Pleasanton City Council
October 21, 2025

CITY COUNCIL

REGULAR MEETING AGENDA
Tuesday, October 21, 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. Testa
• Roll Call
Resolution No. 2025-059
Ordinance No. 2302

REPORT ON CLOSED SESSION

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 Manager

1. Approve meeting minutes of September 16, 2025

2. Authorize the City Manager to execute a professional services agreement with Citygate Associates, LLC for a comprehensive citywide organizational assessment in a not-to-exceed amount of $249,982
Community and Economic Development

City Council Agenda Page 2 of 4 October 21, 2025

3. Actions of the Zoning Administrator and Planning Commission

4. Adopt a resolution authorizing the City Manager to enter into an agreement with the County of Alameda to allow the exchange of property tax revenue associated with the annexation of the Merritt Property into the City of Pleasanton, as filed under Case No. P22-1089

5. Adopt Ordinance No. 2299 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

6. Adopt Ordinance No. 2300 an ordinance of the City Council of the City of Pleasanton 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]
Fire

7. Adopt a resolution accepting the Federal Emergency Management Agency (FEMA) 2024 Assistance to Firefighters Grant (AFG) and authorizing the City Manager to enter into an agreement with FEMA to use the funds for three Emergency Medical Technicians (EMTs) to advance to the rank of Firefighter Paramedics Public Works

8. Accept the public improvements performed by Silicon Valley Paving, Inc. for the Annual Court Resurfacing Projects at Fairlands Park and Tennis and Community Park, CIP No. 24744 and 25744, and authorize the return of the remaining project balance

9. Approve plans and specifications, review bids, and authorize the City Manager to enter into a construction contract with B and D Excavation and Construction, Inc. in the amount of $2,665,540 for the Valley Avenue Soundwall Repair Project, CIP No. 18437, and approve various budget transfers

10. Authorize the City Manager to enter into a purchase order with Rush Enterprises for two Ford F-350 trucks and with National Auto Fleet for two Ford F-150 Lightning electric vehicles for a total of four vehicles at an amount not to exceed $415,978, inclusive of a 15 percent contingency from the Vehicle Replacement Fund (Fund 510)

11. Authorize the City Manager to enter into a subdivision improvement agreement with KL LB BUY 5, LLC and an agreement for completion of the improvements with

City Council Agenda Page 3 of 4 October 21, 2025

Tri-Point Homes Holdings, Inc. for Tract 8672, located at 3200 Hopyard Road

12. Authorize the City Manager to enter into a professional services agreement with WSP USA in the amount of $182,721 for construction management and inspection support services for Phase I Constructability Review and Bid Support, and to enter into a third amendment to the professional services agreement with Mark Thomas & Company, Inc. for an additional $222,173.44 for a new total of $2,995,689.59 to complete the 100 percent design for the West Las Positas Multimodal Reconstruction Project, CIP No. 11514, and approve $1.7 million in budget amendments to the Miscellaneous CIP Grants Fund (Fund 162)

13. Authorize the City Manager to enter into a maintenance and trade services agreement with Midland Construction for $414,444 for the Bernal Reclaimed Asphalt Pavement Stockpile Removal, CIP No. 26580, and authorize a contingency of $132,000 for a total budget of $546,444, and approve budget amendments to the Gas Tax and Streets CIP General Funds (Funds 160 and 211)

MEETING OPEN TO THE PUBLIC

14. Presentation of BART updates by Director Hernandez

15. Business Anniversary Recognition

16. Presentation of a Proclamation recognizing October 2025 as Domestic Violence Awareness Month

17. Presentation of a Proclamation recognizing October 20, 2025 as Diwali

18. 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.

19. Approve updates to the Utility Discount Billing Program

20. Consider and provide direction on the key terms of a Pre-Annexation and Development Agreement between the City of Pleasanton and 330 Land Company, LLC, for the proposed Arroyo Lago Residential Development at 3030 Mohr Avenue (APN 946-4634-1)

21. Approve the Long-Term Sewer Capital Improvement Plan

MATTERS INITIATED BY COUNCIL

COUNCIL REPORTS
Brief reports on conferences, seminars, and meetings attended by the Council

City Council Agenda Page 4 of 4 October 21, 2025

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.

City Council Minutes

September 16, 2025
Item #1

CALL TO ORDER

CITY OF PLEASANTON

CITY COUNCIL

MINUTES
Tuesday, September 16, 2025
4:00 PM
Mayor Balch called the City Council and Planning Commission Workshop to order at the hour of 4:00 p.m. from the City Council Chamber located at 200 Old Bernal Avenue.

ROLL CALL

Present: Councilmembers: Eicher, Gaidos, Nibert, Testa, Mayor Balch Planning Commissioners: Jain, Mohan, Morgan, Jagoe (alternate), Wedge

Absent: Planning Commissioner Pace

1. Public Comment
Mayor Balch opened public comment. The following individuals provided comment:

Kathy Narum representing Zone 7 Water Agency, Bob Watson, Marty Inderbitzen representing Pleasanton Garbage Service, and Christine Bourg.

Mayor Balch closed the public comment.

WORKSHOP

2. Receive a report on background information for the East Pleasanton Policy Framework project and provide direction on key policy questions for future consideration
Presentation by Ellen Clark, Emily Carroll, Ben Noble (consultant).

Recommendation:
• Receive a report on background information for the East Pleasanton Policy Framework project;
• Confirm that the policy questions described in this staff report should be the focus of continued study; and
• Provide any preliminary input on these policy questions or other project issues.

City Council Minutes

September 16, 2025

The City Council and Planning Commission provided feedback in the following categories:
• City Boundaries: Support development of a plan for long-term growth and include expansion of the Urban Growth Boundary.
• Land Uses: Consider industrial and mixed residential uses. • Open Space and Recreation: Recreational use is of interest for discussion, but is not a focus area.
• Public Service Facilities: Interest in relocation of Pleasanton Garbage Service, but requires further analysis, including cost. Further analysis is needed to determine the feasibility of relocating the Operation Service Center based on the City's available resources.
• Infrastructure and Circulation: Explore financing opportunities provided by new development, especially for the construction of El Charro Road.

ADJOURNMENT
Mayor Balch adjourned the meeting at 6:30 p.m.

Jocelyn Kwong, City Clerk

City Council Minutes

September 16, 2025

CALL TO ORDER

CITY OF PLEASANTON

CITY COUNCIL

MINUTES
Tuesday, September 16, 2025
6:00 PM

Mayor Balch called the closed session special meeting of the City Council to order at the hour of 6:38 p.m. from the City Council Conference Room located at 200 Old Bernal Avenue.

ROLL CALL

Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch

Absent: None.

PUBLIC COMMENT
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.

ADJOURN TO CLOSED SESSION

1. CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Section 54956.9: 1 potential case

ADJOURNMENT
Mayor Balch adjourned the meeting at 6:55 p.m.

Jocelyn Kwong, City Clerk

City Council Minutes

September 16, 2025

CALL TO ORDER

CITY OF PLEASANTON

CITY COUNCIL

MINUTES
Tuesday, September 16, 2025
7:00 PM
Mayor Balch called the Regular Meeting of the City Council to order at the hour of 7:00 p.m. from the Council Chamber located at 200 Old Bernal Avenue.

ROLL CALL

Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch

Absent: None.

REPORT ON CLOSED SESSION
City Attorney Sodergren stated there was no reportable action.

