CITY COUNCIL
REGULAR MEETING AGENDA
Tuesday, October 7, 2025
7:00 PM
City Council Chamber
200 Old Bernal Avenue
Pleasanton, CA 94566
The meeting will be held in-person, broadcast live on Channel 29 and streamed live for viewing at the following links TV30 https://www.tri-valleytv.org, the City's website in the Meetings portal (a red dot will indicate a live meeting) https://www.cityofpleasantonca.gov/, and the City's YouTube channel: https://www.youtube.com/user/TheCityofPleasanton.
Public participation: It is requested that members of the public wishing to address the City Council submit a speaker card. When public comment is opened on an agenda item, individuals may speak once per agenda item.
To submit written public comment regarding an open session item on this meeting agenda visit https://forms.cityofpleasantonca.gov/f/writtenpubliccomment. Comments will be accepted by the City Clerk’s Office until 12:00 p.m. on the day of the Council meeting.
In Person at Council Chamber:
• Submit a physical speaker card to the City Clerk at the meeting. When your name is called, please provide comment at the podium.
CALL TO ORDER
• Welcome and Pledge of Allegiance - Cm. Nibert
• Roll Call
Resolution No. 2025-056
Ordinance No. 2299
AGENDA AMENDMENTS
CONSENT CALENDAR
Items listed on the consent calendar are considered routine in nature and may be enacted by one motion. If discussion is required, that particular item will be removed from the consent calendar and will be considered separately.
City Council
1. Ratify Commission appointments
Community and Economic Development
2. Actions of the Zoning Administrator and Planning Commission
3. Introduce an ordinance amending Title 20 and Title 18 of the Pleasanton Municipal Code to adopt by reference the 2025 Edition of the California Code of Regulations Title 24 Parts 1-12, including the 2024 International Building, Existing Building,
City Council Agenda Page 2 of 3 October 7, 2025
Residential, Fire, Wildland-Urban Interface, Property Maintenance, and Swimming Pool and Spa Codes; the 2024 Uniform Plumbing and Mechanical Codes; the 2023 National Electrical Code and the 2025 California Green Building Standards Code
4. Introduce an ordinance amending Chapter 18.106 of the Pleasanton Municipal Code regarding accessory dwelling units and junior accessory dwelling units, to comply with State law [P25-0026]
5. Introduce an ordinance amending Section 5.28.080 System of Assessments of the Pleasanton Municipal Code, to permit changes to the manner in which the annual assessment is levied within the Downtown Pleasanton Business Improvement District, and to levy the annual assessment for 2026
Finance
6. Accept the monthly disbursement and investment report for August 2025 Library and Recreation
7. Adopt a resolution approving a revised Library Collection Development Policy to comply with AB 1825, the California Freedom to Read Act Public Works
8. Authorize the City Manager to enter into a professional services agreement with Wood Rodgers, Inc. for the development of the Stormwater System Management Plan, CIP No. 25659 in the amount not-to-exceed $2,192,186 (inclusive of a 15 percent contingency) for four years
9. Authorize the City Manager to enter into a professional services agreement with Park Planet for the Annual Playground Renovations Project, CIP No. 25745 to renovate the playground at Moller Park in the amount not to exceed $166,251 (including a project contingency of $16,625)
MEETING OPEN TO THE PUBLIC
10. Presentation of a commendation in recognition of Anish Joshi’s attainment of Eagle Scout rank and contributions to the City of Pleasanton
11. Oath of Office for new commission members
12. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.
PUBLIC HEARINGS AND OTHER MATTERS
If necessary to ensure completion of the following items, the Mayor may alter time limits.
City Council Agenda Page 3 of 3 October 7, 2025
13. Public Hearing: Adopt resolutions to amend the Master Fee Schedule for water rates and connection fees and sewer rates, effective January 1, 2026
MATTERS INITIATED BY COUNCIL
COUNCIL REPORTS
Brief reports on conferences, seminars, and meetings attended by the Council
ADJOURNMENT
Notice
Under Government Code §54957.5, any writings/documents regarding an open session item on this agenda and items received by the City Clerk’s Office by 12:00 p.m. on the day of the meeting provided to a majority of the City Council after distribution of the agenda packet will be available for public inspection on the City’s website https://www.cityofpleasantonca.gov/ and also at the Pleasanton Library located at 400 Old Bernal Ave., Pleasanton, CA 94566.
There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders, which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the decision is final (Code of Civil Procedure § 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code §65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting, regardless of whether it is a regular or special meeting.
Accessible Public Meetings
The City of Pleasanton can provide special assistance for persons with disabilities to participate in public meetings. To make a request for a disability-related modification or accommodation (e.g., an assistive listening device), please contact the City Clerk’s Office at 123 Main Street, Pleasanton, CA 94566 or (925) 931-5027 at the earliest possible time. If you need translation or interpretation assistance, please provide at least two working days’ notice prior to the meeting date.
1 of 1
Fall 2025 Appointments
APPOINTMENT TERM
Energy and Environment Commission
Regular Member – Andrea Bloom*
Regular Member – Lisa Thomas
Regular Member – Phil Bowman**
Youth Member – Ritvik Misra
10/1/2025 – 9/30/2029
10/1/2025 – 9/30/2029
10/1/2025 – 9/30/2029
10/1/2025 – 5/30/2026
Youth Commission
Regular Member (9th grade) – Kriday Ashok
Regular Member (9th grade) – Nathan Villegas
Regular Member (9th grade) – William Bridenbaugh
Regular Member (11th grade) – Arnav Sharma
Regular Member (11th grade) – Pareena Gupta
Regular Member (11th grade) – Tanvi Chaudhury
10/1/2025 – 5/30/2027
10/1/2025 – 5/30/2027
10/1/2025 – 5/30/2027
10/1/2025 – 5/30/2027
10/1/2025 – 5/30/2027
10/1/2025 – 5/30/2027
* *Reappointment
** **Move from alternate position
Attachment 1
Item #2
CITY COUNCIL AGENDA REPORT
October 7, 2025
Community and Economic Development
TITLE: ACTIONS OF THE ZONING ADMINISTRATOR AND PLANNING
COMMISSION
P25-0295, Eastrock Landscape
Application for Administrative Design Review approval to construct an approximately 12-foot-7-inch-tall, detached patio cover in the northwest rear yard located at 2524 Grappa Place.
Approved. (9 days)
P25-0297, Steven Zaballos
Application to amend P25-0275, Administrative Design Review, to increase the approved height from approximately 11-feet to approximately 12-feet 2-inches for the detached patio cover in the northeast side yard located at 6212 Robin Court.
Approved. (9 days)
Prepared by: Submitted by: Approved by:
Melinda Denis
Zoning Administrator
Ellen Clark
Director of Community and
Economic Development
Gerry Beaudin
City Manager
Item #3
CITY COUNCIL AGENDA REPORT
October 7, 2025
Community and Economic Development
TITLE: INTRODUCE AN ORDINANCE AMENDING TITLE 20 AND TITLE 18 OF THE PLEASANTON MUNICIPAL CODE TO ADOPT BY REFERENCE THE 2025 EDITION OF THE CALIFORNIA CODE OF REGULATIONS TITLE 24 PARTS 1-12, INCLUDING THE 2024 INTERNATIONAL BUILDING, EXISTING BUILDING,
RESIDENTIAL, FIRE, WILDLAND-URBAN INTERFACE, PROPERTY
MAINTENANCE, AND SWIMMING POOL AND SPA CODES; THE 2024 UNIFORM PLUMBING AND MECHANICAL CODES; THE 2023 NATIONAL ELECTRICAL CODE AND THE 2025 CALIFORNIA GREEN BUILDING STANDARDS CODE
SUMMARY
Every three years, the State of California adopts new building standards that make up the California Code of Regulations, Title 24. The prior Title 24 was adopted in 2022, and the 2025 Title 24 will become effective on January 1, 2026. The proposed ordinance amends the Pleasanton Municipal Code (PMC) to coincide with the State’s adoption of the 2025 California Building Safety Codes, more commonly known as the Building, Existing Building, Residential, Green, Plumbing, Mechanical, Electrical, Energy, Wildland-Urban Interface, and Fire Codes.
These codes are also known collectively as the California Building Standards Code (CBSC).
Existing local amendments related to the City’s geological, topographical, climatic, and environmental (for CALGreen) conditions are included in the proposed amendments. Due to a variety of local conditions, local amendments to the CBSC relating to structural design standards and fire resistivity are necessary. Additionally, consistent with the City’s Climate Action Plan 2.0 (CAP 2.0), local amendments in the Green Code are being carried forward from the previous code adoption cycle for required electric vehicle (EV) charging infrastructure and building electrification for new construction.
State Assembly Bill 130 was signed into law this year and, among other provisions, places a moratorium on local amendments to residential codes until 2031. This code adoption does not include any new local amendments to the California Residential Code or Green Building Standards Code; it is “substantially equivalent” to the one in place, with minor edits to code section reference numbers that were updated in this code cycle.
RECOMMENDATION
Staff recommends the City Council introduce the attached ordinance updating various chapters within Pleasanton Municipal Code Title 20 and Title 18 concerning the adoption of the 2025 Edition of the California Building Standards Code (Title 24 c.c.r.), including by reference the 2024 International Building, Existing Building, Residential, Wildland-Urban Interface, and Fire Codes; the 2024 Uniform Plumbing and Mechanical Codes; the 2023 National Electrical Code and the 2025 California Green Building Standards Code (CALGreen).
BACKGROUND
Building codes are updated every three years by the various model code-making organizations, such as the International Code Council (ICC), the International Association of Plumbing and Mechanical Officials (IAPMO), and the National Fire Protection Association (NFPA). The State of California modifies and adopts these updated codes in the California Code of Regulations, Title 24. Title 24, also known as the California Building Standards Code (CBSC), is a broad set of requirements for “energy conservation, green design, construction and maintenance, fire and life safety, and accessibility” that apply to the “structural, mechanical, electrical, and plumbing systems” in a building.
All jurisdictions in the state are required to adopt the CBSC for local enforcement within 180 days after Title 24 is published, with an effective date of January 1, 2026, for this 2025 edition.
In adopting Title 24 for local enforcement, jurisdictions may amend building standards if such amendments are necessary to address local geologic, topographic, climatic, or environmental conditions. When the State last adopted the revised California Building Standards Code, the City adopted by reference those revised codes along with local amendments in 2022 by Ordinance No. 2241. No additional local amendments are proposed for inclusion in this current update.
DISCUSSION
Overview
This proposed ordinance adopts the State’s new California Building Standards Codes and carries forward the City’s current local amendments relating to local conditions included in Exhibit B, based upon the specific findings set forth in Exhibit A of the Ordinance.
The Pleasanton Building and Construction Code consists of 16 distinct Chapters of the Pleasanton Municipal Code (PMC) Title 20. Specifically, the proposed ordinance would amend Chapters 20.04 (Pleasanton Building Administrative Code), Chapter 20.06 (Existing Building Code), 20.08 (Building Code), 20.10 (Residential Code), 20.12 (Plumbing Code), 20.16 (Mechanical Code), 20.20 (Electrical Code), 20.22 (Wildland-Urban Interface Code), 20.24 (Fire Code), 20.26 (Green Building Code), 20.36 (Security Regulations), 20.55 (Swimming Pool, Spa, and Hot Tub Code) and 20.65 (Property Maintenance Code) of the PMC, adopting by reference and amending the 2024 Editions of the International Building, Existing Building, Residential, Fire, Property Maintenance, and Swimming Pool and Spa Codes; the 2023 Edition of the National Electrical Code and the 2025 CALGreen Code. The remaining Chapters of PMC Title 20 do not reference specific editions of these codes and are not amended at this time.
Local Amendments:
Local amendments typically address localized geographic, seismic, topographic, and climatic conditions that warrant special or more protective building standards.
As noted, 2025’s Assembly Bill 130 does not allow new local amendments to be adopted as part of building codes for the next six years, through 2031. However, it allows existing code amendments to move forward as long as they are “substantially equivalent” to previously adopted amendments. While the City proposes no new local amendments, existing local amendments, and minor revisions to clarify and better align with the new building codes are outlined below.
Structural Design and Fire
Due to ongoing issues related to local seismic conditions, the presence of fire hazard severity zones and hillside areas adjacent to and within the City, weather conditions, and freeways that bisect the community and possibly compromise water availability for firefighting, local amendments to the California Building Standards Codes relating to structural design standards and fire resistivity are necessary. These previously-adopted amendments include enhanced wall bracing and foundation requirements to improve earthquake resistance, fire sprinkler requirements when constructing additions to existing non-sprinklered structures, fire resistance in roofing materials, and more stringent hazardous materials management. (See Exhibit B of Attachment 1.)
Electric Vehicle Charging Infrastructure and Building Electrification In the last code cycle (2022), the City adopted Reach Codes for electric vehicle (EV) charging and building electrification for both residential and non-residential projects. The City’s current Reach Code is recommended to be carried forward with minor modifications (i.e., deleting some sections of multifamily EV charging where the 2025 Green Building Code is more restrictive and requires substantially more EV charging than the current Reach Code). This code adoption does not include any new local amendments to the Green Building Standards Code and is “substantially equivalent” to the one in place. Some of the provisions related to EV charging are included in Title 18, Zoning, and an amendment to this section of the PMC is reflected in the attached Ordinance.
EQUITY AND SUSTAINABILITY
The adoption of these codes will provide the City with the most up-to-date standards available under State law. They will greatly enhance national and regional consistency, resulting in a more uniform and streamlined design, application, and plan review process. They will also implement policies adopted in CAP 2.0 that advance the City’s sustainability goals.
OUTREACH
No outreach was conducted, as this item is a routine matter of City business.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the ONE Pleasanton citywide strategic goal of Investing In Our Environment. The triennial code adoption includes local amendments that codify priority items from the Climate Action Plan 2.0 to lead by example in environmental sustainability.
FISCAL IMPACT
There is no anticipated fiscal impact associated with the adoption of this ordinance.
Prepared by: Submitted by: Approved by:
Chief Building Official
Robert Queirolo Ellen Clark, Director of Community and
Economic Development
Gerry Beaudin, City
Manager
Attachments:
1. Ordinance to Update Title 20 and Title 18, with exhibits
ATTACHMENT 1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON AMENDING TITLE 20 AND TITLE 18 OF THE PLEASANTON MUNICIPAL CODE TO ADOPT BY REFERENCE THE 2025 EDITION OF THE CALIFORNIA CODE OF REGULATIONS TITLE 24 PARTS 1-12, INCLUDING THE 2024 INTERNATIONAL
BUILDING, EXISTING BUILDING, RESIDENTIAL, FIRE, WILDLAND-URBAN
INTERFACE, PROPERTY MAINTENANCE, AND SWIMMING POOL AND SPA CODES; THE 2024 UNIFORM PLUMBING AND MECHANICAL CODES; THE 2023 NATIONAL ELECTRICAL CODE AND THE 2025 CALIFORNIA GREEN BUILDING
STANDARDS CODE
WHEREAS, the State of California has revised and updated the California Building Standards Codes (Title 24 California Code of Regulations) related to buildings and construction to be effective State-wide on January 1, 2026; and
WHEREAS, the City of Pleasanton traditionally adopts the California Building Standards Codes by reference so that the City has the most current standards available under State law, with some local amendments related to our local geological, topographical and climatic conditions; and
WHEREAS, the City proposes, effective January 1, 2026, to repeal those previous California Building Standards Codes which will be superseded by the State’s newest codes, and adopt the most current California Building Standards Codes, with local amendments supported by specific findings about Pleasanton’s local geological, topographical, and climatic conditions; and
WHEREAS, in 2022 the City adopted Climate Action Plan (CAP) 2.0 which includes Primary Action 1 to adopt an all-electric reach code for new construction that limits the development of new gas infrastructure (indicating that exemptions can be considered; and Primary Action 5, including multiple strategies towards a Zero Emission Vehicle Plan including that new construction be required to install Electric Vehicle (EV) charging capabilities; and WHEREAS, the California Health and Safety Code Sections 17958, 17958.5 and 17958.7 require the governing body of a city, before making any modifications or changes to the California Building Standards Code, to make an express finding that such modifications or changes are reasonably necessary because of local climatic, geological or topographical conditions; and WHEREAS, the City Council of the City of Pleasanton finds that a departure from the Building Standards Code is reasonable necessary due to the local climatic, geological or topographical conditions; and
WHEREAS, the City Council of the City of Pleasanton finds that the amendments would be exempt from CEQA under Section 15061(b)(3), and would be consistent with the Initial Study/Negative Declaration for the CAP 2.0 which concluded that the CAP 2.0’s actions would have a less that significant impact on the environment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The findings related to local climatic, geological, and topographical conditions as set forth in the attached Exhibit A are adopted.
SECTION 2. Chapter 20.04 (Pleasanton Building Administrative Code), Chapter 20.06 (Pleasanton Existing Building Code), 20.08 (Building Code), 20.10 (Residential Code), 20.12 (Plumbing Code), 20.16 (Mechanical Code), 20.20 (Electrical Code), 20.22 (Wildland-Urban Interface Code) 20.24 (Fire Code), 20.26 (Green Building Code), 20.36 (Security Regulations),
20.55 (Swimming Pool, Spa and Hot Tub Code) and 20.65 (International Property Maintenance Code) of Title 20 of the Pleasanton Municipal Code (Buildings and Construction) are amended as set forth in the attached Exhibit B.
SECTION 3. Chapter 18.88 (Off-Street Facilities), Chapter 18.88 of the Pleasanton Municipal Code is amended to be consistent with the Building Codes as set forth in Exhibit C.
SECTION 4. A summary of this ordinance shall be published once within fifteen (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.
SECTION 5. This ordinance shall be effective January 1, 2026.
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on October 7, 2025, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
______________________________
Jack Balch, Mayor
ATTEST:
____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
EXHIBIT A
FINDINGS KEY AND MATRIX
Section Title
Added
to
CA
Code
Deleted
from
CA
Code
Amended
CA Code
Justification
(see below for
Key to
Justifications)
20.06.10 20.06.010 California Existing Building Code
adopting Appendices A1, A3 and A4 X
G&T
20.08.10 20.08.010 California Building Code adopting
Appendices C, G, J, N X
C,G&T
20.08.060
CBC Section 1505.1 amended – Fire
Classification. X
C, G & T
20.08.070
CBC Section 1705.3 amended – Concrete
Construction. X
G & T
20.08.090
CBC Section 1905.6 amended – Structural
Plain Concrete X
G & T
20.10.040
CRC Table R301.2 amended – Climate and
Geographic Design Criteria. X
G & T
20.10.050
CRC Section R309 amended– Automatic Fire
Sprinkler Systems. X X X C, G & T
20.10.060
CRC Table R602.10.3(3) amended- Bracing
Requirements Based on Seismic Design
Category. X X
G & T
20.10.070
CRC Section R602.10.4.5 added – Limits on
methods GB and PCP. X X X
G & T
20.10.080
CRC Section R902.1 amended – Roof
assemblies. X
C, G & T
20.12.010
Uniform Plumbing Code adopting appendix
A. X
C&T
20.20.010 California Electrical Code adopted. X C
20.24.010
California Fire Code adopting appendices D,
E, F, and H. X
G & T
20.24.020
CFC Chapter 1, Division II, section 103.1-
Creation of Agency X
C, G, & T
20.24.030
CFC Chapter 1, Division II, Table 105.5.9
amended – Permit Amounts for Compressed
Gases.
X G & T
20.24.040
CFC Chapter 1, Division II, Table 105.5.11
amended – Permit Amounts for Cryogenic
Fluids.
X X G & T
20.24.050
CFC Chapter 1, Division II, Section 105.5.18
Item 3 amended – Flammable and
combustible liquids.
X X C, G & T
Attachment 1 Exhibit A
Section Title
Added
to
CA
Code
Deleted
from
CA
Code
Amended
CA Code
Justification
(see below for
Key to
Justifications)
20.24.060
CFC Section 105.5.18 Item 12 added - Permit
Amounts for Hazardous Materials,
Flammable and Combustible Liquids and
Gases at Residential Occupancies.
X C, G & T
20.24.070
CFC Chapter 1, Division II, Table 105.5.22
amended – Permit Amounts for Hazardous
Materials.
X X C, G & T
20.24.080 CFC Chapter 1, Division II, Section 105.5.59
added – Radioactive Materials. X X G & T
20.24.090 CFC Chapter I, Division II, Section 112
deleted- Means of Appeal X C, G & T
20.24.95 CFC Chapter I, Division II, Section 113
amended- Violation Penalties X C, G & T
20.24.100 CFC Chapter 1, Division II, Section 116
added – Unauthorized Discharges. X X G & T
20.24.110 CFC Chapter 2 Definitions amendedHazardous Materials X C, G & T
20.24.120 CFC Chapter 2 Definitions amended- Health
Hazard X C, G & T
20.24.130 CFC Chapter 2 Definitions added- Maximum
Threshold Quantity X C, G & T
20.24.140 CFC Chapter 2 Definitions addedModerately Toxic Gas X C, G & T
20.24.145 CFC Section 603.10 added – Multiple
Sources of Non-Utility Electricity. X X C & T
20.24.150 CFC Section 611 added – Immersion Heaters. X X C, G & T
20.24.155 CFC Section 901.6.4 added- Prevention of
False Alarms X T
20.24.160 CFC Section 903.2 amended – Automatic
Sprinkler Systems . X X C, G & T
20.24.170 CFC Section 903.3.1.2 amended - NFPA 13R
Sprinkler Systems. X X C, G & T
20.24.180 CFC Section 903.3.1.3 amended – NFPA 13D
sprinkler systems. X X C, G & T
20.24.185 CFC Section 3208.3.1 amended- Flue Space
Protection X X C & T
20.24.190 CFC Section 5001.5.1.1 added- Hazardous
Material Management Plan (HMMP) X G & T
Attachment 1 Exhibit A
Section Title
Added
to
CA
Code
Deleted
from
CA
Code
Amended
CA Code
Justification
(see below for
Key to
Justifications)
20.24.192 CFC Section 5001.5.2.1 added- Hazardous
Material Inventory Statement (HMIS) X G & T
20.24.195 CFC Section 5001.5.3 added- Hazardous
Materials Business Plan (HMBP) X G & T
20.24.200 CFC Section 5003.2.10 added – Biodiesel and
methanol equipment. X X C, G & T
20.24.210 CFC Section 5003.5.2 added – Ventilation
ducting. X X C, G & T
20.24.220 CFC Section 5003.5.3 added – H
Occupancies. X X C, G & T
20.24.230 CFC Section 5003.14 added – Automatic
Filling of Tanks. X X C, G & T
20.24.240 CFC Section 5005.5 added – Emergency
Alarms, supervision and monitoring. X X C, G & T
20.24.250 CFC Section 5601.1.3 amended – Fireworks. X C, G & T
20.24.270 CFC Section 5704.2.7.5.8 amended - Overfill
Protection Exception. X C, G & T
20.24.280 CFC Chapter 60 amended- Title. X X C, G & T
20.24.290 CFC Section 6004.1 amended – General. X C, G & T
20.24.300 CFC Section 6004.1.2 amended – Gas
Cabinets. X C, G & T
20.24.310 CFC Section 6004.1.3 amended – Exhausted
Enclosures. X C, G & T
20.24.320 CFC Section 6004.1.4 added – Automatic
shut-off valve. X X C, G & T
20.24.330 CFC Section 6004.1.5 added – Annual
Maintenance. X X C, G & T
20.24.340 CFC Section 6004.1.6 added – Maximum
threshold quantity. X X C, G & T
20.24.350 CFC Section 6004.1.7 added – Reduced flow
valve. X X C, G & T
20.24.360 CFC Section 6004.1.8 added – Fire
extinguishing systems. X X C, G & T
20.24.370 CFC Section 6004.1.9 added – Local gas shut
off. X X C, G & T
20.24.380 CFC Section 6004.1.10 added – Exhaust
ventilation monitoring. X X C, G & T
20.24.390 CFC Section 6004.1.11 added – Emergency
response plan. X X C, G & T
Attachment 1 Exhibit A
Section Title
Added
to
CA
Code
Deleted
from
CA
Code
Amended
CA Code
Justification
(see below for
Key to
Justifications)
20.24.400 CFC Section 6004.1.12 added – Emergency
Response Liaisons. X X C, G & T
20.24.410 CFC Section 6004.1.13 added – Emergency
Drills. X X C, G & T
20.24.420 CFC Section 6004.1.14 added – Cylinder leak
testing. X X C, G & T
20.24.430 CFC Section 6004.1.15 added – Inert gas
purge system. X X C, G & T
20.24.440 CFC Section 6004.1.16 added – Seismic
shutoff valve. X X C, G & T
20.24.450 CFC Section 6004.1.17 added – Fittings and
connections. X X C, G & T
20.24.460 CFC Section 6004.2 amended – Indoor
storage and use. X C, G & T
20.24.470 CFC Section 6004.2.1 amended –
Applicability. X C, G & T
20.24.480
CFC Section 6004.2.1.1 amended – Quantities
not exceeding the maximum allowable
quantity per control area.
X C, G & T
20.24.490
CFC Section 6004.2.1.4 added – Quantities
not exceeding minimum threshold quantity
per control area.
X X C, G & T
20.24.500
CFC Section 6004.2.1.5 added – Quantities
exceeding minimum threshold quantity per
control area.
X X C, G & T
20.24.510 CFC Section 6004.2.2 amended – General
indoor requirements. X C, G & T
20.24.520 CFC Section 6004.2.2.5 amended –Piping and
controls -stationary tanks, Item 1. X C, G & T
20.24.530 CFC Section 6004.2.2.7 amended – Treatment
systems. X C, G & T
20.24.540 CFC Section 6004.2.2.10.1 amended –
Alarms. X C, G & T
20.24.550 CFC Section 6004.3 amended – Outdoor
storage and use. X C, G & T
20.24.560 CFC Section 6004.3.1 amended –
Applicability. X C, G & T
20.24.570
CFC Section 6004.3.1.1 amended – Quantities
not exceeding the maximum allowable
quantity per control area.
X C, G & T
Attachment 1 Exhibit A
Section Title
Added
to
CA
Code
Deleted
from
CA
Code
Amended
CA Code
Justification
(see below for
Key to
Justifications)
20.24.580
CFC Section 6004.3.1.4 added – Quantities
not exceeding the minimum threshold
quantity per control area.
X X C, G & T
20.24.590
CFC Section 6004.3.1.5 added – Quantities
exceeding the minimum threshold quantity
per control area.
X X C, G & T
20.24.600 CFC Section 6004.3.2 amended – General
outdoor requirements. X C, G & T
20.24.610
CFC Section 6004.3.3 amended – Outdoor
storage weather protection for portable tanks
and cylinders.
X C, G & T
20.26.020 Section 101.3 amended – Scope. X C
20.26.030 Section 107 added –Local Enforcing Agency. X C
20.26.040 Chapter 2 Definitions - amended X C
20.26.050 Chapter 2 Definitions - added X C
20.26.060 Section 301.1.1 amended –Additions and
alterations. X C
20.26.070 Section 4.106.1 amended –Site Development. X C
20.26.080
Section 4.106.4 amended – Electric Vehicle
EV Charging) for new
construction.
X C
20.26.090
Section 4.106.4.1 amended – New one- and
two-family dwellings and
townhouses with attached
private garages.
X C
20.26.100 Section 4.106.4.1.1 amended -identification. X C
20.26.110 Section 4.106.4.1.2 added - Existing Building. X C
20.26.120
Section 4.106.4.2 amended – New
Multifamily dwellings, hotels
and motels and new
residential parking facilities.
X C
20.26.210 Section 4.106.4.2.5 amended – Electric
vehicle ready space signage. X C
20.26.230 Section 4.106.4.5 added – Direct current fast charging stations. X C
20.26.240 Section 4.106.5 added – All-electric buildings. X C
20.26.250 Section 4.106.5.1 added - New construction
qualifying alteration projects. X C
20.26.260 Section 4.106.5.2 added – Requirements for
combustion equipment. X C
Attachment 1 Exhibit A
Section Title
Added
to
CA
Code
Deleted
from
CA
Code
Amended
CA Code
Justification
(see below for
Key to
Justifications)
20.26.270
Section 4.408 amended – Construction Waste
Reduction, Disposal and
Recycling.
X C
20.26.280
Section 5.106.1 amended – Stormwater
pollution prevention for
projects that disturb less than
1 acre of land.
X C
20.26.290 Section 5.106.5.3 amended – Electric vehicle
(EV) charging. X C
20.26.300 Section 5.106.5.3.1 amended – EV capable
Spaces. X C
20.26.310 Section 5.106.5.3.2 amended- Electric vehicle charging stations (EVCS) X C
20.26.320
Section 5.106.5.3.3 amended – Use of
Automatic Load Management
Systems (ALMS).
X C
20.26.330 Section 5.106.5.3.4 amended Accessible
EVCS. X C
20.26.340
Section 5.106.5.5 amended Electric vehicle
(EV) charging: medium-duty
and heavy-duty.
X C
20.26.350
Section 5.106.5.5.1 amended Electric vehicle
charging readiness
requirements for warehouses,
grocery stores and retail
stores with planned off-street
loading spaces.
X C
20.26.360
Table 5.106.5.1.1 added – Raceway and panel
power requirements for
medium- and heavy-duty
EVSE.
X C
20.26.370 Section 5.106.13 added – All-electric
buildings. X C
20.26.380
Section 5.408 amended – Construction Waste
Reduction, Disposal and
Recycling.
