018 0.21 R-M R/M 7.5 2 85% 1 1 None
25809020 0.19 R-M R/M 7.5 1 85% 1 1 None
25816011 0.19 R-M R/M 7.5 1 85% 1 1 None
25816062 0.18 R-M R/M 7.5 1 85% 1 1 None
25816035 0.18 R-M R/M 7.5 1 85% 1 1 None
25809017 0.18 R-M R/M 7.5 1 85% 1 1 None
25809016 0.18 R-M R/M 7.5 1 85% 1 1 None
25812008 0.17 R-M R/M 7.5 1 85% 1 1 None
25813016 0.17 R-M R/M 7.5 1 85% 1 1 None
25821050 0.17 R-L R/M 7.5 1 85% 1 1 None
25816045 0.17 R-M R/M 7.5 1 85% 1 1 None
25818022 0.17 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 566 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-11
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25809015 0.17 R-M R/M 7.5 1 85% 1 1 None
25816039 0.16 R-M R/M 7.5 1 85% 1 1 None
25816031 0.16 R-M R/M 7.5 1 85% 1 1 None
25820064 0.15 R-M R/M 7.5 1 85% 1 1 None
25820030 0.15 R-L R/M 7.5 1 85% 1 1 None
25812034 0.15 R-M R/M 7.5 1 85% 1 1 None
25812035 0.15 R-M R/M 7.5 1 85% 1 1 None
25816046 0.15 R-M R/M 7.5 1 85% 1 1 None
25816001 0.15 R-M R/M 7.5 1 85% 1 1 None
25822043 0.15 R-M R/M 7.5 1 85% 1 1 None
25817022 0.15 R-M R/M 7.5 1 85% 1 1 None
25812033 0.15 R-M R/M 7.5 1 85% 1 1 None
25816010 0.15 R-M R/M 7.5 1 85% 1 1 None
25820065 0.15 R-M R/M 7.5 1 85% 1 1 None
25816030 0.15 R-M R/M 7.5 1 85% 1 1 None
25816009 0.15 R-M R/M 7.5 1 85% 1 1 None
25812037 0.15 R-M R/M 7.5 1 85% 1 1 None
25816002 0.15 R-M R/M 7.5 1 85% 1 1 None
25816003 0.15 R-M R/M 7.5 1 85% 1 1 None
25820050 0.14 R-M R/M 7.5 1 85% 1 1 None
25812032 0.14 R-M R/M 7.5 1 85% 1 1 None
25818024 0.14 R-M R/M 7.5 1 85% 1 1 None
25816051 0.14 R-M R/M 7.5 1 85% 1 1 None
25821025 0.14 R-L R/M 7.5 1 85% 1 1 None
25809014 0.14 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 567 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-12 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25822052 0.14 R-M R/M 7.5 1 85% 1 1 None
25821048 0.14 R-L R/M 7.5 1 85% 1 1 None
25820040 0.14 R-L R/M 7.5 1 85% 1 1 None
25820039 0.14 R-L R/M 7.5 1 85% 1 1 None
25821039 0.14 R-L R/M 7.5 1 85% 1 1 None
25812036 0.14 R-M R/M 7.5 1 85% 1 1 None
25821051 0.14 R-L R/M 7.5 1 85% 1 1 None
25816040 0.14 R-M R/M 7.5 1 85% 1 1 None
25821060 0.14 R-L R/M 7.5 1 85% 1 1 None
25821038 0.14 R-L R/M 7.5 1 85% 1 1 None
25816023 0.14 R-M R/M 7.5 1 85% 1 1 None
25822051 0.13 R-M R/M 7.5 1 85% 1 1 None
25818032 0.13 R-M R/M 7.5 1 85% 1 1 None
25821049 0.13 R-L R/M 7.5 1 85% 1 1 None
25821031 0.13 R-L R/M 7.5 1 85% 1 1 None
25820041 0.13 R-L R/M 7.5 1 85% 1 1 None
25818025 0.13 R-M R/M 7.5 1 85% 1 1 None
25816008 0.13 R-M R/M 7.5 1 85% 1 1 None
25820043 0.13 R-L R/M 7.5 1 85% 1 1 None
25820047 0.13 R-L R/M 7.5 1 85% 1 1 None
25820048 0.13 R-L R/M 7.5 1 85% 1 1 None
25820046 0.13 R-L R/M 7.5 1 85% 1 1 None
25820045 0.13 R-L R/M 7.5 1 85% 1 1 None
25820042 0.13 R-L R/M 7.5 1 85% 1 1 None
25820044 0.13 R-L R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 568 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-13
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20950010 0.13 R-M R/M 7.5 1 85% 1 1 None
25820049 0.13 R-L R/M 7.5 1 85% 1 1 None
25812005 0.13 R-M R/M 7.5 1 85% 1 1 None
25816018 0.13 R-M R/M 7.5 1 85% 1 1 None
25818026 0.13 R-M R/M 7.5 1 85% 1 1 None
25813003 0.13 R-M R/M 7.5 1 85% 1 1 None
25813004 0.13 R-M R/M 7.5 1 85% 1 1 None
25820026 0.13 R-L R/M 7.5 1 85% 1 1 None
25820029 0.13 R-L R/M 7.5 1 85% 1 1 None
25820028 0.13 R-L R/M 7.5 1 85% 1 1 None
25820027 0.13 R-L R/M 7.5 1 85% 1 1 None
25809023 0.13 R-M R/M 7.5 1 85% 1 1 None
25822012 0.13 R-M R/M 7.5 1 85% 1 1 None
25809013 0.13 R-M R/M 7.5 1 85% 1 1 None
25820033 0.13 R-L R/M 7.5 1 85% 1 1 None
25820032 0.13 R-L R/M 7.5 1 85% 1 1 None
25820034 0.13 R-L R/M 7.5 1 85% 1 1 None
25820031 0.13 R-L R/M 7.5 1 85% 1 1 None
25820035 0.13 R-L R/M 7.5 1 85% 1 1 None
25820036 0.13 R-L R/M 7.5 1 85% 1 1 None
25821032 0.13 R-L R/M 7.5 1 85% 1 1 None
25816004 0.13 R-M R/M 7.5 1 85% 1 1 None
25812031 0.13 R-M R/M 7.5 1 85% 1 1 None
25816033 0.13 R-M R/M 7.5 1 85% 1 1 None
25820037 0.13 R-L R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 569 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-14 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25809012 0.13 R-M R/M 7.5 1 85% 1 1 None
25809010 0.13 R-M R/M 7.5 1 85% 1 1 None
25818023 0.13 R-M R/M 7.5 1 85% 1 1 None
25809021 0.13 R-M R/M 7.5 1 85% 1 1 None
25820058 0.13 R-M R/M 7.5 1 85% 1 1 None
25816007 0.13 R-M R/M 7.5 1 85% 1 1 None
25820025 0.13 R-L R/M 7.5 1 85% 1 1 None
25820063 0.13 R-M R/M 7.5 1 85% 1 1 None
25816005 0.13 R-M R/M 7.5 1 85% 1 1 None
25816006 0.13 R-M R/M 7.5 1 85% 1 1 None
25820024 0.13 R-L R/M 7.5 1 85% 1 1 None
25813017 0.13 R-M R/M 7.5 1 85% 1 1 None
25809050 0.13 R-M R/M 7.5 1 85% 1 1 None
25813028 0.13 R-M R/M 7.5 1 85% 1 1 None
25809042 0.13 R-M R/M 7.5 1 85% 1 1 None
25816052 0.13 R-M R/M 7.5 1 85% 1 1 None
25809008 0.12 R-M R/M 7.5 1 85% 1 1 None
25809009 0.12 R-M R/M 7.5 1 85% 1 1 None
25820038 0.12 R-L R/M 7.5 1 85% 1 1 None
25818021 0.12 R-M R/M 7.5 1 85% 1 1 None
25816032 0.12 R-M R/M 7.5 1 85% 1 1 None
25818028 0.12 R-M R/M 7.5 1 85% 1 1 None
25818030 0.12 R-M R/M 7.5 1 85% 1 1 None
25818029 0.12 R-M R/M 7.5 1 85% 1 1 None
25818031 0.12 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 570 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-15
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25818027 0.12 R-M R/M 7.5 1 85% 1 1 None
25818011 0.12 R-M R/M 7.5 1 85% 1 1 None
25817021 0.12 R-M R/M 7.5 1 85% 1 1 None
25822011 0.12 R-M R/M 7.5 1 85% 1 1 None
25809022 0.12 R-M R/M 7.5 1 85% 1 1 None
25816038 0.12 R-M R/M 7.5 1 85% 1 1 None
25816037 0.12 R-M R/M 7.5 1 85% 1 1 None
25816036 0.12 R-M R/M 7.5 1 85% 1 1 None
25820053 0.12 R-M R/M 7.5 1 85% 1 1 None
25817020 0.12 R-M R/M 7.5 1 85% 1 1 None
25821046 0.12 R-L R/M 7.5 1 85% 1 1 None
25821041 0.12 R-L R/M 7.5 1 85% 1 1 None
25821047 0.12 R-L R/M 7.5 1 85% 1 1 None
25821042 0.12 R-L R/M 7.5 1 85% 1 1 None
25821044 0.12 R-L R/M 7.5 1 85% 1 1 None
25821043 0.12 R-L R/M 7.5 1 85% 1 1 None
25821040 0.12 R-L R/M 7.5 1 85% 1 1 None
25821045 0.12 R-L R/M 7.5 1 85% 1 1 None
25821028 0.12 R-L R/M 7.5 1 85% 1 1 None
25821026 0.12 R-L R/M 7.5 1 85% 1 1 None
25821027 0.12 R-L R/M 7.5 1 85% 1 1 None
25821030 0.12 R-L R/M 7.5 1 85% 1 1 None
25821029 0.12 R-L R/M 7.5 1 85% 1 1 None
25817018 0.12 R-M R/M 7.5 1 85% 1 1 None
25817019 0.12 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 571 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-16 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25822040 0.12 R-M R/M 7.5 1 85% 1 1 None
25812009 0.12 R-M R/M 7.5 1 85% 1 1 None
25821052 0.12 R-L R/M 7.5 1 85% 1 1 None
25821056 0.12 R-L R/M 7.5 1 85% 1 1 None
25821055 0.12 R-L R/M 7.5 1 85% 1 1 None
25821053 0.12 R-L R/M 7.5 1 85% 1 1 None
25821058 0.12 R-L R/M 7.5 1 85% 1 1 None
25821054 0.12 R-L R/M 7.5 1 85% 1 1 None
25821059 0.12 R-L R/M 7.5 1 85% 1 1 None
25821057 0.12 R-L R/M 7.5 1 85% 1 1 None
25818045 0.12 R-M R/M 7.5 1 85% 1 1 None
25818010 0.12 R-M R/M 7.5 1 85% 1 1 None
25818001 0.12 R-M R/M 7.5 1 85% 1 1 None
25820057 0.12 R-M R/M 7.5 1 85% 1 1 None
25816022 0.11 R-M R/M 7.5 1 85% 1 1 None
25821033 0.11 R-L R/M 7.5 1 85% 1 1 None
25821036 0.11 R-L R/M 7.5 1 85% 1 1 None
25821037 0.11 R-L R/M 7.5 1 85% 1 1 None
25821035 0.11 R-L R/M 7.5 1 85% 1 1 None
25821034 0.11 R-L R/M 7.5 1 85% 1 1 None
25822023 0.11 R-M R/M 7.5 1 85% 1 1 None
25820061 0.11 R-M R/M 7.5 1 85% 1 1 None
25822038 0.11 R-M R/M 7.5 1 85% 1 1 None
25820051 0.11 R-M R/M 7.5 1 85% 1 1 None
25818018 0.11 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 572 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-17
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25812010 0.11 R-M R/M 7.5 1 85% 1 1 None
25813029 0.11 R-M R/M 7.5 1 85% 1 1 None
25812015 0.11 R-M R/M 7.5 1 85% 1 1 None
25812017 0.11 R-M R/M 7.5 1 85% 1 1 None
25812013 0.11 R-M R/M 7.5 1 85% 1 1 None
25812011 0.11 R-M R/M 7.5 1 85% 1 1 None
25812019 0.11 R-M R/M 7.5 1 85% 1 1 None
25813001 0.11 R-M R/M 7.5 1 85% 1 1 None
25812001 0.11 R-M R/M 7.5 1 85% 1 1 None
25816061 0.11 R-M R/M 7.5 1 85% 1 1 None
25816044 0.11 R-M R/M 7.5 1 85% 1 1 None
25816042 0.11 R-M R/M 7.5 1 85% 1 1 None
25816041 0.11 R-M R/M 7.5 1 85% 1 1 None
25816043 0.11 R-M R/M 7.5 1 85% 1 1 None
25817023 0.11 R-M R/M 7.5 1 85% 1 1 None
25812003 0.11 R-M R/M 7.5 1 85% 1 1 None
25822020 0.11 R-M R/M 7.5 1 85% 1 1 None
25822041 0.11 R-M R/M 7.5 1 85% 1 1 None
25822013 0.11 R-M R/M 7.5 1 85% 1 1 None
25816050 0.11 R-M R/M 7.5 1 85% 1 1 None
25813011 0.11 R-M R/M 7.5 1 85% 1 1 None