AGENDA AMENDMENTS
City Manager Beaudin noted additional supplemental material was provided at the dais for item 5, item 12 is removed from the agenda to be scheduled for a future meeting date with additional analysis to be provided, and item 14 has a modified recommendation.

Councilmember Eicher requested to remove item 3 from the consent calendar for further discussion.

CONSENT CALENDAR
Mayor Balch opened public comment. The following individuals provided comment:

Jennifer Ellis.

Mayor Balch closed the public comment.

MOTION: It was m/s by Nibert/Testa to approve the consent calendar as recommended, with the exception of the items 3 and 12. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

City Council Minutes

September 16, 2025
City Manager

1. Approve meeting minutes of August 19, 2025
Recommendation: Approve meeting minutes of August 19, 2025.

2. Approve budget amendments to allocate $100,000 in Opioid Settlement Funds towards the construction of a new substance-use disorder facility in unincorporated Alameda County to serve the Tri-Valley Region
Recommendation: Approve budget amendments to allocate $100,000 in Opioid Settlement Funds towards the construction of a new substance-use disorder facility in unincorporated Alameda County to serve the Tri-Valley Region.

Community and Economic Development

4. Adopt Ordinance No. 2297 an ordinance of the City Council of the City of Pleasanton finding amendments to the Zoning Code are exempt from the California Environmental Quality Act under Guidelines Section 15061(b)(3) and approve amendments to Chapters 18.08, 18.20, 18.40, 18.48, 18.84, 18.88, 18.92, and Table 18.44.080 of the Pleasanton Municipal Code (PMC) to: (1) modify the definition of Light Industrial; (2) establish the definition of an Innovation-Based Business (IBB); (3) modify Table 18.44.080 to permit or conditionally permit IBBs in the C-R(p), O, I-P, I-G, PUD-C (Johnson Drive Economic Development Zone only), PUD-C-O, PUD-I, PUD-I/C-O, and PUD-MU Districts, and the following districts of the Hacienda PUD Area: OGPD, OPD, OMPD, CDP, IPD, MOIPD, MCOIRPD, and MCOIPD; (4) modify the Design Review requirements for: (a) IBBs constructing new and/or significantly modifying existing buildings, (b) IBBs leasing space in a previously reviewed and approved building, and (c) IBBs that are permitted by right; and (5) modify specific and related development standards for IBBs, as filed under Case No. P25-0192
Recommendation: Adopt Ordinance No. 2297 an ordinance of the City Council of the City of Pleasanton finding amendments to the Zoning Code are exempt from the California Environmental Quality Act under Guidelines Section 15061(b)(3) and approve amendments to Chapters 18.08, 18.20, 18.40, 18.48, 18.84, 18.88, 18.92, and Table 18.44.080 of the Pleasanton Municipal Code (PMC) to: (1) modify the definition of Light Industrial; (2) establish the definition of an Innovation-Based Business (IBB); (3) modify Table 18.44.080 to permit or conditionally permit IBBs in the C-R(p), O, I-P, I-G, PUD-C (Johnson Drive Economic Development Zone only), PUD-C-O, PUD-I, PUD-I/C-O, and PUD-MU Districts, and the following districts of the Hacienda PUD Area: OGPD, OPD, OMPD, CDP, IPD, MOIPD, MCOIRPD, and MCOIPD; (4) modify the Design Review requirements for: (a) IBBs constructing new and/or significantly modifying existing buildings, (b) IBBs leasing space in a previously reviewed and approved building, and (c) IBBs that are permitted by

City Council Minutes

September 16, 2025
right; and (5) modify specific and related development standards for IBBs, as filed under Case No. P25-0192.

5. Actions of the Zoning Administrator and Planning Commission Recommendation: Actions of the Zoning Administrator and Planning Commission.

Finance

6. Accept the monthly disbursement and investment report for July 2025 Recommendation: Accept claim disbursements in the amount of $41,311,900 and the investment report for the month of July 2025.

Library and Recreation

7. Adopt Ordinance No. 2298 an Ordinance of the City Council of the City of Pleasanton adding a new Chapter 13.20 to Title 13, Public Art Contribution, to the Municipal Code of the City of Pleasanton
Recommendation: Adopt Ordinance No. 2298 an Ordinance of the City Council of the City of Pleasanton adding a new Chapter 13.20 to Title 13, Public Art Contribution, to the Municipal Code of the City of Pleasanton.

8. Adopt a resolution updating the Master Fee Schedule Section D. Pleasanton Public Library Fine and Fee Schedule to assign Library Meeting Room rental fees Recommendation: Adopt Resolution No. 2025-052 updating the Master Fee Schedule Section D. Pleasanton Public Library Fine and Fee Schedule to assign Library Meeting Room rental fees

9. Adopt a resolution to revise the Library’s Materials Recovery Policy Recommendation: Adopt Resolution No. 2025-053 to revise the Library’s Materials Recovery Policy.

Public Works

10. Adopt a resolution approving the Urban Forest Master Plan, CIP No. 22773 Recommendation: Adopt Resolution 2025-054 approving the Urban Forest Master Plan, CIP No. 22773.

11. Accept the public improvements performed by O'Grady Paving, Inc. for the Annual Street Resurfacing & Preventative Maintenance Project, CIP No. 24503, and authorize the return of the remaining project funds to the Gas Tax Fund (Fund 160)

City Council Minutes

September 16, 2025
and Streets CIP General Fund (Fund 211)
Recommendation:

1. Accept the construction of the project as complete and authorize the City Clerk to file a Notice of Completion.

2. Authorize the release of the retention in the amount of $389,983.20 to O’Grady Paving, Inc., 30 days after the recordation of the Notice of Completion.

3. Authorize the return of the remaining project funding to the fund balance in the Gas Tax Fund (Fund 160) and the Streets CIP General Fund (Fund 211) for future eligible projects.

12. Reject all bids from the July 16, 2025, bid opening, award and authorize the City Manager to enter into an agreement with Wilson General Contracting, Inc. for the OSC Fire Alarm & Notification System Project, CIP No. 23457, the Library Fire Alarm Upgrade Project, CIP No. 26386, and for fire alarm retrofits at the OSC- LPFD and Pleasanton Police Station in an amount not to exceed $745,000 Item removed from agenda.

13. Authorize the City Manager to enter into the fourth amendment to the professional services agreement with MaintStar, Inc. for Asset Management Plan Project, CIP No. 24460 for additional funds in the amount of $90,450, for a total contract amount not-to-exceed $630,892
Recommendation: Authorize the City Manager to enter into the fourth amendment to the professional services agreement with MaintStar, Inc. for Asset Management Plan Project, CIP No. 24460 for additional funds in the amount of $90,450, for a total contract amount not-to-exceed $630,892

14. Ratify a contract with DPI Construction, Inc. for the emergency sewer pipe replacement at Denker Drive in an amount not-to-exceed $500,000 and approve a budget amendment in the Sewer Replacement CIP Fund
Recommendation:

1. Ratify a contract with DPI Construction, Inc. in the not-to-exceed amount of $500,000 for the emergency sewer pipe replacement at Denker Drive.

2. Approve the creation of the Capital Improvement Program project, Denker Drive Emergency Sewer Repairs, CIP No. 26203, to the approved 5-year CIP for FY 2025/26, and the budget amendment to appropriate $500,000 from the Sewer Replacement CIP (Fund 431).

City Council Minutes

September 16, 2025

MEETING OPEN TO THE PUBLIC

15. Presentation of a Proclamation recognizing September 17-23, 2025 as Constitution Week
Councilmember Gaidos presented the proclamation to recipient Jill Salinger.

16. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.