X C
Attachment 1 Exhibit A
KEY TO JUSTIFICATIONS FOR AMENDMENTS TO TITLE 24 OF THE CALIFORNIA CODE OF REGULATIONS:
C. This amendment is justified on the basis of a local climatic and environmental conditions. Local climatic conditions include a low amount of average yearly rainfall, which tend to be concentrated from October through April. From May through September, a dry period occurs where daily temperatures remain high, and there is little measurable precipitation. In addition, the local climate frequently includes high winds which sweep down through the valley. These seasonal climatic conditions during the late summer and fall period create severe fire hazards to the public health and welfare in the City. The California Division of Forestry & Fire Protection has classified areas within and adjacent to the City as Very High Fire Severity Zones. Since Pleasanton is inland, it is more susceptible to ozone formation, as pollutants from coastal areas can be transported inland and react with sunlight. Historic air quality issues have reflected struggles with smog and other pollutants, influenced heavily by vehicle emissions, industrial sources, and geography. Despite modern, cleaner engines, traffic continues to be a major contributor to air pollution in the area. The need for electrification and EV charging is required to improve air quality, reduce energy usage, decrease greenhouse gas emissions, and expand the use of clean renewable energy. The aforementioned conditions combined with the geological characteristics of the hills, topographical and climatic conditions, combined with the local environmental conditions within the City create hazardous conditions for which departure from the California Building Standards is required
G. This amendment is justified on the basis of a local geologic condition. The City is subject to earthquake hazards caused a number of earthquake faults that are located either within or in close proximity to the City. Those with the most direct and potentially destructive impact are the San Andreas, Calaveras, Hayward, Greenville and Concord-Green Valley Faults. The U.S.
Geological Survey (USGS) has identified a 72% probability of at least one earthquake of magnitude 6.7 or greater occurring in the region before 2043. Recent earthquake damage studies, including the 1994 Northridge earthquake, have indicated the lack of adequate design and detailing as a contributing factor to damages that reduced the protection of the life-safety of building occupants. Because the City is within a seismic area which includes earthquake faults within and through the jurisdictional limits of the City, the modifications and changes cited herein are designed to better limit property damage as a result of seismic activity and to establish criteria for repair of damaged property following a local emergency.
T. This amendment is justified on the basis of a local topographic condition. Local topographical conditions include hills on the western border and flat area on the eastern border. The narrow and winding access along with steeply sloped streets in the hills makes timely response by fire suppression vehicles difficult. Interstate 680 divides the City into two sections, and circulation between areas of the City rely on both freeway overpasses and underpasses. In addition, local traffic must also pass over railroad tracks, creeks, and bridges (to cross arroyos). Water lines which come from tanks on the hills of the City must also cross the interstate to feed the automatic fire sprinkler systems installed in buildings throughout the City. During peak a.m. and p.m. traffic periods, the City experiences heavy traffic congestion at key intersections, and near many freeway on-ramp and off-ramps. In the event of an accident or emergency at one of these key intersections, bridges, or other circulation corridors, sections of the City could become isolated and response times increased beyond ideal levels. Combined with both the climatic and geologic hazards, these topographical conditions require modifications from the State Building Standards to mitigate these conditions.
EXHIBIT B
The following amendments are proposed to various chapters and sections of Title 20 of the Pleasanton Municipal Code. Proposed text to be inserted is indicated in underline, and proposed text to be deleted in strikethrough format.
TITLE 20
BUILDINGS AND CONSTRUCTION
Chapter 20.04 PLEASANTON BUILDING ADMINISTRATIVE CODE
Sections:
20.04.210 Time limitation of application amended.
20.04.220 Permit Expiration amended.
20.04.350 Required building inspections amended.
To conform with requirements in AB2913, Section 20.04.210 is amended to read as follows:
20.04.210 Time Limitation of Application.
An application for a permit for any proposed work that did not require a plan review shall be deemed to have been abandoned 12 months after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the Building and Safety Official is authorized to grant one or more extensions of time for an additional period not exceeding 180 days. The extension shall be requested in writing and justifiable cause demonstrated. An application shall not be extended if this code or any other pertinent laws or ordinances have been amended subsequent to the date of application.
To conform with requirements in AB2913, Section 20.04.280 is amended to read as follows:
20.04.280 Permit expiration.
Every permit issued shall become invalid unless the work authorized by such permit is commenced within 12 months after its issuance. The permit will become invalid if the work authorized by such permit is suspended or abandoned for a period of 180 days following an approval given by the Building and Safety Official for a required inspection, as enumerated in Section 20.04.350 of this code. The Building and Safety Official is authorized to grant, in writing, one or more extension of time, for a period not more than 180 days. The extension shall be requested in writing and justifiable cause demonstrated.
If the permit has expired, before such work can be recommenced, a new permit shall be first obtained to do so, and the fee therefor shall be one-half the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and
Attachment 1 Exhibit B
provided further that such suspension or abandonment has not exceeded one year. In order to renew action on a permit after expiration, the permittee shall pay a new full permit fee.
Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time required by this section for good and satisfactory reasons. The Building and Safety Official may extend the time for action by the permittee for a period not exceeding 180 days on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken.
To conform with requirements in SB721, Section 20.04.350 is amended to read as follows:
20.04.350 Required building inspections.
Reinforcing steel or structural framework of any part of a building or structure or any plumbing, mechanical or electrical components shall not be covered or concealed without first obtaining the approval of the Building and Safety Official. Protection of joints and penetrations in fire- resistive assemblies shall not be concealed from view until inspected and approved.
The Building and Safety Official shall require notification from the permit holder in order to make the following inspections:
1. Foundation Inspection. Footing and foundation inspections shall be made after excavations for footings are complete and any required reinforcing steel is in place. Plumbing, mechanical or electrical components are required to be in place. For concrete foundations, required forms shall be in place prior to inspection. The foundation inspection shall include excavations for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment. Materials for the foundation shall be on the job, except where concrete is ready mixed in accordance with ASTM C 94, the concrete need not be on the job.
2. Under-slab and Under-floor Inspection. Concrete slab and under-floor inspections shall be made after in-slab or under-floor reinforcing steel and building service equipment, conduit, wiring, ducting, piping accessories or other ancillary equipment items are in place, but before any concrete is placed, or insulation and/or floor sheathing is installed, including the subfloor.
3. Floodplain Inspection, in designated flood hazard areas. Upon placement of the lowest floor and prior to further vertical construction, a registered design professional shall prepare and submit documentation to the Building and Safety Official of the elevation of the lowest floor, including basement, as required in Section 1612.4 of the California Building Code, or for one-and two-family dwellings, Section R306 of the California Residential Code.
4. Shear and Roof Inspection. A lateral bracing, roof framing and sheathing inspection shall be made before any weather protection covering or roofing material is installed on the walls or roof of any building.
5. Plumbing, Mechanical, Gas and Electrical Inspection. Rough inspection of plumbing, mechanical, gas and electrical systems shall be made prior to covering or concealment, before fixtures or appliances are set or installed, and prior to framing inspection.
Attachment 1 Exhibit B
6. Frame Inspection. Framing inspections shall be made after the roof deck or sheathing are approved and the structure is adequately protected from weather intrusion, all framing, fire-blocking and bracing are in place, all pipes, chimneys and vents to be concealed are complete and the rough electrical, plumbing, heating, wiring, piping and ducts are approved. Moisture content of framing members shall be verified in accordance with the California Green Building Standards Code.
7. Sprinkler System Pre-Concealment Inspection. Fire sprinklers shall be installed in all required locations, and the sprinkler piping installation shall be tested and inspected prior to the concealment of any sprinkler system piping.
8. Energy Efficiency Inspections. Inspections shall be made to determine compliance with the California Energy Code, Title 24, Part 6 and shall include, but not be limited to, inspections for:
envelope insulation R- and U-values, fenestration U-value, duct system R-value, and HVAC and water-heating equipment efficiency. Wall and concealed ceiling insulation inspections are required to be made after the frame inspection is approved and before being covered.
9. Lath and/or wallboard Inspection. Lath and gypsum board inspections shall be made after lathing and gypsum board, interior and exterior, is in place, but before any plastering is applied or gypsum board joints and fasteners are taped and finished.
EXCEPTION: Gypsum board that is not part of a fire-resistance-rated assembly.
10. Fire-resistance-rated Construction Inspection. Wherever fire-resistance-rated construction is required, the Building and Safety Official shall require an inspection of such construction after all lathing and/or wallboard is in place, but before any plaster is applied, or before wallboard joints and fasteners are taped and finished. Protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers and smoke partitions shall not be concealed from view until inspected and approved.
11. Weather-exposed balcony and walking surface waterproofing. Where balconies or other elevated walking surfaces are exposed to water from direct or blowing rain, snow or irrigation, and the structural framing is protected by an impervious moisture barrier, all elements of the impervious moisture barrier system shall not be concealed until inspected and approved.
EXCEPTION: Where special inspections are provided in accordance with California Building Code Section 1705.1.1, Item 3.
12. Other Inspections. In addition to the inspections specified above, the Building and Safety Official is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this code and other laws that are enforced by the department of building safety.
13. Final Inspection. Final inspection shall be made after the permitted work is complete and prior to occupancy.
Attachment 1 Exhibit B
Chapter 20.06 EXISTING BUILDING CODE
Sections:
20.06.010 California Existing Building Code adopted.
20.06.020 CEBC Chapter 1 Division I amended.
20.06.030 CEBC Chapter 1 Division II deleted.
20.06.010 California Existing Building Code adopted.
A. The International Existing Building Code, 2024 Edition, as amended and set forth in the California Existing Building Code, Title 24, Part 10 of the California Code of Regulations, published by the International Code Council (including Appendices Chapters A1, A3 and A4) is hereby adopted.
B. The International Existing Building Code (IEBC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter. Reference numbers herein are taken from the 2025 California Existing Building Code (CEBC).
C. Where there is a reference in the CEBC to the "Building Official" or “Authority Having Jurisdiction” it shall mean the "Building and Safety Official" or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.06.020 CEBC Chapter 1 Division I amended.
Chapter 1 Division I Sections 1.8.4, 1.8.5, 1.8.7 and 1.8.8 are deleted.
20.06.030 CEBC Chapter 1 Division II deleted.
Chapter 1 Division II is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
Attachment 1 Exhibit B
Chapter 20.08 PLEASANTON BUILDING CODE
Sections:
20.08.010 California Building Code adopted.
20.08.020 CBC Chapter 1 Division I amended.
20.08.030 CBC Chapter 1 Division II deleted.
20.08.040 CBC Section 903 amended – Automatic Sprinkler Systems.
20.08.050 CBC Section 904 amended – Alternative Automatic Fire-Extinguishing Systems.
20.08.060 CBC Section 1505 amended – Fire Classification.
20.08.070 CBC Section 1704 amended – Concrete Construction.
20.08.080 CBC Section 1905.1.7 amended – ACI 318 section 14.1.4.
20.08.010 California Building Code adopted.
A. The International Building Code, 2024 Edition, as amended and set forth in the California Building Code, Title 24, Part 2 of the California Code of Regulations, published by the International Code Council is hereby adopted, together with Appendices C, G, J, and N except as set forth in this chapter.
B. The International Building Code (IBC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter. Reference numbers herein are taken from the 2025 California Building Code (CBC).
C. These regulations shall be known as the Pleasanton Building Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the "Building Official" or “Authority Having Jurisdiction” it shall mean the "Building and Safety Official" or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.08.020 CBC Chapter 1 Division I amended.
Chapter 1 Division I Sections 1.8.4, 1.8.5, 1.8.7 and 1.8.8 are deleted.
20.08.030 CBC Chapter 1 Division II deleted.
Chapter 1 Division II is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
20.08.040 CBC Section 903 amended – Automatic Sprinkler Systems.
Section 903 of the California Building Code 2025 Edition, (T24 C.C.R. Part 2), and including by reference the International Building Code, 2024 Edition is amended to read as shown in section 903 of the Pleasanton Fire Code (PMC Chapter 20.24).
20.08.050 CBC Section 904 amended – Alternative Automatic Fire-Extinguishing Systems.
Attachment 1 Exhibit B
Section 904 of the California Building Code 2025 Edition, (T24 C.C.R. Part 2), and including by reference the International Building Code, 2024 Edition is amended to read as shown in section 904 of the Pleasanton Fire Code (PMC Chapter 20.24).
20.08.060 CBC Section 1505 amended – Fire Classification.
Table 1505.1 Minimum Roof Coverings Classification is deleted, and Section 1505.1 is amended to add the following paragraph to read as follows:
1505.1 General. Roof coverings shall have a Class B or higher fire resistance rating for all buildings regardless of type of construction.
20.08.070 CBC Section 1705.3 amended – Concrete Construction.
Section 1705.3 Exception 1 is amended to read as follows:
1705.3 Concrete Construction. Special inspections and tests of concrete construction shall be performed in accordance with this section and Table 1705.3.
Exception: Special inspections shall not be required for isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock, where the structural design of the footing is based on a specified compressive strength, f’c, not more than 2,500 pounds per square inch (psi) (17.2 Mpa) regardless of the compressive strength specified in the construction documents or used in the footing construction.
20.08.080 CBC Section 1905.6 Plain Concrete-amended
Section 1905.62 is amended to read as follows:
1905.6.2 Seismic Design Categories C, D, E and F is deleted and replaced with the following:
1905.6.2 Seismic Design Categories C, D, E and F Structures assigned to Seismic Design Category C, D, E or F shall not have elements of structural plain concrete, except as follows:
• Isolated footings of plain concrete supporting pedestals or columns are permitted, provided the projection of the footing beyond the face of the supported member does not exceed the footing thickness.
• Plain concrete footing supporting walls are permitted, provided the footings have at least two continuous longitudinal reinforcing bars. Bars shall not be smaller than No. 4 and shall have a total area of not less than 0.002 times the gross cross-sectional area of the footing. A minimum of one bar shall be provided at the top and bottom of the footing. Continuity of reinforcement shall be provided at corners and intersections.
Attachment 1 Exhibit B
Chapter 20.10 PLEASANTON RESIDENTIAL CODE
Sections
20.10.010 California Residential Code adopted.
20.10.020 CRC Chapter 1 Division I amended.
20.10.030 CRC Chapter 1 Division II deleted.
20.10.040 CRC Table R301.2(1) amended – Climate and Geographic Design Criteria.
20.10.050 CRC Section R309 amended– Automatic Fire Sprinkler Systems.
20.10.060 CRC Table R602.10.3(3) amended – Bracing Requirements based on Seismic Design Category.
20.10.070 CRC Section R602.10.4.5 added – Limits on methods GB and PCP.
20.10.080 CRC Section R902.1 amended – Roof assemblies.
20.10.010 California Residential Code adopted.
A. The International Residential Code, 2024 Edition, as amended and set forth in the California Code of Regulations, Title 24, Part 2.5, published by the International Code Council is hereby adopted, except as set forth in this chapter.
B. The International Residential Code (IRC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter. Reference numbers herein are taken from the 2025 California Residential Code (CRC).
C. These regulations shall be known as the Pleasanton Residential Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the "Building Official" or “Authority Having Jurisdiction” it shall mean the "Building and Safety Official" or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.10.020 CRC Chapter 1 Division I amended.
Chapter 1 Division I Sections 1.8.4, 1.8.5, 1.8.7 and 1.8.8 are deleted.
20.10.030 CRC Chapter 1 Division II deleted.
Chapter 1 Division II is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
Attachment 1 Exhibit B
20.10.040 CRC Table R301.2 amended – Climate and Geographic Design Criteria.
Table R301.2 is amended to read as follows:
WIND DESIGN SUBJECT TO
DAMAGE FROM
GROUND SNOW LOADo
Speedd (mph)Topo-graphic effects
k
Special wind region
l
Wind-borne debris zone
m
SEISMIC DESIGN CATEGORYf
Weathering
a
Frost line depth
b
Termite
c
WINTER DESIGN TEMPeICE BARRIERUNDER LAYMENTREQUIREDhFLOOD HAZARDS g
AIR FREEZING INDEXiMEAN ANNUAL TEMPj
N/A 85
mph NO NO NO
D0,
D1,
D2, E
Negligi
ble N/A
Very
Heav
y
32° NO
See
footnote
g
2% 58.7°
MANUAL J DESIGN CRITERIAn
Elevation Latitude
Wint
er
heati
ng
Summer cooling Altitude correction
factor
Indoor
design
temperature
Design
temperature
cooling
Heating temperature
difference
350 ft 38´ 32° 93° 1.0 70° 75° 38°
Cooling temperature difference
Wind
veloc
ity
heati
ng
Wind velocity
cooling
Coincident wet
bulb Daily range Winter humidity Summer humidity
18° 15
mph 7.5 mph 67 35 75% 75%
1. For SI: 1 pound per square foot = 0.0479 kPa, 1 mile per hour = 0.447 m/s.
2. The weathering index for the City of Pleasanton is classified as “negligible”.
3. The City of Pleasanton does not require additional depth of footing below finish grade.
4. The City of Pleasanton has a history of local subterranean termite damage.
5. The City of Pleasanton is in the 85 mph wind speed zone.
6. The outdoor design dry-bulb temperature for the City of Pleasanton was selected from the columns of 97½-percent values for winter from Appendix D of the 2018 International Plumbing Code.
7. The City of Pleasanton is in Seismic design categories Do, D1, D2 and E.
8. The date of the City of Pleasanton’s entry into the National Flood Insurance Program: May 5, 1971.
9. The date(s) of the Flood Insurance Study: August 3, 2009. The panel numbers of all currently effective FIRMs adopted by the City of Pleasanton, as amended:
10. Panel 06001C0304G; Panel 06001C0308G; Panel 06001C0309G; Panel 06001C0316G; Panel 06001C0317G; Panel 06001C0318G; Panel 06001C0319G; Panel 06001C0328G; Panel 06001C0336G; Panel 06001C0337G; Panel 06001C0339G; Panel 06001C0343G; Panel 06001C0460G; Panel 06001C0476G; Panel 06001C0480G; and Panel 06001C0485G.
11. The City of Pleasanton does not have a history of local damage from the effects of ice damming.
12. The City of Pleasanton selected the 100-year (99%) value on the National Climatic Data Center data table “Air Freezing Index- USA Method (Base 32°)” at www.ncdc.noaa.gov/fpsf.html.
Attachment 1 Exhibit B
13. The City of Pleasanton selected the mean annual temperature from the National Climatic Data Center data table “Air Freezing Index-USA Method (Base 32°F)” at www.ncdc.noaa.gov/fpsf.html.
14. No local historical data documenting structural damage to buildings due to topographic wind speedup effects in the City of Pleasanton.
15. The City of Pleasanton is not in a Special Wind Region.
16. The City of Pleasanton is not in a Wind-borne debris zone.
17. The City of Pleasanton is using Table 1B for Pleasanton, CA from ACCA Manual J.
18. The City of Pleasanton does not have Ground Snow Loading.
20.10.050 CRC Section R309 amended – Automatic Fire Sprinkler Systems.
Section R309 is deleted in its entirety and amended to read as follows:
R309.1 Automatic Fire Sprinkler Systems.
An automatic residential fire sprinkler system shall be designed and installed in accordance with NFPA 13D in all new one- and two- family dwellings and townhouses. In addition, the fire-sprinkler system shall be designed and sprinklers shall be installed in the following locations:
1. Attic shall be provided with intermediate temperature-rated residential fire sprinklers for detection coverage, and located at a spacing equivalent to 30 feet by 30 feet centers and a maximum distance of 15 feet from outside walls.
2. Fire sprinklers shall be provided in garages. Fire sprinklers shall be intermediate rated, quick response type, with a maximum coverage area of 130 square feet per sprinkler.
R309.2 Large One- and Two-Family Dwelling Residential Sprinkler Systems.
In addition to the requirements specified in R309.1, one- and two- family dwellings with a habitable floor area greater than 7,500 square feet shall have an automatic fire-sprinkler system designed to include all sprinklers within a compartment, up to a maximum of four sprinklers.
20.10.060 CRC Table R602.10.3(3) amended – Bracing Requirements based on Seismic Design Category.
Table R602.10.3(3) is amended to read as follows:
Table column title MINIMUM TOTAL LENGTH (FEET) OF BRACED WALL PANELS REQUIRED ALONG EACH BRACED WALL LINE is amended to add footnote “i”.
Footnote “i” is added, to read as follows:
i. Method CS-SFB and Method GB are not permitted, and the use of Method PCP is limited to onestory single-family dwellings and accessory structures.
20.10.070 CRC Section R602.10.4.5 added – Limits on methods GB and PCP.
Section R602.10.4.5 is added, to read as follows:
Attachment 1 Exhibit B
Method GB is not permitted for use as intermittent braced wall panels, but gypsum board is permitted to be placed on the opposite side of the studs from other types of braced wall panel sheathing. The use of Method PCP is limited to one-story single-family dwellings and accessory structures.
20.10.080 CRC Section R902.1 amended – Roof assemblies.
Section R902.1 is amended to read as follows:
R902.1 Roof assemblies.
Roofs shall be covered with materials as set forth in Section R905. A minimum Class B roofing, listed and tested in accordance with UL 790 or ASTM E108, is required in the City of Pleasanton.
Chapter 20.12 PLEASANTON PLUMBING CODE
Sections:
20.12.010 Uniform Plumbing Code adopted.
20.12.020 CPC Chapter 1 Division I amended.
20.12.030 CPC Chapter 1 Division II deleted.
20.12.010 Uniform Plumbing Code adopted.
A. The Uniform Plumbing Code, 2024 Edition, as amended and set forth in the California Code of Regulations, Title 24, Part 5, published by the International Association of Plumbing and Mechanical Officials is hereby adopted, together with Appendix A except as set forth in this chapter.
B. The Uniform Plumbing Code (UPC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter. Reference numbers herein are taken from the 2025 California Plumbing Code.
C. These regulations shall be known as the Pleasanton Plumbing Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the "Building Official" or “Authority Having Jurisdiction” it shall mean the "Building and Safety Official" or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.12.020 CPC Chapter 1 Division I amended.
Chapter 1 Division I Sections 1.8.4, 1.8.5, 1.8.7 and 1.8.8 are deleted.
20.12.030 CPC Chapter 1 Division II deleted.
Chapter 1 Division II is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
Attachment 1 Exhibit B
Chapter 20.16 PLEASANTON MECHANICAL CODE
Sections:
20.16.010 California Mechanical Code adopted.
20.16.020 CMC Chapter 1 Division I amended.
20.16.030 CMC Chapter 1 Division II is deleted.
20.16.010 California Mechanical Code adopted.
A. The Uniform Mechanical Code, 2024 Edition, as amended and set forth in the California Code of Regulations, Title 24, Part 4, published by the International Association of Plumbing and Mechanical Officials is hereby adopted.
B. The Uniform Mechanical Code (UPC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter. Reference numbers herein are taken from the 2025 California Mechanical Code.
C. These regulations shall be known as the Pleasanton Mechanical Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the "Building Official" or “Authority Having Jurisdiction” it shall mean the "Building and Safety Official" or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.16.020 CMC Chapter 1 Division I amended.
Chapter 1 Division I Sections 1.8.4, 1.8.5, 1.8.7 and 1.8.8 are deleted.
20.16.030 CMC Chapter 1 Division II deleted.
Chapter 1 Division II is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
Chapter 20.20 PLEASANTON ELECTRICAL CODE
Sections:
20.20.010 California Electrical Code adopted.
20.20.020 CEC Section 89.108.4 is deleted.
20.20.010 California Electrical Code adopted.
A. The National Electrical Code, 2023 Edition, as amended and set forth in the California Code of Regulations, Title 24, Part 3, published by the National Fire Protection Association is hereby adopted, together with appendix C except as set forth in this chapter.
B. The National Electrical Code (NEC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter. Reference numbers herein are taken from the 2025 California Electrical Code.
Attachment 1 Exhibit B
C. These regulations shall be known as the Pleasanton Electrical Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the "Building Official" or “Authority Having Jurisdiction” it shall mean the "Building and Safety Official" or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.20.020 CEC Section 89.108.4 deleted-Permits, Fees, Applications and Inspections.
Section 89.108.4 is deleted.
Chapter 20.22 PLEASANTON WILDLAND-URBAN INTERFACE CODE
Sections
20.22.010 California Wildland-Urban Interface Code adopted.
20.10.020 CWUIC Chapter 1 Division I amended.
20.10.030 CWUIC Chapter 1 Division II deleted.
20.22.10 California Wildland-Urban Interface Code adopted.
A. The International Wildland-Urban Interface Code, 2024 Edition, as amended and set forth in the California Code of Regulations, Title 24, Part 7, published by the International Code Council is hereby adopted, except as set forth in this chapter.
B. The International Wildland-Urban Interface Code (IWUIC) adopted in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter.
Reference numbers herein are taken from the 2025 California Wildland-Urban Interface Code (CWUIC).
C. These regulations shall be known as the Pleasanton Wildland-Urban Interface Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the “Fire Official,” "Fire Code Official" or “Authority Having Jurisdiction,” it shall mean the "Fire Chief" or in the absence of the Fire Chief, the Fire Marshal.
20.10.020 CWUIC Chapter 1 Division I amended.
Chapter 1 Division I Sections 1.11.4, 1.11.5 are deleted.
20.10.030 CWUIC Chapter 1 Division II deleted.
Chapter 1 Division II is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
Attachment 1 Exhibit B
Chapter 20.24 PLEASANTON FIRE CODE
20.24.010 California Fire Code Adopted.
20.24.020 CFC Chapter 1 Division II, Section 103.1 amended- Creation of agency.
20.24.030 CFC Chapter 1, Division II, Table 105.5.9 amended – Permit Amounts for Compressed Gases.
20.24.040 CFC Chapter 1, Division II, Table 105.5.11 amended – Permit Amounts for Cryogenic Fluids.
20.24.050 CFC Chapter 1, Division II, Section 105.5.18 Item 3 amended – Flammable and combustible liquids.
20.24.060 CFC Chapter 1, Division II, Section 105.5.18 Item 12 added – Permit Amounts for Hazardous Materials, Flammable and Combustible Liquids and Gases at Residential Occupancies.
20.24.070 CFC Chapter 1, Division II, Table 105.5.22 amended – Permit Amounts for Hazardous Materials.
20.24.080 CFC Chapter 1, Division II, Section 105.5.59 Item 4 added – Radioactive Materials.
20.24.090 CFC Chapter 1, Division II, Section 112 deleted – Means of Appeals.
20.24.095 CFC Chapter 1, Division II, Section 113.4 amended – Violation Penalties
20.24.100 CFC Chapter 1, Division II, Section 116 added – Unauthorized Discharges.
20.24.110 CFC Chapter 2 Definitions amended – Hazardous Materials.
20.24.120 CFC Chapter 2 Definitions amended – Health Hazard.
20.24.130 CFC Chapter 2 Definitions added – Maximum Threshold Quantity.
20.24.140 CFC Chapter 2 Definitions added – Moderately Toxic Gas.
20.24.145 CFC Section 603.10 added – Multiple Sources of Non-Utility Electricity.
20.24.150 CFC Section 611 added – Immersion Heaters.
20.24.155 CFC Section 901.6.4 added- Prevention of False Alarms
20.24.160 CFC Section 903.2 amended – Automatic Sprinkler Systems.
20.24.170 CFC Section 903.3.1.2 amended – NFPA 13R Sprinkler Systems.
20.24.180 CFC Section 903.3.1.3 amended – NFPA 13D Sprinkler Systems.
20.24.185 CFC Section 3208.3.1 amended – Flue Space Protection.
20.24.190 CFC Section 5001.5.3 added – Hazardous Materials Management Plan (HMMP)
20.24.192 CFC Section 5001.5.2.1 added- Hazardous Materials Inventory Statement (HMIS)
20.24.195 CFC Section 5001.5.3 added – Hazardous Materials Business Plan (HMBP) Reporting Thresholds.
20.24.200 CFC Section 5003.2.10 added – Biodiesel and methanol equipment
20.24.210 CFC Section 5003.5.2 added – Ventilation ducting.
20.24.220 CFC Section 5003.5.3 added – H Occupancies.
20.24.230 CFC Section 5003.14 added – Automatic Filling of Tanks.
20.24.240 CFC Section 5005.5 added – Emergency Alarms, supervision and monitoring.
20.24.250 CFC Section 5601.1.3 amended – Fireworks.
Attachment 1 Exhibit B
20.24.260 Reserved
20.24.270 CFC Section 5704.2.7.5.8 amended – Exception.
20.24.280 CFC Chapter 60 amended – Title.
20.24.290 CFC Section 6004.1 amended – General.
20.24.300 CFC Section 6004.1.2 amended – Gas Cabinets.
20.24.310 CFC Section 6004.1.3 amended – Exhausted Enclosures.
20.24.320 CFC Section 6004.1.4 added – Automatic shut-off valve.
20.24.330 CFC Section 6004.1.5 added – Annual Maintenance.
20.24.340 CFC Section 6004.1.6 added – Maximum threshold quantity.
20.24.350 CFC Section 6004.1.7 added – Reduced flow valve.
20.24.360 CFC Section 6004.1.8 added – Fire extinguishing systems.
20.24.370 CFC Section 6004.1.9 added – Local gas shut off.
20.24.380 CFC Section 6004.1.10 added – Exhaust ventilation monitoring.
20.24.390 CFC Section 6004.1.11 added – Emergency response plan.
20.24.400 CFC Section 6004.1.12 added – Emergency Response Liaisons.
20.24.410 CFC Section 6004.1.13 added – Emergency Drills.
20.24.420 CFC Section 6004.1.14 added – Cylinder leak testing.
20.24.430 CFC Section 6004.1.15 added – Inert gas purge system.
20.24.440 CFC Section 6004.1.16 added – Seismic shutoff valve.
20.24.450 CFC Section 6004.1.17 added – Fittings and connections.
20.24.460 CFC Section 6004.2 amended – Indoor storage and use.
20.24.470 CFC Section 6004.2.1 amended – Applicability.
20.24.480 CFC Section 6004.2.1.1 amended – Quantities not exceeding the maximum allowable quantity per control area.
20.24.490 CFC Section 6004.2.1.4 added – Quantities not exceeding minimum threshold quantity per control area.
20.24.500 CFC Section 6004.2.1.5 added – Quantities exceeding minimum threshold quantity per control area.
20.24.510 CFC Section 6004.2.2 amended – General indoor requirements.
20.24.520 CFC Section 6004.2.2.5 amended –Piping and controls -stationary tanks, Item 1.
20.24.530 CFC Section 6004.2.2.7 amended – Treatment systems.
20.24.540 CFC Section 6004.2.2.10.1 amended – Alarms.
20.24.550 CFC Section 6004.3 amended – Outdoor storage and use.
20.24.560 CFC Section 6004.3.1 amended – Applicability
20.24.570 CFC Section 6004.3.1.1 amended – Quantities not exceeding the maximum allowable quantity per control area.
20.24.580 CFC Section 6004.3.1.4 added – Quantities not exceeding the minimum threshold quantity per control area.
20.24.590 CFC Section 6004.3.1.5 added – Quantities exceeding the minimum threshold quantity per control area.
Attachment 1 Exhibit B
20.24.600 CFC Section 6004.3.2 amended – General outdoor requirements.
20.24.610 CFC Section 6004.3.3 amended – Outdoor storage weather protection for portable tanks and cylinders.
20.24.010 California Fire Code Adopted.
A. The International Fire Code, 2024 Edition, as amended and set forth in the California Code of Regulations, Title 24, Part 9, published by the International Code Council is hereby adopted, together with Appendices D, E (informational purposes), F, and H except as set forth in this chapter.