25813007 0.11 R-M R/M 7.5 1 85% 1 1 None
25813005 0.11 R-M R/M 7.5 1 85% 1 1 None
25813012 0.11 R-M R/M 7.5 1 85% 1 1 None
25813006 0.11 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 573 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-18 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25813013 0.11 R-M R/M 7.5 1 85% 1 1 None
25813009 0.11 R-M R/M 7.5 1 85% 1 1 None
25813010 0.11 R-M R/M 7.5 1 85% 1 1 None
25813008 0.11 R-M R/M 7.5 1 85% 1 1 None
25813014 0.11 R-M R/M 7.5 1 85% 1 1 None
25818052 0.11 R-M R/M 7.5 1 85% 1 1 None
25817026 0.11 R-M R/M 7.5 1 85% 1 1 None
25816055 0.11 R-M R/M 7.5 1 85% 1 1 None
25816059 0.11 R-M R/M 7.5 1 85% 1 1 None
25816057 0.11 R-M R/M 7.5 1 85% 1 1 None
25816056 0.11 R-M R/M 7.5 1 85% 1 1 None
25816058 0.11 R-M R/M 7.5 1 85% 1 1 None
25816060 0.11 R-M R/M 7.5 1 85% 1 1 None
25822024 0.11 R-M R/M 7.5 1 85% 1 1 None
25812020 0.11 R-M R/M 7.5 1 85% 1 1 None
25812012 0.11 R-M R/M 7.5 1 85% 1 1 None
25812016 0.11 R-M R/M 7.5 1 85% 1 1 None
25813002 0.11 R-M R/M 7.5 1 85% 1 1 None
25812018 0.11 R-M R/M 7.5 1 85% 1 1 None
25812014 0.11 R-M R/M 7.5 1 85% 1 1 None
25812004 0.11 R-M R/M 7.5 1 85% 1 1 None
25820059 0.11 R-M R/M 7.5 1 85% 1 1 None
25820052 0.11 R-M R/M 7.5 1 85% 1 1 None
25813020 0.11 R-M R/M 7.5 1 85% 1 1 None
25813022 0.11 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 574 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-19
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25813026 0.11 R-M R/M 7.5 1 85% 1 1 None
25813018 0.11 R-M R/M 7.5 1 85% 1 1 None
25813024 0.11 R-M R/M 7.5 1 85% 1 1 None
26254060 0.11 R-M R/M 7.5 1 85% 1 1 None
25813015 0.11 R-M R/M 7.5 1 85% 1 1 None
25816049 0.11 R-M R/M 7.5 1 85% 1 1 None
25822048 0.11 R-M R/M 7.5 1 85% 1 1 None
25822047 0.11 R-M R/M 7.5 1 85% 1 1 None
25809043 0.11 R-M R/M 7.5 1 85% 1 1 None
25809049 0.11 R-M R/M 7.5 1 85% 1 1 None
25809011 0.11 R-M R/M 7.5 1 85% 1 1 None
25816016 0.10 R-M R/M 7.5 1 85% 1 1 None
25816014 0.10 R-M R/M 7.5 1 85% 1 1 None
25816015 0.10 R-M R/M 7.5 1 85% 1 1 None
25816017 0.10 R-M R/M 7.5 1 85% 1 1 None
25817027 0.10 R-M R/M 7.5 1 85% 1 1 None
25816013 0.10 R-M R/M 7.5 1 85% 1 1 None
25816048 0.10 R-M R/M 7.5 1 85% 1 1 None
25812023 0.10 R-M R/M 7.5 1 85% 1 1 None
25809046 0.10 R-M R/M 7.5 1 85% 1 1 None
25813023 0.10 R-M R/M 7.5 1 85% 1 1 None
25812030 0.10 R-M R/M 7.5 1 85% 1 1 None
25813031 0.10 R-M R/M 7.5 1 85% 1 1 None
25812027 0.10 R-M R/M 7.5 1 85% 1 1 None
25813030 0.10 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 575 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-20 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25813027 0.10 R-M R/M 7.5 1 85% 1 1 None
25812026 0.10 R-M R/M 7.5 1 85% 1 1 None
25813019 0.10 R-M R/M 7.5 1 85% 1 1 None
25812029 0.10 R-M R/M 7.5 1 85% 1 1 None
25812024 0.10 R-M R/M 7.5 1 85% 1 1 None
25812025 0.10 R-M R/M 7.5 1 85% 1 1 None
25812022 0.10 R-M R/M 7.5 1 85% 1 1 None
25813021 0.10 R-M R/M 7.5 1 85% 1 1 None
25812028 0.10 R-M R/M 7.5 1 85% 1 1 None
25812021 0.10 R-M R/M 7.5 1 85% 1 1 None
25813025 0.10 R-M R/M 7.5 1 85% 1 1 None
25809044 0.10 R-M R/M 7.5 1 85% 1 1 None
25809045 0.10 R-M R/M 7.5 1 85% 1 1 None
25809047 0.10 R-M R/M 7.5 1 85% 1 1 None
25809048 0.10 R-M R/M 7.5 1 85% 1 1 None
25812002 0.10 R-M R/M 7.5 1 85% 1 1 None
25818046 0.10 R-M R/M 7.5 1 85% 1 1 None
25818047 0.10 R-M R/M 7.5 1 85% 1 1 None
25816024 0.10 R-M R/M 7.5 1 85% 1 1 None
25816047 0.10 R-M R/M 7.5 1 85% 1 1 None
25818048 0.10 R-M R/M 7.5 1 85% 1 1 None
25820062 0.10 R-M R/M 7.5 1 85% 1 1 None
25818049 0.10 R-M R/M 7.5 1 85% 1 1 None
25822017 0.10 R-M R/M 7.5 1 85% 1 1 None
25822019 0.10 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 576 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-21
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25822018 0.10 R-M R/M 7.5 1 85% 1 1 None
25820060 0.10 R-M R/M 7.5 1 85% 1 1 None
25818050 0.10 R-M R/M 7.5 1 85% 1 1 None
25822064 0.10 R-M R/M 7.5 1 85% 1 1 None
25818051 0.10 R-M R/M 7.5 1 85% 1 1 None
25822050 0.10 R-M R/M 7.5 1 85% 1 1 None
25822016 0.10 R-M R/M 7.5 1 85% 1 1 None
25822065 0.10 R-M R/M 7.5 1 85% 1 1 None
25817025 0.10 R-M R/M 7.5 1 85% 1 1 None
25822066 0.10 R-M R/M 7.5 1 85% 1 1 None
25822037 0.10 R-M R/M 7.5 1 85% 1 1 None
25817024 0.10 R-M R/M 7.5 1 85% 1 1 None
20950011 0.10 R-M R/M 7.5 1 85% 1 1 None
25822053 0.10 R-M R/M 7.5 1 85% 1 1 None
25822039 0.10 R-M R/M 7.5 1 85% 1 1 None
25820070 0.10 R-M R/M 7.5 1 85% 1 1 None
25822061 0.10 R-M R/M 7.5 1 85% 1 1 None
25822014 0.10 R-M R/M 7.5 1 85% 1 1 None
25820068 0.10 R-M R/M 7.5 1 85% 1 1 None
25822026 0.10 R-M R/M 7.5 1 85% 1 1 None
25822025 0.10 R-M R/M 7.5 1 85% 1 1 None
25822031 0.10 R-M R/M 7.5 1 85% 1 1 None
25822032 0.10 R-M R/M 7.5 1 85% 1 1 None
25816012 0.10 R-M R/M 7.5 1 85% 1 1 None
25822036 0.10 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 577 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-22 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25822027 0.10 R-M R/M 7.5 1 85% 1 1 None
25822042 0.09 R-M R/M 7.5 1 85% 1 1 None
25822015 0.09 R-M R/M 7.5 1 85% 1 1 None
25816029 0.09 R-M R/M 7.5 1 85% 1 1 None
25816027 0.09 R-M R/M 7.5 1 85% 1 1 None
25816026 0.09 R-M R/M 7.5 1 85% 1 1 None
25816025 0.09 R-M R/M 7.5 1 85% 1 1 None
25816028 0.09 R-M R/M 7.5 1 85% 1 1 None
25822049 0.09 R-M R/M 7.5 1 85% 1 1 None
25822046 0.09 R-M R/M 7.5 1 85% 1 1 None
25822045 0.09 R-M R/M 7.5 1 85% 1 1 None
25822044 0.09 R-M R/M 7.5 1 85% 1 1 None
25820066 0.09 R-M R/M 7.5 1 85% 1 1 None
25820067 0.09 R-M R/M 7.5 1 85% 1 1 None
25822054 0.09 R-M R/M 7.5 1 85% 1 1 None
25822057 0.09 R-M R/M 7.5 1 85% 1 1 None
25822059 0.09 R-M R/M 7.5 1 85% 1 1 None
20950015 0.09 R-M R/M 7.5 1 85% 1 1 None
20945048 0.09 R-M R/M 7.5 1 85% 1 1 None
25822063 0.09 R-M R/M 7.5 1 85% 1 1 None
25822034 0.09 R-M R/M 7.5 1 85% 1 1 None
25820069 0.09 R-M R/M 7.5 1 85% 1 1 None
25822058 0.09 R-M R/M 7.5 1 85% 1 1 None
25822029 0.09 R-M R/M 7.5 1 85% 1 1 None
25822062 0.09 R-M R/M 7.5 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 578 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-23
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25822060 0.09 R-M R/M 7.5 1 85% 1 1 None
25822028 0.09 R-M R/M 7.5 1 85% 1 1 None
25822056 0.09 R-M R/M 7.5 1 85% 1 1 None
25822030 0.09 R-M R/M 7.5 1 85% 1 1 None
25822055 0.09 R-M R/M 7.5 1 85% 1 1 None
25822033 0.09 R-M R/M 7.5 1 85% 1 1 None
25822035 0.09 R-M R/M 7.5 1 85% 1 1 None
20950012 0.09 R-M R/M 7.5 1 85% 1 1 None
20950013 0.09 R-M R/M 7.5 1 85% 1 1 None
20950014 0.09 R-M R/M 7.5 1 85% 1 1 None
25804004 23.89 R-L R/L 6 143 85% 122 122 None
25804007 15.65 R-L R/L 6 94 85% 80 80 None
25804003 12.77 R-L R/L 6 77 85% 65 65 None
25804009 11.12 R-L R/L 6 67 85% 57 57 None
25804008 10.35 R-L R/L 6 62 85% 53 53 None
25804006 8.62 R-L R/L 6 52 85% 44 44 None
25804005 5.33 R-L R/L 6 32 85% 27 27 None
25804023 2.76 R-L R/L 6 17 85% 14 14 None
25825011 0.29 R-L R/L 6 2 85% 1 1 None
20953010 0.28 R-L R/L 6 2 85% 1 1 None
20953011 0.28 R-L R/L 6 2 85% 1 1 None
25814051 0.28 R-L R/L 6 2 85% 1 1 None
25814001 0.28 R-L R/L 6 2 85% 1 1 None
20953009 0.27 R-L R/L 6 2 85% 1 1 None
20952020 0.26 R-L R/L 6 2 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 579 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-24 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25814016 0.26 R-L R/L 6 2 85% 1 1 None
20954036 0.26 R-L R/L 6 2 85% 1 1 None
25814034 0.26 R-L R/L 6 2 85% 1 1 None
20951030 0.25 R-L R/L 6 2 85% 1 1 None
20951016 0.25 R-L R/L 6 1 85% 1 1 None
20951019 0.25 R-L R/L 6 1 85% 1 1 None
20953016 0.24 R-L R/L 6 1 85% 1 1 None
25814015 0.24 R-L R/L 6 1 85% 1 1 None
20951005 0.24 R-L R/L 6 1 85% 1 1 None
25824041 0.23 R-L R/L 6 1 85% 1 1 None
20951029 0.23 R-L R/L 6 1 85% 1 1 None
25814009 0.23 R-L R/L 6 1 85% 1 1 None
20954016 0.23 R-L R/L 6 1 85% 1 1 None
20954031 0.22 R-L R/L 6 1 85% 1 1 None
20954037 0.22 R-L R/L 6 1 85% 1 1 None
20954035 0.22 R-L R/L 6 1 85% 1 1 None
25815010 0.22 R-L R/L 6 1 85% 1 1 None
20953032 0.22 R-L R/L 6 1 85% 1 1 None
25814018 0.22 R-L R/L 6 1 85% 1 1 None
20951013 0.22 R-L R/L 6 1 85% 1 1 None
20953062 0.22 R-L R/L 6 1 85% 1 1 None
20953031 0.22 R-L R/L 6 1 85% 1 1 None
25825012 0.22 R-L R/L 6 1 85% 1 1 None
20951006 0.22 R-L R/L 6 1 85% 1 1 None
25824040 0.22 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 580 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-25
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25814050 0.22 R-L R/L 6 1 85% 1 1 None
25811011 0.21 R-L R/L 6 1 85% 1 1 None