Mayor Balch opened public comment. The following individuals provided comment:

Sharon Piekarski and Jan Batcheller.

Mayor Balch closed the public comment.

PUBLIC HEARINGS AND OTHER MATTERS

17. Adopt a resolution accepting and approving the Downtown Pleasanton Business Improvement District 2025 Annual Report and 2026 Budget, and 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 assessment for 2026
Recommendation: Adopt Resolution No. 2025-055 accepting and approving the Downtown Pleasanton Business Improvement District 2025 Annual Report and 2026 Budget, and 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 assessment for 2026.

Presentation by Lisa Adamos, Economic Development Manager.

Mayor Balch opened public comment. The following individuals provided comment:

Bruce Torquemada, Jesse Eiland, Scott Larson, and Judy Wheeler.

Mayor Balch closed the public comment.

MOTION: It was m/s by Gaidos/Eicher to approve the item as recommended. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

Mayor Balch called a recess at 8:01 p.m. and reconvened the meeting at 8:06 p.m.

18. Receive a report and provide direction on a draft recommendation for updates to the Utility Billing Discount Program to include a 30 percent utility bill discount to qualified low-income and income-qualified senior residents with less than 24

City Council Minutes

September 16, 2025
hundred cubic feet (ccf) usage per water bill with a maximum cap of $425,000 in General Fund allocation
Recommendation: Receive a report and provide direction on a draft recommendation for updates to the Utility Billing Discount Program to include a 30 percent utility bill discount to qualified low-income and income-qualified senior residents with less than 24 hundred cubic feet (ccf) usage per water bill with a maximum cap of $425,000 in General Fund allocation.

Presentation by Siew-Chin Yeong, Public Works Director.

Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.

Mayor Balch called a recess at 8:55 p.m. and reconvened the meeting at 9:00 p.m.

By majority consensus, the City Council directed that staff develop a program that is income-based, between 80% to 100% AMI, 24 ccf, 30% reduction on the entire bill, with a cap maximum at $425,000 for further analysis. Additionally, the City Council directed that further analysis for a second program be provided for a residency age- qualified discount program.

19. Receive an update on the City's Emergency Preparedness efforts to advance the ONE Pleasanton Strategic Plan priority Safeguarding Our City D.1. to improve the City's emergency preparedness capabilities
Recommendation: Receive an update on the City's Emergency Preparedness efforts to advance the ONE Pleasanton Strategic Plan priority Safeguarding Our City D.1. to improve the City's emergency preparedness capabilities.

Presentation by Leo Lopez, Emergency Services Manager.

Mayor Balch opened public comment. The following individuals provided comment:

Robert Gast.

Mayor Balch closed the public comment.

3. Authorize the City Manager to enter into a professional services agreement with Rojas Public Affairs for on-call communications support in the amount not to exceed $350,000 for three years
Recommendation: Authorize the City Manager to enter into a professional services agreement with Rojas Public Affairs for on-call communications support in the amount not to exceed $350,000 for three years.

Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.

City Council Minutes

September 16, 2025
MOTION: It was m/s by Nibert/Testa to approve the item as recommended. Motion passed by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None

MATTERS INITIATED BY COUNCIL
By majority consensus, the City Council requested a discussion at a future Council meeting about the Arroyo Mocho trail as a low-priority item when time allows.

COUNCIL REPORTS
Councilmembers reported on regional and local meetings attended.

ADJOURNMENT
Mayor Balch adjourned the meeting at 9:48 p.m.

Jocelyn Kwong, City Clerk

Item #2

CITY COUNCIL AGENDA REPORT

October 21, 2025
City Manager

TITLE: AUTHORIZE THE CITY MANAGER TO EXECUTE A PROFESSIONAL SERVICES

AGREEMENT WITH CITYGATE ASSOCIATES, LLC FOR A COMPREHENSIVE

CITYWIDE ORGANIZATIONAL ASSESSMENT IN A NOT-TO-EXCEED AMOUNT OF $249,982

SUMMARY
Following a competitive Request for Qualifications (RFQ) process, including two rounds of interviews with finalist firms, staff recommends awarding a professional services agreement to Citygate Associates, LLC for a comprehensive citywide organizational assessment. The 12- month assessment will evaluate operational efficiencies, organizational structure, staffing resources, customer service delivery, and revenue opportunities.

RECOMMENDATION
Authorize the City Manager to execute a professional services agreement with Citygate Associates, LLC for a comprehensive citywide organizational assessment in a not-to-exceed amount of $249,982.

BACKGROUND
The City of Pleasanton recently engaged in extensive community engagement regarding the budget and strategies to address the City's fiscal deficit, including the need to evaluate citywide operations for operational efficiencies. To achieve this, staff identified an organizational assessment as a Priority 1 "Must-Do" project in the recently City Council- approved project prioritization framework for Fiscal Years 2025/26 and 2026/27. The goal of the project is to evaluate operational effectiveness, resource allocation, and strategic alignment of critical municipal departments. The City issued a Request for Qualifications (RFQ) on July 11, 2025, generating ten qualified responses.

An evaluation panel from the City Manager's Office, Finance Department, and Human Resources Department reviewed all proposals. Vendors were evaluated based on their understanding of the City's needs, relevant municipal experience, available resources, including adequate staffing and expertise to handle all assessment tasks, references from similar California cities, and cost. Proposal costs ranged from $84,000 to $413,815. Based on the evaluation criteria, the top three firms (Citygate Associates, BakerTilly, Raftelis) were selected for two rounds of interviews.

Vendors provided additional information on communication support and an optional assessment of the Livermore Pleasanton Fire Department (LPFD). The optional LPFD assessment was not included in the base scope as it would require coordination with the Livermore-Pleasanton Fire Department Joint Powers Authority and cost-sharing discussions with the City of Livermore. Staff will return to the City Council with a separate recommendation after a determination is made.

Table 1. RFQ Response Summary
Qualified Vendors Project Duration Communication
Support
Optional: LPFD
Assessment
Baseline Cost
BakerTilly 7 Months $21,500 $16,500 $184,000
Citygate
Associates
12 Months $20,000 $40,000 $229,982
Raftelis 8 Months $12,000 $24,250 $179,925

Ultimately, staff recommends Citygate Associates. Although Citygage provides a higher cost proposal compared to the other two top vendors, it offers a more detailed and robust project scope and stood out among all other proposals with its depth of team expertise, proven experience, and strong understanding of the City’s needs.

DISCUSSION
RFQ Process
The RFQ initially focused on three departments (Development Services, Public Works, and Police). However, during the interview process, consultant consensus indicated that a baseline approach covering all City departments (excluding LPFD) would provide greater value and more actionable recommendations. Consultants noted that operational challenges span multiple departments, talent retention has organization-wide root causes, and recommendations are more effectively implemented when viewed holistically.