B. The International Fire Code (IFC) adopted by reference for the purpose of prescribing regulations governing conditions hazardous to life and property from fire or explosion in this chapter by reference is amended by the following additions, deletions and amendments thereto as set forth in this chapter.
Reference numbers herein are taken from the 2025 California Fire Code (CFC).
C. These regulations shall be known as the Pleasanton Fire Code, hereinafter referred to as “this code.” D. Where there is a reference in the code to the “Fire Official,” "Fire Code Official" or “Authority Having Jurisdiction,” it shall mean the "Fire Chief" or in the absence of the Fire Chief, the Fire Marshal.
20.24.020 CFC Chapter 1 Division II, Section 103.1- Creation of agency Chapter 1 Division II, Section 103.1 is amended to read:
The Livermore-Pleasanton Fire Department is hereby created as the official in charge thereof shall be known as the fire code official. The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.
Attachment 1 Exhibit B
20.24.030 CFC Chapter 1, Division II, Table 105.5.9 amended – Permit Amounts for Compressed Gases.
Table 105.6.8 is amended to read:
Type of Gas Amount (cubic feet at NTP)
Carbon dioxide used in carbon dioxide
enrichment systems
875 (100 lb.)
Carbon dioxide used in insulated carbon
dioxide beverage dispensing applications
875 (100 lb.)
Corrosive 200
Flammable (except cryogenic fluids and
LPG)
200
Highly Toxic Any amount
Inert, carbon dioxide (not otherwise
permitted above), simple asphyxiant and
other gases with a 1,000 cubic foot threshold
for the HMBP program
1000
Moderately Toxic Any amount
Oxydizing (including oxygen) 200
Pyrophoric Any amount
Toxic Any amount
All other gases not otherwise permitted
above subject to HMBP reporting (per
material)
200
20.24.040 CFC Chapter 1, Division II, Table 105.5.11 amended – Permit Amounts for Cryogenic Fluids.
Table 105.5.11 is amended to read:
Type of Cryogenic Fluid Cubic feet at NTP
Corrosive Any Amount
Flammable Any Amount
Inert, simple asphyxiant and other gases with
a 1,000 cubic foot threshold for the HMBP
program
1000
Oxidizing (including oxygen) 200
Physical or health hazard not indicated above Any amount All other materials not otherwise permitted
above subject to HMBP requirements (per
material)
200
Attachment 1 Exhibit B
20.24.050 CFC Chapter 1, Division II, Section 105.5.18 Item 3 amended – Flammable and combustible liquids.
Section 105.5.18, Item 3 is amended to read:
3. To store, handle or use Class II or Class IIIA liquids in excess of 25 gallons except for fuel oil in the fuel tanks of portable equipment.
20.24.060 CFC Chapter 1, Division II, Section 105.5.18 Item 12 added – Permit Amounts for Hazardous Materials, Flammable and Combustible Liquids and Gases at Residential Occupancies.
Section 105.18, Item 12 is added to read:
12. Storage of flammable and combustible liquids and flammable gases at Group R occupancies are limited as follows:
12.1. Outside storage of flammable liquids (including gasoline) is limited to 30 gallons.
12.2. Outside storage of combustible liquids (including diesel and kerosene) is limited to 55 gallons.
Exception: Emergency generators used for life safety purposes.
12.3. Outside storage of compressed and liquefied flammable gas is limited to 15 gallons or 540 cubic feet.
Exceptions:
a. Emergency generators used for life safety purposes.
b. Fixed gas supply for occupancies not provided with natural gases services. Amounts over 1,000 gallons must be approved by the fire official.
12.4. Manufacture of Biodiesel and Methanol at Residential Occupancies. The manufacture of biodiesel and methanol is prohibited in Residential Occupancies and in U Occupancies associated with Residential Occupancies both inside and outside buildings.
20.24.070 CFC Chapter 1, Division II, Table 105.5.22 amended – Permit Amounts for Hazardous Materials.
Table 105.6.21 is amended to add the following lines:
TYPE OF MATERIAL AMOUNT
Moderately toxic gas 20 cubic feet
Irritants and Sensitizers 550 gallons (liquids)
5000 pounds (solids)
Other materials subject to HMBP requirements 55 gallons (liquids) 500 pounds (solids)
Attachment 1 Exhibit B
20.24.080 CFC Chapter 1, Division II, Section 105.5.59 Item 4 added – Radioactive Materials.
Section 105.5.59 Item 4 is added to read:
4. Radioactive Materials. To store or handle more than one micro curie (37,000 Becquerel) of radioactive material not contained in a sealed source or more than 1 mill curie (37,000,000 Becquerel) of radioactive material in a sealed source or sources, or any amount of radioactive material for which a specific license from the Nuclear Regulatory Commission is required.
20.24.090 CFC Chapter 1, Division II, Section 112 deleted - Means of Appeals.
Section 111 is deleted and replaced by PMC 20.04.100.
20.24.095 CFC Chapter 1, Division II, Section 113.4 amended- violation penalties.
Section 113.4 is amended to read:
112.4 Violation penalties. Persons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents, or directive of the fire code official, or of a permit, or certificate used under provisions of this code, shall be punished in accordance with the fines and penalties established by the Pleasanton Municipal Code and/or, as specified by California Government Code, Section 36900. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
20.24.100 CFC Chapter 1, Division II, Section 116 added – Unauthorized Discharges.
Section 116 is added to read:
Unauthorized Discharges. The Livermore-Pleasanton Fire Department may charge fees to recover the cost of response to incidents involving the discharge or the threatened discharge of a hazardous (or suspected hazardous) material.
20.24.110 CFC Chapter 2 Definitions amended – Hazardous Materials.
The definition of Hazardous Materials is amended as follows:
HAZARDOUS MATERIALS. Those chemicals or substances which are physical hazards or health hazards as defined and classified in this chapter and/or are compressed gases, whether the materials are in usable or waste condition.
20.24.120 CFC Chapter 2 Definitions amended – Health Hazard.
The definition of Health Hazard is amended as follows:
HEALTH HAZARD. A classification of chemical for which there is statistically significant evidence that acute or chronic health effects are capable of occurring in exposed persons. The term “health hazard” includes chemicals that are moderately toxic, toxic, highly toxic, or corrosive.
Attachment 1 Exhibit B
20.24.130 CFC Chapter 2 Definitions added – Maximum Threshold Quantity The definition of Maximum Threshold Quantity is added as follows:
MAXIMUM THRESHOLD QUANTITY. The following formula shall be used to calculate the maximum threshold quantity for toxic, highly toxic, and moderately toxic gases:
Max TQ (lbs.) = LC50 (ppm) x 2 lb.
For gas mixtures containing one or more toxic, highly toxic or moderately toxic components, the LC50 shall be calculated using CGA Standards P-20 and P-23.
20.24.140 CFC Chapter 2 Definitions added – Moderately Toxic Gas The definition of Moderately Toxic Gas is added as follows:
MODERATELY TOXIC GAS. A chemical or substance that has a medial lethal concentration (LC50) in air of more than 2,000 parts per million but not more than 5,000 parts per million by volume of gas or vapor, when administered by continuous inhalation for an hour, or less if death occurs within one hour, to albino rats weighing between 200 and 300 grams each.
20.24.145 CFC Chapter 6, Section 603.10 added- Multiple sources of non-utility electricity Section 603.10 is added to read:
603.10 Multiple sources of non-utility electricity. When a facility has more than one source of nonutility-based electrical utility power, including emergency and standby power systems, a written shutdown plan shall be provided. A copy of the plan will be posted at or near the main electrical panel in a location approved by the Fire Department. A copy of the plan will be provided in a format acceptable to the Fire Department.
20.24.150 CFC Section 611 added – Immersion Heaters.
Section 611 is added to read:
611.1Immersion Heaters. All electrical immersion heaters used in dip tanks, sinks, vats and similar operations shall be provided with approved over-temperature controls and low liquid level electrical disconnects. Manual reset of required protection devices shall be provided.
CFC Section 901.6.4 added – Prevention of False Alarms
901.6.4 is added to read:
901.6.4 Prevention of False Alarms.
1. It is unlawful for any property owner or licensed contractor to fail to notify the police/fire department dispatch center prior to any test, installation, repair, modification, addition, or maintenance of any fire alarm or fire extinguishing system which could result in the transmission of an unwanted alarm.
Attachment 1 Exhibit B
2. The fire department may charge fees that reasonably constitute the cost of response to unwanted alarms when it is determined that the report is malicious, or resulting from the failure to maintain a fire protection alarm system.
20.24.160 CFC Section 903.2 amended – Automatic Sprinkler Systems 903.2 is deleted and replaced with the following:
903.2 Where required.
1. Automatic fire extinguishing systems shall be provided in all new buildings and structures, including any detached or attached structure added to a parcel of land already containing automatic extinguishing system protected buildings.
Exception:
a. Detached U Occupancies, other than trash enclosures, that do not exceed 400 square feet of floor area.
b. Trash enclosures that have been exempted by the fire code official or that meet the following conditions:
i. The enclosure, including the cover and door, are constructed of non-combustible materials.
ii. The enclosure does not exceed 180 square feet in size iii. The enclosure is stand-alone structure, be a minimum of 20 feet from adjacent buildings and a minimum of 10 feet from property line(s). iv. The enclosure is used exclusively for waste garbage contained within approved trash containers. No outdoor storage is permitted within the trash enclosure, c. Photo Voltaic Arrays covering parking stalls only.
2. Existing commercial or industrial buildings not currently provided with automatic fire extinguishing systems shall be provided with an automatic fire extinguishing systems as follows:
a. When modification to the building results in a 50% or greater increase of the total floor area of the building or brings the over total of floor area of the building to more than 8,000 square feet, the entire building shall be provided with an automatic fire extinguishing system.
Exception: Additions providing accessory storage space not greater than 500 square feet in area to an existing non-fire sprinklered building or solely for the purpose of providing accessibility shall not result in a requirement that the building be provided with an automatic extinguishing system.
b. When a change in occupancy classification results in an increased fire hazard or risk to business operations or increased life safety hazard of the occupants, the new occupancy and all fire areas that the new occupancy exits through shall be provided with an automatic extinguishing system.
Exception: Public assembly occupancies not exceeding an occupant load of 150, whether occupying an entire building or a portion of a building.
3. Existing residential buildings not currently provided with automatic fire extinguishing systems shall be provided with an automatic fire extinguishing systems as follows:
a. When a modification or modifications to the building results in a 50% or greater increase of the total original approved floor area of the building
Attachment 1 Exhibit B
b. In the garage when a new attached or detached garage is added and the modification does not otherwise require the addition of an automatic fire protection system throughout the building.
20.24.170 CFC Section 903.3.1.2 amended – NFPA 13R Sprinkler Systems.
Section 903.3.1.2.3 is amended to read:
903.3.1.2.3 Attics. Automatic fire sprinklers shall be provided in all attic areas.
20.24.180 CFC Section 903.3.1.3 amended – NFPA 13D Sprinkler Systems.
Section 903.3.1.3 is amended to read:
903.3.1.3 NFPA 13D sprinkler systems. Automatic sprinkler systems installed in one- and twofamily dwellings; Group R-3; Group R-4, Condition 1; and townhouses shall be permitted to be installed throughout in accordance with NFPA 13D, as amended in Chapter 80.
In addition, the fire-sprinkler system shall be designed and sprinklers shall be installed in the following additional locations:
1. Attic shall be provided intermediate temperature-rated residential fire sprinklers for detection coverage and located at a spacing equivalent to 30 feet by 30 feet centers and maximum of 15 feet from outside walls.
2. Fire sprinklers shall be provided in garages. Fire sprinklers shall be intermediate rated, quick response, with a maximum coverage of 130 square feet per sprinkler.
3. Any bathroom located under a stairway, regardless of the bathroom’s size.
4. Any closet located under a stairway regardless of the closet’s size or surfacing materials.
20.24.185 CFC Section 3208.3.1 amended – Flue space protection.
Section 3208.3.1 is amended to read:
3208.3.1 Flue space protection. Flue spaces required by Table 3208.3 above the first tier of storage in single-, double- or multiple-row rack storage installation shall be equipped with approved protection devices. Such devices shall not be removed or modified. Such devices must be repaired or replaced if damaged.
Attachment 1 Exhibit B
CFC Section 5001.5.1.1 added - Hazardous Materials Management Plan (HMMP).
Section 5001.1.1 is added to read:
5001.5.1.1 Hazardous Materials Management Plan (HMMP). The HMMP shall comply with California Health and Safety Code, Chapter 6.95, Sections 25500 through 25545, and California Code of Regulations, Title 19, Division 2, Chapter 4.
CFC Section 5001.5.2.1 added - Hazardous Materials Inventory Statement (HMIS).
Section 5001.2.1 is added to read:
5001.5.2.1 Hazardous Materials Inventory Statement (HMIS). The HMIS shall comply with California Health and Safety Code, Chapter 6.95, Sections 25500 through 25545, and California Code of Regulations, Title 19, Division 2, Chapter 4.
20.24.195 CFC Section 5001.5.3 added – Hazardous Materials Business Plan (HMBP) Reporting Thresholds.
Section 5001.5.3 is added as follows:
In addition to the reporting requirements of California Health and Safety Code, Chapter 6.95, Sections 25500 through 25545, and California Code of Regulations, Title 19, Division 2, Chapter 4, regulated facilities are required to report any amount of highly toxic, toxic, and moderately toxic gases, oxidizing materials Class 4, oxidizing materials Class 3, unstable (reactive) Class 4, unstable (reactive) Class 3, pyrophoric materials, water reactive Class 3.
20.24.200 CFC Section 5003.2.10 added – Biodiesel and methanol equipment.
Section 5003.2.10 is added to read:
5003.2.10 Biodieseland methanol equipment. Biodiesel and methanol manufacturing/processing equipment shall be listed or approved. Such equipment shall at a minimum adequately address electrical system, materials of construction, ventilation, seismic and process control and shut-down safety issues.
20.24.210 CFC Section 5003.5.2 added – Ventilation ducting.
Section 5003.5.2 is added to read:
5003.5.2 Ventilation ducting. Product conveying ducts for venting hazardous materials operations shall be labeled with the hazard class of the material being vented and the direction of flow.
20.24.220 CFC Section 5003.5.3 added – H Occupancies.
Section 5003.5.3 is added to read:
5003.5.3 H Occupancies. In “H” occupancies, all piping and tubing may be required to be identified when there is any possibility of confusion with hazardous materials transport tubing or piping. The
Attachment 1 Exhibit B
identification label must include the product/waste name and flow direction indicator. Labels to be placed no less than once every 20 feet of piping and at changes of direction.
20.24.230 CFC Section 5003.14 added – Automatic Filling of Tanks.
Section 5003.14 is added to read:
5003.13 Automatic Filling of Tanks. Systems that automatically fill flammable or combustible liquid tanks shall be equipped with approved overfill protection that sends an alarm signal to a location that is normally occupied during normal business hours and immediately stops the filling of the tank. The alarm signal and automatic shutoff shall be tested in a manner acceptable to the fire code official on an annual basis and records of such testing shall be maintained on-site for a period of five (5) years.
Exception: Emergency generator tanks.
20.24.240 CFC Section 5005.5 added – Emergency Alarms, supervision and monitoring Section 5005.5 is added as follows:
5005.5 Emergency alarms, supervision and monitoring. Emergency alarms, supervision and monitoring shall be provided in accordance with Sections 5004.9 and 5004.10.
Attachment 1 Exhibit B
20.24.250 CFC Section 5601.1.3 amended – Fireworks.
Section 5601.1.3 is amended as follows:
5601.1.3Fireworks. The possession, manufacturing, storage, sale, handling, and use of fireworks are prohibited.
Exceptions:
1. Exception 1 is deleted.
2. Exception 2 is deleted.
3. No amendments.
4. Exception 4 is deleted.
5. Snap caps and party poppers classified by the California Office of the State Fire Marshal (SFM) as pyrotechnic devices.
20.24.260 Reserved.
20.24.270 CFC Section 5704.2.7.5.8 amended – Overfill Prevention Exception.
Section 5704.2.7.5.8, Overfill Prevention Exception, is amended to read:
Exception: Outside aboveground tanks with a capacity of 100 gallons (378 L) or less.
20.27.280 CFC Chapter 60 Title amended – Highly Toxic and Toxic Materials.
CFC Chapter 60 title is amended to read:
CHAPTER 60
HIGHLY TOXIC AND TOXIC MATERIALS AND MODERATELY TOXIC GASES
INCLUDING THOSE USED AS REFRIGERANTS
20.24.290 CFC Section 6004.1 amended – General.
Section 6004.1 is hereby amended and Table 6004.1 is added to read as follows:
6004.1 General. Materials that are stored and used as a gas whether or not the material meets the definition of a compressed gas, and that meet the definition of a highly toxic, toxic or moderately toxic gas shall comply with Section 6004.
Performance based design alternatives may be used for refrigeration systems.
Moderately toxic gases with an LC50 less than or equal to 3,000 parts per million shall comply with the requirements for toxic gases in Sections 6004.2.2.1 through 6004.2.2.10.4.
Moderately toxic gases with an LC50 more than 3000 parts per million but not greater than 5000 parts per million and exceeding the maximum threshold quantity, as determined by Section 6004.1.6, shall comply with the requirements for toxic gases in Sections 6004.2.2.1 through 6004.2.2.7.
The minimum threshold quantity for highly toxic, toxic and moderately toxic gases, vapors and mists for indoor and exterior storage and use are set forth in Table 6004.1.
Attachment 1 Exhibit B
Table 6004.1
Minimum Threshold Quantities for Highly Toxic, Toxic and Moderately Toxic Gases Highly Toxic 0 cubic feet
Toxic 10 cubic feet
Moderately Toxic 20 cubic feet
20.24.300 CFC Section 6004.1.2 amended – Gas Cabinets.
Section 6004.1 is hereby amended as follows:
6004.1.2 Gas cabinets. Gas cabinets containing highly toxic, toxic or moderately toxic gases shall comply with Section 5003.8.6 and the following requirements:
[balance to remain the same]
20.24.310 CFC Section 6004.1.3 amended – Exhausted Enclosures.
Section 6004.1.3 is hereby amended as follows:
6004.1.3 Exhausted enclosures. Exhausted enclosures containing highly toxic, toxic or moderately toxic gases shall comply with Section 5003.8.5 and the following requirements:
[balance to remain the same]
20.24.320 CFC Sections 6004.1.4 added – Automatic shut-off valve.
Section 6004.1.4 is added to read:
6004.1.4 Automatic shut-off valve. An automatic shut-off valve, which is of a fail-safe to close design, shall be provided to shut off the supply of highly toxic gases as close as possible to the supply container for any of the following:
1. Activation of a manual fire alarm system.
2. Activation of the gas detection system.
3. Failure of emergency power.
4. Failure of primary containment.
5. Seismic activity.
6. Failure of required ventilation.
7. Manual activation at an approved remote location.
20.24.330 CFC Section 6004.1.5 added – Annual Maintenance.
Section 6004.1.5 is added to read:
6004.1.5 Annual Maintenance. All safety control systems at a facility shall be maintained in good working condition and tested not less frequently than annually. Maintenance and testing shall be performed by persons qualified to perform the maintenance and tests. Maintenance records and certifications shall be kept for a minimum of three years and shall be made available to any representative of the Livermore-Pleasanton Fire Department for inspection upon request.
Attachment 1 Exhibit B
20.24.340 CFC Section 6004.1.6 added – Maximum threshold quantity.
Section 6004.1.6 is added to read:
6004.1.6 Maximum threshold quantity. Toxic gases stored or used in quantities exceeding the maximum threshold quantity in a single vessel per control area or outdoor control area or HOccupancy shall comply with the additional requirements for highly toxic gases of Section 6004 of this code.
Moderately toxic gases stored or used in quantities exceeding the maximum threshold quantity in a single vessel per control area or outdoor control area or H-Occupancy shall comply with the additional requirements for toxic gases of Section 6004 of this code.
20.24.350 CFC Section 6004.1.7 added – Reduced flow valve.
Section 6004.1.7 is added to read:
6004.1.7 Reduced flow valve. All containers of materials other than lecture bottles containing highly toxic material and having a vapor pressure exceeding 29 psi shall be equipped with a reduced flow valve when available. If a reduced flow valve is not available, the container shall be used with a flowlimiting device. All flow limiting devices shall be part of the valve assembly and visible to the eye when possible; otherwise, they shall be installed as close as possible to the cylinder source.
Exception: When the process use rate is approximately equal to the maximum flow rate of the cylinder/tank valve.
20.24.360 CFC Section 6004.1.8 added – Fire extinguishing systems.
Section 6004.1.8 is added to read:
6004.1.8 Fire extinguishing systems. Buildings and covered exterior areas for storage and use areas of materials regulated by this Chapter shall be protected by an automatic fire sprinkler system in accordance with NFPA 13. The design of the sprinkler system for any room or area where highly toxic, toxic and moderately toxic gases are stored, handled or used shall be in accordance with Section 5004.5.
20.24.370 CFC Section 6004.1.9 added – Local gas shut off.
Section 6004.1.9 is added to read:
6004.1.9 Local gas shut off. Manual activation controls shall be provided at locations near the point of use and near the source, as approved by the fire code official. The fire code official may require additional controls at other places, including, but not limited to, the entry to the building, storage or use areas, and emergency control stations. Manual activated shut-off valves shall be of a fail-safe-toclose design.
20.24.380 CFC Section 6004.1.10 added – Exhaust ventilation monitoring.
Section 6004.1.10 is added to read:
Attachment 1 Exhibit B
6004.1.10 Exhaust ventilation monitoring. For highly toxic gases, toxic and moderately toxic gases exceeding minimum threshold quantities, a continuous monitoring system shall be provided to assure that the required exhaust ventilation rate is maintained. The system shall monitor actual air flow in the exhaust system. The monitoring system shall initiate a local alarm. The alarm shall be both visual and audible and shall be designed to provide warning both inside and outside of the interior storage, use, or handling area.
20.24.390 CFC Section 6004.1.11 added – Emergency response plan.
Section 6004.1.11 is added to read:
6004.1.11 Emergency response plan. If the preparation of an emergency response plan for the facility is not required by any other law, responsible persons shall prepare, or cause to be prepared, and filed with the fire code official, a written emergency response plan. If the preparation of an emergency response plan is required by other law, a responsible person shall file a copy of the plan with the fire code official.
20.24.400 CFC Section 6004.1.12 added – Emergency Response Liaisons.
Section 6004.1.12 is added to read:
6004.1.12 Emergency Response Liaisons. Responsible persons shall be designated and trained to be liaison personnel for the Livermore-Pleasanton Fire Department. There persons shall aid the Fire Department in preplanning emergency responses and understanding the materials and operations utilizing the gases.
20.24.410 CFC Section 6004.1.13 added – Emergency Drills.
Section 6004.1.13 is added to read:
6004.1.13 Emergency Drills. Emergency drills of the on-site emergency response personnel and liaisons shall be conducted on a regular basis but not less than every six months. Records of drills conducted shall be maintained for three years.
20.24.420 CFC Section 6004.1.14 added – Cylinder leak testing.
Section 6004.1.14 is added to read:
6004.1.14 Cylinder leak testing. Cylinders shall be tested for leaks immediately upon delivery and again immediately prior to departure. Testing shall be approved by the fire code official in accordance with appropriate nationally recognized industry standards and practices, if any. Appropriate remedial action shall be immediately undertaken when leaks are detected.
20.24.430 CFC Section 6004.1.15 added – Inert gas purge system.
Section 6004.1.15 is added to read:
6004.1.15 Inert gas purge system. Gas systems shall be provided with dedicated inert gas purge systems. A dedicated inert gas purge system may be used to purge more than one gas, provided the gases are compatible. Purge gas systems inside buildings shall be located in an approved gas cabinet unless the system operates by vacuum demand.
Attachment 1 Exhibit B
Exception: Refrigeration systems.
20.24.440 CFC Section 6004.1.16 added – Seismic shutoff valve.
Section 6004.1.16 is added to read:
6004.1.16 Seismic shutoff valve. An automatic seismic shut-off valve, which is of a fail-safe to close design, shall be provided to shutoff the supply of highly toxic, toxic and moderately toxic gases with an LC50 less than 3,000 parts per million upon a seismic event within 5 seconds of a horizontal sinusoidal oscillation having a peak acceleration of 0.3G (1.47m/sec2) and a period of 0.4 seconds.
20.24.450 CFC Section 6004.1.17 added – Fittings and connections.
Section 6004.1.17 is added to read:
6004.1.17 Fittings and connections. Fittings and connections shall be located in a gas cabinet, exhausted enclosure, gas room or exhausted valve manifold box.
Exception: Welded connections.
20.24.460 CFC Section 6004.2 amended – Indoor storage and use.
Section 6004.2 is hereby amended to read:
6004.2 Indoor storage and use amended. The indoor storage or use of highly toxic, toxic and moderately toxic compressed gases shall be in accordance with Sections 6004.2.1 through 6004.2.2.10.4.
20.24.470 CFC Section 6004.2.1 amended – Applicability.
Section 6004.2.1 is hereby amended to read:
6004.2.1 Applicability. The applicability of regulations governing the indoor storage and use of highly toxic, toxic and moderately toxic compressed gases shall be in accordance with Sections 6004.2.1.1 through 6004.2.1.5.
20.24.480 CFC Section 6004.2.1.1 amended – Quantities not exceeding the maximum allowable quantity per control area.
Section 6004.2.1.1 is hereby amended to read:
6004.2.1.1 Quantities not exceeding the maximum allowable quantity per control area. The indoor storage or use of highly toxic and toxic compressed gases in amounts not exceeding the maximum allowable quantity per control area set forth in Table 5003.1.1(2) shall be in accordance with Sections 5001, 5003, 6001, 6004.1, 6004.2.1.4 and 6004.2.1.5.
20.24.490 CFC Section 6004.2.1.4 added – Quantities not exceeding minimum threshold quantity per control area.
Section 6004.2.1.4 is added to read:
Attachment 1 Exhibit B
6004.2.1.4 Quantities not exceeding minimum threshold quantity per control area. The indoor storage or use of highly toxic, toxic and moderately toxic gases in amounts not exceeding the minimum threshold quantity per control area set forth in Table 6004.1 shall be in accordance with Sections 6001, and 6004.1 and Chapter 50.
20.24.500 CFC Section 6004.2.1.5 amended – Quantities exceeding minimum threshold quantity per control area.
Section 6004.2.1 is added to read:
6004.2.1.5 Quantities exceeding the minimum threshold quantity per control area. The indoor storage or use of highly toxic, toxic and moderately gases in amounts exceeding the minimum threshold quantity per control area set forth in Table 6004.1 shall be in accordance with Sections 6001, 6004.1, 6004.2 and Chapter 50.
20.24.510 CFC Section 6004.2.2 amended – General indoor requirements.
Section 6004.2.2 is hereby amended to read:
6004.2.2 General indoor requirements. The general requirements applicable to the indoor storage and use of highly toxic, toxic and moderately toxic compressed gases shall be in accordance with Sections 6004.2.2.1 through 6004.2.2.10.3.
Moderately toxic gases shall not be considered as toxic gases for maximum allowable quantities determinations under Table 5003.1.1(2).
20.24.520 CFC Section 6004.2.2.5 amended – Piping and controls -stationary tanks, Item 1.
The Exception in Section 6004.2.2.5 Piping and controls – stationary tanks, Item 1 exception deleted.
20.24.530 CFC Section 6004.2.2.7 amended – Treatment systems.
Exception 2 in Section 6004.2.2.7 Treatment systems is deleted.
20.24.540 CFC Section 6004.2.2.10.1 amended – Alarms.
The Exception in Section 6004.2.2.10.1 Alarms is deleted.