20951057 0.21 R-L R/L 6 1 85% 1 1 None
25815011 0.21 R-L R/L 6 1 85% 1 1 None
20953060 0.21 R-L R/L 6 1 85% 1 1 None
20951015 0.21 R-L R/L 6 1 85% 1 1 None
20951014 0.21 R-L R/L 6 1 85% 1 1 None
20953061 0.21 R-L R/L 6 1 85% 1 1 None
25814008 0.21 R-L R/L 6 1 85% 1 1 None
25824042 0.21 R-L R/L 6 1 85% 1 1 None
20952015 0.21 R-L R/L 6 1 85% 1 1 None
20953033 0.21 R-L R/L 6 1 85% 1 1 None
20953034 0.21 R-L R/L 6 1 85% 1 1 None
25815016 0.21 R-L R/L 6 1 85% 1 1 None
25814052 0.21 R-L R/L 6 1 85% 1 1 None
25821017 0.21 R-L R/L 6 1 85% 1 1 None
20954001 0.21 R-L R/L 6 1 85% 1 1 None
20953035 0.21 R-L R/L 6 1 85% 1 1 None
25823049 0.21 R-L R/L 6 1 85% 1 1 None
20953043 0.20 R-L R/L 6 1 85% 1 1 None
25812060 0.20 R-L R/L 6 1 85% 1 1 None
20951017 0.20 R-L R/L 6 1 85% 1 1 None
20951058 0.20 R-L R/L 6 1 85% 1 1 None
20953059 0.20 R-L R/L 6 1 85% 1 1 None
20951018 0.20 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 581 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-26 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20951044 0.20 R-L R/L 6 1 85% 1 1 None
20953027 0.20 R-L R/L 6 1 85% 1 1 None
20953026 0.20 R-L R/L 6 1 85% 1 1 None
20953063 0.20 R-L R/L 6 1 85% 1 1 None
20953013 0.20 R-L R/L 6 1 85% 1 1 None
20953024 0.20 R-L R/L 6 1 85% 1 1 None
20953048 0.20 R-L R/L 6 1 85% 1 1 None
20953025 0.20 R-L R/L 6 1 85% 1 1 None
20954024 0.20 R-L R/L 6 1 85% 1 1 None
25824047 0.20 R-L R/L 6 1 85% 1 1 None
25811012 0.20 R-L R/L 6 1 85% 1 1 None
20953030 0.19 R-L R/L 6 1 85% 1 1 None
20953029 0.19 R-L R/L 6 1 85% 1 1 None
20953028 0.19 R-L R/L 6 1 85% 1 1 None
20953036 0.19 R-L R/L 6 1 85% 1 1 None
25814017 0.19 R-L R/L 6 1 85% 1 1 None
20953015 0.19 R-L R/L 6 1 85% 1 1 None
20951037 0.19 R-L R/L 6 1 85% 1 1 None
20951054 0.19 R-L R/L 6 1 85% 1 1 None
20951053 0.19 R-L R/L 6 1 85% 1 1 None
20951061 0.19 R-L R/L 6 1 85% 1 1 None
20951062 0.19 R-L R/L 6 1 85% 1 1 None
20951059 0.19 R-L R/L 6 1 85% 1 1 None
20951060 0.19 R-L R/L 6 1 85% 1 1 None
20952042 0.19 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 582 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-27
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20954015 0.19 R-L R/L 6 1 85% 1 1 None
20953037 0.19 R-L R/L 6 1 85% 1 1 None
20951052 0.19 R-L R/L 6 1 85% 1 1 None
20951063 0.19 R-L R/L 6 1 85% 1 1 None
20953014 0.19 R-L R/L 6 1 85% 1 1 None
20952049 0.19 R-L R/L 6 1 85% 1 1 None
25815015 0.19 R-L R/L 6 1 85% 1 1 None
25811013 0.19 R-L R/L 6 1 85% 1 1 None
20953050 0.19 R-L R/L 6 1 85% 1 1 None
20953064 0.19 R-L R/L 6 1 85% 1 1 None
25811008 0.19 R-L R/L 6 1 85% 1 1 None
20951010 0.19 R-L R/L 6 1 85% 1 1 None
20952019 0.19 R-L R/L 6 1 85% 1 1 None
20951004 0.19 R-L R/L 6 1 85% 1 1 None
25806021 0.19 R-L R/L 6 1 85% 1 1 None
20951020 0.19 R-L R/L 6 1 85% 1 1 None
20952066 0.19 R-L R/L 6 1 85% 1 1 None
20953021 0.18 R-L R/L 6 1 85% 1 1 None
20953017 0.18 R-L R/L 6 1 85% 1 1 None
20951033 0.18 R-L R/L 6 1 85% 1 1 None
20951036 0.18 R-L R/L 6 1 85% 1 1 None
20951032 0.18 R-L R/L 6 1 85% 1 1 None
25825010 0.18 R-L R/L 6 1 85% 1 1 None
25824037 0.18 R-L R/L 6 1 85% 1 1 None
20953023 0.18 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 583 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-28 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20951051 0.18 R-L R/L 6 1 85% 1 1 None
25825051 0.18 R-L R/L 6 1 85% 1 1 None
25824026 0.18 R-L R/L 6 1 85% 1 1 None
20954002 0.18 R-L R/L 6 1 85% 1 1 None
20951012 0.18 R-L R/L 6 1 85% 1 1 None
20951011 0.18 R-L R/L 6 1 85% 1 1 None
20951045 0.18 R-L R/L 6 1 85% 1 1 None
20954032 0.18 R-L R/L 6 1 85% 1 1 None
20953058 0.18 R-L R/L 6 1 85% 1 1 None
25823052 0.18 R-L R/L 6 1 85% 1 1 None
25824024 0.18 R-L R/L 6 1 85% 1 1 None
20953057 0.18 R-L R/L 6 1 85% 1 1 None
25814014 0.18 R-L R/L 6 1 85% 1 1 None
20952016 0.18 R-L R/L 6 1 85% 1 1 None
20953012 0.18 R-L R/L 6 1 85% 1 1 None
20953038 0.18 R-L R/L 6 1 85% 1 1 None
25823068 0.18 R-L R/L 6 1 85% 1 1 None
25814002 0.18 R-L R/L 6 1 85% 1 1 None
20953044 0.18 R-L R/L 6 1 85% 1 1 None
25823048 0.18 R-L R/L 6 1 85% 1 1 None
20954023 0.18 R-L R/L 6 1 85% 1 1 None
20953051 0.18 R-L R/L 6 1 85% 1 1 None
20953042 0.18 R-L R/L 6 1 85% 1 1 None
20953041 0.18 R-L R/L 6 1 85% 1 1 None
20951034 0.18 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 584 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-29
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20951035 0.18 R-L R/L 6 1 85% 1 1 None
20953040 0.18 R-L R/L 6 1 85% 1 1 None
20953047 0.18 R-L R/L 6 1 85% 1 1 None
20953002 0.18 R-L R/L 6 1 85% 1 1 None
20953006 0.18 R-L R/L 6 1 85% 1 1 None
20953003 0.18 R-L R/L 6 1 85% 1 1 None
20953049 0.18 R-L R/L 6 1 85% 1 1 None
20953007 0.18 R-L R/L 6 1 85% 1 1 None
20953022 0.18 R-L R/L 6 1 85% 1 1 None
25815012 0.18 R-L R/L 6 1 85% 1 1 None
25821016 0.18 R-L R/L 6 1 85% 1 1 None
25823029 0.17 R-L R/L 6 1 85% 1 1 None
25812061 0.17 R-L R/L 6 1 85% 1 1 None
20951008 0.17 R-L R/L 6 1 85% 1 1 None
20954014 0.17 R-L R/L 6 1 85% 1 1 None
20953008 0.17 R-L R/L 6 1 85% 1 1 None
20953020 0.17 R-L R/L 6 1 85% 1 1 None
25824038 0.17 R-L R/L 6 1 85% 1 1 None
25825032 0.17 R-L R/L 6 1 85% 1 1 None
25824025 0.17 R-L R/L 6 1 85% 1 1 None
25825052 0.17 R-L R/L 6 1 85% 1 1 None
20951007 0.17 R-L R/L 6 1 85% 1 1 None
25824028 0.17 R-L R/L 6 1 85% 1 1 None
20951027 0.17 R-L R/L 6 1 85% 1 1 None
20951026 0.17 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 585 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-30 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20951038 0.17 R-L R/L 6 1 85% 1 1 None
25819041 0.17 R-L R/L 6 1 85% 1 1 None
20953039 0.17 R-L R/L 6 1 85% 1 1 None
20951050 0.17 R-L R/L 6 1 85% 1 1 None
25825045 0.17 R-L R/L 6 1 85% 1 1 None
20952011 0.17 R-L R/L 6 1 85% 1 1 None
20953004 0.17 R-L R/L 6 1 85% 1 1 None
20953005 0.17 R-L R/L 6 1 85% 1 1 None
20953001 0.17 R-L R/L 6 1 85% 1 1 None
25825036 0.17 R-L R/L 6 1 85% 1 1 None
20951031 0.17 R-L R/L 6 1 85% 1 1 None
25815009 0.17 R-L R/L 6 1 85% 1 1 None
20954017 0.17 R-L R/L 6 1 85% 1 1 None
20954003 0.17 R-L R/L 6 1 85% 1 1 None
25825034 0.17 R-L R/L 6 1 85% 1 1 None
20951049 0.17 R-L R/L 6 1 85% 1 1 None
20952017 0.17 R-L R/L 6 1 85% 1 1 None
25824046 0.17 R-L R/L 6 1 85% 1 1 None
25814045 0.17 R-L R/L 6 1 85% 1 1 None
25814047 0.17 R-L R/L 6 1 85% 1 1 None
25821018 0.17 R-L R/L 6 1 85% 1 1 None
20951048 0.17 R-L R/L 6 1 85% 1 1 None
25824020 0.17 R-L R/L 6 1 85% 1 1 None
20954033 0.17 R-L R/L 6 1 85% 1 1 None
25814049 0.17 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 586 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-31
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25824034 0.17 R-L R/L 6 1 85% 1 1 None
25823051 0.17 R-L R/L 6 1 85% 1 1 None
25823055 0.17 R-L R/L 6 1 85% 1 1 None
25819037 0.17 R-L R/L 6 1 85% 1 1 None
25815044 0.17 R-L R/L 6 1 85% 1 1 None
25814043 0.17 R-L R/L 6 1 85% 1 1 None
25815036 0.17 R-L R/L 6 1 85% 1 1 None
25823065 0.17 R-L R/L 6 1 85% 1 1 None
20951047 0.17 R-L R/L 6 1 85% 1 1 None
20951024 0.17 R-L R/L 6 1 85% 1 1 None
25825044 0.17 R-L R/L 6 1 85% 1 1 None
20954004 0.17 R-L R/L 6 1 85% 1 1 None
25824031 0.17 R-L R/L 6 1 85% 1 1 None
20954029 0.17 R-L R/L 6 1 85% 1 1 None
25825046 0.17 R-L R/L 6 1 85% 1 1 None
25819038 0.17 R-L R/L 6 1 85% 1 1 None
20951023 0.17 R-L R/L 6 1 85% 1 1 None
20951046 0.17 R-L R/L 6 1 85% 1 1 None
25824036 0.17 R-L R/L 6 1 85% 1 1 None
20951025 0.17 R-L R/L 6 1 85% 1 1 None
25824035 0.17 R-L R/L 6 1 85% 1 1 None
20951009 0.17 R-L R/L 6 1 85% 1 1 None
25824043 0.17 R-L R/L 6 1 85% 1 1 None
25824033 0.17 R-L R/L 6 1 85% 1 1 None
25825033 0.16 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 587 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-32 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25811014 0.16 R-L R/L 6 1 85% 1 1 None
25819025 0.16 R-L R/L 6 1 85% 1 1 None
25810028 0.16 R-L R/L 6 1 85% 1 1 None
25810029 0.16 R-L R/L 6 1 85% 1 1 None
20951028 0.16 R-L R/L 6 1 85% 1 1 None
25825035 0.16 R-L R/L 6 1 85% 1 1 None
25819042 0.16 R-L R/L 6 1 85% 1 1 None
25819043 0.16 R-L R/L 6 1 85% 1 1 None
25819040 0.16 R-L R/L 6 1 85% 1 1 None
25819039 0.16 R-L R/L 6 1 85% 1 1 None
25823057 0.16 R-L R/L 6 1 85% 1 1 None
25825047 0.16 R-L R/L 6 1 85% 1 1 None
20954008 0.16 R-L R/L 6 1 85% 1 1 None
25825048 0.16 R-L R/L 6 1 85% 1 1 None
25825008 0.16 R-L R/L 6 1 85% 1 1 None
20954028 0.16 R-L R/L 6 1 85% 1 1 None
20951040 0.16 R-L R/L 6 1 85% 1 1 None
20953019 0.16 R-L R/L 6 1 85% 1 1 None
20951039 0.16 R-L R/L 6 1 85% 1 1 None
20951041 0.16 R-L R/L 6 1 85% 1 1 None