Citygate Associates, LLC was selected based on:
• Extensive California municipal experience (including El Cerrito, West Hollywood, Sonora, and Monterey County)
• Proven track record with comprehensive assessments
• Customized methodology to meet Pleasanton’s needs
• Strong implementation action plans

Project Scope/Timeline
The assessment will be conducted over 12 months, following five core tasks:

Task 1: Initiate the Project (Months 1-2)
• Project kickoff meetings with City leadership
• Develop stakeholder communication and engagement plan • Obtain and review documentation from all departments

Task 2: Communicate with and Involve Stakeholders (Months 2-3) • On-site interviews with City Council members
• Individual and group interviews with department personnel and City Manager

Task 3: Conduct Organizational Assessment (Months 4-8)
• Conduct comparable agency survey (4-6 agencies)
• High-level assessment of departmental structure, reporting, and staffing for all departments
• Process and efficiency evaluation
• Assessment of reporting and accountability systems
• Address high-priority areas for Development Services, Public Works, and Police

Task 4: Present Draft Findings and Recommendations (Months 8-10) • Mid-Project Review with City leadership to discuss preliminary findings • Additional focused analysis based on City input
• Prepare comprehensive Draft Report with recommendations and implementation strategy

Task 5: Prepare and Present Final Report (Months 11-12) • Deliver Final Report and Implementation Action Plan
• Present findings to City Council and management team

Citygate Associates will conduct a comprehensive assessment using document review, interviews with the City Council, directors and key personnel, staff focus groups, peer benchmarking, workload analysis, and financial analysis. The assessment will evaluate:
• Departmental structure, reporting relationships, and alignment with Council goals • Staffing levels, vacancies, and workload distribution • Process efficiencies and bottlenecks
• Technology effectiveness and enhancement opportunities • Performance metrics and accountability systems
• Cross-departmental workflows and coordination

Key Deliverables
The consultant will provide a comprehensive written report containing detailed analysis of each department, organizational structure recommendations, staffing proposals and resource allocation strategies, process improvement recommendations, technology enhancement opportunities, and cost-benefit analysis of major recommendations. An Implementation Action Plan will accompany the report, featuring prioritized recommendations with clear timelines, a phased implementation approach, resource requirements and budget implications, performance metrics and success indicators, and assignment of responsible parties for each recommendation. Citygate Associates will deliver formal presentations to City Council, provide briefings for the management team, and conduct department leadership sessions. Upon completion, the organizational assessment will provide City Council and staff with a strategic framework for evaluating and improving service delivery to meet current and future community needs.

EQUITY AND SUSTAINABILITY
An organizational assessment advances operational excellence and fiscal sustainability by examining service delivery, accessibility, and employee development opportunities. The comprehensive citywide approach ensures equity considerations are evaluated systematically across all departments.

OUTREACH
The RFQ was posted through the City's website, receiving ten responses.

STRATEGIC PLAN ALIGNMENT
This action advances the ONE Pleasanton strategic plan Goal B. Optimizing Our Organization:

Organizational Effectiveness and is listed as a "Must-Do" project in the project prioritization framework for Fiscal Years 2025/26 and 2026/27.

FISCAL IMPACT
The not-to-exceed amount of $249,982 includes communication support ($20,000). Funding is budgeted in the City Manager’s contingency fund, non-departmental budget [Fund 00199100/Professional Services 430101].

An investment in a comprehensive organizational assessment is anticipated to generate cost savings and operational efficiencies through the implementation of Citygate Associates' recommendations. Based on Citygate Associates' experience with comparable municipalities, organizational assessments typically identify opportunities for cost savings, revenue enhancement, and efficiency improvements that will exceed the cost of the study when implemented.

Prepared by: Submitted by: Approved by:

Sharon Petrehn, Principal
Analyst
Alexa Jeffress, Assistant City Manager

Gerry Beaudin, City
Manager

Attachments:

1. Professional Services Agreement with Citygate Associates, LLC

2. Citygate Associates, LLC Proposal

PROF

ESSIONAL SERVICES AGREEMENT
THIS
PROFESSIONAL SERVICES AGREEMENT (“Agreement”) is entered into this 21st day of October 2025, between the CITY OF PLEASANTON, a municipal corporation (“City”), and Citygate Associates, a Limited Liability Corporation (LLC), whose address is 600 Coolidge Drive, Suite 150, Folsom, CA 95630, and telephone number is 916-827-3616, (“Consultant”).

RECIT
ALS
A. Consul
tant is qualified to and experienced in providing a citywide organizational assessment for the purposes specified in this Agreement.

B. Cit
y finds it necessary and advisable to use the services of the Consultant for the purposes provided in this Agreement.

NOW T
HEREFORE, in consideration of the mutual covenants and conditions in this Agreement, City and Consultant agree as follows:

1. Co
nsultant’s Services. Subject to the terms and conditions set forth in this Agreement, Consultant shall provide to City the services described in Exhibit A. Consultant shall provide said services at that time, place and in the manner specified in Exhibit A.

2. Ci
ty Assistance, Facilities, Equipment and Clerical Support. Except as set forth in Exhibit A, Consultant shall, at its sole cost and expense, furnish all facilities and equipment that may be required for furnishing services pursuant to this Agreement. City shall furnish to Consultant only the facilities and equipment listed in Exhibit A according to the terms and conditions set forth in Exhibit A.

3. Term. T
his contract shall commence on the date written above and shall expire on December 21, 2026.

4. Com
pensation. City shall pay Consultant for services rendered pursuant to this Agreement as described more particularly in Exhibit A. The payments shall be made on a monthly basis upon receipt and approval of Consultant’s invoice. Total compensation for services and reimbursement for costs shall not exceed $249,982.
a. Invoic
es submitted to City must contain a brief description of work performed, time used and City reference number. Payment shall be made within thirty (30) days of receipt of Consultant’s invoice and approved by City.
b. Upon com
pletion of work and acceptance by City, Consultant shall have sixty (60) days in which to submit final invoicing for payment. An extension may be granted by City upon Attachment 1

r
eceiving a written request thirty (30) days in advance of said time limitation. The City shall have no obligation or liability to pay any invoice for work performed which the Consultant fails or neglects to submit within sixty (60) days, or any extension thereof granted by the City, after the work is accepted by the City.

5. Sufficiency of Consultant’s Work. All work product and all other documents prepared by Consultant shall be adequate and sufficient to meet the purposes for which they are prepared.

6. Ownership of Work. All work product and all other documents completed or partially completed by Consultant in the performance of this Agreement shall become the property of the City. All materials shall be delivered to the City upon completion or termination of the work under this Agreement. If any materials are lost, damaged or destroyed before final delivery to the City, the Consultant shall replace them at its own expense. Any and all copyrightable subject matter in all materials is hereby assigned to the City and the Consultant agrees to execute any additional documents that may be necessary to evidence such assignment. Consultant shall keep materials confidential. Materials shall not be used for purposes other than performance of services under this Agreement and shall not be disclosed to anyone not connected with these services, unless the City provides prior written consent.

7. Changes. City may request changes in the scope of services to be provided by Consultant.

Any changes and related fees shall be mutually agreed upon between the parties and subject to a written amendment to this Agreement.

8. Consultant’s Status. In performing the obligations set forth in this Agreement, Consultant shall have the status of an independent contractor and Consultant shall not be considered to be an employee of the City for any purpose. All persons working for or under the direction of Consultant are its agents and employees and are not agents or employees of City. 9 . Termination for Convenience of City. The City may terminate this Agreement at any time by mailing a notice in writing to Consultant. The Agreement shall then be deemed terminated, and no further work shall be performed by Consultant. If the Agreement is so terminated, the Consultant shall be paid for that percentage of the work actually completed at the time the notice of termination is received.
10 . Non-Assignability. The Consultant shall not assign, sublet, or transfer this Agreement or any interest or obligation in the Agreement without the prior written consent of the City, and then only upon such terms and conditions as City may set forth in writing. Consultant shall be solely responsible for reimbursing subcontractors.
11 . Indemnity and Hold Harmless. Consultant shall defend, indemnify, and hold harmless, the City and its officers, agents and employees from and against all claims, losses, damage, injury, and liability for damages arising from, or alleged to have arisen from, errors, omissions, negligent or wrongful acts of the Consultant in the performance of its services under this Agreement, regardless of whether the City has reviewed or approved the work or services which has given rise to the claim, loss, damage, injury or liability for damages. This indemnification shall extend for a reasonable period of time after completion of the project as well as during the period of actual performance of services under this Agreement. The City’s acceptance of the insurance certificates required under this Agreement does not relieve the Consultant from its obligation under this paragraph.