20.24.550 CFC Section 6004.3 amended – Outdoor storage and use.
Section 6004.3 is hereby amended to read:
6004.3 Outdoor storage and use. The outdoor storage or use of highly toxic, toxic and moderately toxic gases shall be in accordance with Sections 6004.3.1 through 6004.3.4. The minimum threshold quantity for highly toxic, toxic and moderately toxic gases for outdoor storage and use are set forth in Table 6004.1.
20.24.560 CFC Section 6004.3.1 amended – Applicability.
Section 6004.3.1 is hereby amended to read:
Attachment 1 Exhibit B
6004.3.1 Applicability. The applicability of regulations governing the outdoor storage and use of highly toxic, toxic, and moderately toxic gases shall be as set forth in Sections 6004.3.1.1 through 6004.3.1.5.
20.24.570 CFC Section 6004.3.1.1 amended – Quantities not exceeding the maximum allowable quantity per control area.
Section 6004.3.1.1 is hereby amended to read:
6004.3.1.1 Quantities not exceeding the maximum allowable quantity per control area. The outdoor storage or use of highly toxic and toxic gases in amounts exceeding the threshold quantity per control area set forth in Table 5003.1.1(4) shall be in accordance with Sections 5001, 5003, 6001, 6004.1, and 6004.3.1.4 and 6004.3.1.5.
20.24.580 CFC Section 6004.3.1.4 added – Quantities not exceeding the minimum threshold quantity per control area.
Section 6004.3.1.4 is hereby added to read:
6004.3.1.4 Quantities not exceeding the minimum threshold quantity per control area. The outdoor storage or use of highly toxic, toxic and moderately toxic gases in amounts not exceeding the minimum threshold quantity per control area set forth in Table 6004.1 shall be in accordance with Sections 6001, 6004.1 and Chapter 50.
20.24.590 CFC Section 6004.3.1.5 added – Quantities exceeding the minimum threshold quantity per control area.
Section 6004.3.1.5 is hereby added to read:
6004.3.1.5 Quantities exceeding the minimum threshold quantity per control area. The outdoor storage or use of highly toxic, toxic and moderately toxic gases in amounts exceeding the minimum threshold quantity per control area set forth in Table 6004.1 shall be in accordance with Sections 6001, 6004.1, 6004.3 and Chapter 50.
20.24.600 CFC Section 6004.3.2 amended – General outdoor requirements.
Section 6004.3.2 is hereby amended to read:
6004.3.2 General outdoor requirements. The general requirements applicable to the outdoor storage and use of highly toxic, toxic and moderately toxic gases shall be in accordance with Sections 6004.3.2.1 through 6004.3.2.4.
Moderately toxic gases with an LC50 equal to or less than 3000 parts per million shall comply with the requirements for toxic gases in Sections 5001, 5003, 6001, 6004.1 and 6004.3.
Moderately toxic gases with an LC50 more than 3000 parts per million but not greater than 5000 parts per million and exceeding the maximum threshold quantity, as determined by 6004.1.6, shall comply with the requirements for toxic gases in Sections 5001, 5003, 6001, 6004.1 and 6004.3.2.1 through 6004.3.2.4.
Attachment 1 Exhibit B
Moderately toxic gases shall not be considered as toxic gases for maximum allowable quantities determinations under Table 5003.1.1(2).
20.24.610 CFC Section 6004.3.3 amended – Outdoor storage weather protection for portable tanks and cylinders.
Section 6004.3.3 is hereby amended to read:
6004.3.3 Outdoor storage weather protection for portable tanks and cylinders. Weather protection in accordance with Section 5004.13 shall be provided for portable tanks and cylinders located outdoors and not within gas cabinets or exhausted enclosures. The storage area shall be equipped with an approved automatic sprinkler system in accordance with Section 5004.5. (Exceptions deleted)
Attachment 1 Exhibit B
Chapter 20.26 GREEN BUILDING CODE
Sections:
20.26.010 California Green Building Standards (CALGreen) Code adopted.
20.26.020 Section 101.3 amended – Scope.
20.26.030 Section 107 added – Local Enforcing Agency.
20.26.040 Chapter 2 Definitions - amended
20.26.050 Chapter 2 Definitions - added
20.26.060 Section 301.1.1 amended – Additions and alterations.
20.26.070 Section 4.106.1 amended – Site Development.
20.26.080 Section 4.106.4 amended – Electric Vehicle (EV Charging) for new construction.
20.26.090 Section 4.106.4.1 amended – New one- and two-family dwellings and townhouses with attached private garages.
20.26.100 Section 4.106.4.1.1 amended - Identification.
20.26.110 Section 4.106.4.1.2 added - Existing Building.
20.26.120 Section 4.106.4.2 amended – New Multifamily dwellings, hotels and motels and new residential parking facilities.
20.26.210 Section 4.106.4.2.5 amended – Electric vehicle ready space signage.
20.26.230 Section 4.106.4.5 added – Direct current fast charging stations.
20.26.240 Section 4.106.5 added – All-electric buildings.
20.26.250 Section 4.106.5.1 added - New construction qualifying alteration projects.
20.26.260 Section 4.106.5.2 added – Requirements for combustion equipment.
20.26.270 Section 4.408 amended – Construction Waste Reduction, Disposal and Recycling.
20.26.280 Section 5.106.1 amended – Stormwater pollution prevention for projects that disturb less than 1 acre of land.
20.26.290 Section 5.106.5.3 amended – Electric vehicle (EV) charging.
20.26.300 Section 5.106.5.3.1 amended – EV capable Spaces.
20.26.310 Section 5.106.5.3.2 amended- Electric vehicle charging stations (EVCS)
20.26.320 Section 5.106.5.3.3 amended – Use of Automatic Load Management Systems (ALMS).
20.26.330 Section 5.106.5.3.4 amended Accessible EVCS.
20.26.340 Section 5.106.5.5 amended Electric vehicle (EV) charging: medium-duty and heavyduty.
20.26.350 Section 5.106.5.5.1 amended Electric vehicle charging readiness requirements for warehouses, grocery stores and retail stores with planned off-street loading spaces.
20.26.360 Table 5.106.5.1.1 added – Raceway and panel power requirements for medium- and heavy-duty EVSE.
20.26.370 Section 5.106.13 added – All-electric buildings.
Attachment 1 Exhibit B
20.26.380 Section 5.408 amended – Construction Waste Reduction, Disposal and Recycling.
20.26.010 California Green Building Standards (CALGreen) Code adopted.
There is adopted by reference that certain code known as the California Green Building Standards (CALGreen) Code at Title 24 California Code of Regulations Part 11 (2025 edition), as more particularly described in this section, except such provisions that are amended, modified or deleted in this chapter, and the same is adopted and incorporated as fully as if set out in this chapter. A copy of said code is available for use by the public at the City of Pleasanton's Building Division.
20.26.020 Section 101.3 Scope amended.
Section 101.3 Scope is amended to read as follows:
101.3 Scope. The provisions of this code shall apply to the planning, design, operation, construction, use and occupancy of every newly constructed building or structure, unless otherwise indicated in this code, throughout the State of California. Any "Newly constructed building or structure" subject to CALGreen and this chapter does not include renovations, repairs or additions, to historic buildings, defined as any building listed or eligible for listing on a national, state or local register or listing of historic resources.
It is not the intent that this code substitute or be identified as meeting the certification requirements of any green building program.
20.26.030 Section 107 added – Local Enforcing Agency.
Section 107 is added to read as follows:
107.1 Local Enforcing Agency. The Building Division of the City of Pleasanton shall enforce all the provisions of this law, this code and the other rules and regulations promulgated by the Building Standards Commission, the Department of Housing and Community Development or the Division of the State Architect, and Chapter 20.04, the Pleasanton Building Administrative Code.
20.26.040 Chapter 2 Definitions – amended.
Chapter 2 Definitions are amended to read as follows:
AUTOMATIC LOAD MANAGEMENT SYSTEM (ALMS). A control system designed to manage load across one or more electric vehicle supply equipment (EVSE), circuits, panels and to share electrical capacity and/or automatically manage power at each connection point. ALMS systems shall be designed to deliver no less than 3.3 kVa (208/240 volt, 16-ampere) to each EV Capable, EV Ready or EVCS space served by the ALMS, and meet the requirements of California Electrical Code Article 625. The connected amperage to the building site for the EV charging infrastructure shall not be lower than the required connected amperage per California Green Building Standards Code, Title 24 Part 11.
ELECTRIC VEHICLE CHARGING STATION (EVCS). A parking space that includes installation of electric vehicle supply equipment (EVSE) at an EV Ready space. An EVCS space may be used to satisfy EV Ready space requirements. EVSE shall be installed in accordance with the California Electrical Code, Article 625.
Attachment 1 Exhibit B
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE). The electric vehicle charging connectors, attachment plugs, and all other fittings, devices, power outlets, or apparatus installed specifically for the purpose of transferring energy between the premises wiring and the electric vehicle.
LOW POWER LEVEL 2 EV READY. A parking space that is served by a complete electric circuit with the following requirements:
i. A minimum of 4.1 kVA (208/240 Volt, 20-ampere) capacity wiring. ii. A receptacle labeled “Electric Vehicle Outlet” or electric vehicle supply equipment located within three (3) feet of the parking space. If EVSE is provided the minimum capacity of the EVSE shall be 16-ampere.
iii. Conduit oversized to accommodate future Level 2 EV Ready (208/240 volt, 40-ampere) at each parking space.
20.26.050 Chapter 2 Definitions - added
Chapter 2 Definitions are added to read as follows:
AFFORDABLE HOUSING. Residential buildings that entirely consist of units below market rate and whose rents or sales prices are governed by local agencies to be affordable based on area median income.
ALL-ELECTRIC BUILDING. A building that contains no combustion equipment or plumbing for combustion equipment serving space heating (including fireplaces), water heating (including pools and spas), cooking appliances (including barbeques), and clothes drying, within the building or building property lines, and instead uses electric heating appliances for service.
COMBUSTION EQUIPMENT. Any equipment or appliance used for space heating, water heating, cooking, clothes drying and/or lighting that uses fuel gas.
COMMERCIAL FOOD HEAT-PROCESSING EQUIPMENT. An equipment used in a food establishment for heat-processing food or utensils and that produces grease vapors, steam, fumes, smoke, or odors that are required to be removed through a local exhaust ventilation system, as defined in the California Mechanical Code.
DIRECT CURRENT FAST CHARGING (DCFC). A parking space provided with electrical infrastructure that meets the following conditions:
i. A minimum of 48 kVa (480 volt, 100-ampere) capacity wiring. ii. Electric vehicle supply equipment (EVSE) located within three (3) feet of the parking space providing a minimum capacity of 80-ampere.
ELECTRIC HEATING APPLIANCE. A device that produces heat energy to create a warm environment by the application of electric power to resistance elements, refrigerant compressors, or dissimilar material junctions, as defined in the California Mechanical Code.
FUEL GAS. A gas that is natural, manufactured, liquefied petroleum, or a mixture of these.
Attachment 1 Exhibit B
INDUSTRIAL PROCESS HEAT. A process or manufacturing equipment for which sustained temperatures typically in excess of three hundred fifty degrees Fahrenheit are required and demonstrably not achievable with commercial electric equipment.
LEVEL 2 EV CAPABLE. A parking space provided with electrical infrastructure that meets the following requirements:
i. Conduit that links a listed electrical panel with sufficient capacity to a junction box or receptacle located within three (3) feet of the parking space.
ii. The conduit shall be designed to accommodate at least 8.3 kVa (208/240 volt, 40-ampere) per parking space. Conduit shall have a minimum nominal trade size of 1 inch inside diameter and may be sized for multiple circuits as allowed by the California Electrical Code. Conduit shall be installed at a minimum in spaces that will be inaccessible after construction, either trenched underground or where penetrations to walls, floors, or other partitions would otherwise be required for future installation of branch circuits, and such additional elements deemed necessary by the Building Official. Construction documents shall indicate future completion of conduit from the panel to the parking space, via the installed inaccessible conduit. iii. The electrical panel shall reserve a space for a 40-ampere overcurrent protective device space(s) for EV charging, labeled in the panel directory as “EV CAPABLE.” iv. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EVs at all required EV spaces at a minimum of 40 amperes. v. The parking space shall contain signage with at least a 12” font adjacent to the parking space indicating the space is EV Capable.
LEVEL 1 EV READY. A parking space that is served by a complete electric circuit with the following requirements:
i. A minimum of 2.2 kVa (110/120 volt, 20-ampere) capacity wiring. ii. A receptacle labeled “Electric Vehicle Outlet” or electric vehicle supply equipment located within three (3) feet of the parking space. If EVSE is provided the minimum capacity of the EVSE shall be 16-ampere.
iii. Conduit oversized to accommodate future Level 2 EV Ready (208/240 volt, 40-ampere) at each parking space.
LEVEL 2 EV READY. A parking space that is served by a complete electric circuit with the following requirements:
i. A minimum of 8.3 kVa (208/240 volt, 40-ampere) capacity wiring. ii. A receptacle labeled “Electric Vehicle Outlet” or electric vehicle supply equipment located within three (3) feet of the parking space. If EVSE is provided the minimum capacity of the EVSE shall be 30-ampere.
LOW POWER LEVEL 2 EV READY. A parking space that is served by a complete electric circuit with the following requirements:
i. A minimum of 4.1 kVA (208/240 Volt, 20-ampere) capacity wiring. ii. A receptacle labeled “Electric Vehicle Outlet” or electric vehicle supply equipment located within three (3) feet of the parking space. If EVSE is provided the minimum capacity of the EVSE shall be 16-ampere.
iii. Conduit oversized to accommodate future Level 2 EV Ready (208/240 volt, 40-ampere) at each parking space.
Attachment 1 Exhibit B
20.26.060 Section 301.1.1 amended – Additions and alterations.
Section 301.1.1 is amended to read as follows:
301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied to additions or alterations of existing residential buildings where the addition or alteration increases the building’s conditioned area, volume, or size. The requirements shall apply only to and/or within the specific area of the addition or alteration. (No change to existing California amendment.) The mandatory provisions of Section 4.106.4.2 may apply to additions or alterations of existing parking facilities or the addition of new parking facilities serving existing multifamily buildings.
The mandatory provisions of Section 5.106.5.3 may apply to additions or alterations of existing parking facilities or the addition of new parking facilities serving existing nonresidential buildings.
NOTE: Repairs including, but not limited to, resurfacing, restriping, and repairing or maintaining existing lighting fixtures are not considered alterations for the purpose of this section.
20.26.070 Section 4.106.1 amended – Site Development.
Section 4.106.1 is amended to read as follows:
4.106.1 General. Preservation and use of available natural resources shall be accomplished through evaluation and careful planning to minimize negative effects on the site and adjacent areas.
Preservation of slopes, management of storm water drainage and erosion controls shall be in conformance with Municipal Code Chapter 9.14 Stormwater Management and Discharge Control, or any other requirements in effect at the time of application.
20.26.080 Section 4.106.4 amended – Electric Vehicle (EV Charging) for new construction.
Section 4.106.4 is amended to read as follows:
4.106.4 Electric vehicle (EV) charging. New construction shall comply with Section 4.106.4.1 or
4.106.4.2, and 4.106.4.3, to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625. For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).
Exceptions:
1. On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions:
1.1. Where there is no local utility power supply or the local utility is unable to supply adequate power.
1.2. Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 4.106.4, may adversely impact the construction cost of the project.
2. Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional parking facilities and without electrical panel upgrade or new panel installation.
Attachment 1 Exhibit B
ADUs and JADUs without additional parking but with electrical panel upgrades or new panels must have reserved breakers and electrical capacity according to the requirements of
4.106.4.1.
3. Multifamily residential R-2 building projects that have approved entitlements before the code effective date.
20.26.090 Section 4.106.4.1 amended – New one- and two-family dwellings and townhouses with attached private garages.
Section 4.106.4.1 the title block is amended to read as follows:
4.106.4.1 One- and two-family dwellings and town-houses with attached private garages.
20.26.100 Section 4.106.4.1.1 amended - Identification.
Section 4.106.4.1.1 is amended to read as follows:
4.106.4.1.1 New Construction. Two parking space(s), if provided, shall be Level 2 EV Ready spaces.
20.26.110 Section 4.106.4.1.2 added - Existing Building.
Section 4.106.4.1.2 is added to read as follows:
4.106.4.1.2. Existing Building. Electrical panel upgrades must have reserved breaker spaces and electrical capacity according to the requirements of 4.106.4.1.1.
20.26.120 Section 4.106.4.2 amended – New Multifamily dwellings, hotels and motels and new residential parking facilities.
Section 4.106.4.2 the title block is amended to read as follows:
4.106.4.2 Multifamily dwellings with residential parking facilities
20.26.210 Section 4.106.4.2.5 amended – Electric vehicle ready space signage.
Section 4.106.4.2.5 is deleted.
20.26.230 Section 4.106.4.5 added – Direct current fast charging stations.
Section 4.106.4.5 is added to read as follows:
4.106.4.5 Direct current fast charging stations. One DCFC may be substituted for up to five (5) EVCS to meet the requirements of 4.106.4.1 and 4.106.4.2. Where ALMS serve DCFC stations, the power demand from the DCFC shall be prioritized above Level 1 and Level 2 spaces.
20.26.240 Section 4.106.5 added – All-electric buildings.
Section 4.106.5 is added to read as follows:
Attachment 1 Exhibit B
4.106.5 All-electric buildings. New construction buildings and qualifying alteration projects shall comply with Section 4.106.5.1 or 4.106.5.2 so that they do not use combustion equipment or are ready to accommodate installation of electric heating appliances.
20.26.250 Section 4.106.5.1 added - New construction qualifying alteration projects.
Section 4.106.5.1 is added to read as follows:
4.106.5.1. New construction and qualifying alteration projects. All newly constructed buildings shall be all-electric buildings. Alterations that include replacement of over 50 percent of the existing foundation for purposes other than a repair or reinforcement as defined in California Existing Building Code Section 202; or where over 50 percent of the existing framing above the sill plate is removed or replaced for purposes other than repair, shall be all-electric buildings. If either of these criteria are met within a three-year period, measured from the date of the most recent previously obtained permit final date, the project shall be subject to the all-electric buildings requirements.
The final determination whether a project meets the definition of substantial reconstruction/alteration shall be made by the local enforcing agency.
Exceptions:
1. Multifamily residential building projects that have approved entitlements before the effective date of this ordinance may install fuel gas for water heating systems serving multiple dwelling units. The applicant shall comply with Section 4.106.5.2.
2. If the applicant establishes that there is not an all-electric prescriptive compliance pathway for the building under the California Building Energy Efficiency Standards, and that the building is not able to achieve the performance compliance standard applicable to the building under the Energy Efficiency Standards using commercially available technology and an approved calculation method, then the local enforcing agency may grant a modification.
The applicant shall comply with Section 4.106.5.2.
Inactive Fuel Gas Infrastructure may be extended to spaces that are anticipated to qualify for the exceptions contained in this chapter. The inactive Fuel Gas Infrastructure shall not be activated, have a meter installed, or otherwise used unless the exemptions specified in this chapter have been confirmed as part of the issuance of a building permit. If the Fuel Gas Infrastructure is no longer serving one of the exceptions contained in this chapter, it shall either be capped, otherwise terminated, or removed by the entity previously entitled to the exemption, in a manner pursuant to all applicable Codes.
Pleasanton shall have the authority to approve alternative materials, design and methods of construction or equipment per 20.04.050 of the Pleasanton Building Administrative Code
20.26.260 Section 4.106.5.2 added – Requirements for combustion equipment.
Section 4.106.5.2 is added to read as follows:
4.106.5.2 Requirements for combustion equipment.
Where combustion equipment is allowed per Exceptions under 4.106.5.1, the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electrical heating appliance in the following ways, as certified by a registered design professional or licensed electrical contractor:
Attachment 1 Exhibit B
1. Branch circuit wiring, electrically isolated and designed to serve all electrical heating appliances in accordance with manufacturer requirements and the California Electrical Code, including the appropriate voltage, phase, minimum amperage, and an electrical receptacle or junction box within five feet of the appliance that is accessible with no obstructions.
Appropriately sized conduit may be installed in lieu of conductors; and
2. Labeling of both ends of the unused conductors or conduit shall be with “For Future Electrical Appliance”; and
3. Reserved circuit breakers in the electrical panel for each branch circuit, appropriately labeled (i.e., “Reserved for Future Electric Range”), and positioned on the opposite end of the panel supply conductor connection; and
4. Connected subpanels, panelboards, switchboards, busbars, and transformers shall be sized to serve the future electrical heating appliances. The electrical capacity requirements shall be adjusted for demand factors in accordance with the California Electric Code; and
5. Physical space for future electrical heating appliances, including equipment footprint, and if needed a pathway reserved for routing of ductwork to heat pump evaporator(s), shall be depicted on the construction drawings. The footprint necessary for future electrical heating appliances may overlap with non-structural partitions and with the location of currently designed combustion equipment.
20.26.270 Section 4.408 amended – Construction Waste Reduction, Disposal and Recycling.
Section 4.408 is amended to read as follows:
4.408.1 Construction waste management. As provided in Municipal Code Chapter 9.21, "regulated projects" as defined therein shall comply with Municipal Code Chapter 9.21. Projects that are not regulated by Municipal Code Chapter 9.21 shall comply with CALGreen Section 4.408, as applicable.
20.26.280 Section 5.106.1 amended – Stormwater pollution prevention for projects that disturb less than 1 acre of land.
Section 5.106.1, is amended to read as follows:
5.106.1 Stormwater water pollution prevention. Newly constructed projects and additions which disturb less than one acre of land and are not part of a larger common plan of development shall prevent the pollution of stormwater runoff from construction activities and shall be in conformance with Municipal Code Chapter 9.14 Stormwater Management and Discharge Control, or any other requirements in effect at the time of application.
20.26.290 Section 5.106.5.3 amended – Electric vehicle (EV) charging.
Section 5.106.5.3 is amended to read as follows:
5.106.5.3 Electric vehicle (EV) charging. Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging shall comply with Section 5.106.5.3 and shall be provided in accordance with regulations in the California Building Code and the California Electrical Code.
Accessible EVCS shall be provided in accordance with the California Building Code Chapter 11B Section 11B-228.3. For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero
Attachment 1 Exhibit B
Emission Vehicle Signs and Pavement Markings) or its successor(s).
Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. Where there is evidence suitable to the local enforcement agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project.
2. Parking spaces accessible only by automated mechanical car parking systems are not required to comply with this code section.
20.26.300 Section 5.106.5.3.1 amended – EV capable Spaces.
Section 5.106.5.3.1 is amended to read as follows:
5.106.5.3.1 Nonresidential Occupancy Class B Offices – Shared Parking Space.
5.106.5.3.1.1 New Construction. Twenty percent (20%) of parking spaces shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging. Thirty percent (30%) of parking spaces provided shall be Level 2 EV Capable.
5.106.5.3.1.2 Existing Buildings. When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or altered and the work requires a building permit, ten percent (10%) of the total number of parking spaces added or altered shall be EVCS with Level 2 EV Ready. Any existing EV Capable spaces on the building property required by the locally adopted codes at the time of building permit shall be upgraded to a minimum of Level 1 EV Ready. Upgrades shall be required at currently designated vehicle parking spaces. Upgrades shall be required for remaining parking spaces after meeting the accessibility requirements of California Building Code Chapters 11A and 11B.
20.26.310 Section 5.106.5.3.2 amended- Electric vehicle charging stations (EVCS) Section 5.106.5.3.2 is amended to read as follows:
5.106.5.3.2 Hotel and Motel Occupancies – Shared Parking Facilities.
5.106.5.3.2.1 New Construction. Five percent (5%) of parking spaces provided shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging.
Twenty-five percent (25%) of parking spaces provided shall be Low Power Level 2 EV Ready space.
Ten percent (10%) of parking spaces provided shall be Level 2 EV Capable.
5.106.5.3.2.2 Existing Buildings. When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or altered and the work requires a building permit, ten percent (10%) of the total number of parking spaces added or altered shall be EVCS with Level 2 EV Ready. Any existing EV Capable spaces on the building property required by the locally adopted
Attachment 1 Exhibit B
codes at the time of building permit shall be upgraded to a minimum of Level 1 EV Ready. Upgrades shall be required at currently designated vehicle parking spaces. Upgrades shall be required for remaining parking spaces after meeting the accessibility requirements of California Building Code Chapters 11A and 11B.
20.26.320 Section 5.106.5.3.3 amended – Use of Automatic Load Management Systems (ALMS).
Section 5.106.5.3.3 is amended to read as follows:
5.106.5.3.3 All Other Nonresidential Occupancies – Shared Parking Facilities.
5.106.5.3.3.1 New Construction. Ten percent (10%) of parking spaces provided shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging. Ten percent (10%) of parking spaces provided shall be Level 2 EV Capable.
5.106.5.3.3.2 Existing Buildings. When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or altered and the work requires a building permit, ten percent (10%) of the total number of parking spaces added or altered shall be EVCS with Level 2 EV Ready. Any existing EV Capable spaces on the building property required by the locally adopted codes at the time of building permit shall be upgraded to a minimum of Level 1 EV Ready. Upgrades shall be required at currently designated vehicle parking spaces. Upgrades shall be required for remaining parking spaces after meeting the accessibility requirements of California Building Code Chapters 11A and 11B.
20.26.330 Section 5.106.5.3.4 amended Accessible EVCS.
Section 5.106.5.3.4 is amended to read as follows:
5.106.5.3.4 Direct current fast charging stations. One DCFC may be substituted for up to five (5) EVCS to meet the requirements of 5.106.5.3.1, 5.106.5.3.2, and 5.106.5.3.3. Where ALMS serve DCFC stations, the power demand from the DCFC shall be prioritized above Level 1 and Level 2 spaces.
20.26.340 Section 5.106.5.5 amended Electric vehicle (EV) charging: medium-duty and heavy-duty.
Section 5.106.5.5 is amended to read as follows:
5.106.5.5Electric vehicle charging readiness. Construction shall comply with Section 5.106.5.4.1 to facilitate future installation of electric vehicle supply equipment (EVSE). Construction for warehouses, grocery stores and retail stores with planned off-street loading spaces shall also comply with Section 5.106.5.4.1 for future installation of medium- and heavy-duty EVSE. Accessible EVCS shall be provided in accordance with the California Building Code Chapter 11B Section 11B-228.3.
For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).
Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power.
Attachment 1 Exhibit B
c. Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project.
20.26.350 Section 5.106.5.5.1 amended Electric vehicle charging readiness requirements for warehouses, grocery stores and retail stores with planned off-street loading spaces.
Section 5.106.5.5.1 is amended to read as follows:
5.106.5.5.1 Warehouses, grocery stores and retail stores with planned off-street loading spaces.
In order to avoid future demolition when adding EV supply and distribution equipment, spare raceway(s) or busway(s) and adequate capacity for transformer(s), service panel(s) or subpanel(s) shall be installed at the time of construction in accordance with the California Electrical Code.
Construction plans and specifications shall include, but are not limited to, the following:
1. The transformer, main service equipment and subpanels shall meet the minimum power requirement in Table 5.106.5.4.1.1 to accommodate the dedicated branch circuits for the future installation of EVSE.
2. The construction documents shall indicate one or more location(s) convenient to the planned off-street loading space(s) reserved for medium- and heavy-duty ZEV charging cabinets and charging dispensers, and a pathway reserved for routing of conduit from the termination of the raceway(s) or busway(s) to the charging cabinet(s) and dispenser(s), as shown in Table
5.106.5.4.1.1.
3. Raceway(s) or busway(s) originating at a main service panel or a subpanel(s) serving the area where potential future medium- and heavy-duty EVSE will be located, and shall terminate in close proximity to the potential future location of the charging equipment for medium- and heavy-duty vehicles.
4. The raceway(s) or busway(s) shall be of sufficient size to carry the minimum additional system load to the future location of the charging for medium- and heavy-duty EVs as shown in Table
5.106.5.4.1.1.
Attachment 1 Exhibit B
20.26.360 Table 5.106.5.1.1 amended – Raceway and panel power requirements for medium- and heavy-duty EVSE.
Tables 5.106.5.1.1 is amended to read as follows:
TABLE 5.106.5.5.1.1, Raceway Conduit and Panel power Requirements for Medium-and-HeavyDuty EVSE
20.26.370 Section 5.106.13 added – All-electric buildings.
Section 5.106.13 is added to read as follows:
5.106.13 All-electric buildings. New construction buildings and qualifying alteration projects shall comply with Section 5.106.13.1 or 5.106.13.2 so that they do not use combustion equipment or are ready to facilitate future electrification.
5.106.13.1. New construction and qualifying alteration projects. All newly constructed buildings shall be all-electric buildings. Alterations that include replacement of over 50 percent of the existing foundation for purposes other than a repair or reinforcement as defined in California Existing Building Code Section 202; or where over 50 percent of the existing framing above the sill plate is removed or replaced for purposes other than repair, shall be all-electric buildings. If either of these criteria are met within a three-year period, measured from the date of the most recent previously obtained permit final date, the project shall be subject to the all-electric buildings requirements.
Tenant improvements shall not be considered new construction. The final determination whether a project meets the definition of substantial reconstruction/alteration shall be made by the local enforcing agency.
Building type Building Size
(sq. ft.)