20951043 0.16 R-L R/L 6 1 85% 1 1 None
20951042 0.16 R-L R/L 6 1 85% 1 1 None
20953018 0.16 R-L R/L 6 1 85% 1 1 None
20954005 0.16 R-L R/L 6 1 85% 1 1 None
25824049 0.16 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 588 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-33
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25819014 0.16 R-L R/L 6 1 85% 1 1 None
25825065 0.16 R-L R/L 6 1 85% 1 1 None
25814019 0.16 R-L R/L 6 1 85% 1 1 None
25819022 0.16 R-L R/L 6 1 85% 1 1 None
20954030 0.16 R-L R/L 6 1 85% 1 1 None
25824008 0.16 R-L R/L 6 1 85% 1 1 None
25819021 0.16 R-L R/L 6 1 85% 1 1 None
25825066 0.16 R-L R/L 6 1 85% 1 1 None
25811007 0.16 R-L R/L 6 1 85% 1 1 None
25819026 0.16 R-L R/L 6 1 85% 1 1 None
20951022 0.16 R-L R/L 6 1 85% 1 1 None
25814025 0.16 R-L R/L 6 1 85% 1 1 None
25815001 0.16 R-L R/L 6 1 85% 1 1 None
25823058 0.16 R-L R/L 6 1 85% 1 1 None
20952018 0.16 R-L R/L 6 1 85% 1 1 None
25819023 0.16 R-L R/L 6 1 85% 1 1 None
20954009 0.16 R-L R/L 6 1 85% 1 1 None
25811006 0.16 R-L R/L 6 1 85% 1 1 None
25825057 0.16 R-L R/L 6 1 85% 1 1 None
25823067 0.16 R-L R/L 6 1 85% 1 1 None
25825050 0.16 R-L R/L 6 1 85% 1 1 None
25825016 0.16 R-L R/L 6 1 85% 1 1 None
25825017 0.16 R-L R/L 6 1 85% 1 1 None
25825018 0.16 R-L R/L 6 1 85% 1 1 None
25824006 0.16 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 589 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-34 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25824030 0.16 R-L R/L 6 1 85% 1 1 None
20953046 0.16 R-L R/L 6 1 85% 1 1 None
20953045 0.16 R-L R/L 6 1 85% 1 1 None
25814010 0.16 R-L R/L 6 1 85% 1 1 None
25825049 0.16 R-L R/L 6 1 85% 1 1 None
25825053 0.16 R-L R/L 6 1 85% 1 1 None
20954027 0.16 R-L R/L 6 1 85% 1 1 None
25815013 0.16 R-L R/L 6 1 85% 1 1 None
25823020 0.16 R-L R/L 6 1 85% 1 1 None
20954013 0.16 R-L R/L 6 1 85% 1 1 None
25814011 0.16 R-L R/L 6 1 85% 1 1 None
25819036 0.16 R-L R/L 6 1 85% 1 1 None
25823066 0.16 R-L R/L 6 1 85% 1 1 None
25823019 0.16 R-L R/L 6 1 85% 1 1 None
25815008 0.16 R-L R/L 6 1 85% 1 1 None
25825068 0.16 R-L R/L 6 1 85% 1 1 None
25825067 0.16 R-L R/L 6 1 85% 1 1 None
20954018 0.16 R-L R/L 6 1 85% 1 1 None
20951021 0.16 R-L R/L 6 1 85% 1 1 None
25825043 0.16 R-L R/L 6 1 85% 1 1 None
25825037 0.15 R-L R/L 6 1 85% 1 1 None
25825069 0.15 R-L R/L 6 1 85% 1 1 None
25825015 0.15 R-L R/L 6 1 85% 1 1 None
25814048 0.15 R-L R/L 6 1 85% 1 1 None
25814046 0.15 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 590 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-35
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25814044 0.15 R-L R/L 6 1 85% 1 1 None
25825042 0.15 R-L R/L 6 1 85% 1 1 None
25823064 0.15 R-L R/L 6 1 85% 1 1 None
25825014 0.15 R-L R/L 6 1 85% 1 1 None
20952034 0.15 R-L R/L 6 1 85% 1 1 None
25824029 0.15 R-L R/L 6 1 85% 1 1 None
25823056 0.15 R-L R/L 6 1 85% 1 1 None
25825056 0.15 R-L R/L 6 1 85% 1 1 None
25825055 0.15 R-L R/L 6 1 85% 1 1 None
25814013 0.15 R-L R/L 6 1 85% 1 1 None
20954034 0.15 R-L R/L 6 1 85% 1 1 None
20952033 0.15 R-L R/L 6 1 85% 1 1 None
20954006 0.15 R-L R/L 6 1 85% 1 1 None
25823059 0.15 R-L R/L 6 1 85% 1 1 None
25814012 0.15 R-L R/L 6 1 85% 1 1 None
25823010 0.15 R-L R/L 6 1 85% 1 1 None
25825027 0.15 R-L R/L 6 1 85% 1 1 None
25823038 0.15 R-L R/L 6 1 85% 1 1 None
25825058 0.15 R-L R/L 6 1 85% 1 1 None
25815014 0.15 R-L R/L 6 1 85% 1 1 None
25824023 0.15 R-L R/L 6 1 85% 1 1 None
25825009 0.15 R-L R/L 6 1 85% 1 1 None
25825002 0.15 R-L R/L 6 1 85% 1 1 None
25812042 0.15 R-L R/L 6 1 85% 1 1 None
20954007 0.15 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 591 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-36 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25825060 0.15 R-L R/L 6 1 85% 1 1 None
25825041 0.15 R-L R/L 6 1 85% 1 1 None
25824007 0.15 R-L R/L 6 1 85% 1 1 None
25825001 0.15 R-L R/L 6 1 85% 1 1 None
25825059 0.15 R-L R/L 6 1 85% 1 1 None
25824005 0.15 R-L R/L 6 1 85% 1 1 None
25825013 0.15 R-L R/L 6 1 85% 1 1 None
25812039 0.15 R-L R/L 6 1 85% 1 1 None
25811009 0.15 R-L R/L 6 1 85% 1 1 None
25823007 0.15 R-L R/L 6 1 85% 1 1 None
25824039 0.15 R-L R/L 6 1 85% 1 1 None
25819024 0.15 R-L R/L 6 1 85% 1 1 None
25819031 0.15 R-L R/L 6 1 85% 1 1 None
20952045 0.15 R-L R/L 6 1 85% 1 1 None
20951001 0.15 R-L R/L 6 1 85% 1 1 None
25825005 0.15 R-L R/L 6 1 85% 1 1 None
25814035 0.15 R-L R/L 6 1 85% 1 1 None
25825038 0.15 R-L R/L 6 1 85% 1 1 None
25819035 0.15 R-L R/L 6 1 85% 1 1 None
25812040 0.15 R-L R/L 6 1 85% 1 1 None
20954011 0.15 R-L R/L 6 1 85% 1 1 None
25814022 0.15 R-L R/L 6 1 85% 1 1 None
25811031 0.15 R-L R/L 6 1 85% 1 1 None
25814021 0.15 R-L R/L 6 1 85% 1 1 None
25814020 0.15 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 592 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-37
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25814024 0.15 R-L R/L 6 1 85% 1 1 None
25815002 0.15 R-L R/L 6 1 85% 1 1 None
25815004 0.15 R-L R/L 6 1 85% 1 1 None
25815006 0.15 R-L R/L 6 1 85% 1 1 None
25811030 0.15 R-L R/L 6 1 85% 1 1 None
25814023 0.15 R-L R/L 6 1 85% 1 1 None
20954010 0.15 R-L R/L 6 1 85% 1 1 None
20954012 0.15 R-L R/L 6 1 85% 1 1 None
25812041 0.15 R-L R/L 6 1 85% 1 1 None
25815035 0.15 R-L R/L 6 1 85% 1 1 None
25820006 0.15 R-L R/L 6 1 85% 1 1 None
25825040 0.15 R-L R/L 6 1 85% 1 1 None
25825039 0.15 R-L R/L 6 1 85% 1 1 None
25825054 0.15 R-L R/L 6 1 85% 1 1 None
25813044 0.15 R-L R/L 6 1 85% 1 1 None
25824054 0.15 R-L R/L 6 1 85% 1 1 None
25814042 0.15 R-L R/L 6 1 85% 1 1 None
25824048 0.15 R-L R/L 6 1 85% 1 1 None
20954021 0.15 R-L R/L 6 1 85% 1 1 None
25823054 0.15 R-L R/L 6 1 85% 1 1 None
25811010 0.15 R-L R/L 6 1 85% 1 1 None
26240075 0.15 R-L R/L 6 1 85% 1 1 None
25825007 0.15 R-L R/L 6 1 85% 1 1 None
20954019 0.15 R-L R/L 6 1 85% 1 1 None
20954020 0.15 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 593 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-38 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25810027 0.15 R-L R/L 6 1 85% 1 1 None
25815037 0.15 R-L R/L 6 1 85% 1 1 None
25815043 0.15 R-L R/L 6 1 85% 1 1 None
25815039 0.15 R-L R/L 6 1 85% 1 1 None
25815041 0.15 R-L R/L 6 1 85% 1 1 None
25815040 0.15 R-L R/L 6 1 85% 1 1 None
25824053 0.15 R-L R/L 6 1 85% 1 1 None
20952005 0.15 R-L R/L 6 1 85% 1 1 None
25819010 0.15 R-L R/L 6 1 85% 1 1 None
25823039 0.15 R-L R/L 6 1 85% 1 1 None
20952024 0.15 R-L R/L 6 1 85% 1 1 None
25819034 0.15 R-L R/L 6 1 85% 1 1 None
25819033 0.15 R-L R/L 6 1 85% 1 1 None
25819032 0.15 R-L R/L 6 1 85% 1 1 None
20951002 0.15 R-L R/L 6 1 85% 1 1 None
25823053 0.15 R-L R/L 6 1 85% 1 1 None
25811027 0.15 R-L R/L 6 1 85% 1 1 None
25811016 0.14 R-L R/L 6 1 85% 1 1 None
20953065 0.14 R-L R/L 6 1 85% 1 1 None
25815005 0.14 R-L R/L 6 1 85% 1 1 None
25815003 0.14 R-L R/L 6 1 85% 1 1 None
25815038 0.14 R-L R/L 6 1 85% 1 1 None
25815042 0.14 R-L R/L 6 1 85% 1 1 None
25815007 0.14 R-L R/L 6 1 85% 1 1 None
25825006 0.14 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 594 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-39
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25811025 0.14 R-L R/L 6 1 85% 1 1 None
25811026 0.14 R-L R/L 6 1 85% 1 1 None
25823008 0.14 R-L R/L 6 1 85% 1 1 None
20952014 0.14 R-L R/L 6 1 85% 1 1 None
20951067 0.14 R-L R/L 6 1 85% 1 1 None
25815025 0.14 R-L R/L 6 1 85% 1 1 None
25813033 0.14 R-L R/L 6 1 85% 1 1 None
25821024 0.14 R-L R/L 6 1 85% 1 1 None
25814026 0.14 R-L R/L 6 1 85% 1 1 None
20952063 0.14 R-L R/L 6 1 85% 1 1 None
20952064 0.14 R-L R/L 6 1 85% 1 1 None
20952065 0.14 R-L R/L 6 1 85% 1 1 None
20952032 0.14 R-L R/L 6 1 85% 1 1 None
20952028 0.14 R-L R/L 6 1 85% 1 1 None
20952012 0.14 R-L R/L 6 1 85% 1 1 None
20952029 0.14 R-L R/L 6 1 85% 1 1 None
20952030 0.14 R-L R/L 6 1 85% 1 1 None
20952031 0.14 R-L R/L 6 1 85% 1 1 None
25819030 0.14 R-L R/L 6 1 85% 1 1 None
25819029 0.14 R-L R/L 6 1 85% 1 1 None
25823047 0.14 R-L R/L 6 1 85% 1 1 None
25812038 0.14 R-L R/L 6 1 85% 1 1 None
25823009 0.14 R-L R/L 6 1 85% 1 1 None
25825030 0.14 R-L R/L 6 1 85% 1 1 None
25819001 0.14 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 595 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-40 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25824014 0.14 R-L R/L 6 1 85% 1 1 None
25824013 0.14 R-L R/L 6 1 85% 1 1 None
25824015 0.14 R-L R/L 6 1 85% 1 1 None
25824019 0.14 R-L R/L 6 1 85% 1 1 None
25825028 0.14 R-L R/L 6 1 85% 1 1 None
25823005 0.14 R-L R/L 6 1 85% 1 1 None
25823006 0.14 R-L R/L 6 1 85% 1 1 None
25825004 0.14 R-L R/L 6 1 85% 1 1 None