1 2. Insurance. During the term of this Agreement, Consultant shall maintain in full force and effect, at its own cost and expense, insurance coverages with insurers with an A.M. Best’s rating of no less than A:VII. Contractor shall have the obligation to furnish City, as additional insured, the minimum coverages identified below, or such greater or broader coverage for City, if available in the Contractor’s policies:
a. G
eneral Liability and Bodily Injury Insurance. Commercial general liability insurance with limits of at least $2,000,000 combined limit for bodily injury and property damage that provides that the City, its officers, employees and agents are named as additional insureds under the policy as evidenced by an additional insured endorsement satisfactory to the City Attorney.

The policy shall state in writing either on the Certificate of Insurance or attached rider that this insurance will operate as primary insurance for work performed by Consultant and its subconsultants, and that no other insurance effected by City or other named insured will be called on to cover a loss.
b. A
utomobile Liability Insurance. Automobile liability insurance with limits not less than $2,000,000 per person/per occurrence.
c. W
orkers’ Compensation Insurance. Workers’ Compensation Insurance for all of Consultant’s employees, in strict compliance with State laws, including a waiver of subrogation and Employer’s Liability Insurance with limits of at least $1,000,000. d. P
rofessional Liability Insurance. Professional liability insurance in the amount of $2,000,000.
e. C
ertificate of Insurance. Consultant shall file a certificate of insurance with the City prior to the City’s execution of this Agreement, and prior to engaging in any operation or activity set forth in this Agreement. The Certificate of Insurance shall provide in writing that the insurance afforded by this Certificate shall not be suspended, voided, canceled, reduced in coverage or in limits without providing notice to the City in accordance with California Insurance Code section 677.2 which requires the notice of cancellation to: 1) include the effective date of the cancellation; 2) include the reasons for the cancellation; and 3) be given at least 30 days prior to the effective date of the cancellation, except that in the case of cancellation for nonpayment of premiums or for fraud, the notice shall be given no less than 10 days prior to the effective date of the cancellation. Notice shall be sent by certified mail, return receipt requested. In addition, the insured shall provide thirty (30) days prior written notice to the City of any cancellation, suspension, reduction of coverage or in limits, or voiding of the insurance coverage required by this agreement. The City reserves the right to require complete certified copies of policies.
f. W
aiver of Subrogation. The insurer agrees to waive all rights of subrogation against the City, its officers, employees and agents.
g. D
efense Costs. Coverage shall be provided on a “pay on behalf of” basis, with defense costs payable in addition to policy limits. There shall be no cross liability exclusions. These provisions do not apply to Professional Liability.

h. S
ubcontractors. Consultant shall include all subcontractors as insured under its policies or shall furnish separate certificates and endorsements for each subcontractor. All coverages for subcontractors shall be subject to all of the requirements stated in this Agreement, including but not limited naming additional insureds.
1 3. Notices. All notices herein required shall be in writing and shall be sent by certified or registered mail, postage prepaid, addressed as follows:

T
o Consultant: Chad Jackson, President To City: City Manager Citygate Associates, LLC City of Pleasanton
600 Coolidge Drive, Suite 150 P.O. Box 520
Folsom, CA 95630 Pleasanton, CA 94566
14 . Conformance to Applicable Laws. Consultant shall comply with all applicable Federal, State, and Municipal laws, rules, and ordinances. Consultant shall not discriminate in the employment of persons or in the provision of services under this Agreement on the basis of any legally protected classification, including race, color, national origin, ancestry, sex or religion of such person.
15 . Licenses, Certifications and Permits. Prior to the City’s execution of this Agreement and prior to the Consultant’s engaging in any operation or activity set forth in this Agreement, Consultant shall obtain a City of Pleasanton business license, which must be kept in effect during the term of this Agreement. Consultant covenants that it has obtained all certificates, licenses, permits and the like required to perform the services under this Agreement. 16 . Records and Audits. Consultant shall maintain all records regarding this Agreement and the services performed for a period of three years from the date that final payment is made. At any time during normal business hours, the records shall be made available to the City to inspect and audit.
17 . Confidentiality. Consultant shall exercise reasonable precautions to prevent the unauthorized disclosure and use of City reports, information or conclusions. 18 . Conflicts of Interest. Consultant covenants that other than this Agreement, Consultant has no financial interest with any official, employee or other representative of the City. Consultant and its principals do not have any financial interest in real property, sources of income or investment that would be affected in any manner of degree by the performance of Consultant’s services under this Agreement. If such an interest arises, Consultant will immediately notify the City.
19 . Waiver. In the event either City or Consultant at any time waive any breach of this Agreement by the other, such waiver shall not constitute a waiver of any other or succeeding breach of this Agreement, whether of the same or of any other covenant, condition or obligation. 2 0. Governing Law. California law shall govern any legal action pursuant to this Agreement with venue in the applicable court or forum for Alameda County.

21 . No Personal Liability. No official or employee of City shall be personally liable to Consultant in the event of any default or breach by the City or for any amount due Consultant. 22 . Exhibits. All exhibits referred to herein are attached hereto and are by this reference incorporated herein.
23 . Counterparts and Electronic Signatures. This Agreement may be executed in multiple counterparts, each of which shall be an original and all of which together shall constitute one agreement. Counterparts may be delivered via facsimile, electronic mail (including pdf or any electronic signature complying with U.S. federal E-Sign Act of 2000 (15 U.S. Code §7001 et seq.), California Uniform Electronic Transactions Act (Cal. Civil Code §1633.1 et seq.), or other applicable law) or other transmission method, and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes.

24. Scope of Agreement. This writing constitutes the entire Agreement between the parties.

Any modification to the Agreement shall be in writing and signed by both parties.

TH
IS AGREEMENT executed the date and year first above written.

CI

TY OF PLEASANTON CONSULTANT
__________________________
By: __________________________
Gerry Beaudin, City Manager Signature
A
TTEST: __________________________
Print name
__________________________
Jocelyn Kwong, City Clerk Its: __________________________ Title
A
pproved as to form:
_____________________________

Daniel G. Sodergren, City Attorney

[If Consultant is a corporation, signatures must comply with California Corporations Code §313] Rev. 11/23

EX

HIBIT A
S
cope of Consultant’s Services




 














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City of Pleasanton, CA
Proposal to Conduct a Citywide Organizational Assessment Table of Contents Page i

TABLE OF CONTENTS
Section Page
Section B—Citygate Approach, Scope, and Timelines ..............................................................................................1 B.1 Understanding of Project Scope of Work ..........................................................................................1 B.1.1 Project Context .....................................................................................................................1 B.2 Highlights of Project Approach ..........................................................................................................4 B.3 Profile of Assessment Factors ............................................................................................................6 B.4 Police Services Approach ...................................................................................................................6 B.5 Work Plan (Core Project Scope) ........................................................................................................9 Task 1: Initiate and Manage the Project ...........................................................................................9 Task 2: Communicate with and Involve Stakeholders ...................................................................11 Task 3: Conduct Organizational Assessment .................................................................................12 Task 4: Present Draft Findings and Recommendations and Prepare Draft Report ........................13 Task 5: Prepare and Present Final Report .......................................................................................15 B.6 Livermore-Pleasanton Fire Department (LPFD) Assessment ..........................................................15 B.7 Proposed Project Schedule for Expanded Scope ..............................................................................16 B.8 Updated Project Team Assignments ................................................................................................16 Section C—Citygate Cost Proposal ...........................................................................................................................18 C.1 Proposal Cost ....................................................................................................................................18 C.1.1 Base Project Cost ...............................................................................................................18 C.1.2 Optional Livermore-Pleasanton Fire Department Assessment ..........................................18 C.1.3 Hourly Rates ......................................................................................................................19 C.1.4 Billing Schedule .................................................................................................................20 Attachment 2