Number of Off-street
loading spaces
Additional capacity Required (kVa)
for Raceway & Busway and
Transformer & Panel
Grocery 10,000 to 90,000 1 or 2 200
Grocery Greater than
90,000
3 or Greater 400
Grocery Greater than
90,000
1 or Greater 400
Retail 10,000 to 135,000 1 or 2 200
Retail 10,000 to 135,000 3 or Greater 400
Retail Greater than
135,000
1 or Greater 400
Warehouse
Warehouse
Warehouse
20,000 to 256,000
20,000 to 256,000
1 or 2 200
3 or Greater 400
Greater than
256,000
1 or Greater 400
Attachment 1 Exhibit B
Exceptions:
1. Nonresidential buildings containing kitchens located in a place of public accommodation, as defined in the California Building Code Chapter 2, may apply to the local enforcing agency for a modification to install commercial food heat-processing equipment served by fuel gas. The local enforcing agency may grant the modification if they find:
a. A business-related need to cook with combustion equipment; and b. The need cannot be achieved equivalently with an electric heating appliance; and c. The applicant has installed energy efficient equipment based on Energy Star or California Energy Wise qualifications, as available.
d. The applicant shall comply with Section 5.106.13.2.
2. Nonresidential buildings requiring industrial process heat, as defined in the California Building Code Chapter 2, may apply to the local enforcing agency for a modification to utilize fuel gas infrastructure for equipment requiring industrial process heat. The local enforcing agency may grant the modification if they find:
a. A business-related need to use industrial process heat; and b. The need cannot be achieved equivalently with an electric heating. c. The applicant shall comply with Section 5.106.13.2.
3. If the applicant establishes that there is not an all-electric prescriptive compliance pathway for the building under the California Building Energy Efficiency Standards, and that the building is not able to achieve the performance compliance standard applicable to the building under the Energy Efficiency Standards using commercially available technology and an approved calculation method, then the local enforcing agency may grant a modification. The applicant shall comply with Section 5.106.13.2 Inactive Fuel Gas Infrastructure may be extended to spaces that are anticipated to qualify for the exceptions contained in this chapter. The inactive Fuel Gas Infrastructure shall not be activated, have a meter installed, or otherwise used unless the exemptions specified in this chapter have been confirmed as part of the issuance of a building permit. If the Fuel Gas Infrastructure is no longer serving one of the exceptions contained in this chapter, it shall either be capped, otherwise terminated, or removed by the entity previously entitled to the exemption, in a manner pursuant to all applicable Codes.
Pleasanton shall have the authority to approve alternative materials, design and methods of construction or equipment per California Building Code Section 104.
5.106.13.2. Requirements for combustion equipment.
Where combustion equipment is allowed per exceptions under Section 5.106.13.1, the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electrical heating appliance in the following ways, as certified by a registered design professional or licensed electrical contractor:
1. Branch circuit wiring, electrically isolated and designed to serve all electrical heating appliances in accordance with manufacturer requirements and the California Electrical Code, including the appropriate voltage, phase, minimum amperage, and an electrical receptacle or junction box within five feet of the appliance that is accessible with no obstructions. Appropriately sized conduit may be installed in lieu of conductors; and
2. Labeling of both ends of the unused conductors or conduit shall be with “For Future Electrical Appliance”; and
Attachment 1 Exhibit B
3. Reserved circuit breakers in the electrical panel for each branch circuit, appropriately labeled (i.e “Reserved for Future Electric Range”), and positioned on the opposite end of the panel supply conductor connection; and
4. Connected subpanels, panelboards, switchboards, busbars, and transformers shall be sized to serve the future electrical heating appliances. The electrical capacity requirements shall be adjusted for demand factors in accordance with the California Electric Code; and
5. Physical space for future electrical heating appliances, including equipment footprint, and if needed a pathway reserved for routing of ductwork to heat pump evaporator(s), shall be depicted on the construction drawings. The footprint necessary for future electrical heating appliances may overlap with non-structural partitions and with the location of currently designed combustion equipment.
20.26.380 Section 5.408 amended – Construction Waste Reduction, Disposal and Recycling.
Section 5.408 is amended to read as follows:
5.408.1 Construction waste management. As provided in Municipal Code Chapter 9.21, "regulated projects" as defined therein shall comply with Municipal Code Chapter 9.21. Projects that are not regulated by Municipal Code Chapter 9.21 shall comply with CALGreen Section 5.408, as applicable.
5.408.2 Universal waste. [A] Additions and alterations to a building or tenant space that meet the scoping provisions in Section 301.3 for nonresidential additions and alterations, shall require verification that Universal Waste items such as fluorescent lamps and ballast and mercury containing thermostats as well as other California prohibited Universal Waste materials are disposed of properly and are diverted from landfills. A list of prohibited Universal Waste materials shall be included in the construction documents.
Note: Refer to the Universal Waste Rule link at: https://dtsc.ca.gov/universalwaste/
5.408.3 Excavated soil and land clearing debris. 100 percent of trees, stumps, rocks, and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed.
Exception: Reuse, either on- or off-site, of vegetation or soil contaminated by disease or pest infestation.
Notes:
1. If contamination by disease or pest infestation is suspected, contact the Alameda County Department of Agriculture Commissioner and follow its direction for recycling or disposal of material.
(http://www.acgov.org/cda/awm/contactus.htm?c=01 )
2. For a map of known pest and/or disease quarantine zones, consult with the California Department of Food and Agriculture. (www.cdfa.ca.gov )
Attachment 1 Exhibit B
Chapter 20.36 PLEASANTON SECURITY REGULATIONS
Sections:
20.36.110 Commercial Buildings–Lighting- amended.
20.36.120 Residential units–Doors– amended.
20.36.160 Residential units–Lighting- amended.
20.36.110 Commercial Buildings–Lighting- amended.
All non-residential exterior lighting shall meet the requirements in the current California Energy Efficiency Standards.
20.36.120 Residential units–Doors– amended.
Section 101.3 Scope is amended by deleting item D, and re-numbering remaining items to read as follows:
Each exterior door shall be secured as follows:
A. Exterior doors (excluding glass patio doors) and doors leading from garage areas into dwelling shall be of solid core no less than one and three-eighths inch thickness.
B. Exterior doors leading from outside to interior of attached garage shall be of solid core no less than one and three-eighths inch thickness.
C. Exterior doors (excluding glass patio doors) and doors leading from garage areas into dwellings shall have a self-locking lock with deadlatch.
D. The deadlatch lock and dead bolt lock on the same door shall be keyed alike (one key will fit both locks).
E. Pairs of doors shall have flush bolts with a minimum throw of five-eighths inch at the head and foot (floor and ceiling) of the inactive leaf.
F. Doorstop on a wooden jamb for an in-swing door shall be of one-piece construction with the jamb joined by a rabbet.
G. Nonremovable pin or interlocking stud-type hinge shall be used in pin-type hinge which is accessible from the outside when the door is closed.
H. Cylinders shall be so designed or protected that they cannot be gripped by pliers or other wrenching devices.
I. The lock or locks shall be operated from the inside of the door by a device not requiring a key.
J. Locks shall be provided on all sliding patio doors.
K. Sliding patio glass doors opening onto patios or balconies which are less than one story above grade or are otherwise accessible from the outside shall have the moveable section of the door sliding on the inside of the fixed portion of the door or possess an approved secondary lock mounted on interior of moveable section.
L. The lock bolt on all glass patio doors shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearance provided for installation and operation. The strike area shall be of material adequate to maintain effectiveness of bolt strength.
20.36.160 Residential units–Lighting- amended.
All residential exterior lighting shall meet the requirements in the current California Energy Efficiency Standards.
Attachment 1 Exhibit B
Chapter 20.55 PLEASANTON SWIMMING POOL, AND SPA AND HOT TUB CODE Sections:
20.55.010 Swimming Pool and Spa Code adopted.
20.55.020 ISPSC Chapter 1 deleted.
20.55.030 ISPSC Section 302 Electrical, Plumbing, Mechanical and Fuel Gas Requirements amended.
20.55.040 ISPSC Section 303 Energy amended.
20.55.050 ISPSC Section 304 Flood Hazard Areas amended.
20.55.060 ISPSC Section 305 Barrier requirements amended.
20.55.070 ISPSC Section 306 Decks amended.
20.55.080 ISPSC Section 307 General Design amended.
20.55.090 ISPSC Chapter 4 Public Swimming Pools amended.
20.55.100 ISPSC Chapter 5 Public Spas and Public Exercise Spas amended.
20.55.110 ISPSC Chapter 6 Aquatic Recreation Facilities amended.
20.55.120 ISPSC Chapter 7 Onground Storable Residential Swimming Pools amended.
20.55.130 ISPSC Chapter 8 Permanent Inground Residential Swimming Pools amended.
20.55.010 Swimming Pool and Spa Code adopted.
A. There is adopted by reference that certain code known as the International Swimming Pool and Spa Code, more particularly described in this section, except such portions as are amended, modified or deleted in this chapter, and the same is adopted and incorporated as fully as if set out at length in this chapter.
B. Said code is the International Swimming Pool and Spa Code, 2024 Edition, prepared by the International Code Council, one copy of which is on file with the Building and Safety Division for use by the public.
C. These regulations shall be known as the Pleasanton Swimming Pool and Spa Code, hereinafter referred to as “this code.”
D. Where there is a reference in the code to the “building official” it shall mean the “Building and Safety Official,” or in the absence of the Building and Safety Official, the interim, temporary or acting Building and Safety Official.
20.55.020 ISPSC Chapter 1 deleted.
Chapter 1 is deleted and replaced by Chapter 20.04, the Pleasanton Building Administrative Code.
20.55.030 ISPSC Section 302 Electrical, Plumbing, Mechanical and Fuel Gas Requirements amended.
Section 302 is amended to read as follows:
302.1 Electrical. Electrical requirements for aquatic facilities shall be in accordance with the California Electrical Code.
Exception: Internal wiring for portable residential spas and portable residential exercise spas. 302.2 Water Service and drainage. Piping and fittings used for water service, makeup and drainage piping for pools and spas shall comply with the California Plumbing Code. Fittings shall be approved for installation with the piping installed.
Attachment 1 Exhibit B
302.3 Pipe, fittings and components. Pipe, fittings and components shall be listed and labeled in accordance with NSF 50 or NSF 14. Plastic jets, fittings and outlets used in public spas shall be listed and labeled in accordance with NSF 50.
Exceptions:
1. Portable residential spas and portable residential exercise spas listed and labeled in accordance with UL 1563 or CSA C22.2 No 218.1.
2. Onground storage pools supplied by the pool manufacturer as a kit that includes all pipe, fittings and components.
302.4 Concealed piping inspection. Piping, including process piping, that is installed in trenches, shall be inspected prior to backfilling.
302.5 Backflow protection. Water supplies for pools and spas shall be protected against backflow in accordance with the California Plumbing Code.
302.6 Wastewater discharge. Where wastewater from pools or spas, such as backwash water from filters and water from deck drains discharge to a building drainage system, the connection shall be through an airgap in accordance with the California Plumbing Code. 302.7 Tests. Tests on water piping systems constructed of plastic piping shall not use compressed air for the test.
302.8 Maintenance. Pools and spas shall be maintained in a clean and sanitary condition, and in good repair.
302.8.1 Manuals. An operating and maintenance manual in accordance with industry-accepted standards shall be provided for each piece of equipment requiring maintenance.
20.55.040 ISPSC Section 303 Energy amended.
Section 303 is deleted in its entirety and amended to read as follows:
303.1 Energy. All pool and spa energy consumption shall meet the requirements in the current California Energy Efficiency Standards.
20.55.050 ISPSC Section 304.2 Determination of impacts based on location amended.
Section 304.2 is amended to read as follows:
304.2 Determination of impacts based on location. Pools and spas located in flood hazard areas indicated within the City of Pleasanton shall comply with 304.2.1 or 304.2.2.
The remainder of Section 304.2 is unchanged.
20.55.060 ISPSC Section 305 Barrier requirements amended.
Section 305 is deleted in its entirety and amended to read as follows:
Attachment 1 Exhibit B
305 General. Barriers or enclosures are required at outdoor pools and spas and shall comply with the California Building Code and the requirements of Sections 305.1, 305.2 and other applicable sections of this code.
305.1 Pools and spas at single-family homes. The design of barriers or enclosures for restricting entry into areas having pools and spas at a single-family private home shall comply with the California Building Code Section 3109.
305.2 Public pools. The design of barriers or enclosures for restricting entry into areas having public pools and spas as defined in the California Building Code Section 31B shall comply with the California Building Code Section 3119B.
305.3 Outdoor swimming pools and spas. Outdoor pools and spas shall be surrounded by a barrier or enclosure that isolates a swimming pool and meets the requirements in California Building Code Section 3109 and the California Health and Safety Code Section 115923, or the California Building Code Section 3119B, as applicable.
20.55.070 ISPSC Section 306 Decks amended.
Section 306.1 is amended to read as follows:
306.1 General. The structural design and installation of decks around pools and spas shall be in accordance with the California Building Code or the California Residential Code, as applicable.
Section 306.9.1 is amended to read as follows:
306.9.1 Hose bibbs. Hose bibbs shall be provided for rinsing down the entire deck and shall be installed in accordance with the California Plumbing Code and shall be located not greater than 150 feet (45,720 mm) apart. Water-powered devices, such as water-powered lifts, shall have a dedicated hose bibb water source.
Exception: Residential pools and spas shall not be required to have hose bibbs located at 150-foot (45,720 mm) intervals, nor have a dedicated hose bibb for water-powered devices.
20.55.080 ISPSC Section 307 General Design amended.
Section 307.1 is amended to read as follows:
307.1 General design requirements. Sections 307.1.1 through 307.1.4 shall apply to all pools and spas.
307.1.1 Glazing in hazardous locations. Hazardous locations shall be as defined in the California Building Code or the California Residential Code, as applicable. Where glazing is determined to be in a hazardous location, the requirements for the glazing shall be in accordance with those codes, as applicable.
307.1.2 Color and finishes. For other than residential pools and residential spas, the colors, patterns, or finishes of the pool or spa interiors shall not obscure objects or surfaces within the pool or spa.
Attachment 1 Exhibit B
307.1.4 Roofs or canopies. Roofs or canopies over pools and spas shall be in accordance with the California Building Code or California Residential Code as applicable and shall be constructed so as to prevent water runoff into the pool or spa.
307.1.5 Accessibility. An accessible route to and into public pools and spas shall be provided in accordance with the California Building Code.
Section 307.2. is amended to read as follows:
307.2.2 Materials and structural design. Pools and spas shall conform to one or more of the standards indicated in Table 307.2.2. The structural design of pools and spas shall be in accordance with the California Building Code.
20.55.090 ISPSC Chapter 4 Public Swimming Pools amended.
Chapter 4 is deleted in its entirety and is amended to read:
Shall comply with Chapter 31B of the California Building Code.
20.55.100 ISPSC Chapter 5 Public Spas and Public Exercise Spas amended.
Chapter 5 is deleted in its entirety and is amended to read:
Shall comply with Chapter 31B of the California Building Code.
20.55.110 ISPSC Chapter 6 Aquatic Recreation Facilities amended.
Chapter 6 is deleted in its entirety and is amended to read:
Shall comply with Chapter 31B of the California Building Code.
20.55.120 ISPSC Chapter 7 Onground Storable Residential Swimming Pools amended.
Section 703.1 is amended to read as follows:
703.1 General. Decks provided by the pool manufacturer shall be installed in accordance with the manufacturer’s instructions. Decks fabricated on-site shall be in accordance with the California Residential Code.
20.55.130 ISPSC Chapter 8 Permanent Inground Residential Swimming Pools amended.
Section 802 is amended to read as follows:
802.1 Materials of components and accessories. The materials of components and accessories used for permanent inground residential swimming pools shall be suitable for the environment in which they are installed. The materials shall be capable of fulfilling the design, installation and the intended use requirements in the California Residential Code.
802.2 Structural Design. The structural design and materials shall be in accordance with the California Residential Code.
Attachment 1 Exhibit B
Chapter 20.65 PROPERTY MAINTENANCE CODE
Sections:
20.65.010 International Property Maintenance Code adopted.
20.65.020 Section 102.3 amended - Application of other Codes.
20.65.030 Section 107.4 amended - Violation penalties.
20.65.090 Section 202 Definitions – Added
20.65.100 Section 302.4 amended - Weeds.
20.65.110 Section 302.8 amended - Motor Vehicles.
20.65.120 Section 303 amended - Swimming Pools, Spas and Hot Tubs.
20.65.150 Section 404.6 amended - Efficiency Unit.
20.65.010 International Property Maintenance Code adopted.
A. There is adopted by reference that certain code known as the International Property Maintenance Code, more particularly described in this section, except such portions as are amended, modified or deleted in this chapter and the same is adopted and incorporated as fully as if set out at length in this chapter.
B. Said Code is the International Property Maintenance Code 2024 Edition including all Appendices, published by the International Code Council.
C. These regulations shall be known as the Pleasanton Property Maintenance Code, hereinafter referred to as “this code.”
D. Wherein the Code references the “Executive Official” or the “Code Official” it shall mean the Building and Safety Official or the Acting, Temporary or interim Building and Safety Official.
20.65.020 Section 102.3 amended - Application of other Codes.
Section 102.3 of the International Property Maintenance Code, 2024 Edition is amended to read as follows:
102.3 Application of other Codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the provisions of the current edition of the California Building, Plumbing, Electrical and Mechanical Codes as adopted by the City of Pleasanton.
20.65.030 Section 107.4 amended - Violation penalties.
Section 106.4 of the International Property Maintenance Code, 2024 Edition is amended to read as follows:
10674 Violation penalties. Any person who shall violate a provision of this code, or fail to comply therewith, or with any of the requirements thereof, shall be prosecuted within the limits provided by state or local laws. Each day that a violation continues after due notice has been served shall be deemed a separate offense. A violation of any section of this code constitutes a violation of the Pleasanton Municipal Code. Penalties for violations will be as provided in Section 1.12.020,
1.24.030, 1.28.030 or any other application section of the Pleasanton Municipal Code.
Attachment 1 Exhibit B
20.65.090 Section 202 Definitions – Added.
Section 202 of the International Property Maintenance Code, 2024 Edition is amended to have these definitions read as follows:
International Electrical Code or ICC Electrical Code. International Electrical Code or ICC Electrical Code shall mean the Pleasanton Electrical Code.
International Mechanical Code or ICC Mechanical Code. International Mechanical Code or ICC Mechanical Code shall mean the Pleasanton Mechanical Code.
International Plumbing Code or ICC Plumbing Code. International Plumbing Code ICC Plumbing Code shall mean the Pleasanton Plumbing Code.
International Fuel Gas Code or ICC Fuel Gas Code. International Fuel Gas Fuel Gas Code or ICC Fuel Gas Code shall mean the Pleasanton Plumbing Code.
International Residential Code or ICC Residential Code. International Residential Code or ICC Residential Code shall mean the Pleasanton Residential Code.
20.65.100 Section 302.4 amended - Weeds.
Section 302.4 of the International Property Maintenance Code, 2024 Edition is amended to read as follows:
302.4 Weeds. All premises and exterior property shall be maintained free from weeds or uncontrolled plant growth in excess of 20 inches in height. All noxious weeds shall be prohibited on developed properties. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided: however, this term shall not include cultivated flowers and gardens.
Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 107.4 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property.
20.65.110 Section 302.8 amended - Motor Vehicles.
Section 302.8 of the International Property Maintenance Code, 2024 Edition is amended to read as follows:
302.8 Motor vehicles. Except as provided for in other regulations, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth.
Exceptions:
1. A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes.
Attachment 1 Exhibit B
2. A vehicle owned by the resident conducting major repair or restoration work on his own vehicle in an enclosed garage.
20.65.120 Section 303 amended - Swimming Pools, Spas and Hot Tubs.
Section 303 of the International Property Maintenance Code, 2024 Edition is amended to read as follows:
303.1 Swimming pools. Swimming pools shall be maintained in a clean and sanitary condition, and in good repair.
303.2 Enclosures. Private swimming pools, hot tubs and spas containing water more than 18 inches (457 mm) in depth shall be completely surrounded by a fence or barrier in compliance with Section 3109 in the 2025 California Building Code as applicable. Gates and doors in such barriers shall be self-closing and self-latching. Where the self-latching device is less than 60 inches (1524 mm) above finished grade or landing, the release mechanism shall be located on the pool side of the gate. Selfclosing and self-latching gates shall be maintained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier.
Exception: Spas or hot tubs with a safety cover that complies with ASTM F 1346-91 shall be exempt from the provisions of this section.
20.65.150 Section 404.6 amended - Efficiency Unit.
Section 404.6 of the International Property Maintenance Code, 2024 Edition is amended to read:
Shall comply with section 1208.5 of the 2025 California Building Code.
EXHIBIT C
The following amendments are proposed to various chapters and sections of Title 18 – Zoning of the Pleasanton Municipal Code. Proposed text to be inserted is indicated in underline, and proposed text to be deleted in strikethrough format.
18.88.035 Requirements for alternative vehicle parking.
A. Alternative Vehicle Parking Requirements—Carpool/Vanpool, Car-Share, and AlternativeFuel Vehicles.
1. Office and Industrial Development. All new construction, major alteration or enlargement of office and industrial facilities meeting the building size thresholds defined by subsection (A)(1)(a), shall designate at least 10 percent of the off-street parking spaces required by Section 18.88.030 of this chapter as stalls for carpool, vanpool, car-share, and alternative-fuel vehicles, as further specified below:
a. Building Size Thresholds. The thresholds listed below shall be used to determine if a project is subject to the provisions of this subsection. Alternative thresholds may be proposed and will be subject to approval by the community development director. i. Office. All new construction, major alteration or enlargement of office facilities resulting in 30,000 square feet or more of gross floor area at one site shall be subject to the provisions of this subsection;
ii. Industrial. All new construction, or major alteration or enlargement of industrial facility with 40,000 square feet of gross floor area or more at one site shall be subject to the provisions of this subsection.
The applicability of projects having a mixture of office and industrial uses shall be determined by assuming one employee for each 300 square feet of gross floor area of office use, and one employee for each 400 square feet of gross floor area of industrial use. Projects totaling 100 or more employees shall be subject to the provisions of this chapter.
b. For each 10 spaces of alternative vehicle parking required by this subsection, a minimum of one space shall be designated as a carpool stall and a minimum of one space as a vanpool stall. Six spaces shall be designated for additional carpool/vanpool vehicles, car-share vehicles, or alternative-fuel vehicles (including, but not limited to ethanol, biodiesel, fuel cell (hydrogen), natural gas vehicles) but not including hybrid or bi-fuel vehicles where one of the fuels is gasoline or diesel. The six spaces shall also be provided with electrical conduit and service capacity so that when demand warrants, as determined by the community development director, these spaces may be used for electric vehicle charging.
Attachment 1 Exhibit C
c. All of the alternative vehicle parking spaces required under this subsection shall be preferentially located as close to the employee entrance as practical without displacing accessible parking and any designated customer or client parking.
3. All of the alternative vehicle parking spaces required under this section, shall be counted toward the off-street parking required by Section 18.88.030 of this chapter and the accessible parking spaces shall be as required by the current California Building Code.
4. All of the alternative vehicle parking spaces required under this section, shall be clearly marked with both signage and pavement stencils, except that in private garages as described in subsection (A)(2)(c) above, only interior signage shall be required to indicate the availability of electric vehicle charging equipment.
5. Parking spaces required under this section shall meet the dimensional standards of Section 18.88.040 of this chapter.
Item #4
CITY COUNCIL AGENDA REPORT
October 7, 2025
Community and Economic Development
TITLE: INTRODUCE AN ORDINANCE AMENDING CHAPTER 18.106 OF THE
PLEASANTON MUNICIPAL CODE REGARDING ACCESSORY DWELLING
UNITS AND JUNIOR ACCESSORY DWELLING UNITS, TO COMPLY WITH STATE LAW [P25-0026]
SUMMARY
In September 2024, Governor Newsom signed Senate Bill 1211 (SB 1211) and Assembly Bill 2533 (AB 2533), amending existing State law with respect to accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs). The laws took effect on January 1, 2025.
Accordingly, the City is initiating amendments to the Municipal Code to comply with the recent legislation and other minor amendments to be consistent with State law.
RECOMMENDATION
1. Find that the proposed amendment to the Municipal Code is statutorily exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and categorically exempt per California Environmental Quality Act (CEQA) Guidelines Section 15303; and
2. Introduce the ordinance, find the subject code amendment consistent with the General Plan, and approve Case P25-0026, an amendment to the Pleasanton Municipal Code (PMC) as shown in Exhibit A.
BACKGROUND
For the past several years, the State has adopted a series of new laws intended to encourage the production of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs), principally by reducing regulatory barriers to property owners' construction of these units. Recent examples include legislation requiring ministerial approval of ADU and JADU applications within 60 days, authorizing ADUs on lots with multifamily dwellings, and prohibiting local agencies from imposing local development standards (e.g., height and setbacks) beyond state-set limits.
The City has progressively updated its ADU ordinance (PMC Chapter 18.106) to respond to and come into compliance with State law. Among these revisions, Ordinance 2213 was adopted in March, 2021 to modify PMC Chapters 18.08, 18.28, 18.32, 18.36, 18.44,
18.46,18.84, and 18.106 to implement State law changes enacted in 2020; Ordinance 2277 was adopted in May, 2024 to further revise Chapter 18.106 to comply with additional State law provisions enacted in 2023.
Governor Newsom signed additional ADU-related legislation in 2024. Staff drafted proposed amendments to Chapter 18.106 in response, and the Planning Commission reviewed
proposed revisions to Chapter 18.106 at its February 12, 2025 meeting, and forwarded a recommendation to the City Council. After the March 18, 2025 City Council agenda was published, the City received a comment letter from California Housing Defense Fund (CalHDF), a housing advocacy group, identifying other potential revisions to the ordinance, and the item was pulled off the City Council agenda. City staff subsequently consulted with the California Department of Housing and Community Development (HCD) on the draft ordinance, including sharing a draft of the proposed Ordinance, and has implemented the changes required and suggested by HCD for compliance with State law. The Planning Commission reviewed the draft amendments, reflecting the subsequent revisions suggested by HCD, at its August 27, 2025, meeting and forwarded a recommendation for approval to the City Council.
Staff re-sent the Planning Commission's recommended draft Ordinance to HCD, who suggested a minor clarification to Section 18.106.030 C., regarding the allowable number of ADUs on a parcel; this change is reflected in the draft Ordinance in Attachment 1.
AB 1033: Separate Conveyance of ADUs
Among the more recent changes to State law was AB1033, which permits local agencies to allow ADUs to be sold separately (“separately conveyed”) from the lot’s primary dwelling if certain conditions are met. At its September 11, 2024 meeting, the Planning Commission discussed the separate conveyance of ADUs, and expressed some, although not unanimous, interest in pursuing the concept. While recognizing that separate conveyance might encourage ADU production by allowing homeowners to receive more economic benefit when investing in the construction of an ADU, the report also noted concerns about potential complexities when separately conveyed ADUs are part of a Homeowners Association (HOA), and are subject to HOA rules and requirements. The City Council also discussed the topic as part of a discussion on October 15, 2024, and expressed an interest in further exploring it. Additional information on separate conveyance was provided to the Planning Commission at its February 12, 2025 meeting, and is outlined in the discussion section below. The discussion concluded with a recommendation from staff, supported by the Planning Commission, not to proceed with the adoption of provisions for separate conveyance of ADUs at this time due to the complexity and likely limited uptake of this provision.
DISCUSSION
The following is a summary of the proposed PMC amendments. As described, staff consulted with HCD representatives to review the draft Ordinance. Feedback from HCD is reflected in the Ordinance amendments:
Statewide Exemption Accessory Dwelling Units
The proposed revision better defines units that comply with Government Code section 66323 and non-exempt accessory dwelling units and uniformly references these two-unit types throughout Chapter 18.106.
Standards for ADUs
State law permits jurisdictions to apply objective development and design standards. The proposed revisions remove non-objective standards and clarify when these standards can apply.
Replacement Parking
Existing Government Code section 66314(d)(11) already prohibits local agencies from requiring off-street parking spaces to be replaced when a garage, carport or covered parking
structure is demolished in conjunction with the construction of, or converted to, an ADU. SB 1211 amends this subsection to also prohibit local agencies from requiring replacement parking when an uncovered parking space is demolished for or replaced with an ADU.
Multifamily ADUs
Under existing Government Code section 66323(a)(3)(A), local agencies must ministerially approve qualifying building permit applications for ADUs within “portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages ….” The term “livable space” is not defined by State ADU law. SB 1211 changes this by adding a new definition stating “‘livable space’ means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.”
SB 1211 also increases the quantity of detached ADUs allowed on lots with an existing multifamily dwelling. Currently, Government Code section 66323(a)(4)(A) permits lots with an existing or proposed multifamily dwelling up to two detached ADUs. Following SB 1211, lots with an existing multifamily dwelling can have up to eight detached ADUs, or as many detached ADUs as there are primary dwelling units on the lot, whichever is less. SB 1211 does not alter the number of ADUs that lots with proposed multifamily dwellings can have — they remain limited to two detached ADUs.
To be consistent with these changes, Exhibit A to Attachment 1 of this agenda report provides the revised text to Chapter 18.106 of the PMC.
Separate Conveyance of ADUs
Since AB 1033 was adopted, very few jurisdictions have adopted an ordinance allowing the separate conveyance of ADUs. In staff’s research, San José and San Francisco are the only Bay Area jurisdictions to do so. Other jurisdictions have provided discussion of the new law to their decision-making bodies, but in most cases have suggested deferring development of local regulations, pending being able to gauge interest from the development community, and to benefit from the experience of other jurisdictions in developing and implementing an ordinance.
The San José “ADU Condominium” ordinance, adopted on June 18, 2024 (February 12, 2025 Planning Commission packet, page 28), demonstrates the complexity of the process. To date, San José has received one application for ADU Condominium conversion. As can be seen in the ordinance, the requirements are lengthy and complex, since they need to ensure that the separate conveyance included adequate provisions for management and maintenance of common areas, including lienholder consent and the formation of a homeowners association for the primary unit and ADU.