25825031 0.14 R-L R/L 6 1 85% 1 1 None
25825029 0.14 R-L R/L 6 1 85% 1 1 None
25825003 0.14 R-L R/L 6 1 85% 1 1 None
25824009 0.14 R-L R/L 6 1 85% 1 1 None
25824011 0.14 R-L R/L 6 1 85% 1 1 None
25824018 0.14 R-L R/L 6 1 85% 1 1 None
25824044 0.14 R-L R/L 6 1 85% 1 1 None
25824010 0.14 R-L R/L 6 1 85% 1 1 None
25824012 0.14 R-L R/L 6 1 85% 1 1 None
25824016 0.14 R-L R/L 6 1 85% 1 1 None
25824017 0.14 R-L R/L 6 1 85% 1 1 None
25824045 0.14 R-L R/L 6 1 85% 1 1 None
25824032 0.14 R-L R/L 6 1 85% 1 1 None
20954046 0.14 R-L R/L 6 1 85% 1 1 None
25824027 0.14 R-L R/L 6 1 85% 1 1 None
25823046 0.14 R-L R/L 6 1 85% 1 1 None
20952013 0.14 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 596 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-41
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25814032 0.14 R-L R/L 6 1 85% 1 1 None
25811024 0.14 R-L R/L 6 1 85% 1 1 None
25814033 0.14 R-L R/L 6 1 85% 1 1 None
20954040 0.14 R-L R/L 6 1 85% 1 1 None
20954041 0.14 R-L R/L 6 1 85% 1 1 None
20952050 0.14 R-L R/L 6 1 85% 1 1 None
20952025 0.14 R-L R/L 6 1 85% 1 1 None
20952041 0.14 R-L R/L 6 1 85% 1 1 None
25819012 0.14 R-L R/L 6 1 85% 1 1 None
25819011 0.14 R-L R/L 6 1 85% 1 1 None
25823045 0.14 R-L R/L 6 1 85% 1 1 None
25819028 0.14 R-L R/L 6 1 85% 1 1 None
25823037 0.14 R-L R/L 6 1 85% 1 1 None
25824050 0.14 R-L R/L 6 1 85% 1 1 None
20952048 0.14 R-L R/L 6 1 85% 1 1 None
25811015 0.14 R-L R/L 6 1 85% 1 1 None
20954038 0.14 R-L R/L 6 1 85% 1 1 None
25810030 0.14 R-L R/L 6 1 85% 1 1 None
20954043 0.14 R-L R/L 6 1 85% 1 1 None
25823028 0.14 R-L R/L 6 1 85% 1 1 None
20951003 0.14 R-L R/L 6 1 85% 1 1 None
25824052 0.14 R-L R/L 6 1 85% 1 1 None
25823043 0.14 R-L R/L 6 1 85% 1 1 None
25823041 0.14 R-L R/L 6 1 85% 1 1 None
25824051 0.14 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 597 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-42 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25823050 0.14 R-L R/L 6 1 85% 1 1 None
20954022 0.14 R-L R/L 6 1 85% 1 1 None
25823044 0.14 R-L R/L 6 1 85% 1 1 None
25820005 0.14 R-L R/L 6 1 85% 1 1 None
25820001 0.14 R-L R/L 6 1 85% 1 1 None
20952010 0.14 R-L R/L 6 1 85% 1 1 None
20952027 0.14 R-L R/L 6 1 85% 1 1 None
25823011 0.14 R-L R/L 6 1 85% 1 1 None
25813045 0.14 R-L R/L 6 1 85% 1 1 None
25813056 0.14 R-L R/L 6 1 85% 1 1 None
25813055 0.14 R-L R/L 6 1 85% 1 1 None
25815026 0.14 R-L R/L 6 1 85% 1 1 None
25823035 0.14 R-L R/L 6 1 85% 1 1 None
25812059 0.14 R-L R/L 6 1 85% 1 1 None
20952051 0.14 R-L R/L 6 1 85% 1 1 None
20954042 0.14 R-L R/L 6 1 85% 1 1 None
20954039 0.14 R-L R/L 6 1 85% 1 1 None
25823027 0.14 R-L R/L 6 1 85% 1 1 None
20952043 0.14 R-L R/L 6 1 85% 1 1 None
25823031 0.13 R-L R/L 6 1 85% 1 1 None
25819009 0.13 R-L R/L 6 1 85% 1 1 None
25823012 0.13 R-L R/L 6 1 85% 1 1 None
25811028 0.13 R-L R/L 6 1 85% 1 1 None
25823030 0.13 R-L R/L 6 1 85% 1 1 None
25819008 0.13 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 598 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-43
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25819006 0.13 R-L R/L 6 1 85% 1 1 None
25819004 0.13 R-L R/L 6 1 85% 1 1 None
25819013 0.13 R-L R/L 6 1 85% 1 1 None
25819005 0.13 R-L R/L 6 1 85% 1 1 None
25819007 0.13 R-L R/L 6 1 85% 1 1 None
25814006 0.13 R-L R/L 6 1 85% 1 1 None
25823013 0.13 R-L R/L 6 1 85% 1 1 None
25814005 0.13 R-L R/L 6 1 85% 1 1 None
25823036 0.13 R-L R/L 6 1 85% 1 1 None
20952035 0.13 R-L R/L 6 1 85% 1 1 None
25810026 0.13 R-L R/L 6 1 85% 1 1 None
25823042 0.13 R-L R/L 6 1 85% 1 1 None
25810019 0.13 R-L R/L 6 1 85% 1 1 None
25810021 0.13 R-L R/L 6 1 85% 1 1 None
25810023 0.13 R-L R/L 6 1 85% 1 1 None
25810025 0.13 R-L R/L 6 1 85% 1 1 None
25823040 0.13 R-L R/L 6 1 85% 1 1 None
25819027 0.13 R-L R/L 6 1 85% 1 1 None
20952026 0.13 R-L R/L 6 1 85% 1 1 None
25815024 0.13 R-L R/L 6 1 85% 1 1 None
25811002 0.13 R-L R/L 6 1 85% 1 1 None
25814029 0.13 R-L R/L 6 1 85% 1 1 None
25814030 0.13 R-L R/L 6 1 85% 1 1 None
25815018 0.13 R-L R/L 6 1 85% 1 1 None
25814031 0.13 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 599 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-44 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25815019 0.13 R-L R/L 6 1 85% 1 1 None
25814028 0.13 R-L R/L 6 1 85% 1 1 None
25815021 0.13 R-L R/L 6 1 85% 1 1 None
25815022 0.13 R-L R/L 6 1 85% 1 1 None
25814027 0.13 R-L R/L 6 1 85% 1 1 None
25815020 0.13 R-L R/L 6 1 85% 1 1 None
25811001 0.13 R-L R/L 6 1 85% 1 1 None
25815023 0.13 R-L R/L 6 1 85% 1 1 None
25815017 0.13 R-L R/L 6 1 85% 1 1 None
25819003 0.13 R-L R/L 6 1 85% 1 1 None
20952021 0.13 R-L R/L 6 1 85% 1 1 None
25813034 0.13 R-L R/L 6 1 85% 1 1 None
25823018 0.13 R-L R/L 6 1 85% 1 1 None
25823034 0.13 R-L R/L 6 1 85% 1 1 None
25823015 0.13 R-L R/L 6 1 85% 1 1 None
25823033 0.13 R-L R/L 6 1 85% 1 1 None
25823032 0.13 R-L R/L 6 1 85% 1 1 None
25823016 0.13 R-L R/L 6 1 85% 1 1 None
25823014 0.13 R-L R/L 6 1 85% 1 1 None
25823017 0.13 R-L R/L 6 1 85% 1 1 None
25814038 0.13 R-L R/L 6 1 85% 1 1 None
25814041 0.13 R-L R/L 6 1 85% 1 1 None
25814036 0.13 R-L R/L 6 1 85% 1 1 None
25814039 0.13 R-L R/L 6 1 85% 1 1 None
25814040 0.13 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 600 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-45
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25814037 0.13 R-L R/L 6 1 85% 1 1 None
20952037 0.13 R-L R/L 6 1 85% 1 1 None
20952038 0.13 R-L R/L 6 1 85% 1 1 None
20952036 0.13 R-L R/L 6 1 85% 1 1 None
25814007 0.13 R-L R/L 6 1 85% 1 1 None
25823026 0.13 R-L R/L 6 1 85% 1 1 None
25819002 0.13 R-L R/L 6 1 85% 1 1 None
25814004 0.13 R-L R/L 6 1 85% 1 1 None
25812043 0.13 R-L R/L 6 1 85% 1 1 None
25814003 0.13 R-L R/L 6 1 85% 1 1 None
25813043 0.13 R-L R/L 6 1 85% 1 1 None
20952067 0.13 R-L R/L 6 1 85% 1 1 None
25815034 0.13 R-L R/L 6 1 85% 1 1 None
25810031 0.13 R-L R/L 6 1 85% 1 1 None
25823021 0.13 R-L R/L 6 1 85% 1 1 None
25823024 0.13 R-L R/L 6 1 85% 1 1 None
25823022 0.13 R-L R/L 6 1 85% 1 1 None
25815029 0.13 R-L R/L 6 1 85% 1 1 None
25815032 0.13 R-L R/L 6 1 85% 1 1 None
25815030 0.13 R-L R/L 6 1 85% 1 1 None
25811019 0.13 R-L R/L 6 1 85% 1 1 None
25815028 0.13 R-L R/L 6 1 85% 1 1 None
25823025 0.13 R-L R/L 6 1 85% 1 1 None
25811020 0.13 R-L R/L 6 1 85% 1 1 None
25811018 0.13 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 601 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-46 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25811017 0.13 R-L R/L 6 1 85% 1 1 None
25810024 0.13 R-L R/L 6 1 85% 1 1 None
25810022 0.13 R-L R/L 6 1 85% 1 1 None
25810018 0.13 R-L R/L 6 1 85% 1 1 None
25810020 0.13 R-L R/L 6 1 85% 1 1 None
25823023 0.13 R-L R/L 6 1 85% 1 1 None
25815031 0.13 R-L R/L 6 1 85% 1 1 None
25815033 0.13 R-L R/L 6 1 85% 1 1 None
25815027 0.13 R-L R/L 6 1 85% 1 1 None
25811029 0.13 R-L R/L 6 1 85% 1 1 None
25811021 0.13 R-L R/L 6 1 85% 1 1 None
25811022 0.13 R-L R/L 6 1 85% 1 1 None
25811023 0.13 R-L R/L 6 1 85% 1 1 None
20952039 0.13 R-L R/L 6 1 85% 1 1 None
20952044 0.13 R-L R/L 6 1 85% 1 1 None
20952009 0.13 R-L R/L 6 1 85% 1 1 None
20952022 0.12 R-L R/L 6 1 85% 1 1 None
25821019 0.12 R-L R/L 6 1 85% 1 1 None
25811005 0.12 R-L R/L 6 1 85% 1 1 None
20952040 0.12 R-L R/L 6 1 85% 1 1 None
25821022 0.12 R-L R/L 6 1 85% 1 1 None
25821020 0.12 R-L R/L 6 1 85% 1 1 None
25821021 0.12 R-L R/L 6 1 85% 1 1 None
25811004 0.12 R-L R/L 6 1 85% 1 1 None
25810016 0.12 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 602 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Mountain House Housing Element Page A-47
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
25810017 0.12 R-L R/L 6 1 85% 1 1 None
25811003 0.12 R-L R/L 6 1 85% 1 1 None
20952006 0.12 R-L R/L 6 1 85% 1 1 None
20952008 0.12 R-L R/L 6 1 85% 1 1 None
25812049 0.12 R-L R/L 6 1 85% 1 1 None
20952023 0.12 R-L R/L 6 1 85% 1 1 None
25812047 0.12 R-L R/L 6 1 85% 1 1 None
25813042 0.12 R-L R/L 6 1 85% 1 1 None
25813037 0.12 R-L R/L 6 1 85% 1 1 None
25813032 0.12 R-L R/L 6 1 85% 1 1 None
25813040 0.12 R-L R/L 6 1 85% 1 1 None
25812051 0.12 R-L R/L 6 1 85% 1 1 None
25813039 0.12 R-L R/L 6 1 85% 1 1 None
25813035 0.12 R-L R/L 6 1 85% 1 1 None
25812046 0.12 R-L R/L 6 1 85% 1 1 None
25813038 0.12 R-L R/L 6 1 85% 1 1 None
25812045 0.12 R-L R/L 6 1 85% 1 1 None
25812050 0.12 R-L R/L 6 1 85% 1 1 None
25810014 0.12 R-L R/L 6 1 85% 1 1 None
25812044 0.12 R-L R/L 6 1 85% 1 1 None
25813041 0.12 R-L R/L 6 1 85% 1 1 None
25810015 0.12 R-L R/L 6 1 85% 1 1 None
25812048 0.12 R-L R/L 6 1 85% 1 1 None
25813036 0.12 R-L R/L 6 1 85% 1 1 None
20952007 0.12 R-L R/L 6 1 85% 1 1 None