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 1 SECTION B—CITYGATE APPROACH, SCOPE, AND TIMELINES This section presents Citygate’s updated project approach to conduct the Citywide Organizational Assessment of all departments followed by a single integrated Work Plan and a discussion of project add-ons including a communications plan and an assessment of the Livermore-Pleasanton Fire Department. The section concludes with an updated timeline for the expanded scope of services and an updated Project Team organization chart showing assigned consultants for each department. B.1 UNDERSTANDING OF PROJECT SCOPE OF WORK B.1.1 Project Context Citygate understands the City seeks valuable information and insights on how to best provide services to the community you serve. We understand that the City has limited financial resources and is projecting a severe and increasing structural deficit of $13 million over the next eight years. Balancing the City’s desire to maintain high service levels and to adhere to the City’s 2023–2028 Strategic Plan with the financial realities you face requires a thorough analysis of all City functions and thoughtful, creative recommendations. This analysis will seek to find long-term sustainable cost-saving measures and eliminate redundancies, waste, and inefficient or unnecessary operations. We commend the City of Pleasanton for undertaking this important project! B.1.2 Project Scope, Overview, and Objectives Citygate proposes to perform an Organizational Assessment of all City departments for the City of Pleasanton. The objective of the study is to provide valuable information for City decisionmakers on how to best provide services to the community given the City’s limited financial resources. Citygate will evaluate current conditions, analyze opportunities for organizational changes and process improvements that can further enhance service to customers and stakeholders, evaluate future service demands, and develop an Implementation Action Plan with a prioritized implementation schedule of recommendations and options for how to HIGHLIGHTS OF OUR APPROACH… u We know that no single measure (listening, documents, or data) tells the entire story u 360-degree listening is essential, and is tailored to each audience u We listen carefully, compare what is heard to data, and work closely with City team to close gaps u We provide ongoing communication, including monthly status reports u Recommendations must be regulatory compliant and feasible given your culture and fiscal constraints u We will look beyond data to learn of other operational demands that consume staff time u “Quick win” recommendations are identified early in study u When listening and data align but the results are surprising, we spend the time with you to reach understanding

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 2 adjust services and operations to ensure long-term fiscal sustainability and maintain the high quality of life in your community. Included in this objective is an emphasis on identifying opportunities for cross-functional collaboration and more efficient sharing of resources among City departments; and developing service delivery performance measures and benchmarks to measure progress. Please note that this scope of services has been modified slightly from the scope originally defined in the City’s Request for Qualifications to reflect our understanding of how best to address the City’s priorities cost-effectively at a higher level, with sensitivity to the impact on City staff of simultaneously reviewing each department. For each department, Citygate will perform the following. ¨ Perform high-level assessment of departmental structure: Ø Evaluate core departmental functions and processes for alignment with City Council goals and City priorities. Ø Review reporting structures, roles, and responsibilities to identify redundancies, gaps, or inefficiencies. Ø Analyze staffing levels, vacancies, and workload distribution to assess resource allocation and balance. ¨ Perform high-level assessment of process and efficiency: Ø Assess the effectiveness of current human, financial, and technological resources in meeting departmental objectives. Ø Identify inefficiencies or bottlenecks in key processes and recommend opportunities for improvement or cost savings. ¨ Perform high-level assessment of reporting and accountability: Ø Recommend systems and tools to enhance accountability and maintain service quality across departments. ¨ Engage with internal stakeholders including staff in all departments and elected officials, to gather feedback regarding potential opportunities for improvements to efficiency, customer service, and organizational culture. ¨ Frame recommendations that present the most cost-effective and strategic way to meet current and future needs, while promoting a culture of high performance, accountability, transparency, and community engagement, and ensuring consistency in the application of laws, codes, and other regulations.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 3 ¨ Recommend practical and achievable solutions that: Ø Clarify roles, responsibilities, and authority of staff Ø Eliminate duplication and overlap of responsibilities within each department and between other City departments Ø Improve the delivery time and quality of services provided by each department Ø Improve communications within and between departments Ø Improve communications with customers and stakeholders Ø Identify opportunities for new technology that would reduce resource demands Ø Evaluate future service demands and evaluate staffing levels, funding, and revenue sources to meet that demand Ø Outline a variety of cost reduction strategies within both present and future scenarios to align service delivery goals with available resources. Specific departmental priorities will be addressed for Development Services, Public Works, and Police as follows, with specific areas of emphasis for other departments determined in conjunction with the City throughout the course of the study. ¨ Development Services (Community & Economic Development, Business License, Engineering): Ø Timeliness and efficiency of permit processing Ø Technology system evaluation (permit tracking, online portals) Ø Customer service standards and performance metrics Ø Business license renewal and compliance efficiency (contract vs. in-house) ¨ Public Works Ø Vacant position recruitment strategy Ø Water/sewer operations analysis Ø Contract vs. in-house service delivery ¨ Police Ø Staffing deployment and patrol coverage analysis

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 4 Ø Response time evaluation Ø Technology utilization (records management, mobile reporting) Ø Performance metrics and accountability systems Ø Training program effectiveness review/leadership training B.2 HIGHLIGHTS OF PROJECT APPROACH Citygate’s proposed methodology is built around the following core elements: Technical Analysis Citygate will work with staff to gather all available documentation regarding organizational structure, staffing, policies, procedures, performance data, budgets, and technology. Our subject matter experts will review and analyze the documentation to create a broad understanding of each department’s operational strengths and weaknesses. Our technical analysis will also include the following core elements: Internal Procedures We will evaluate each department’s service levels and standards, performance measures, performance reporting, and the employee performance management system for alignment with stakeholder expectations. We will review, at a high level, the current operating policies and procedures, workflows, organizational structure and management systems, spans of control, organizational relationships, interdivisional and interdepartmental coordination, communications, information systems, administration and supervision, job duties, opportunities for outsourcing or insourcing, risk management coordination and practices, overtime management practices, labor agreements, and related aspects to make findings and determine recommendations. Employee Learning and Development We will focus on assessing existing and future service demand, allocation of staff to meet these demands, staff retention and recruitment, training needs and resources, professional development approaches to support succession, planning tools and technology available to staff, and the overall staffing strategy.