No jurisdictions similar to Pleasanton (i.e. with a large number of planned unit developments and active HOAs) have adopted an ordinance to permit separate conveyance. Many residential neighborhoods in Pleasanton are part of a Planned Unit Development and subject to an HOA and its CC&Rs (covenants, conditions and restrictions). Allowing separate conveyance for properties with existing HOAs could raise complex questions about how dues would be assessed, and how ADU subdivisions would interface with existing CC&Rs and property maintenance and easement agreements.
Given these complexities, the prevalence of HOAs in Pleasanton, the unknown level of interest among property owners and the added administration for both staff and existing HOAs to allow separate conveyance of the principal unit, staff and the Planning Commission do not recommend dedicating limited staff resources to developing a local ordinance to allow separate conveyance at this time. If there proves to be substantial property owner interest and the opportunity to learn from the experience of other similar communities, adopting such an ordinance may be appropriate in the future.
ENVIRONMENTAL ASSESSMENT
The proposed code amendments are statutorily exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h) in that CEQA does not apply to the adoption of an ordinance implementing state ADU law. The proposed amendments are also statutorily exempt pursuant to CEQA Guidelines Section 15268, in that the amendments are necessary to conform to and implement the ministerial approval processes mandated by State law. The amendments are further exempt pursuant to CEQA Guidelines Section 15061(b)(3) in that there is no possibility the activity will have a significant effect on the environment.
PLANNING COMMISSION ACTION
The Planning Commission held a public hearing on August 27, 2025, to review and provide a recommendation to the City Council on the proposed ordinance. The Planning Commission unanimously recommended approval of the amendments to the City Council. At its February 12, 2025, hearing, the Planning Commission did not recommend pursuing the adoption of separate conveyance of ADUs pursuant to AB 1033, given the limited applicability, complexity of the review process, and demand on staff time. There was no public comment provided during the hearing.
EQUITY AND SUSTAINABILITY
ADUs and JADUs contribute to the creation of affordable housing within the City, and are often used for multi-generational families. Adoption of this ordinance may reduce barriers to constructing ADUs and JADUs.
OUTREACH
Notification of this code amendment has been published in The Valley Times as an upcoming agenda item for the October 7, 2025, City Council meeting.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the ONE Pleasanton strategic goal of Building a Community Where Everyone Belongs, in that the amendments may further the production of ADUs and JADUs. Amending the PMC to align with State law also furthers Policy 4.3, to implement the Housing Element, which, among other aspects, relies on ADU production to help the City meet its Regional Housing Needs Allocation (RHNA) targets.
FISCAL IMPACT
No financial impact is associated with the actions recommended in this report.
Prepared by: Submitted by: Approved by:
Emily Carroll, Associate
Planner
Ellen Clark, Director of Community and
Economic Development
Gerry Beaudin, City
Manager
Attachments:
1. Ordinance and Exhibit A
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON AMENDING CHAPTER 18.106 OF THE PLEASANTON MUNICIPAL CODE TO
COMPLY WITH STATE LEGISLATION FOR ACCESSORY DWELLING UNITS
AND JUNIOR ACCESSORY DWELLING UNITS
WHEREAS, state law authorizes cities to act by ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”); and
WHEREAS, in recent years, the California legislature has approved, and the Governor has signed into law, numerous bills that, among other things, amend various sections of the Government Code to impose new limits on local authority to regulate ADUs and JADUs; and WHEREAS, on March 2, 2021, the City Council adopted Ordinance 2213 to comply with state legislation pertaining to ADUs and JADUs; and
WHEREAS, on May 7, 2024, the City Council adopted Ordinance 2277 to implement additional state law requirements for ADUs; and
WHEREAS, effective January 1, 2025 Senate Bill 1211 amended Sections 66314 and 66323 of the Government Code, and Assembly Bill 2533 amended Section 66332 changing the requirements for local governments related to accessory dwelling units and junior accessory dwelling units; and
WHEREAS, the proposed amendments to the Pleasanton Municipal Code implement the requirements of state law and add local policies that are within the scope of the state law; and WHEREAS, the Planning Commission reviewed the amendments to the Pleasanton Municipal Code at its August 27, 2025 meeting and recommended approval of the amendments by the City Council.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The City Council finds that the proposed code amendments are statutorily exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines 15282(h) in that CEQA does not apply to the adoption of a local ordinance implementing the provisions of State ADU law which is set forth in Government Code Section 66310 et. seq. The amendments are further statutorily exempt pursuant to CEQA Guidelines 15268 in that they are a “ministerial project”, involving little or no personal judgment. Additionally, the amendments are exempt pursuant to CEQA Guidelines Section 15061(b)(3) in that it can be seen with certainty that there is no possibility that the amendments may have a significant effect on the environment.
SECTION 2. Amendments to Chapter 18.106 of the Pleasanton Municipal Code to comply with state legislation for accessory dwelling units, as shown in Exhibit A to this ordinance.
SECTION 3. A summary of this ordinance shall be published once within fifteen (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.
SECTION 4. This ordinance shall be effective thirty (30) days after its passage and adoption.
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on October 7, 2025, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
Jack Balch, Mayor
ATTEST:
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
Daniel G. Sodergren, City Attorney
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 1
EXHIBIT A
TITLE 18
ZONING
CHAPTER 18.08
DEFINITIONS
§ 18.08.106. Accessory dwelling units.
"Accessory dwelling unit" means an attached or a detached residential dwelling unit which provides complete independent living facilities for one or more persons and is located on a lot with one or more proposed or existing primary residences. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as the one-family or multi-family dwelling are situated.
An accessory dwelling unit also includes the following:
A. An efficiency unit, as defined in Section 17958.1 of the California Health and Safety Code.
B. A manufactured home, as defined in Section 18007 of the California Health and Safety Code.
CHAPTER 18.106
ACCESSORY AND JUNIOR ACCESSORY DWELLING UNITS
Note: Prior ordinance history: Ord. 1812 § 1, 2000.
§ 18.106.010. Purpose.
Accessory and junior accessory dwelling units are a valuable form of housing in the city. These units meet the city's general plan housing policies related to: attaining a variety of housing types; providing housing stock to lower income households; including lower income housing units within market rate housing projects; providing alternative, nontraditional means suited to the community to fill lower and moderate income housing needs; meeting the city's share of regional housing needs; providing a means to assist homeowners in financing the acquisition of a home; and providing security to homeowners living alone.
The further purpose of this chapter is to comply with the requirements of State law. To do so, this chapter identifies those zoning districts where an accessory dwelling unit or junior accessory dwelling unit meeting enumerated standards to ensure neighborhood compatibility is a permitted use in that district.
(Ord. 1885 § 2, 2003; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2213 § 2, 2021) § 18.106.020. Definitions.
A. “Accessory dwelling unit” shall mean an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping,
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 2
eating, cooking, and sanitation on the same parcel as the one-family or multifamily dwelling is or will be situated. An accessory dwelling unit also includes the following:
1. An efficiency unit.
2. A manufactured home, as defined in Section 18007 of the Health and Safety Code.
B. “Junior accessory dwelling unit” shall mean a unit that is no more than 500 square feet in size and contained entirely within a one-family residence. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure.
C. “One-family development” shall mean a property, site or parcel that contains one dwelling unit (other than an accessory dwelling unit), where the primary dwelling unit is detached and/or separated from any adjacent dwelling unit other than an accessory dwelling unit. A property, site or parcel containing multiple detached single-family dwellings on the same lot shall also be considered a one-family development.
D. “Multifamily development” shall mean building(s) or structure(s) to house more than one household within separate dwelling units, including units having attached or shared walls.
E. “Statewide exemption accessory dwelling unit,” shall mean a unit that complies with Government Code Section 66323 and meets one of the following:
1. For Single-Family Residential:
a. One accessory dwelling unit that is within the proposed space of a new, one-family development. The unit shall include an exterior entrance independent of the primary dwelling, and may be located within a garage or carport attached to the primary dwelling. b. A conversion of space within an existing one-family development to an accessory dwelling unit. The unit shall include an exterior entrance independent of the primary dwelling, and may be located within a garage or carport attached to the primary dwelling. c. Conversion of an existing accessory structure to an accessory dwelling unit, with up to 150 square feet of additional floor area, if necessary to accommodate ingress and egress. d. One detached, new construction accessory dwelling unit, which has a floor area of not more than 800 square feet, a maximum height of 16, 18, or 20 feet depending on conditions specified in Government Code Section 66321(b)(4), and four-foot side and rear yard setbacks.
e. One junior accessory dwelling unit
2. For Multifamily Residential. Multiple state-exempt accessory dwelling units are permitted on lots containing a proposed or existing multifamily dwelling structure or structures, as follows:
a. All proposed multifamily structures are permitted up to two (2) detached accessory dwelling units not exceeding a maximum height of 16, 18, or 20 feet depending on conditions specified in Government Code Section 66321(b)(4), and four-foot side and rear yard setbacks.
b. Lots with an existing multifamily dwelling are permitted to have up to eight detached accessory dwelling units, or as many detached accessory dwelling units as there are primary dwelling units on the lot, whichever is less.
c. Lots containing an existing multifamily dwelling structure or structures are permitted multiple accessory dwelling units located completely within existing areas not used as livable space within the multifamily dwelling structure(s) (including any attached garages
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 3
or carports), not to exceed twenty-five (25%) of the total number of existing multifamily dwelling units on the lot, or at least one (1) unit, whichever is greater. A fraction of 0.5 or more is rounded up and a fraction that is less than 0.5 is disregarded. In development projects that have both one-family and multi-family housing types, 25 percent shall apply only to the multi-family development units, and any one-family development units that are within a multi-family development but are on their own parcel are subject to regulations applicable to accessory dwelling units for one-family developments.
F. “Non-exempt accessory dwelling unit” shall mean an accessory dwelling unit that does not meet the definition of a statewide exemption accessory dwelling unit. § 18.106.0320. Use requirements and review process.
A. Accessory dwelling units and junior accessory dwelling units are permitted uses in the R-1 one family residential district, RM multi-family residential district, planned unit developments zoned for residential uses, MU mixed use districts, C-C central commercial district, and A agricultural district, if the primary unit is a proposed or existing legal onefamily dwelling unit or proposed or existing legal multi-family development and the accessory dwelling unit meets all of the standards set forth in Section 18.106.060 of this chapter and the applicable site standards in Section 18.106.040 of this chapter for attached accessory dwelling units, Section 18.106.045 of this chapter for detached accessory dwelling units, Section 18.106.050 of this chapter for accessory dwelling unit(s) resulting from conversion of existing space in multi-family development, or Section 18.106.070 of this chapter for junior accessory dwelling units.
B. For purposes of this section:
1. A development project that has both one-family and multi-family units on the same lot shall be defined as a multi-family development. A one-family development is defined as a property, site or parcel that contains one dwelling unit (other than an accessory dwelling unit), where the primary dwelling unit is detached and/or separated from any adjacent dwelling unit other than an accessory dwelling unit. A property, site or parcel containing multiple detached single-family dwellings on the same lot shall also be considered a one-family development.
2. In a development project that has both one-family and multi-family housing types, regulations applicable to one-family developments shall apply to the one-family housing types and regulations applicable to multi-family development shall apply to multi-family housing types, irrespective of whether those one-family or multi-family units are each located on their own lot or a common parcel.A multi-family development is defined as building(s) or structure(s) to house more than one household within separate dwelling units, including units having attached or shared walls.
3. The rental period for statewide exemption accessory dwelling units and non-exempt accessory dwelling units shall be at least 30 days.
C. The maximum number of accessory dwelling units and junior accessory dwelling units allowed on a parcel shall be as follows:
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 4
1. For one-family developments, the following are permitted:
a. One converted/interior accessory dwelling unit;
b. One detached, new construction accessory dwelling unit that does not exceed 800 square feet; and
c. One junior accessory dwelling unit.
C. Subject to meeting the regulations of this section, accessory dwelling units and junior accessory dwelling units as defined in Chapter 18.08 shall be allowed on a parcel in the following quantities:
1. In one-family developments, both of the following are permitted:
a. One accessory dwelling unit in addition to the primary residential unit.
The accessory dwelling unit may be attached or detached and may be the result of new construction or existing space that is converted. b. One junior accessory dwelling.
2. In the For multi-family developments one of the following are permitted:
a.Conversion
i. Non-habitable portions of the existing main structure, as defined by Gov. Code, § 66313(e), are permitted to be converted to an accessory dwelling unit. A minimum of one such accessory dwelling unit is permitted. The maximum number of such accessory dwelling units shall not exceed 25 percent of the existing multi-family dwelling units located within each multi-family structure. A fraction of 0.5 or more is rounded up and a fraction that is less than 0.5 is disregarded. In development projects that have both one-family and multi-family housing types, 25 percent shall apply only to the multi-family units, and any one-family units that are within a multi-family development but are on their own parcel are subject to regulations applicable to accessory dwelling units for one-family developments. If the multi-family unit is eligible for an accessory dwelling unit, the accessory dwelling unit resulting from the conversion of space may be located in either the multi-family unit or in the onefamily unit. b. Detached
i. All proposed multifamily structures are permitted up to two (2) detached accessory dwelling units not exceeding a maximum height of 16, 18, or 20 feet depending on conditions specified in Government Code Section 66321(b)(4), and four-foot side and rear yard setbacks.
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 5
ii. Lots with an existing multifamily dwelling are permitted to have up to eight detached accessory dwelling units, or as many detached accessory dwelling units as there are primary dwelling units on the lot, whichever is less. iii. A maximum of two detached accessory dwelling units are permitted. The two accessory dwelling units may be attached to one another but must be detached from all existing structures.
For purposes of this section, "Statewide Exemption Accessory Dwelling Unit Standards" are: 800 square feet maximum in size, 16 18, or 20 foot maximum in height depending on conditions specified in Government Code section 66321, subdivision (b)(4)feet maximum in height, and four-foot minimum setbacks from side and rear property lines.
D. The city will either approve or deny an application to create an accessory dwelling unit or junior accessory dwelling unit within 60 days from receiving a complete application if there is an existing one-family or multi-family dwelling on the lot. If the permit application to create an accessory dwelling unit or junior accessory dwelling unit is submitted with a permit application to create a new one-family dwelling, the city may delay approving or denying the permit application for the accessory dwelling unit or junior accessory dwelling unit until the city approves or denies the permit application to create the new one-family dwelling. If the city denies an application for an accessory dwelling unit or junior accessory dwelling unit, the city shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant within 60 days. In any case, and notwithstanding the requirements of this title, the application to create the new accessory dwelling units or junior accessory dwelling unit shall be considered without discretionary review or hearing. An application for an accessory dwelling or junior accessory dwelling unit shall include:
1. Plot plan (drawn to scale) showing the dimensions of the lot on which the accessory dwelling or junior accessory dwelling unit will be located; the location and dimensioned setbacks of all existing and proposed structures on the proposed site; any existing trees proposed to be removed; all easements; building envelopes; and parking for the project site.
2. Floor plans of the entire structure with each room dimensioned and the resulting floor area calculated. The use of each room shall be identified.
3. Elevation drawings of existing and proposed elevations, showing all relevant details of the proposed construction, including, but not limited to: dimensions; materials and colors with notation demonstrating that the proposed accessory dwelling unit matches the design of the existing structure; and any other special characteristics of the project.
4. A table detailing the lot size, existing home square footage (with and without the garage), square footage of the proposed accessory dwelling unit, and the floor area ratio.
If the accessory dwelling unit is for a multi-family development, the table shall include the square footages of all multi-family units within the subject multi-family structure.
E. Development standards set forth in a planned unit development or specific plan shall apply
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 6
to any Nonexempt Accessory Dwelling Unit, accessory dwelling unit that exceeds the Statewide Exemption Accessory Dwelling Unit Standards except that any such planned unit development or specific plan standard cannot be applied if it would either: (1) result in a conflict with standards set forth by the state for accessory dwelling units; or (2) preclude an accessory dwelling unit that meets the applicable requirements of state law or this chapter. (Ord. 1885 § 2, 2003; Ord. 2000 § 1, 2009; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2213 § 2, 2021; Ord. 2244 § 2, 2023)
§ 18.106.0340. Density and growth management program.
A. An accessory dwelling or junior accessory dwelling unit shall not be considered in applying the growth management program in Chapter 17.36 of this code.
B. An accessory dwelling or junior accessory dwelling unit is not considered to increase the density of the lot upon which it is located and is a residential use that is consistent with the existing general plan and zoning designation for the lot. (Ord. 1885 § 2, 2003; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2213 § 2, 2021) § 18.106.0450. Standards for attached accessory dwelling units—Height limitations, setbacks, open space, and other regulations.
Attached accessory dwelling units shall meet the requirements in Section 18.106.0670 of this chapter and the following requirements:
A. Attached accessory dwelling units shall not exceed 25 feet in height except when the accessory dwelling unit is the result of the conversion of existing space or accessory dwelling units are proposed as part of a new planned unit development. Except for an attached accessory dwelling unit that meets the Statewide Exemption Accessory Dwelling Unit Standards as defined in Section 18.106.020(E)(1), attached accessory dwelling units shall be subject to the minimum front, rear, and side yard requirements of the main structure as identified in Chapter 18.84, including requirements prescribed in Section 18.84.100. Only in instances when complying with the front yard setback for the main structure precludes and accessory dwelling unit shall the accessory dwelling unit be permitted to encroach into the front yard setback but this encroachment shall be limited only to the extent necessary to accommodate the accessory dwelling unit. No setbacks are required for a legally existing living area that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit.
Height of the attached accessory dwelling unit is measured vertically from the average elevation of the natural grade or finished grade, whichever is lower, of the ground covered by the accessory dwelling unit to the highest point of the structure including parapet or to the coping of a flat roof, to the deck line of a mansard roof, or to the mean height between eaves and ridges for a hip, gable, or gambrel roof. Accessory dwelling units are limited to two stories. An accessory dwelling unit proposed on the second story shall not exceed 25 feet in height and shall meet the objective standards for second-story accessory dwelling units identified in Section 18.106.060(C)(2).
B. The gross floor area of an attached accessory dwelling unit shall not exceed 50% of the gross floor area of the existing main dwelling unit or 800 square feet, whichever is greater, with a maximum increase in floor area of 850 square feet if the accessory dwelling unit is a studio or one-bedroom unit or 1,000 square feet if the accessory dwelling unit is two or more
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 7
bedrooms. Accessory dwelling units that result from conversion of existing space may exceed these size limits. The gross floor area of the existing main dwelling unit is to be calculated based on the size of the unit prior to the accessory dwelling unit/conversion. In no case shall this requirement necessitate an accessory dwelling unit to be less than: (1) a 150-square-foot efficiency unit; (2) 850 square feet if the accessory dwelling unit is a studio or one-bedroom unit; or (3) 1,000 square feet if the accessory dwelling unit is two or more bedrooms.
C. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E), an accessory dwelling unit that does not meet all of the Statewide Exemption Accessory Dwelling Unit Standards defined in Section 18.106.020 shall comply with applicable floor area ratio maximums, minimum open space requirements, and any other applicable development regulations established by this section and the zoning district or planned unit development in which the property is located.
D. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E), and as modified by this chapter, all other regulations embodied in the zoning of the property for main dwellings shall apply to the development of attached accessory dwelling units.
(Ord. 1885 § 2, 2003; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2213 § 2, 2021; Ord. 2277, 5/7/2024)
§ 18.106.05045. Standards for detached accessory dwelling units—Height limitations, setbacks, open space, and other regulations.
Detached accessory dwelling units shall meet the requirements in Section 18.106.0760 of this chapter and the following requirements:
A. Detached accessory dwelling units shall not exceed 16 feet in height, except that: (1) an accessory dwelling unit that is the result of the conversion of an existing accessory structure may retain the height of the accessory structure even if the structure is greater than 16 feet; and (2) detached accessory structures greater than 16 feet in height may be proposed as part of a new planned unit development. Height for all detached accessory dwelling units is measured from the lowest grade adjacent to the structure to the highest ridge or top of the structure; (3) a detached accessory dwelling unit on an existing or proposed single-family or multi-family dwelling unit that is within one-half mile walking distance of a major transit stop or high quality transit corridor, as defined in Section 21155 of the Public Resources Code shall not exceed 18 feet in height plus an additional two feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit; and (4) a detached accessory dwelling unit on a lot with an existing or proposed multi- family multi-story dwelling shall not exceed 18 feet in height.
B. All detached accessory dwelling units shall be located a minimum of four feet from side and rear property lines., except in the case where an accessory dwelling unit exceeds 800 square feet, a 10-foot street side setback is required for corner lots. Only in instances when complying with the front yard setback precludes a Statewide Exemption Accessory Dwelling Unit can an encroachment into the front yard setback be permitted and shall be limited only to the extent necessary to accommodate a Statewide Exemption Accessory Dwelling Unit.
Where a detached accessory dwelling unit, or a portion thereof, would be constructed in exactly the same location and to exactly the same dimensions as a legal accessory structure,
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 8
or is the result of the conversion of an existing accessory structure, the accessory dwelling unit may maintain the same setbacks as the existing structure, with no minimum setback required.
C. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E)(2)(b), the gross floor area of a detached accessory dwelling unit shall not exceed 850 square feet if the accessory dwelling unit is a studio or one-bedroom unit or 1,000 square feet if the accessory dwelling unit is two or more bedrooms, except where such unit results from conversion of an existing accessory building, in which case it may exceed these size limits.
D. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E)(1), an accessory dwelling unit that does not meet all of the Statewide Exemption Accessory Dwelling Unit Standards defined in Section 18.106.020 shall comply with applicable floor area ratio maximums, minimum open space requirements, and any other applicable development regulations established by this section and the zoning district or planned unit development in which the property is located.
E. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E)(1), an Except as modified by this chapter, all other regulations embodied in the zoning of the property for class I accessory structures shall apply to the development of detached accessory dwelling units on one-family residential lots and multi-family residential lots.
(Ord. 1885 § 2, 2003; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2213 § 2, 2021; Ord. 2244 § 2, 2023; Ord. 2277, 5/7/2024)
§ 18.106.0650. Standards for accessory dwelling units resulting from converting existing space in multi-family developments—Height limitations, setbacks, open space, and other regulations.
Accessory dwelling units resulting from the conversion of existing space in multi-family developments shall meet the requirements in Section 18.106.0760 of this chapter and the following requirements:
A. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E), E expansions of the subject building not directly a part of the accessory dwelling unit shall be subject to the maximum height, and the minimum front, rear, and side yard requirements of the for the main structure, as applicable for the zoning district.
B. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E), E existing space in the multi-family development that is converted to an accessory dwelling unit shall be limited to space that is not habitable space. Space that may be converted includes, but is not limited to: storage rooms, boiler rooms, passageways, attics, basements, or garages. In no case shall the conversion of space to an accessory dwelling unit result in the elimination of access necessary to maintain safe ingress or egress per the Building and Fire Code.
C. Except for a Statewide Exemption Accessory Dwelling Unit, as defined in Section
18.106.020(E), and as modified by this chapter, all other regulations embodied in the zoning of the property for multi-family dwellings shall apply to the development of accessory dwelling units resulting from the conversion of existing space.
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 9
(Ord. 2213 § 2, 2021)
§ 18.106.0760. Required standards for all Non-Exempt Accessory Dwelling Units accessory dwelling units.
All Non-Exempt accessory dwelling units shall meet the following standards:
A. Only one other residential unit shall be permitted on a lot with an accessory dwelling unit.
The owner may rent both the primary residential unit and the accessory dwelling unit together to one party who may not further sublease any unit(s) or portion(s) thereof. The owner may rent the accessory dwelling unit to one party. The rental period shall be 30 days or longer. The owner shall be a signatory to any lease for the rented unit, for which the city may reasonably require a copy of to verify compliance with this chapter, and shall be the applicant for any permit issued under this chapter.
B. A. The accessory dwelling unit shall not be sold or held under a different legal ownership than the primary residence, except as provided by Government Code Section 66341; nor shall the lot containing the accessory dwelling unit be subdivided.
C. B. In addition to the other requirements of this chapter, the following objective standards shall apply to accessory dwelling units:
1. Accessory dwelling units shall incorporate the following:
a. Architecture of an accessory dwelling unit shall match the existing architectural style of the primary residence with the use of the following building elements to the maximum extent feasible:
i. a. Use of the same wall material or wall, or wall material that has the same exterior appearance visually appears the same as the existing primary residence, including color and texture (i.e. If the primary residence used wood shingles on its exterior, the accessory dwelling unit may use wood shingles or cement shingles that have the same exterior appearance as the wood shingles used on the primary residence); ii. b. Use of the same trim material and trim detail style; iii.c. Use of the same roof form, roofing material, and roof slope to the maximum extent feasible;
iv. d. Use of the same window size, proportion, operation, recess or reveal, divided light pattern, and spacing distance between placement of windows; v. e. Use of the same railing design and material.
f. A solid fence at least six feet in height and vegetative screening/plantings of species with a mature height of at least 10 feet in height shall be located or constructed along interior side and rear property lines adjacent to the accessory dwelling unit if the accessory dwelling unit is located less than 10 feet from respective property lines. On a corner property, if the accessory dwelling unit is located less than 10 feet from respective property lines, a solid fence at least six feet in height or vegetative screening/plantings of a species with a mature height of at least 10 feet shall be located in the area between the accessory dwelling unit and the street side property line, and both a solid fence at least six feet in height and vegetative screening/planting of a species with a mature height of at least 10 feet
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 10
shall be located in the area between the accessory dwelling unit and the rear property line. In no instance shall solid fencing be required in planned unit developments where open fencing is otherwise required. In no instance shall the provisions of this subsection conflict with the fence requirements identified in Chapter 18.84 of this title.
g. Exterior lighting shall be shielded, directed downward, and located only at exterior doors and if applicable, along the path of travel from the public right-of-way. h. To the maximum extent feasible, Mechanical equipment and plumbing, conduit, or cabling for utilities is not permitted on the exterior walls of the accessory dwelling unit. This requirement does not apply to meters, electrical panels, and solar installations.
2. The following standards apply to accessory dwelling units proposed as a second-story accessory dwelling unit that is consistent with this chapter:
a. Any exterior stairway proposed to serve the accessory dwelling unit shall not be visible from the public right-of-way on the frontage abutting the front yard upon completion of the construction of the accessory dwelling unit. Where the project includes planting of vegetation for screening an exterior stairway, the assessment of visibility may take into account the mature height of vegetation that has been planted but has not yet reached full maturity at completion of construction. b. a. All new windows may be operable, but at least one of the following measures must be implemented for new second-story windows in an accessory dwelling unit that are 25 feet or less from a property line: (i) the proposed window of the accessory dwelling unit is positioned such that the window sill is at least five feet above finished floor; or (ii) the proposed window of the accessory dwelling unit utilizes frosted or obscured glass in the glazing portion of the window. As used in this section, frosted or obscure glass is glass which is patterned or textured such that objects, shapes, and patterns beyond the glass are not easily distinguishable.
3. No balconies or upper-story decks shall be allowed for an accessory dwelling unit, except for decorative/faux balconies without decks that match the primary dwelling structure.
4. If garage space is converted to an accessory dwelling unit, at the option of the property owner, the existing garage door(s) may either be left in place, or removed and infilled such that the wall appears integrated with rest of the home, with the same exterior wall material, building color, and trim as the primary dwelling structure.
5. With the objective of retaining the appearance of a one-family residence, the entry door to an attached accessory dwelling unit proposed on a property with a one-family development shall be located on a different facade than the door to the primary residence.
6. Additions to accessory structures of 150 square feet or less beyond the existing physical dimensions to accommodate ingress/egress to an accessory dwelling unit are allowed.
Additions to accessory structures greater than 150 square feet necessitate that the proposed accessory dwelling unit meet the maximum size required by Section
18.106.045.
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 11
7. The following parking standards apply to accessory dwelling units:
a. One additional off-street parking space on the lot shall be made continuously available to the occupants of the accessory dwelling unit. Required parking may be provided as tandem, or may be located in setbacks, but not in the front yard setback unless on the driveway.
b. When a garage, carport, or covered or uncovered parking structure is demolished in conjunction with construction of an accessory dwelling unit or is converted to an accessory dwelling unit, those offstreet parking spaces are not required to be replaced.
c. Parking for an accessory dwelling unit shall not be required if the accessory dwelling unit is:
i. Located within one-half mile of public transit;
ii. Located within an architecturally and historically significant historic district; iii. Located in part of an existing primary residence or an existing accessory structure;
iv. Located in an area requiring on-street parking permits, but not offered to the occupant of the accessory dwelling unit;
v. Located within one block of a car share vehicle; or
vi. Constructed with a new single-family or multi-family dwelling unit on the same lot, provided the accessory dwelling unit or the parcel satisfies all other development and parcel criteria.
d. Parking shall not be required if the city finds that parking is not feasible due to site topography or would create fire or life-safety conditions.
8. The square footage of the primary residence and accessory dwelling unit(s) combined cannot exceed the maximum floor area ratio requirement for the lot, except that the maximum floor area ratio may not reduce the square footage of an accessory dwelling unit to less than 800 square feet if the accessory dwelling unit meets the requirements of Section 18.106.020(E)D) is 16 feet or less in height and located at least four feet from side and rear property lines.
9. The accessory dwelling unit shall have access to at least 80 square feet of open space on the lot, except that this open space requirement may not reduce the square footage of an accessory dwelling unit to less than 800 square feet if the accessory dwelling unit is 16 feet or less in height and located at least four feet from side and rear property lines.
D. C. The resident owner shall install address signs that are clearly visible from the street during both daytime and evening hours and which plainly indicate that two separate units exist on the lot, as required by the fire marshal. The resident owner shall obtain the new street address for the accessory dwelling unit from the engineering department.