ATTACHMENT A
Item 9.1
Mountain House                                               Page 603 of 618 APPENDIX A: VACANT RESIDENTIAL SITE INVENTORY
Page A-48 September 2026
APN Acres Zoning
General Plan
Land Use
Designation
Max.

Allowable
Density
Max.

Capacity
Realistic
Capacity
Modifier
Realistic
Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Environmental
Constraints
20952046 0.12 R-L R/L 6 1 85% 1 1 None
20952047 0.12 R-L R/L 6 1 85% 1 1 None
25813050 0.11 R-L R/L 6 1 85% 1 1 None
25812056 0.11 R-L R/L 6 1 85% 1 1 None
25813057 0.11 R-L R/L 6 1 85% 1 1 None
25812052 0.11 R-L R/L 6 1 85% 1 1 None
25813054 0.11 R-L R/L 6 1 85% 1 1 None
25813058 0.11 R-L R/L 6 1 85% 1 1 None
25813046 0.11 R-L R/L 6 1 85% 1 1 None
25813049 0.11 R-L R/L 6 1 85% 1 1 None
25812055 0.11 R-L R/L 6 1 85% 1 1 None
25812057 0.11 R-L R/L 6 1 85% 1 1 None
25813051 0.11 R-L R/L 6 1 85% 1 1 None
25812053 0.11 R-L R/L 6 1 85% 1 1 None
25821023 0.11 R-L R/L 6 1 85% 1 1 None
25813053 0.11 R-L R/L 6 1 85% 1 1 None
25812054 0.11 R-L R/L 6 1 85% 1 1 None
25812058 0.11 R-L R/L 6 1 85% 1 1 None
25813052 0.11 R-L R/L 6 1 85% 1 1 None
25813047 0.11 R-L R/L 6 1 85% 1 1 None
25813048 0.11 R-L R/L 6 1 85% 1 1 None
20970690 3.12 R-VL R/VL 2 6 85% 5 5 None
TOTAL 2,586 1,970 972