Project highlights by the numbers: • Over 20 seasoned consultants with redundancy across every project discipline • Hundreds of years of practitioner expertise • 5 core tasks across 12 months • 2 Project Briefings (1 Mid-Project Briefing and 1 Final Report Briefing)

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 5 Finance We will evaluate the current budget and funding levels, including an assessment of the ability to maintain and/or enhance service levels, attract and retain staff, and implement new technology. We will provide recommendations on alternative approaches to funding if appropriate given current funding, projected demand, technology needs, and/or changes in service scope or levels. Stakeholder Engagement Stakeholder engagement is perhaps the most important step in an efficiency study. Nobody knows better where opportunities lie than the people who execute the processes every day or who are dependent on those services for their livelihood. The best solutions often come from brainstorming with stakeholders. While there may be different perspectives from a variety of participants, it is always rewarding to find how people on different sides of the table seek the same solutions. Our team will encourage honest feedback, asking for stakeholder input before offering ours for their critique. We can then synthesize the feedback with benchmarking standards, performance data, and available resources to frame recommendations. Our Work Plan includes jointly developing a communication and engagement plan with the City. Project Customization Boilerplate recommendations are not our goal at Citygate. After completing technical analysis and stakeholder engagement, our team will meet with staff to filter potential solutions for context and culture specific to the City of Pleasanton. Our goal is to provide recommendations that are achievable not only financially, but politically and culturally as well. We find the best way to do that is to work in tandem with staff to understand the broader framework within which our recommendations must work. Following a Mid-Project Review with staff, we will move forward to finalize recommendations. Citygate offers additional beneficial elements such as an orientation meeting with City leadership, distribution of a Project Orientation Brochure at the initial kick-off meeting and during our on-site visit in Task 2, and a Mid-Project Review to discuss initial findings and recommendations with the City Manager, Assistant City Manager, Department Heads, and the assigned Project Manager. These elements will ensure that all internal and external stakeholders have the chance to participate in Citygate’s review in a constructive manner which is essential to ensure the project’s success.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 6 B.3 PROFILE OF ASSESSMENT FACTORS For simplicity we have organized our assessment factors into the following broad themes:

B.4 POLICE SERVICES APPROACH Efficient and effective police services support continued efforts to reduce crime, reduce the fear of crime, respond to all types of public safety calls for service, and maintain the highest levels of community partnerships and engagement. As such, Citygate’s assessment and prioritized recommendations for the Police Department will classify both immediate needs and future milestones, identifying priorities, potential alternatives, and the consequences of inaction. Our commitment to active listening and collaboration with your community allows us to provide practical and implementable recommendations for the Department to thrive in the evolving environment of policing. You can trust us to personally meet with your staff, develop genuine relationships, and listen with the specific goal of learning not only what they do, but how they do it. Then—after developing a sufficiently informed foundation of knowledge of the Department and completing an analysis of data and all relevant reports, procedures, and practices—Citygate will offer recommendations that are implementable and tailored to the Department’s unique situation.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 7 COPSTM Adaptive Methodology At Citygate, we strongly value our independence, as we believe it provides a significant benefit to both our analyses and our clients. Because we are not bound to any particular standards-setting organization—nor beholden to an exclusive methodological framework—we are free to choose from a variety of potential options based on what will be most effective for your agency. There is no “one-size-fits-all” formula to address police agency staffing, utilization, deployment performance metrics, etc. Thus, to accurately assess your specific agency and provide coordinated best practice standards and recommendations that are attuned to your unique needs, we utilize the Citygate Operational Policing Strategy (COPS) analysis model. COPS is an adaptive methodology by which Citygate chooses best practices and benchmarks from a matrix of options based on the local context, culture, values, and scale of your agency. Having assessed your community’s unique local context and fact pattern, Citygate will connect the Department’s performance to metrics and standards found in the published work of the International City/County Management Association (ICMA), the International Association of Chiefs of Police (IACP), the Police Executive Research Forum (PERF), the National Policing Institute (NPI), the National Emergency Number Association (NENA), the Association of Public-Safety Communications Officials-International (APCO), the International Academies of Emergency Dispatching (IAED), and other standards-setting organizations and cutting-edge scholars to ensure our recommendations best fit your specific policing model and needs. Data-Driven and Fact-Based Analysis Our comprehensive work will provide a guide to the Department for the City’s current and future service delivery demands. In addition to conducting a data-driven assessment of field services deployment, Citygate’s review will incorporate relevant, measurable Department and City data, and will delineate our analysis of the Department’s capacity to provide the highest level of law enforcement services possible within the context of the City’s resources and infrastructure. Citygate utilizes Microsoft Power BI as an analysis tool, and our trained statisticians provide local government agencies with historical and up-to-date analytics related to Computer-Aided Dispatch data to better understand the response, time management, deployment, and geographical information related to an agency. For this review, one example of Citygate’s data analysis will include the use of Power BI to analyze the “average committed time per hour” and “average Patrol units committed” to determine a per-hour utilization rate for predictive purposes. For an evaluation of staffing, this means of analysis enables Citygate to simulate the impact to changes in personnel to demonstrate potential changes in workload utilization and where the most positive results can be expected. Citygate applies this

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 8 data-informed, predictive analysis to make the most specific staffing and scheduling recommendations, by time of day and day of week. This ensures that even agencies that are experiencing difficulty in the recruitment and retention of authorized, sworn personnel can still benefit greatly from targeted realignments in scheduling and coverage where applicable. A small example of our workload and utilization analysis is shown in the following figure. Figure—Example – Workload and Utilization Analysis Quantitative Results Our capacity to simulate the considerable positive impact to patrol utilization that can be expected from implementing our recommendations makes all the difference to the agencies we serve. Examples such as these are why, if selected for this important project, the City can be confident that Citygate’s findings and recommendations will be thoughtful and leading-edge, positioning the City and Department to see through the overwhelming amount of data and achieve quantitative results. Our approach and analysis will be based on the City’s specific context to ensure a relevant and actionable outcome. Through the COPS methodology, Citygate’s Project Team will work with you to develop specialized strategies that position the Department and City for success in achieving a better future for the agency and community.

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City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 9 B.5 WORK PLAN (CORE PROJECT SCOPE) Citygate’s Work Plan to address the scope of work identified is comprised of five core tasks, each with clear task objectives, detailed sub-tasks, and key milestones/deliverables. This Work Plan reflects our understanding of how best to address the City’s priorities cost-effectively at a higher level, with sensitivity to the impact on City staff of simultaneously reviewing each department. Our recommendations, which will be developed through our highly iterative, transparent, and collaborative approach to analysis, will lay the groundwork for interdepartmental efficiency, effectiveness, and esprit de corps. Following this Work Plan, we discuss our approach to the requested assessment of the Livermore-Pleasanton Fire Department. Task 1: Initiate and Manage the Project 1.1 Meet with the City to Initiate Study: A key to a successful review is a mutual understanding of the project’s scope and objectives. Citygate will begin with a virtual pre-kick-off call between Citygate’s Project Manager and the City Manager to discuss project goals and objectives and the approach to the project kick-off meeting. Next, Citygate’s Project Team will meet virtually with the City Manager, Assistant City Manager, Department Heads, and the designated Project Manager for the project kick-off meeting to correlate our understanding of the study’s scope and ensure that our Work Plan and project schedule are mutually agreeable. We will prepare a Project Orientation Brochure that can be used to inform staff and stakeholders of the project objectives and approach. This early effort to clearly define expectations, roles, and lines of communication should result in better focus on substantive issues as the engagement progresses. For us to be most effective, we will continuously communicate throughout the duration of the study, beginning with our first contact with City staff. Our key message must be that our role is not an adversarial one. Our role is to provide an independent review of the City Departments. We believe our ability to initiate and maintain positive, two-way communication as the study proceeds will result in not only well-supported findings but also a consensus and buy-in among City personnel concerning the acceptance of our work and the benefit of implementing our recommendations. It is crucial that the project be viewed by the City staff and officials as a valuable and worthwhile endeavor.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 10