E. D. Adequate roadways, public utilities and services shall be available to serve the accessory dwelling unit. Accessory dwelling units shall not be considered new residential uses for the purposes of calculating connection fees or capacity charges for sewer and water.
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 12
Installation of a separate direct connection between an accessory dwelling unit contained within an existing structure and the utility shall not be required. Accessory dwelling units not within an existing structure shall be required to install a new or separate utility connection and be charged a connection fee and/or capacity charge. These charges shall be proportionate to the burden imposed by the accessory dwelling unit on the water or sewer system based upon either its size or number of plumbing fixtures as determined by the city.
F. E. The owner of the lot on which an accessory dwelling unit is located shall participate in the city's monitoring program to determine rent levels of the accessory dwelling units being rented.
G. F. The accessory dwelling unit shall not create an adverse impact on any real property that is listed in the California Register of Historical Resources.
H. G. The accessory dwelling unit shall comply with other zoning and building requirements generally applicable to residential construction in the applicable zone where the property is located.
I. H. A restrictive covenant shall be recorded against the lot containing the accessory dwelling unit with the Alameda County recorder's office prior to the issuance of a building permit from the building division stating that:
The property contains an approved accessory dwelling unit pursuant to Chapter 18.106 of the Pleasanton Municipal Code and is subject to the restrictions and regulations set forth in that chapter. These restrictions and regulations generally address subdivision and development prohibitions, lease requirements, limitations on the size of the accessory dwelling unit, parking requirements, and participation in the city's monitoring program to determine rent levels of the accessory dwelling units being rented. Current restrictions and regulations may be obtained from the city of Pleasanton planning division. These restrictions and regulations shall be binding upon any successor in ownership of the property.
(Ord. 1885 § 2, 2003; Ord. 2000 § 1, 2009; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2179 § 2, 2018; Ord. 2213 § 2, 2021; Ord. 2277, 5/7/2024)
§ 18.106.0870. Required standards for all junior accessory dwelling units.
All junior accessory dwelling units shall meet the following standards:
A. The junior accessory dwelling unit shall be located entirely within the existing structure of the detached one-family residence and attached garages and shall have its own separate interior and exterior entrances.
B. The junior accessory dwelling unit shall not exceed 500 square feet in area. The square footage of the primary residence and ADU combined cannot exceed the maximum floor area ratio requirement for the lot.
B. The junior accessory dwelling unit shall include an efficiency kitchen which includes a sink, cooking appliance, counter surface, and storage cabinets that meet minimum building code standards. Gas and 220v circuits shall not be allowed. The junior accessory dwelling unit may share sanitation facilities a bathroom with the primary residence or may have its own sanitation facilities bathroom.
C. Parking shall not be required for a junior accessory dwelling unit. When code-required parking for the primary residence's garage is eliminated and/or modified, in conjunction with
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 13
the creation of a junior accessory dwelling unit, the replacement space(s) shall be located on the same lot as the primary unit. With the approval of the community development director or designee, the parking may be configured in a flexible manner so as not to burden the creation of the junior accessory dwelling unit. The location and configuration of the replacement parking is subject to the review and approval of the director of community development, and may be located and configured in such a manner to facilitate the junior accessory dwelling unit.
D. Additional water, sewer and power connection fees shall not be required.
E. Only one other residential unit and up to one other accessory dwelling unit shall be permitted on a lot with a junior accessory dwelling unit, as provided in 18.106.030(C)(1). If the owner occupies the primary residential unit, the owner may rent the junior accessory dwelling unit to one party. If the owner occupies the junior accessory dwelling unit, the owner may rent the primary residential unit to one party. The owner may rent both the primary residential unit and the junior accessory dwelling unit together to one party who may not further sublease any unit(s) or portion(s) thereof. In any case, the rental period shall be longer than 30 days. The owner shall be a signatory to any lease for the rented unit, for which the city may reasonably require a copy of to verify compliance with this chapter, and shall be the applicant for any permit issued under this chapter.
F. The junior accessory dwelling unit shall not be sold or held under a different legal ownership than the primary residence, nor shall the lot containing the junior dwelling unit be subdivided.
G. The resident owner shall install address signs that are clearly visible form the street during both daytime and evening hours and which plainly indicate that two separate units exist on the lot, as required by the fire marshal. The resident owner shall obtain the new street address for the junior accessory dwelling unit form the engineering department.
H. Except as modified by this chapter, all other regulations embodied in the zoning of the property for main dwellings shall apply to the development of junior accessory units.
I. The owner of the lot on which the junior accessory dwelling unit is located shall participate in the city's monitoring program to determine rent levels of the junior accessory dwelling unit being rented.
J. The junior accessory dwelling unit shall comply with the other zoning and building requirements generally applicable to residential construction in the applicable zone where the property is located.
K. A restrictive covenant shall be recorded against the lot containing the junior accessory dwelling unit with the Alameda County recorder's office prior to the issuance of a building permit form the building division stating that:
The property contains an approved junior accessory dwelling unit pursuant to Chapter 18.106 of the Pleasanton Municipal Code and is subject to the restrictions and regulations set forth in that chapter. These restrictions and regulations generally address subdivision and development prohibitions, owner occupancy and lease requirements, limitations on the size of the junior accessory dwelling unit, parking requirements, and participation in the city's monitoring program to determine rent levels of the junior accessory dwelling unit being rented. Current restrictions and regulations may be obtained from the city of Pleasanton planning division. These restrictions and regulations shall be binding upon any successor in ownership of the property.
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 14
(Ord. 2161 § 1, 2017; Ord. 2179 § 2, 2018; Ord. 2213 § 2, 2021) § 18.106.090. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.
A. The City will not deny an accessory dwelling unit or junior accessory dwelling unit application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety, and that is not affected by the construction of the accessory dwelling unit or junior accessory dwelling unit.
B. As required by state law, the City may not deny a permit to legalize an existing but unpermitted accessory dwelling unit or junior accessory dwelling unit that was constructed before January 1, 2020, if the denial would be based on either of the following grounds:
1. The accessory dwelling unit or junior accessory dwelling unit violates applicable building standards; or
2. The accessory dwelling unit or junior accessory dwelling unit does not comply with state ADU law or this Chapter 18.106.
C. Notwithstanding subsection 18.106.080(B). above, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3. Subsection 18.106.080(B) above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code section 17920.3.
§ 18.106.0760. Required standards for all Non-Exempt Accessory Dwelling Units accessory dwelling units.
All Non-Exempt accessory dwelling units shall meet the following standards:
A. Only one other residential unit shall be permitted on a lot with an accessory dwelling unit.
The owner may rent both the primary residential unit and the accessory dwelling unit together to one party who may not further sublease any unit(s) or portion(s) thereof. The owner may rent the accessory dwelling unit to one party. The rental period shall be 30 days or longer. The owner shall be a signatory to any lease for the rented unit, for which the city may reasonably require a copy of to verify compliance with this chapter, and shall be the applicant for any permit issued under this chapter.
B. A. The accessory dwelling unit shall not be sold or held under a different legal ownership than the primary residence, except as provided by Government Code Section 66341; nor shall the lot containing the accessory dwelling unit be subdivided.
C. B. In addition to the other requirements of this chapter, the following objective standards shall apply to accessory dwelling units:
1. Accessory dwelling units shall incorporate the following:
a. Architecture of an accessory dwelling unit shall match the existing architectural style of the primary residence with the use of the following building elements to the maximum extent feasible:
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 15
i. a. Use of the same wall material or wall, or wall material that has the same exterior appearance visually appears the same as the existing primary residence, including color and texture (i.e. If the primary residence used wood shingles on its exterior, the accessory dwelling unit may use wood shingles or cement shingles that have the same exterior appearance as the wood shingles used on the primary residence; ii. b. Use of the same trim material and trim detail style; iii.c. Use of the same roof form, roofing material and roof slope to the maximum extent feasible;
iv. d. Use of the same window size, proportion, operation, recess or reveal, divided light pattern, and spacing distance between placement of windows; v. e. Use of the same railing design and material.
f. A solid fence at least six feet in height and vegetative screening/plantings of species with a mature height of at least 10 feet in height shall be located or constructed along interior side and rear property lines adjacent to the accessory dwelling unit if the accessory dwelling unit is located less than 10 feet from respective property lines. On a corner property, if the accessory dwelling unit is located less than 10 feet from respective property lines, a solid fence at least six feet in height or vegetative screening/plantings of a species with a mature height of at least 10 feet shall be located in the area between the accessory dwelling unit and the street side property line, and both a solid fence at least six feet in height and vegetative screening/planting of a species with a mature height of at least 10 feet shall be located in the area between the accessory dwelling unit and the rear property line. In no instance shall solid fencing be required in planned unit developments where open fencing is otherwise required. In no instance shall the provisions of this subsection conflict with the fence requirements identified in Chapter 18.84 of this title. g. Exterior lighting shall be shielded, directed downward, and located only at exterior doors and if applicable, along the path of travel from the public right-of-way. h. To the maximum extent feasible, Mechanical equipment and plumbing, conduit, or cabling for utilities is not permitted on the exterior walls of the accessory dwelling unit. This requirement does not apply to meters, electrical panels, and solar installations.
2. The following standards apply to accessory dwelling units proposed as a second-story accessory dwelling unit that is consistent with this chapter:
a. Any exterior stairway proposed to serve the accessory dwelling unit shall not be visible from the public right-of-way on the frontage abutting the front yard upon completion of the construction of the accessory dwelling unit. Where the project includes planting of vegetation for screening an exterior stairway, the assessment of visibility may take into account the mature height of vegetation that has been planted but has not yet reached full maturity at completion of construction. b. a. All new windows may be operable, but at least one of the following measures must be implemented for new second-story windows in an accessory dwelling unit that are 25 feet or less from a property line: (i) the proposed window of the
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 16
accessory dwelling unit is positioned such that the window sill is at least five feet above finished floor; or (ii) the proposed window of the accessory dwelling unit utilizes frosted or obscured glass in the glazing portion of the window. As used in this section, frosted or obscure glass is glass which is patterned or textured such that objects, shapes, and patterns beyond the glass are not easily distinguishable.
3. No balconies or upper-story decks shall be allowed for an accessory dwelling unit, except for decorative/faux balconies without decks that match the primary dwelling structure.
4. If garage space is converted to an accessory dwelling unit, at the option of the property owner, the existing garage door(s) may either be left in place, or removed and infilled such that the wall appears integrated with rest of the home, with the same exterior wall material, building color, and trim as the primary dwelling structure.
5. With the objective of retaining the appearance of a one-family residence, the entry door to an attached accessory dwelling unit proposed on a property with a one-family development shall be located on a different facade than the door to the primary residence.
6. Additions to accessory structures of 150 square feet or less beyond the existing physical dimensions to accommodate ingress/egress to an accessory dwelling unit are allowed.
Additions to accessory structures greater than 150 square feet necessitate that the proposed accessory dwelling unit meet the maximum size required by Section
18.106.045.
7. The following parking standards apply to accessory dwelling units:
a. One additional off-street parking space on the lot shall be made continuously available to the occupants of the accessory dwelling unit. Required parking may be provided as tandem, or may be located in setbacks, but not in the front yard setback unless on the driveway.
b. When a garage, carport, or covered or uncovered parking structure is demolished in conjunction with construction of an accessory dwelling unit or is converted to an accessory dwelling unit, those offstreet parking spaces are not required to be replaced.
c. Parking for an accessory dwelling unit shall not be required if the accessory dwelling unit is:
i. Located within one-half mile of public transit;
ii. Located within an architecturally and historically significant historic district; iii. Located in part of an existing primary residence or an existing accessory structure;
iv. Located in an area requiring on-street parking permits, but not offered to the occupant of the accessory dwelling unit;
v. Located within one block of a car share vehicle; or
vi. Constructed with a new single-family or multi-family dwelling unit on the
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 17
same lot, provided the accessory dwelling unit or the parcel satisfies all other development and parcel criteria.
d. Parking shall not be required if the city finds that parking is not feasible due to site topography or would create fire or life-safety conditions.
8. The square footage of the primary residence and accessory dwelling unit(s) combined cannot exceed the maximum floor area ratio requirement for the lot, except that the maximum floor area ratio may not reduce the square footage of an accessory dwelling unit to less than 800 square feet if the accessory dwelling unit meets the requirements of Section 18.106.020(E)D) is 16 feet or less in height and located at least four feet from side and rear property lines.
9. The accessory dwelling unit shall have access to at least 80 square feet of open space on the lot, except that this open space requirement may not reduce the square footage of an accessory dwelling unit to less than 800 square feet if the accessory dwelling unit is 16 feet or less in height and located at least four feet from side and rear property lines.
J. C. The resident owner shall install address signs that are clearly visible from the street during both daytime and evening hours and which plainly indicate that two separate units exist on the lot, as required by the fire marshal. The resident owner shall obtain the new street address for the accessory dwelling unit from the engineering department.
K. D. Adequate roadways, public utilities and services shall be available to serve the accessory dwelling unit. Accessory dwelling units shall not be considered new residential uses for the purposes of calculating connection fees or capacity charges for sewer and water.
Installation of a separate direct connection between an accessory dwelling unit contained within an existing structure and the utility shall not be required. Accessory dwelling units not within an existing structure shall be required to install a new or separate utility connection and be charged a connection fee and/or capacity charge. These charges shall be proportionate to the burden imposed by the accessory dwelling unit on the water or sewer system based upon either its size or number of plumbing fixtures as determined by the city.
L. E. The owner of the lot on which an accessory dwelling unit is located shall participate in the city's monitoring program to determine rent levels of the accessory dwelling units being rented.
M. F. The accessory dwelling unit shall not create an adverse impact on any real property that is listed in the California Register of Historical Resources.
N. G. The accessory dwelling unit shall comply with other zoning and building requirements generally applicable to residential construction in the applicable zone where the property is located.
O. H. A restrictive covenant shall be recorded against the lot containing the accessory dwelling unit with the Alameda County recorder's office prior to the issuance of a building permit from the building division stating that:
The property contains an approved accessory dwelling unit pursuant to Chapter 18.106 of the Pleasanton Municipal Code and is subject to the restrictions and regulations set forth in that chapter. These restrictions and regulations generally address subdivision and development prohibitions, lease requirements, limitations on the size of the accessory dwelling unit, parking requirements, and participation in the city's monitoring program to determine rent levels of the
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 18
accessory dwelling units being rented. Current restrictions and regulations may be obtained from the city of Pleasanton planning division. These restrictions and regulations shall be binding upon any successor in ownership of the property.
(Ord. 1885 § 2, 2003; Ord. 2000 § 1, 2009; Ord. 2080 § 2, 2013; Ord. 2161 § 1, 2017; Ord. 2179 § 2, 2018; Ord. 2213 § 2, 2021; Ord. 2277, 5/7/2024)
§ 18.106.0870. Required standards for all junior accessory dwelling units.
All junior accessory dwelling units shall meet the following standards:
C. The junior accessory dwelling unit shall be located entirely within the existing structure of the detached one-family residence and attached garages and shall have its own separate interior and exterior entrances.
D. The junior accessory dwelling unit shall not exceed 500 square feet in area. The square footage of the primary residence and ADU combined cannot exceed the maximum floor area ratio requirement for the lot.
L. The junior accessory dwelling unit shall include an efficiency kitchen which includes a sink, cooking appliance, counter surface, and storage cabinets that meet minimum building code standards. Gas and 220v circuits shall not be allowed. The junior accessory dwelling unit may share sanitation facilities a bathroom with the primary residence or may have its own sanitation facilities bathroom.
M. Parking shall not be required for a junior accessory dwelling unit. When code-required parking for the primary residence's garage is eliminated and/or modified, in conjunction with the creation of a junior accessory dwelling unit, the replacement space(s) shall be located on the same lot as the primary unit. With the approval of the community development director or designee, the parking may be configured in a flexible manner so as not to burden the creation of the junior accessory dwelling unit. The location and configuration of the replacement parking is subject to the review and approval of the director of community development, and may be located and configured in such a manner to facilitate the junior accessory dwelling unit.
N. Additional water, sewer and power connection fees shall not be required.
O. Only one other residential unit and up to one other accessory dwelling unit shall be permitted on a lot with a junior accessory dwelling unit, as provided in 18.106.030(C)(1). If the owner occupies the primary residential unit, the owner may rent the junior accessory dwelling unit to one party. If the owner occupies the junior accessory dwelling unit, the owner may rent the primary residential unit to one party. The owner may rent both the primary residential unit and the junior accessory dwelling unit together to one party who may not further sublease any unit(s) or portion(s) thereof. In any case, the rental period shall be longer than 30 days. The owner shall be a signatory to any lease for the rented unit, for which the city may reasonably require a copy of to verify compliance with this chapter, and shall be the applicant for any permit issued under this chapter.
P. The junior accessory dwelling unit shall not be sold or held under a different legal ownership than the primary residence, nor shall the lot containing the junior dwelling unit be subdivided.
Q. The resident owner shall install address signs that are clearly visible form the street during both daytime and evening hours and which plainly indicate that two separate units exist on
P25-0026, Accessory Dwelling Units
Exhibit A, PMC Amendments Page 19
the lot, as required by the fire marshal. The resident owner shall obtain the new street address for the junior accessory dwelling unit form the engineering department.
R. Except as modified by this chapter, all other regulations embodied in the zoning of the property for main dwellings shall apply to the development of junior accessory units.
S. The owner of the lot on which the junior accessory dwelling unit is located shall participate in the city's monitoring program to determine rent levels of the junior accessory dwelling unit being rented.
T. The junior accessory dwelling unit shall comply with the other zoning and building requirements generally applicable to residential construction in the applicable zone where the property is located.
U. A restrictive covenant shall be recorded against the lot containing the junior accessory dwelling unit with the Alameda County recorder's office prior to the issuance of a building permit form the building division stating that:
The property contains an approved junior accessory dwelling unit pursuant to Chapter 18.106 of the Pleasanton Municipal Code and is subject to the restrictions and regulations set forth in that chapter. These restrictions and regulations generally address subdivision and development prohibitions, owner occupancy and lease requirements, limitations on the size of the junior accessory dwelling unit, parking requirements, and participation in the city's monitoring program to determine rent levels of the junior accessory dwelling unit being rented. Current restrictions and regulations may be obtained from the city of Pleasanton planning division. These restrictions and regulations shall be binding upon any successor in ownership of the property. (Ord. 2161 § 1, 2017; Ord. 2179 § 2, 2018; Ord. 2213 § 2, 2021) § 18.106.090. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.
D. The City will not deny an accessory dwelling unit or junior accessory dwelling unit application due to a nonconforming zoning condition, building code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety, and that is not affected by the construction of the accessory dwelling unit or junior accessory dwelling unit.
E. As required by state law, the City may not deny a permit to legalize an existing but unpermitted accessory dwelling unit or junior accessory dwelling unit that was constructed before January 1, 2020, if the denial would be based on either of the following grounds:
1. The accessory dwelling unit or junior accessory dwelling unit violates applicable building standards; or
2. The accessory dwelling unit or junior accessory dwelling unit does not comply with state ADU law or this Chapter 18.106.
F. Notwithstanding subsection 18.106.080(B). above, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code section 17920.3. Subsection 18.106.080(B) above does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code section 17920.3.
Item #5
CITY COUNCIL AGENDA REPORT
October 7, 2025
Community and Economic Development
TITLE: INTRODUCE AN ORDINANCE AMENDING SECTION 5.28.080 SYSTEM OF
ASSESSMENTS OF THE PLEASANTON MUNICIPAL CODE, TO PERMIT
CHANGES TO THE MANNER IN WHICH THE ANNUAL ASSESSMENT IS
LEVIED WITHIN THE DOWNTOWN PLEASANTON BUSINESS IMPROVEMENT DISTRICT, AND TO LEVY THE ANNUAL ASSESSMENT FOR 2026
SUMMARY
The Downtown Pleasanton Business Improvement District (BID) assessment is collected annually as part of a three-step process described under State law. The City Council approved the first step on August 19, 2025, appointing an advisory board to prepare the annual budget and report describing the programs and activities of the BID. The Downtown Pleasanton BID Advisory Board submitted its year-to-date 2025 report and budget for 2026 to the City Council on September 16, 2025, along with its recommended modifications to the method of levying the assessment for 2026 that will increase the assessment for participating businesses to provide a more robust and stable funding base for the Pleasanton Downtown Association (PDA). The Board did not propose any modifications to the district boundaries.
At the September 16 meeting, the City Council completed the second step and adopted a resolution accepting and approving the 2025 Annual Report and 2026 budget and declaring the intention to amend the Pleasanton Municipal Code (PMC) Section 5.28.080 System of Assessments to permit changes to the manner in which the annual assessment is levied, and to levy the assessment for 2026. The City Council did not suggest changes or modifications to the Advisory Board-recommended assessment structure; therefore, the Ordinance reflects this recommendation.
This meeting is the first reading of the ordinance amending the PMC, with the second reading to be conducted at the November 4, 2025 City Council meeting, completing formal adoption of the 2026 BID and assessment levy. That meeting will also include a public hearing to hear any protest of the proposed assessment.
RECOMMENDATION
Introduce an ordinance amending the Pleasanton Municipal Code Section 5.28.080 System of Assessments, to permit changes to the manner in which the annual assessment is levied within the Downtown Pleasanton Business Improvement District, and to levy the annual assessment for 2026.
BACKGROUND
Over three decades ago, the City established a Downtown Pleasanton Business Improvement District (BID), the purpose and boundaries of which are set forth in Chapter 5.28 of the Pleasanton Municipal Code. The Pleasanton Downtown Association (PDA) serves as the manager of the Downtown Pleasanton BID.
In August 2023, the City Council adopted the updated Economic Development Strategic Plan (EDSP). The five-year plan comprises five implementation plan priorities. Among these, under Priority 3: Local Revenue Growth, the EDSP includes action Item 3.2 related to downtown Pleasanton:
3.2: Evaluate the Pleasanton Downtown Association’s Business Improvement District Structure
To ensure economic vitality in Downtown Pleasanton, it is recommended that the City and Pleasanton Downtown Association evaluate the current business improvement district structure for increased funding for economic development opportunities.
Based on the EDSP’s direction, in 2024, staff evaluated the feasibility of a property-based business improvement district (PBID), in which property owners are assessed to fund supplemental services within the District, versus the current structure, which assesses businesses. Based on the analysis, and engagement with downtown property owners, It does not appear to be feasible to implement a PBID at this time due to lack of property owner support. However, the more up-to-date model represented by a PBID could be reconsidered in the future.
The PDA outlined its new two-year strategic plan in the 2025 Annual Report. The strategic plan includes three key strategies for financial stability and expanding capacity to provide additional services and resources for the benefit of the Downtown and Downtown stakeholders: 1) Creation of the Pleasanton Downtown Foundation Fund; 2) Update of the BID assessment and 3) Launch of an Associate Member program. As part of the second strategy, the annual report recommended modifications to the method of levying the BID assessment for 2026.
Current BID Assessment Revenue
The current assessment formula is based on each business’s annual City business license payment and is calculated using the following formula:
• Businesses located curbside and downstairs on Main Street are assessed at two times (2X) their business license
• Businesses with a Main Street address located upstairs, or not curbside, are assessed at a rate of one and a half times (1.5X) their business license • All other businesses (those located off Main Street) pay an amount equal to one times (1X) their business license.
Notwithstanding these factors, the existing formula sets a minimum and maximum assessment for any business, at a minimum of $50 and a maximum of $350 per business. Non-profit businesses within the District are not assessed. There are instances where businesses are exempt from the City’s business license fee, but pay an annual fee of $200, including when several independent contractors are located at one business address and conducting a similar service; the maximum charge of $200 is paid by the owner of this business.
The assessment formula and minimum and maximum amounts have not changed since 1996, nor has the annual fee changed. The BID boundary was last updated in 2016 to exclude residential properties. The Downtown Pleasanton BID annual assessment revenue in 2026 is
provisionally projected by City staff to be approximately $80,000.
BID Assessment Renewal for 2026
Per Chapter 3, Section 36530 of the Parking and Business Improvement Area Law of 1989, the City Council completed the first two steps to levy the annual assessment for the Downtown Pleasanton BID, by appointing an advisory board to prepare the annual budget with a report describing the programs and activities of the BID and the related funding sources, and outline any recommended changes to the boundaries of the district and/or the methodology of assessing each business. The annual report and budget were accepted by the City Council at its meeting on September 16, 2025. Since modifications are being proposed, an additional public meeting is required to introduce an Ordinance codifying these changes. It is required that public notices be mailed to all of the businesses affected by the BID, advising them of the proposed changes. The last step in the process, scheduled for November 4, is to hold a public hearing to hear any protest and formally adopt the BID assessments to be levied in 2026.
DISCUSSION
On August 19, 2025, the City Council appointed the members of the Advisory Board, which prepared the 2025 Annual Report and 2026 budget for the Downtown Pleasanton Business Improvement District assessments and other revenues (the PDA budget). On September 16, 2025, the City Council accepted and approved the annual report and budget and considered proposed changes to the current BID structure.
City staff developed and provided three options to the Advisory Board for a potential BID restructuring, based on an analysis via business license data and Consumer Price Index (CPI) adjustments. The Advisory Board recommended the following modifications:
• Businesses located curbside, downstairs on Main Street, to be assessed at a rate of three times (3X) their business license
• Businesses with a Main Street address located upstairs, or not curbside, to be assessed at a rate of two times (2X) their business license
• All other businesses (those located off Main Street) to be assessed at a rate of one and a half times (1.5X) their business license
• The minimum assessment to be increased from $50 to $125, and the maximum increased from $350 to $750.
The PDA recommended that the annual charge paid by any business exempt from the City’s business license tax be $450, increased from $200, including the owner of a business with independent contractors at one business address and conducting a similar business service.
It was also recommended that the assessment be subject to an annual escalator, tied to the CPI to ensure that the BID assessment remains on par with other increasing costs for PDA over time, including staff costs, and operating and administrative expenses. The annually adjusted assessment amounts will be established each year during the BID renewal process.
With the proposed BID restructuring, the estimated BID assessment collected from businesses will be approximately $140,000 in the next assessment period, an increase of $60,000 from the anticipated $80,000 for 2025. Several downtown business and property owners voiced support for the BID restructure at the September 16, 2025, City Council meeting, recognizing the
assessment had not been increased in almost three decades and the added benefits the additional funding would provide for the District.
The City Council approved the Advisory Board's recommendation and adopted a resolution to declare the intention to amend the PMC Section 5.28.080 to permit changes to the manner in which the annual assessment is levied within the District, and to levy the annual assessment for 2026. An ordinance, provided as Attachment 1, is introduced at this meeting, and the second reading is scheduled for November 4, 2025, to hear any protest.
In accordance with the procedures for modifying the BID Assessment, mailed notices outlining the proposed amendments were sent to all Downtown businesses (approximately 600 businesses) on September 19, 2025. On November 4, at the same meeting as the second reading, a public hearing will be held to hear any protests of the proposed amendments.
EQUITY AND SUSTAINABILITY
Ensuring the vitality and sustainability of Pleasanton's downtown benefits all of the City's diverse community. The scaled nature of the BID structure, based on gross receipts, provides an equitable methodology to assess small and larger businesses based on their size and total revenues.
OUTREACH
A public notice which outlines the current BID assessment structure and proposed BID changes was mailed to all businesses in the downtown District following the City Council’s adoption of a resolution accepting and approving the 2025 annual report and 2026 budget of the Downtown Pleasanton BID, declaring the intention to amend PMC Section 5.28.080 System of Assessments to permit changes to the manner in which the annual assessment is levied, and to levy the annual assessment for 2026 on September 16, 2025. The resolution accompanied the public notice.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the ONE Pleasanton strategic plan goal of Building a Community Where Everyone Belongs by ensuring the vibrancy of Pleasanton’s downtown as prioritized in the City's Economic Development Strategic Plan.
FISCAL IMPACT
The current agreement between the PDA and the City requires the City to match the annual assessments paid by businesses in the BID. In 2025, the City's match from the General Fund is estimated to be approximately $80,000. Considering the proposed BID restructuring, staff anticipates the 2026 annual assessments will be around $140,000. However, given the City's budget constraints, matching the new increased BID assessment is unlikely to be feasible. The current agreement expires on December 31, 2025; an updated agreement will be presented for the City Council's consideration at the end of 2025 once the BID renewal process is completed.
The new agreement will provide an opportunity for re-evaluation of the City's direct financial contribution and other support for PDA, to ensure it remains in line with the City's current and projected budget conditions, while also recognizing that support for PDA supports the important community goal of maintaining the vitality of the downtown. While a 5-Year
Agreement has been the past practice, it may be appropriate to consider commitments around allocation of City General Funds for a shorter period (e.g. every two years, aligned with the City's budget cycle), to ensure that proposed expenditures do not exceed available financial resources.
In addition to the direct City contribution, the City provides a significant amount in indirect funding which includes staff time to administer the PDA assessments and contract, assistance and support for events, as well as the cost to facilitate street closures, maintain downtown planters, cleaning sidewalks, and garbage pickup.