ATTACHMENT A
Item 9.1
Mountain House                                               Page 604 of 618 DISCUSSION ITEM | 1
TITLE: City Manager’s Update
MEETING DATE: October 14, 2026
PREPARED BY: Steven J. Pinkerton, City Manager
COMMUNITY CONCERNS AND CITY RESPONSE:

To ensure transparency and community engagement, staff provide responses to public comments and concerns raised during City meetings or through communication channels. We address key issues and provide updates or next steps. More details about follow-ups can be found at www.mountainhouseca.gov/PublicFollowUp .

COMMUNITY DEVELOPMENT UPDATE

DEVELOPMENT ENGINEERING DIVISION
Development Activity
Development Engineering continues to review development plans, coordinate infrastructure construction, and oversee the acceptance of completed public improvements.

Development Activity Type In Review/Process Approved/Accepted Improvement Plans 29 2
Final Maps and Parcel Maps 6 0
Developer Agreements 10 0
Public Improvement Acceptances 13 1
Major Infrastructure and Community Projects
South Community Park – College Park
Initial grading is underway at the approximately 23.8-acre park site, with a formal groundbreaking scheduled for October 14. Planned amenities include soccer fields, a cricket pitch, basketball and beach volleyball courts, playgrounds, dog parks, picnic shelters, walking paths, and recreational gathering spaces.

Item 9.2
Mountain House                                               Page 605 of 618

2 Central Parkway and Nasergholi Avenue Traffic Signal
Construction of the traffic signal serving the College Park area is underway, with completion anticipated before the end of 2026.

Town Center Improvements
Staff is reviewing improvement plans for the Aquatic & Recreation Center and Town Center Phase 3.

Construction of the Veterans Liberty Garden is also underway.

Neighborhood Development Updates
College Park – Neighborhoods A5, A7, B1, B6, B7, and B8 Infrastructure construction continues across multiple neighborhoods, including streets, underground utilities, streetlights, landscaping, and corridor improvements. Shea Homes is also advancing construction of the A5 Mini Park, while landscape corridor improvements continue in Neighborhoods B6, B7, and B8.

Neighborhood F – South of Town Center
Lennar continues construction of streets, underground utilities, streetlights, and landscaping for Tracts 4210 and 4211.

Questa Village – Neighborhood H
Item 9.2
Mountain House                                               Page 606 of 618

3 Civil improvements, underground utilities, and streetlight construction continue in Tracts 4212 and 4216.

Risewell is advancing Phase 2 construction in Tract 4216, while staff reviews Phase 3 civil improvement plans and landscape plans associated with Tract 4212.

Lakehaven – Neighborhood I
Mountain House Developers continues infrastructure construction in Tracts 4199–4202. Staff is reviewing plans for future residential phases, utilities, pump stations, and streetlights, along with improvement agreements associated with final maps.

Lakeshore – Neighborhood J
Lennar and Mountain House Developers continue infrastructure construction across Tracts 3968–3975, including neighborhood parks, the railroad buffer trail, Central Parkway, and Great Valley Parkway. Staff is also reviewing future landscaping, Byron Road improvements, and railroad crossing plans.

Lakeview – Neighborhood K
Mountain House Developers continues construction of neighborhood landscaping improvements.

Neighborhood L – Todarmal Parkway
Staff is coordinating the review of roadway and bridge improvement plans for Todarmal Parkway, including utilities, streetlights, traffic signals, and landscaping.

PLANNING DIVISION
Planning Activity
The Planning Division continues to process development applications, coordinate land use approvals, and support commercial development and long-range planning initiatives throughout Mountain House.

Application Type Received (2026) Approved (2026)*
Design Review 1 2
Administrative Applications 5 10
Land Use Changes (City Council Review) 2 1
Tentative Subdivision Maps 2 1
* Approvals include applications received in prior years.

Commercial and Community Development
Mountain House Shopping Center – Hansen Village
City reviews are complete, and site development is underway. The applicant continues coordinating building permits and inspections through San Joaquin County.

Wicklund Crossing – Wicklund Village
Planning and Design Consistency Review Committee approvals are complete. Civil and landscape plans have been approved, and building plans have been finalized.

Mustang Square
Item 9.2
Mountain House                                               Page 607 of 618

4 Construction continues under San Joaquin County Building Division oversight. Confirmed tenants include Starbucks, Chipotle, Domino's Pizza, Nékter Juice Bar, Wingstop, Vijithea Indian Super Market, and ARCO.

U-Stor-It Self-Storage – Questa Village (Neighborhood H) The three-story self-storage facility received approval on July 23, 2026. Building plans were submitted in September and are undergoing initial review.

Zaytech Academy – 230 S. Sterling Drive
A private school is proposed within an existing commercial building, with outdoor recreation facilities on an adjacent parcel. Required public notices were issued in September, and the planning approval process is underway, with an anticipated effective date of October 12, 2026.

Mustang-Central Retail – Central Parkway and Mustang Way SRM Properties has proposed an approximately 45,000-square-foot retail center at the northeast corner of Central Parkway and Mustang Way. The project requires a General Plan amendment and rezoning from Public Facilities to Community Commercial. The application remains under review.

Community Facilities Fee (CFF) and Transportation Improvement Fee (TIF) Updates The City continues working with Harris & Associates to update its Community Facilities Fee (CFF) and Transportation Improvement Fee (TIF) programs to reflect future infrastructure needs and development projections.

An updated draft traffic study has been completed, and staff is refining the 2040 land use assumptions, including projected commercial and industrial development. The review also includes eligible infrastructure projects, updated construction costs, and other fee program assumptions.

Preliminary fee calculations are higher than anticipated. Staff is evaluating the assumptions and potential adjustments to balance adequate infrastructure funding with development feasibility and the City's longterm economic development objectives.

Additional technical analysis and stakeholder engagement will occur before recommendations are presented to the City Council.

PUBLIC WORKS UPDATE
The Public Works Department oversees the maintenance of City infrastructure and facilities, delivery of capital improvement projects, construction inspection, and transportation-related programs. The following updates highlight September 2026 activities, current project milestones, and upcoming improvements.

OPERATIONS & MAINTENANCE (O&M) DIVISION
Service Requests and Performance
Item 9.2
Mountain House                                               Page 608 of 618

5 Public Works received 191 service requests in September, compared with 234 in August. Of the September requests, 129 were closed, 24 were marked "Work Done," and 38 remained open at month-end. Requests closed during September averaged 7.7 days to resolve, compared with a year-to-date average of 12.3 days.

Performance Measure September 2026 2026 Year-to-Date
Total Service Requests 191 1,629
Closed Requests 129 1,477
Work Done 24 29
Open Requests 38 123
Average Days to Close 7.7 12.3
Streets and Traffic Maintenance
During September, staff addressed 15 streetlight maintenance requests, four traffic signal requests, eight sidewalk repair requests, five pothole or street repair requests, and 12 street and traffic sign requests.

Coordination also continued with maintenance contractors to support traffic signal and streetlight operations.

Parks and Landscape Maintenance
September activities included eight irrigation repair requests, four landscaping requests, five neighborhood tree concerns, and three park facility requests. Staff also advanced preparations for the tennis court-to-pickleball conversion, park restroom improvements, and upcoming landscape and treemaintenance contracts.

City Facilities and Equipment
Public Works responded to 15 internal facility maintenance requests and two drinking fountain repair requests in September. Staff also continued coordinating fleet maintenance, evaluating HVAC and facility hardware upgrades, and reviewing options for replacement of the City's access-control systems.

CAPITAL IMPROVEMENT PROGRAM (CIP) ENGINEERING DIVISION
CIP Engineering continues to advance infrastructure projects through design, permitting, procurement, and construction preparation. Key project updates include:

Fire Station 1 Communication Tower
Final foundation design has been completed, and staff is coordinating the tower lease and concrete foundation contract. Foundation construction will be scheduled following contract execution, with overall project completion tentatively anticipated in November 2026.

Traffic Signal Synchronization
The City continues coordinating acquisition and installation of the network server and traffic signal management software. Installation is targeted for October 30, with project completion anticipated by December 31, 2026. The project is intended to improve coordination and operation of the City's traffic signals.

Sidewalk Repair Program
Item 9.2
Mountain House                                               Page 609 of 618

6 Engineering redesign is underway, with construction bidding anticipated in late October 2026 and contract award anticipated in early 2027. Construction completion is currently projected for August 2027.

Pedestrian and Bikeway Safety Improvements
Right-of-way and project certification activities are underway for improvements funded through the Highway Safety Improvement Program (HSIP). Staff anticipates submitting the required documentation to Caltrans by October 30, with construction targeted for summer 2027.

Electric Vehicle Charging Station
The City is coordinating a cooperative agreement with San Joaquin County and preparing for consultant procurement. County Board of Supervisors consideration is targeted for October 20. Overall project completion is currently anticipated by December 2027.

Local Streets and Roads Program
Design of the Fiscal Year 2026–27 pavement improvement projects has reached approximately 90% completion. Staff continues advancing the projects toward the next phase of implementation.

Automated Traffic Enforcement Program
September marked the first full month of operation with all 14 automated traffic enforcement camera approaches active.

Staff continued coordinating program administration, citation review, customer service, and vendor oversight. Reporting is being expanded to track violations by intersection and traffic movement, including through movements, left turns, right turns, and U-turns.

September will serve as the initial full-deployment baseline for monitoring citation trends and evaluating program performance. See Attachment A for metrics.

Transit Planning and Mobility
The City continues working with Access San Joaquin on Americans with Disabilities Act (ADA) accessibility assessments and potential transit service improvements. Staff is also coordinating a proposed Ubersupported transit pilot and related funding opportunities.

The City's Transportation Forum was scheduled for October 7 to provide information and receive community input on transportation initiatives.

Professional Services and Procurement
The City received 13 proposals for on-call Construction Management and Inspection Services. Staff is completing the evaluation process, with contract awards targeted for City Council consideration on October 28.

Public Works is also implementing the California Uniform Public Construction Cost Accounting Act (CUPCCAA) procedures for eligible public works procurements, subject to the City's adopted ordinance and existing contracting authority.

Upcoming Project Milestones
Item 9.2
Mountain House                                               Page 610 of 618

7 Target Date Project Name Anticipated Milestone
October 20, 2026 CMAQ Electric Vehicle Charging
Station Project
San Joaquin County Board of
Supervisors consideration of
cooperative agreement
October 28, 2026 On-Call Construction Management
and Inspection Services RFQ
City Council consideration of
consultant contract awards
October 30, 2026 Traffic Signal Synchronization
Project
Target installation of network server
and Tactics traffic signal
management software
October 30, 2026 HSIP Pedestrian and Bikeway
Improvements Project
Target submission of right-of-way
(ROW) and plans, specifications, and
estimate (PS&E) certification
documentation to Caltrans
October 31, 2026 Tennis Court-to-Pickleball
Conversion Project
Target completion of court
conversion
November 2026 Fire Station 1 Radio Antenna
Improvements Project
Tentative completion of
communication tower
improvements
November 2026 City Facilities Access Control
Replacement Project
Anticipated advancement of
contract award following
procurement review and final
vendor selection
Project schedules are estimates and subject to change based on permitting, procurement, contractor availability, and other implementation requirements.

CONSTRUCTION INSPECTION DIVISION
The Construction Inspection team provides field oversight of public infrastructure improvements associated with development, including streets, utilities, sidewalks, streetlights, and other facilities intended for eventual City acceptance.

Residential Development Construction
Construction inspection activities continued across six active development projects during September.

Major activities included:
 Lennar Developments: Continued inspection and coordination of paving, utilities, streetlights, striping, landscaping, and associated improvements in Tracts 4210, 4211, and 4212.  Shea Developments: Ongoing inspection of subdivision infrastructure, streetlight installation, and mini-park improvements in Tracts 3609 and 3610.
 Pulte Developments: Coordination of completed subdivision improvements, outstanding obligations, and the City's infrastructure acceptance process.

Roadway and School-Related Improvements
Staff continued coordinating traffic signal improvements at Central Parkway and Nasergholi Avenue, flashing beacon installation at Central Parkway and La Barbera Drive, and infrastructure and permitting matters associated with the Lammersville school project near Central Parkway and Grant Line Road.

Item 9.2
Mountain House                                               Page 611 of 618

8 Construction Inspection also continued coordinating developer truck routes, roadway conditions, and construction-related compliance matters.

UTILITIES DIVISION
The Utilities Division oversees the operation and maintenance of the City's water distribution, wastewater collection, and wastewater treatment systems. The following performance measures highlight system reliability, treatment activity, and ongoing maintenance efforts.

Service Requests and Performance
Performance Measure Latest Result Comparison / Benchmark Wastewater Treatment Plant
Average Daily Flow 1.80 MGD (August) 1.72 MGD Jan–Aug average Sanitary Sewer Overflows 0 (Jan–Aug) No reported incidents in 2026
Water Main Leaks/Breaks 0 (Jan–Aug) No reported incidents in 2026
Water Distribution Valves Exercised 112 (August) 33 per month Jan–Aug average
Customer/Irrigation Leak
Investigations 6 (August) 7.6 per month Jan–Aug average Active Water Accounts 8,191 (July) 8,040 in January
System Performance Highlights
Wastewater treatment plant influent flow averaged 1.80 million gallons per day in August, approximately

4.7% above the January–August average. Staff continues monitoring treatment demand as the community grows.

No sanitary sewer overflows or water main breaks were reported during the first eight months of 2026.

Preventive maintenance included exercising 112 water distribution valves in August. Staff is evaluating maintenance activity against established service schedules to better demonstrate progress toward systemwide maintenance goals.

Wastewater Treatment and Collection
The Wastewater Treatment Plant processed an average influent flow of approximately 1.80 million gallons per day in August, compared with 1.69 million gallons per day in July. No sanitary sewer overflows were reported during the first eight months of 2026.

Water Distribution and System Maintenance
The City reported no water main leaks or breaks through August 2026. Preventive maintenance activities included exercising 112 water distribution valves during August to help maintain system operability.

Item 9.2
Mountain House                                               Page 612 of 618

9 Staff also continued responding to customer and irrigation leak concerns, water pressure inquiries, and utility locate requests associated with construction and excavation activities.

Aquifer Storage and Recovery (ASR) Well Project
The City continues evaluating subsurface conditions and water quality as part of the Aquifer Storage and Recovery (ASR) Well Project. Test Bore 1, located at the Water Quality Basin, reached a depth of 1,200 feet on July 12, 2026. Geophysical logging was completed on July 13, followed by zonal sampling and testing at three depth intervals.

The testing will help inform the evaluation of subsurface conditions and water quality. Field activities were anticipated to continue through early October, and staff is confirming the current status and next project milestones.

Wastewater Pathogen Monitoring
The City continues participating in regional wastewater pathogen monitoring to track community-level trends in circulating viruses. Attachment B provides recent monitoring results for the Mountain House Wastewater Treatment Plant. These data serve as a supplemental indicator of community-level virus activity and may help identify emerging trends.

ATTACHMENTS
Attachment A – Automated Red Light Camera Traffic Enforcement Program Attachment B – Wastewater Pathogen Monitoring Results
Item 9.2
Mountain House                                               Page 613 of 618 Revised: 10/06/2026

AUTOMATED RED LIGHT CAMERA

TRAFFIC ENFORCEMENT PROGRAM
PROGRAM TO DATE AND SEPTEMBER 2026 ACTIVITY
CUMULATIVE PROGRAM ACTIVITY THROUGH SEPTEMBER 29, 2026

VEHICLES MONITORED WARNINGS ISSU CITATIONS ISSUED

CITATION RATE
2,347,905 4,185 0.18%

CITATION RATE
11,309,689 18,115 11,426 0.10%
SEPTEMBER 2026 ACTIVITY (THROUGH SEPTEMBER 29)

VEHICLES MONITORED CITATIONS ISSUED

ENFORCEMENT ACTIVITY BY CORRIDOR

CORRIDOR

PROGRAM TO DATE
(Through September 29, 2026)

SEPTEMBER TO DATE
(September 1-29, 2026)
Vehicles Monitored Warnings Issued Citations Issued Vehicles Monitored Citations Issued 433
Byron Road 5,409,982 8,197 6,699 985,927 2,070
Mustang Way 2,307,485 1,345 1,136 477,333
1,964 Note: ZIP Code 95391 is a USPS mailing ZIP Code that includes Mountain House and surrounding areas. It is not solely dedicated to the City of Mountain House. 17.19%
Grant Line Road 3,592,222 8,573 3,591 884,645 1,682
\

CITATIONS BY TRAFFIC MOVEMENT CITATIONS BY VEHICLE OWNER ZIP CODE DIRECTIONAL ANALYSIS | PROGRAM TO DATE ZIP CODES WITH 100+ CITATIONS | PROGRAM TO DATE CITATIONS ASSOCIATED WITH ZIP CODE 95391
1,964
650
537
464
398
383
361
298
275
265
254
251
234
161
131
113
ZIP CODES WITH 100+ CITATIONS Left Turn
6%
Right Turn
55%
Straight
Thru
39%
U-Turn
0%
Left Turn Right Turn Straight
Thru
U-Turn

ATTACHMENT A
Item 9.2
Mountain House                                               Page 614 of 618

ATTACHMENT B
Item 9.2
Mountain House                                               Page 615 of 618 Tuesday, October 13, 2026 - YAC
Board Chambers at 7:00 p.m.

Wednesday, October 14, 2026 - State of the County
2:00 - 4:00 p.m. Great Wolf Lodge Manteca
Wednesday, October 14, 2026 - Valley Link Board Meeting 2:00 p.m. Board Chambers
Wednesday, October 14, 2026 - Ground Breaking South Community Park 5:30 p.m. Central Parkway at West College Drive
Wednesday, October 14, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Presentation - San Joaquin Delta College
Presentation - SJ Mosquito Vector Control
Report on the Public Review Draft Housing Element by Placeworks Utility Bonds
Resolution - Prop 1
Resolution - Prop 43
Gachina Contract Amendment - Downtown (dog park & tennis center) Gachina Contract Amendment - N/S Arterials
St. Francis Contract Amendment
Second Reading and Adoption - CUPCCAA
Public Restroom Company Contract Amendment
Thursday, October 22, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.

Wednesday, October 28, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Water Update
Joint Use agreement with Mountain House Muslim Association State Priorities for Legislative Advocacy
Uber Grant Agreement
Transit Feasibility Study Adoption
Master Consultant Agreement for Construction Management West Coast Arborist Contract Amendment
ezWave Contract - Installation
Friday, October 30, 2026 - City Event: Spooky Safety Stroll 2:00 p.m. - 5:00 p.m. - Town Hall Lobby/Board Chambers
Tuesday, November 10, 2026 - YAC
Item 10.1
Mountain House                                               Page 616 of 618 Board Chambers at 7:00 p.m.

Saturday, November 14, 2026 - City Event: Veteran's Day Liberty Garden Ribbon Cutting 11:00 a.m. - 1:00 p.m. - Veteran's Liberty Garden
Wednesday, November 18, 2026 - City Event: Pickleball Courts Opening 4:00 p.m. - 5:30 p.m. - Pickleball Courts
Wednesday, November 18, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Tennis Center Contracts
Employee MOUs Salary Ranges
Master Contract Agreement - Construction Management
Public Hearing MHD Tentative Map NH B (Tract 4168) (previously Risewell) ASR Feasibility Study Adoption
Code Enforcement - Muni Code Ordinance
Wednesday, November 25, 2026 - Holiday No Meeting Scheduled Board Chambers at 7:00 p.m.

Thursday, December 3, 2026 - SJCOG Board of Directors
555 E. Weber Avenue, Stockton, CA 95202 at 4:00 p.m.

Saturday, December 5, 2026 - City Event: Holiday Light Parade/Tree Lighting 5:00 - 9:00 p.m. Central Park Way and Town Hall Plaza, Amphitheater Tuesday, December 8, 2026 - YAC
Board Chambers at 7:00 p.m.

Wednesday, December 9, 2026 - Regular City Council Meeting Board Chambers at 7:00 p.m.

ITEM
Prop 218 Overview Update
Election Certification/Oath of Office
Selection of a Vice Mayor
ACFR
Set Meeting Dates for 2027
Code Enforcement Ordinances
AB 1600 Report
Thursday, December 10, 2026 - CalCities Central Division General Membership Meeting Location/Time TBD
Item 10.1
Mountain House                                               Page 617 of 618 Saturday, December 12, 2026 - City Event: Breakfast with Santa 8:00 a.m. - 12:00 p.m. - Unity Center
Wednesday, December 23, 2026 - Holiday No Meeting Scheduled Board Chambers at 7:00 p.m.

Tuesday, January 12, 2027 - YAC
Board Chambers at 7:00 p.m.

Wednesday, January 13, 2027 - Regular City Council Meeting Board Chambers at 7:00 p.m.

City Council Committee Assignments
Wednesday, January 20 -22, 2026 -CalCities Mayor and Council Members Academy SAFE Credit Union Convention Center, Sacramento
Wednesday, January 27, 2027 - Regular City Council Meeting Board Chambers at 7:00 p.m.

Tuesday, Feburary 9, 2027 - YAC
Board Chambers at 7:00 p.m.

Wednesday, February 10 - February 12, 2027 -CalCities City Managers Conference Grand Hyatt, San Diego
Wednesday, February 10, 2027 - Regular City Council Meeting Board Chambers at 7:00 p.m.

Wednesday, February 24, 2027 - Regular City Council Meeting Board Chambers at 7:00 p.m.

Item 10.1
Mountain House                                               Page 618 of 618