Prepared by: Submitted by: Approved by:
Lisa Adamos, Economic
Development Manager
Ellen Clark, Director of Community and
Economic Development
Gerry Beaudin, City
Manager
Attachments:
1. Ordinance
ATTACHMENT 1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON, AMENDING SECTION 5.28.080 SYSTEM OF ASSESSMENTS TO PERMIT CHANGES
TO THE MANNER IN WHICH THE ANNUAL ASSESSMENT IS LEVIED WITHIN THE
DOWNTOWN PLEASANTON BUSINESS IMPROVEMENT DISTRICT, AND TO LEVY THE ANNUAL ASSESSMENT FOR 2026
WHEREAS, under and pursuant to the provisions of the Parking and Business Improvement Area Law of 1989, Section 36500 et seq. of the California Streets and Highways Code (“’89 Law”), on September 16, 2025, the City Council of the City of Pleasanton (“City”) adopted Resolution No. 2025-055, titled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON, ACCEPTING AND APPROVING THE 2025 ANNUAL REPORT AND 2026 BUDGET OF THE DOWNTOWN PLEASANTON BUSINESS IMPROVEMENT DISTRICT,
DECLARING THE INTENTION TO AMEND PLEASANTON MUNICIPAL CODE SECTION
5.28.080 SYSTEM OF ASSESSMENTS TO PERMIT CHANGES TO THE MANNER IN WHICH
THE ANNUAL ASSESSMENT IS LEVIED, AND TO LEVY THE ANNUAL ASSESSMENT FOR 2026”; and
WHEREAS, Resolution No. 2025-055 was duly published, and copies of Resolution No. 2025-055 were mailed to the affected businesses, as required by the 89 Law; and WHEREAS, as specified in Resolution No. 2025-055, a public hearing concerning the formation of the Downtown Pleasanton Business Improvement District (“District”) will be held before the City Council on November 4, 2025 at 7:00 p.m. in the City Council Chamber of the City of Pleasanton, located at 200 Old Bernal Avenue, Pleasanton, California 94566; and WHEREAS, pursuant to the 89 Law, a determination is made that there has been no finding of a majority protest against the proposed District by the City Council following said public hearing. A "majority protest", pursuant to California Streets and Highways Code Section 36525, would have consisted of written protests received from the business owners which will pay 50% or more of the proposed assessment; and
WHEREAS, based in part on recommendations of the Pleasanton Downtown Association, and the stated purpose of the District to support economic vitality, the District will continue to support businesses in the Downtown; and
WHEREAS, the District assessments are to be modified to expand business support through new events and community programming, beautification and placemaking programs, and business recruitment and retention initiatives, and to provide a stable funding source for the District.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The City Council hereby establishes a business improvement area to be named “Pleasanton Downtown Business Improvement District” and levies the annual assessment for 2026.
SECTION 2. The boundaries of the District are Del Valle Parkway/Vervais Drive/Ray Street to the north, Bernal Avenue to the south, First Street to the east, and Peters Avenue/Old Bernal Avenue to the west, as shown on the map attached as Exhibit A.
ATTACHMENT 1
SECTION 3. Section 5.28.080 of the Pleasanton Municipal Code is hereby amended to read as follows:
Section 5.28.080 System of Assessments
All businesses, trades or professions within the boundaries of the district shall be subject to an annual assessment in an amount as follows:
A. Assessment shall be equal to three times the amount of the annual city business license tax for all businesses located curb-side, downstairs on Main Street, except that there shall be a minimum assessment of one hundred twenty-five dollars per year and a maximum of seven hundred and fifty dollars per year.
B. Assessment shall be equal to two times the amount of the annual city business license tax for all businesses with Main Street addresses located upstairs or not curb-side, except there shall be a minimum assessment of one hundred twenty-five dollars per year and a maximum of seven hundred and fifty dollars per year.
C. Assessment shall be equal to one and one-half times the amount of the annual business license tax for all businesses in the district off of Main Street except there shall be a minimum assessment of one hundred twenty-five dollars per year and a maximum of seven hundred and fifty dollars per year.
D. Any business exempt from the City’s business license tax shall pay an annual charge of four hundred and fifty dollars per year, except as provided by subsections E and F of this section.
E. Non-profit organizations that are exempt from the City’s business license tax shall also be exempt from the annual assessment.
F. Insurance agents who are exempt from the City’s business license tax shall pay an assessment based on annual gross receipts as if their business were not exempt and the annual assessment shall be computed as in subsections A through C of this section.
G. If several independent contractors are located at one business address and conducting a similar business service, the maximum charge of four hundred and fifty dollars may be charged to the owner of this business. Notwithstanding this option, each independent contractor shall obtain a business license.
H. Assessments shall be adjusted annually on January 1st based on the change in the Consumer Price Index (CPI) for the San Francisco/Oakland region, rounded to the nearest dollar.
SECTION 4. All of the businesses in the District established by this Ordinance shall be subject to any amendments to the provisions of the 89 Law.
SECTION 5. Revenue generated from the levy of the assessments within the District shall be used to fund improvements and activities within the District and shall not be used outside the District.
ATTACHMENT 1
SECTION 6. Assessments shall be assessed and collected at the time and in the manner and with the same penalties as is provided in the Pleasanton Municipal Code for the collection of business license taxes. The City’s Finance Director is authorized to advance funds to the District in anticipation of expected revenues.
SECTION 7. The City Council has found that the businesses and the property within the District shall be benefited by the improvements and activities funded by the assessment to be levied.
SECTION 8. A summary of this ordinance shall by published once within (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.
SECTION 9. This ordinance shall be effective thirty (30) days after its passage and adoption.
The foregoing ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on October 7, 2025, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
Jack Balch, Mayor
ATTEST:
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
Daniel G. Sodergren, City Attorney
4318
4326
160
4340
4158
164
4310
4304
4332
4306
162
450
4673
4307
4443
4558
CALI CT
BENJAMIN
CT
4191
4137
4306
4329
4321
4318
4342
4349
4355
4363
4371
4362
4370
4354
435
4358 4377
4376
4374
4382
4389
4397
4382
4388
DEF
ARENDT WY
4408
4401
4467 4468
NEAL ST
4484
4492
4501
4568
4545 4547
456
45 ELA ST EAST ANGELA ST
4614
4616
4620
4625
4630
4661
4636 4639
4653
4667
288
268
ABBIE ST
4699
4698
ABBIE ST
264
260
252
CT
4350
4348
4366
4584
4649
300
4253
4319
ABC
4444 4453
4456
4524
4546
4559
46 4646
4662
46 4183
4 4
4 46
4615
4622
4687
543
545
547
551
555
4678
1037
4725
4074
EXHIBIT A
519
515
581
4590
400
401
4435
4259
4265
4271
4275
4277
4448
4625
1 4223
4229
4235
4312
4324 4341
4330
4336 4337
4345
4410
4466
4543
4582 45
4618
4672
4713
Item #6
CITY COUNCIL AGENDA REPORT
October 7, 2025
Finance
TITLE: ACCEPT THE MONTHLY DISBURSEMENT AND INVESTMENT REPORT FOR AUGUST 2025
SUMMARY
Attached is the City of Pleasanton monthly disbursements and investment report for August 2025.
RECOMMENDATION
Accept claim disbursements in the amount of $21,970,118 and the investment report for the month of August 2025.
BACKGROUND
The City's Investment Policy requires the Director of Finance to submit a monthly transaction report to the City Council within 60 days of the end of the reporting period in accordance with California Government Code Section 53607.
The Investment Policy also requires the Director of Finance to submit a quarterly report to the City Council on the status of the City's investment portfolio no later than 45 days after the end of each month. This report shall include the types of investments, the amount of money invested with various institutions, purchase and maturity dates, and yield on investments. The Director of Finance certifies that the investment portfolio is in compliance with the investment policy and that it will meet cash flow needs for the next six months.
This report also includes check and electronic payment information for August 2025.
DISCUSSION
The monthly disbursements and investment report provides transparency of the City’s financial transactions and payments for review by the City Council. Please note that certain federal agency securities that were purchased before the COVID-19 pandemic with lower interest rates were sold for a loss in the current fiscal year, with the intent of achieving higher yields over time. As a result, the investment return through August 2025 is only 0.78%, but the overall investment return for FY 2025/26 is expected to be higher at the end of the year.
EQUITY AND SUSTAINABILITY
Not applicable, as this item is a routine administrative matter of City business.
OUTREACH
No outreach was conducted, as this item is a routine administrative matter of City business.
STRATEGIC PLAN ALIGNMENT
Not applicable, as this item is a routine administrative matter.
FISCAL IMPACT
There is no fiscal impact associated with acceptance of this report.
Prepared by: Submitted by: Approved by:
Dawn DeMarcus, Senior
Budget and Finance Analyst
Susan Hsieh, Director of Finance Gerry Beaudin, City
Manager
Attachments:
1. Disbursements & Investment Report
Attachment 1
August 2025 DISBURSEMENTS
CHECK REGISTER*
DATE CHECK NUMBER AMOUNT
8/1/2025 81915-81988 $ 2,290,883
8/7/2025 81992-82043 370,973
8/8/2025 82053-82148 1,079,693
8/14/2025 82159-82241 714,560
8/14/2025 82244-82269 3,810,101
8/22/2025 82274-82312 1,269,436
8/22/2025 82323-82387 775,381
8/28/2025 82390-82419 203,904
8/29/2025 82424-82500 827,812
$ 11,342,743
ACH PAYMENTS
DATE CHECK NUMBER AMOUNT
8/1/2025 81907-81914 $ 253,421
8/7/2025 81989-81991 19,446
8/8/2025 82044-82052 154,693
8/14/2025 82149-82158, 82242-82243 3,275,250
8/22/2025 82270-82273, 82313-82322 1,322,023
8/28/2025 82388-82389 809,265
8/29/2025 82420-82423 204,718
Payroll & Tax related ACH Payments 885,951
$ 6,924,766
WIRE TRANSFERS AMOUNT
$ -
PAYROLL TRANSFERS
DATE AMOUNT
8/7/2025 1,802,609 $
8/20/2025 1,900,000
$ 3,702,609
TOTAL DISBURSEMENTS $ 21,970,118
* Detailed registers available upon request.
$227,212,356
0.78%
482
*Based on Market value
Total Market Value
Effective Rate of Return
Portfolio Snapshot
Average Days to Maturity
Portfolio Characteristics
August 31, 2025
-
20,000,000
40,000,000
60,000,000
80,000,000
100,000,000
120,000,000
140,000,000
0-1 Yrs 1-2 Yrs 2-3 Yrs 3-4 Yrs 4-5 Yrs
54.2%
20.9%
10.4%
14.5%
0.0%
Maturity Distribution
16.1%
0.2%
1.9%
10.4%
69.5%
1.9%
Assigned Credit Ratings of Investments
LAIF
FDIC
Cash & Money
Market Funds
A
AA
AAA
0.2%
16.1%
1.9%
14.6%
21.6%
1.3%
42.3%
1.8%
0.2%
Sector Allocation
Certificates of Deposit - Bank
LAIF
Government Money Market & Cash
Medium Term Notes
Treasury Securities
Federal Agency Issues - Coupon
Federal Agency Issues - Callable
Supranationals
Asset Backed Securities
CITY OF PLEASANTON
Portfolio Management
August 31, 2025
City of Pleasanton
Portfolio Summary
% of
Portfolio
Book
Value Investments
Market
Value
Par
Value
Days to
Term Maturity
YTM
360 Equiv.
YTM
365 Equiv.
Certificates of Deposit - Bank 487,927.71 487,927.71 487,927.71 0.21 232 153 4.021 4.077 LAIF 36,500,000.00 36,486,202.45 36,500,000.00 15.94 1 1 4.419 4.480 Gov't Money Market 4,356,034.79 4,356,034.79 4,356,034.79 1.90 1 1 4.054 4.110 Medium Term Notes 33,000,000.00 33,078,597.50 33,300,405.00 14.54 1,465 922 3.367 3.414 Federal Agency Issues - Coupon 3,000,000.00 2,903,910.00 2,995,657.09 1.31 1,825 476 1.262 1.280 Treasury Securities - Coupon 47,950,000.00 48,558,544.50 48,257,044.97 21.07 1,041 966 3.873 3.927 Treasury Securities - Discount 495,000.00 490,718.25 488,199.01 0.21 117 78 4.320 4.380 Federal Agency Issues - Callable 98,380,000.00 96,425,832.95 98,255,595.36 42.90 1,791 287 1.061 1.076 Supranationals 4,000,000.00 3,980,720.00 3,960,210.00 1.73 1,123 692 3.156 3.200 Asset Backed Securities 440,000.00 443,867.95 439,972.22 0.19 1,436 1,354 4.371 4.431 229,041,046.15 100.00%
Investments
228,608,962.50 227,212,356.10 1,247 482 2.639 2.676
Current Year
August 31
541,326.15
Fiscal Year To Date
326,598.93
Average Daily Balance
Effective Rate of Return
235,977,914.36 246,254,295.75
2.70% 0.78%
Total Earnings Month Ending
I hereby certify that, to the best of my knowledge, this report includes all investments in the cash management program, is in accordance with the City's current investment policy dated June 17, 2025 and will meet the City's cash flow needs for the next six months. Market value amounts are from Bank of New York Mellon (safekeeping bank) month-end statements. Book value amounts include premiums or discounts and are adjusted at year end on the general ledger. __________________________________________________ ____________________
SUSAN HSIEH, DIRECTOR OF FINANCE
Portfolio PLST
CC
Reporting period 08/01/2025-08/31/2025
Run Date: 09/24/2025 - 17:29 PM (PRF_PM1) 7.3.11
Report Ver. 7.3.11
9/25/2025
YTM
365
Par Value Book Value
Maturity
Date
Stated
Market Value Rate
August 31, 2025
Portfolio Details - Investments
Average
Balance Issuer
Portfolio Management
CITY OF PLEASANTON
Days to
Maturity
YTM
CUSIP Investment # 360
Purchase
Date
Certificates of Deposit - Bank
1093-6 1093-6 Fremont Bank 08/21/2025 237,927.71 237,927.71 237,927.71 4.000 3.945 4.000 81 11/21/2025 SYS 1091-3 1091-3 United Business Bank 04/11/2025 250,000.00 250,000.00 250,000.00 4.150 4.093 4.150 222 04/11/2026 Subtotal and Average 485,683.22 487,927.71 487,927.71 487,927.71 4.021 4.077 153 LAIF
SYS5 5 LOCAL AGENCY INVESTMENT FUND 36,500,000.00 36,486,202.45 36,500,000.00 4.480 4.419 4.480 1 Subtotal and Average 43,596,774.19 36,500,000.00 36,486,202.45 36,500,000.00 4.419 4.480 1 Gov't Money Market
X9USDCRGO 7-1 Dryfus Govt Cash Mgmt 672 4,352,446.95 4,352,446.95 4,352,446.95 4.110 4.054 4.110 1 X9USDCRGO 7-2 Dryfus Govt Cash Mgmt 672 3,587.84 3,587.84 3,587.84 4.110 4.054 4.110 1 Subtotal and Average 4,582,736.68 4,356,034.79 4,356,034.79 4,356,034.79 4.054 4.110 1 Medium Term Notes
00287YDS5 6079 ABBVIE INC. 02/20/2025 500,000.00 511,810.00 500,950.00 4.800 4.682 4.747 1,291 03/15/2029 025816EJ4 6125 American Express Corporation 07/25/2025 1,000,000.00 1,005,000.00 999,420.00 4.351 4.468 4.530 1,418 07/20/2029 009158BH8 6086 Air Products and Chemicals, In 04/21/2025 500,000.00 509,160.00 503,835.00 4.600 4.317 4.377 1,256 02/08/2029 037833EB2 6065 Apple Inc. 02/08/2021 2,000,000.00 1,970,460.00 1,996,860.00 0.700 0.722 0.732 160 02/08/2026 037833BY5 6066 Apple Inc. 02/23/2021 3,000,000.00 2,985,660.00 3,331,380.00 3.250 0.967 0.981 175 02/23/2026 06406RBN6 6074 BANK OF NEWYORK MELLON 01/15/2025 500,000.00 505,815.00 493,470.00 4.543 4.835 4.902 1,249 02/01/2029 06051GHM4 6076 Bank of America 01/15/2025 500,000.00 500,970.00 484,830.00 4.271 4.960 5.029 1,421 07/23/2029 06051GHD4 6118 Bank of America 07/23/2025 750,000.00 736,882.50 733,402.50 3.419 4.066 4.122 1,206 12/20/2028 06051GHM4 7010 Bank of America 07/22/2025 250,000.00 250,485.00 249,435.00 4.271 4.274 4.333 1,421 07/23/2029 14913UAR1 6095 CATERPILLAR FINANCIAL SERVICES 06/17/2025 500,000.00 504,850.00 501,455.00 4.400 4.207 4.265 774 10/15/2027 14913UAR1 6105 CATERPILLAR FINANCIAL SERVICES 07/22/2025 1,000,000.00 1,009,700.00 1,005,920.00 4.400 4.060 4.117 774 10/15/2027 171239AL0 6088 Chubb Limited 04/21/2025 500,000.00 509,615.00 503,710.00 4.650 4.397 4.458 1,444 08/15/2029 17275RBR2 6089 Cisco Systems, Inc. 04/21/2025 500,000.00 513,445.00 509,240.00 4.850 4.263 4.322 1,274 02/26/2029 61744YAK4 6116 Morgan Stanley Smith Barney 07/23/2025 750,000.00 740,722.50 736,972.50 3.591 4.156 4.214 1,055 07/22/2028 26444HAE1 6090 Duke Energy Corporation 04/22/2025 500,000.00 498,085.00 491,355.00 3.800 4.318 4.378 1,048 07/15/2028 26444HAE1 6114 Duke Energy Corporation 07/23/2025 750,000.00 747,127.50 744,285.00 3.800 4.018 4.074 1,048 07/15/2028 532457CU0 6082 ELI LILLY & CO 03/20/2025 500,000.00 507,640.00 502,955.00 4.550 4.270 4.329 894 02/12/2028 24422EXH7 6073 JOHN DEERE CAPITAL CORP 01/15/2025 500,000.00 507,780.00 491,705.00 4.500 4.894 4.962 1,233 01/16/2029 24422EXH7 6106 JOHN DEERE CAPITAL CORP 07/22/2025 1,000,000.00 1,015,560.00 1,009,040.00 4.500 4.160 4.218 1,233 01/16/2029 46632FSCO 6068 JPMorgan Chase Bank NA 06/22/2021 3,000,000.00 2,906,400.00 3,000,000.00 1.100 1.085 1.100 294 06/22/2026 46647PDU7 6070 JPMorgan Chase & CO 12/20/2024 500,000.00 514,930.00 504,480.00 5.299 5.007 5.077 1,422 07/24/2029 Portfolio PLST
CC
Run Date: 09/24/2025 - 17:29 PM (PRF_PM2) 7.3.11
Report Ver. 7.3.11
YTM
365
Par Value Book Value
Maturity
Date
Stated
Market Value Rate
August 31, 2025
Portfolio Details - Investments
Average
Balance Issuer
Portfolio Management
CITY OF PLEASANTON
Days to
Maturity
YTM
CUSIP Investment # 360
Purchase
Date
Medium Term Notes
46647PDU7 6107 JPMorgan Chase & CO 07/22/2025 250,000.00 257,465.00 256,410.00 5.299 4.528 4.591 1,422 07/24/2029 46647PAF3 6115 JPMorgan Chase & CO 07/23/2025 750,000.00 741,825.00 739,305.00 3.540 4.032 4.088 973 05/01/2028 58989V2H6 6130 MET TOWER GLOBAL FUNDING 07/22/2025 1,000,000.00 1,033,930.00 1,029,130.00 5.250 4.331 4.391 1,319 04/12/2029 30303M8S4 6081 META PLATFORMS INC 03/20/2025 500,000.00 506,385.00 496,715.00 4.300 4.404 4.465 1,444 08/15/2029 571748BG6 6091 MARSH & MCLENNAN COMPANIES INC 05/23/2025 500,000.00 504,060.00 496,995.00 4.375 4.485 4.547 1,291 03/15/2029 571748BY7 6108 MARSH & MCLENNAN COMPANIES INC 07/22/2025 1,000,000.00 1,011,520.00 1,006,950.00 4.550 4.168 4.226 798 11/08/2027 61747YFF7 6069 MORGAN STANLEY 12/20/2024 500,000.00 515,840.00 505,770.00 5.449 5.091 5.162 1,418 07/20/2029 61747YFF7 6133 MORGAN STANLEY 07/22/2025 250,000.00 257,920.00 257,092.50 5.449 4.734 4.800 1,418 07/20/2029 69371RS80 6083 PACCAR FINANCIAL CORP 03/20/2025 500,000.00 509,510.00 501,095.00 4.600 4.470 4.532 1,248 01/31/2029 74340XBX8 6084 PROLOGIS LP 03/20/2025 500,000.00 499,690.00 490,595.00 4.000 4.527 4.590 1,110 09/15/2028 74340XBX8 6111 PROLOGIS LP 07/22/2025 750,000.00 749,535.00 744,652.50 4.000 4.185 4.243 1,110 09/15/2028 74456QBY1 6120 Pacific Service Electric & Gas 07/23/2025 1,000,000.00 970,840.00 962,760.00 3.200 4.210 4.268 1,352 05/15/2029 78017DAA6 6080 ROYAL BANK OF CANADA 02/20/2025 500,000.00 509,120.00 501,950.00 4.965 4.787 4.854 1,241 01/24/2029 756109CF9 6128 Realty Income Corporation 07/23/2025 1,000,000.00 1,019,090.00 1,014,460.00 4.750 4.248 4.307 1,263 02/15/2029 857477BD4 6092 State Street Corporation 05/23/2025 500,000.00 501,785.00 493,045.00 4.141 4.422 4.484 1,554 12/03/2029 857477CU5 6085 STATE STREET CORP 03/20/2025 500,000.00 507,045.00 500,095.00 4.536 4.466 4.528 910 02/28/2028 89236THW8 6067 Toyota Motor Credit Corp 03/09/2021 1,500,000.00 1,481,910.00 1,479,570.00 0.800 1.075 1.090 130 01/09/2026 89236TNA9 6134 Toyota Motor Credit Corp 08/28/2025 1,500,000.00 1,545,990.00 1,544,835.00 4.950 4.135 4.192 1,591 01/09/2030 91324PEH1 6078 UNITED HEALTH GROUP INC. 02/20/2025 500,000.00 497,340.00 485,910.00 4.000 4.676 4.741 1,352 05/15/2029 91159HJK7 6087 U.S. Bancorp 04/22/2025 500,000.00 505,700.00 498,370.00 4.653 4.681 4.746 1,249 02/01/2029 Subtotal and Average 33,243,561.29 33,000,000.00 33,078,597.50 33,300,405.00 3.367 3.414 922 Federal Agency Issues - Coupon
3130AQF65 3576 FEDERAL HOME LOAN BANK 12/22/2021 3,000,000.00 2,903,910.00 2,995,657.09 1.250 1.262 1.280 476 12/21/2026 Subtotal and Average 2,995,657.09 3,000,000.00 2,903,910.00 2,995,657.09 1.262 1.280 476 Treasury Securities - Coupon
91282CLX7 2356 U S TREASURY 12/20/2024 750,000.00 757,882.50 745,810.55 4.125 4.271 4.331 805 11/15/2027 91282CLS8 2357 U S TREASURY 12/20/2024 750,000.00 752,347.50 747,421.88 4.125 3.386 3.433 425 10/31/2026 91282CMF5 2364 U S TREASURY 01/15/2025 750,000.00 760,725.00 745,283.20 4.250 4.415 4.476 866 01/15/2028 91282CJA0 2365 U S TREASURY 01/15/2025 750,000.00 772,267.50 751,875.00 4.625 4.487 4.549 1,125 09/30/2028 91282CHE4 2366 U S TREASURY 02/20/2025 750,000.00 750,495.00 735,000.00 3.625 3.697 3.748 1,003 05/31/2028 91282CHX2 2367 U S TREASURY 02/20/2025 750,000.00 766,462.50 751,699.22 4.375 4.246 4.305 1,095 08/31/2028 91282CMP3 2369 U S TREASURY 03/20/2025 750,000.00 754,222.50 750,644.53 4.125 4.022 4.078 545 02/28/2027 91282CMS7 2370 U S TREASURY 03/20/2025 750,000.00 755,212.50 746,279.30 3.875 3.997 4.053 926 03/15/2028 Portfolio PLST
CC
Run Date: 09/24/2025 - 17:29 PM (PRF_PM2) 7.3.11
YTM
365
Par Value Book Value
Maturity
Date
Stated
Market Value Rate
August 31, 2025
Portfolio Details - Investments
Average
Balance Issuer
Portfolio Management
CITY OF PLEASANTON
Days to
Maturity
YTM
CUSIP Investment # 360
Purchase
Date
Treasury Securities - Coupon
91282CJN2 2371 U S TREASURY 04/21/2025 750,000.00 767,490.00 762,890.63 4.375 3.806 3.859 1,186 11/30/2028 91282CMW8 2372 U S TREASURY 04/21/2025 1,000,000.00 1,003,710.00 998,515.63 3.750 3.751 3.803 957 04/15/2028 91282CMV0 2373 U S TREASURY 04/21/2025 750,000.00 751,905.00 750,966.80 3.875 3.752 3.805 576 03/31/2027 91282CJW2 2374 U S TREASURY 05/23/2025 1,000,000.00 1,012,340.00 997,890.63 4.000 4.005 4.061 1,248 01/31/2029 91282CMY4 2375 U S TREASURY 05/23/2025 1,000,000.00 1,000,940.00 995,273.44 3.750 3.950 4.005 606 04/30/2027 91282CLB5 2382 U S TREASURY 06/17/2025 1,000,000.00 1,004,040.00 1,002,695.31 4.375 4.066 4.123 333 07/31/2026 91282CKG5 2383 U S TREASURY 06/05/2025 1,250,000.00 1,270,950.00 1,261,132.81 4.125 3.818 3.871 1,307 03/31/2029 91282CKK6 2384 U S TREASURY 06/18/2025 1,000,000.00 1,005,580.00 1,005,625.00 4.875 4.144 4.202 241 04/30/2026 91282CNH0 2385 U S TREASURY 06/18/2025 1,500,000.00 1,511,370.00 1,499,003.91 3.875 3.845 3.899 1,018 06/15/2028 91282CJV4 2386 U S TREASURY 06/18/2025 1,000,000.00 1,000,410.00 999,804.69 4.250 4.217 4.276 152 01/31/2026 91282CKV2 2387 U S TREASURY 06/05/2025 1,000,000.00 1,016,250.00 1,014,765.63 4.625 3.807 3.860 652 06/15/2027 91282CKT7 2388 U S TREASURY 06/18/2025 1,500,000.00 1,545,000.00 1,529,707.03 4.500 3.899 3.953 1,368 05/31/2029 91282CHE4 2389 U S TREASURY 06/05/2025 450,000.00 450,297.00 447,328.13 3.625 3.269 3.314 1,003 05/31/2028 91282CHX2 2390 U S TREASURY 06/17/2025 500,000.00 510,975.00 506,269.53 4.375 4.334 4.395 1,095 08/31/2028 91282CJA0 2399 U S TREASURY 06/17/2025 500,000.00 514,845.00 510,214.84 4.625 3.900 3.954 1,125 09/30/2028 91282CHY0 2401 U S TREASURY 07/22/2025 3,000,000.00 3,023,520.00 3,019,453.13 4.625 3.982 4.038 379 09/15/2026 91282CJT9 2402 U S TREASURY 07/22/2025 3,000,000.00 3,009,030.00 3,002,109.38 4.000 3.896 3.950 501 01/15/2027 91282CJW2 2403 U S TREASURY 07/22/2025 2,000,000.00 2,024,680.00 2,010,937.50 4.000 3.780 3.832 1,248 01/31/2029 91282CKT7 2405 U S TREASURY 07/22/2025 1,500,000.00 1,545,000.00 1,534,511.72 4.500 3.799 3.851 1,368 05/31/2029 91282CLY5 2406 U S TREASURY 07/22/2025 3,000,000.00 3,015,810.00 3,010,312.50 4.250 3.930 3.984 455 11/30/2026 91282CJN2 2407 U S TREASURY 07/23/2025 2,250,000.00 2,302,470.00 2,290,781.25 4.375 3.741 3.793 1,186 11/30/2028 91282CKG5 2408 U S TREASURY 07/23/2025 1,750,000.00 1,779,330.00 1,768,525.39 4.125 3.761 3.813 1,307 03/31/2029 91282CLC3 2409 U S TREASURY 07/23/2025 3,000,000.00 3,038,910.00 3,018,281.25 4.000 3.782 3.835 1,429 07/31/2029 91282CMA6 2410 U S TREASURY 07/23/2025 3,000,000.00 3,054,150.00 3,032,226.56 4.125 3.801 3.854 1,551 11/30/2029 91282CNM9 2411 U S TREASURY 07/23/2025 3,000,000.00 3,022,740.00 3,008,203.13 3.875 3.725 3.777 1,048 07/15/2028 91282CJA0 2412 U S TREASURY 08/29/2025 750,000.00 772,267.50 771,855.47 4.625 3.568 3.618 1,125 09/30/2028 91282CMG3 2413 U S TREASURY 08/29/2025 1,500,000.00 1,534,920.00 1,533,750.00 4.250 3.643 3.693 1,613 01/31/2030 Subtotal and Average 46,174,562.61 47,950,000.00 48,558,544.50 48,257,044.97 3.873 3.927 966 Treasury Securities - Discount
912797RP4 2532 U S TREASURY 07/24/2025 495,000.00 490,718.25 488,199.01 4.228 4.320 4.380 78 11/18/2025 Subtotal and Average 2,243,161.69 495,000.00 490,718.25 488,199.01 4.320 4.380 78 Federal Agency Issues - Callable
3133EMBJ0 4548 FEDERAL FARM CREDIT BANK 10/05/2020 3,340,000.00 3,329,245.20 3,336,660.00 0.530 0.543 0.550 28 09/29/2025 Portfolio PLST
CC
Run Date: 09/24/2025 - 17:29 PM (PRF_PM2) 7.3.11