1.2 Develop Stakeholder Communication and Engagement Plan: We will collaborate with the City on effective strategies for communicating project objectives and status to the community and key stakeholders, as well as determining interview and engagement strategies to solicit the input of key stakeholders and customers. 1.3 Obtain and Review Documentation: To fully understand operations, we need to obtain and review a number of documents, including the following: the mission statement; overall work plan; departmental goals related to staff and applicants; organization charts; process flowcharts; Comprehensive Plan; City Ordinances; budgeted vs. filled vs. assigned positions by work unit; performance targets and measures; position descriptions; plan check procedures; staff training data; inspection scheduling; occupancy permits; staff reports and minutes; applications and forms; operating and workload statistics; fees and charges; expansion design plans; contracts; specialized reports such as environmental and engineering reports; other policies and procedures; and pertinent City, state, and federal regulations and guidelines. For each Department, we will review City studies being conducted concurrently with the Organizational Assessment Study to avoid duplication or to identify any gaps that could affect the assessment and to align findings. The initial interviews and document review will help us understand the core workflow processes and procedures of the Departments. We will also conduct unit walk-throughs, document where processes are functioning well, and where opportunities for improvement exist. 1.4 Monitor Engagement Progress and Completion of Tasks: We have combined the initial task of starting the project with the ongoing task of monitoring, directing, and administering the project. In addition to ongoing oral progress reports with assigned City executives, we will provide monthly written status reports. Key Milestones/Deliverables: u Orientation Brochure. u Document Request List. u Ongoing oral progress reports and monthly written status reports.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 11 Task 2: Communicate with and Involve Stakeholders 2.1 Conduct Interviews with City Leadership and Key City Personnel: To enhance our understanding of the issues at stake in this review, we will meet on-site with and interview the City’s project leadership team as necessary. A goal of the interviews is to orient the consultant team to the history and current context in which the study is taking place. These meetings will also enable us to identify key staff and stakeholders to gain their insights in subsequent tasks. We will conduct on-site meetings with City personnel identified from each of the following departments. Interviews will be conducted during one on-site day using a mix of individual and group formats to connect with a broad array of staff from each department. Citygate may also supplement our interviews with an electronic questionnaire provided to key staff with oversight of program and division areas to obtain specific feedback about staffing, service delivery, and cost of service. ¨ Development Services ¨ Public Works ¨ Police ¨ Internal Services (City Manager’s Office, Finance, Information Technology, City Clerk, Human Resources) ¨ Library & Recreation 2.2 Conduct Interviews with the City Council: Citygate’s Project Manager will be on-site to meet with City Council members. These interviews will permit us to gain their insights at the start of the review process and provide direction regarding specific issues needing focus. As necessary, pre-meeting information will be provided to interviewees by email or hard copy to allow for sufficient preparation. Assistance from City staff will be required in scheduling these meetings and providing interview/meeting rooms. 2.3 Post-Interviews Debrief with City Manager: At the conclusion of Citygate’s interviews, we propose a meeting between Citygate Project Manager and the City Manager, Assistant City Manager, and assigned Project Manager to discuss initial themes and findings emerging from our document review and interviews and allow initial feedback on areas that may warrant deeper focus. This allows Citygate’s

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 12 consultants to spend their time most effectively on areas of greatest priority and need for the City. 2.4 Additional Stakeholder Engagement: As determined in conjunction with the City as part of a stakeholder engagement and communication plan, Citygate will employ additional stakeholder engagement strategies that may include on-site interviews, focus groups, and/or online surveys with a mix of internal and/or external stakeholders. Citygate will partner with City staff to effectively message information about the project to internal and external stakeholders. Key Milestones/Deliverables: ¨ On-site interviews and stakeholder engagement Task 3: Conduct Organizational Assessment 3.1 Conduct Comparable Agency Survey: We will conduct a comparable agency analysis that compares major policies, practices, and staffing by Department. We recommend surveying four to six agencies with a list of agencies that is jointly determined with the City. Citygate will require the assistance of City staff to forward questionnaires and/or online survey forms to other agencies for completion. 3.2 High-Level Assessment of Departmental Structure: ¨ Evaluate core departmental functions and processes for alignment with City Council goals and City priorities. ¨ Review reporting structures, roles, and responsibilities to identify redundancies, gaps, or inefficiencies. ¨ Analyze staffing levels, vacancies, and workload distribution to assess resource allocation and balance. 3.3 High-Level Assessment of Process and Efficiency: ¨ Assess the effectiveness of current human, financial, and technological resources in meeting departmental objectives. ¨ Identify inefficiencies or bottlenecks in key processes and recommend opportunities for improvement or cost savings.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 13

3.4 High-Level Assessment of Reporting and Accountability: ¨ Recommend systems and tools to enhance accountability and maintain service quality across departments. 3.5 Assess High Priority Areas per Department ¨ As outlined in our scope of services, we will address the areas of specific emphasis and high priority for Development Services, Public Works, and Police, and areas of emphasis for other departments as determined throughout the project. Key Milestones/Deliverables: ¨ Comparable agency information for inclusion in Draft Report. ¨ Organizational findings and conclusions. Task 4: Present Draft Findings and Recommendations and Prepare Draft Report 4.1 Review Preliminary Findings with the City: We will share a summary of preliminary findings and recommendations during a Mid-Project Review with the City Manager, Assistant City Manager, Department leadership, and appointed Project Manager and discuss key service delivery and efficiency strategies before preparing the Draft Report. Since our recommendations may include changes to support and maintain new processes and procedures, it is important to create mutual understanding by involving City Executives and Department leaders before writing the Draft Report. 4.2 Determine Areas Needing Deeper Review: After the Mid-Project Review, Citygate will solicit City input on areas that warrant a deeper analysis or more focused implementation planning. Citygate will reserve approximately 40 consultant hours to conduct additional interviews and analysis before preparation of the Draft Report. 4.3 Prepare Draft Report and Review with City: We will then prepare a Draft Report that includes recommendations and the proposed implementation strategy for each Department. The report will be provided to appropriate City personnel, as determined by the City, to allow sufficient time for review and discussion of any areas that require further clarification or amplification. The written report will detail organizational capabilities; challenges; goals and objectives for maintaining and

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 14 improving services; opportunities to decrease costs or increase revenues; and development of performance measures to quantify progress. The report will outline an Action Plan for implementation that addresses each of the areas discussed in our Work Plan, including: Ø Recommended organizational chart modifications and potential structural realignments. Ø Recommended optimal organizational models and staffing levels aligned with budgetary constraints. Ø Recommended process improvement strategies and streamlining recommendations. Ø Recommended training and cross-training strategies to enhance operations and support succession planning. Ø Recommended staffing and supervisory structure, including span of control and service line staffing ratios. Ø Explanation of mandated services the City currently must perform or plan to perform due to rollout of a future mandate. Ø A management effectiveness enhancement plan. Ø A cost-benefit analysis of all major recommendations (include areas for consolidation and/or specialist vendor contracting options). Our report will emphasize and focus on implementation. Our specific recommendations will be presented as a summarized Strategic Action Plan in tabular form beginning with a description of each proposed recommendation, followed by a priority ranking of their importance, a specific timeline for implementation, the benefits that are anticipated from implementing the recommendations, and then the identification of the individual or the entity that is to be held responsible and accountable for implementing the recommendation. Citygate Associates does not work off a long list of preconceived recommendations that are recycled from project to project. Each project is unique and approached with a clean slate. Citygate emphasizes the quality and implementability of its recommendations and the ability of our clients to use the recommendations in the report to improve their efficiency and effectiveness and satisfy their customers, residents, stakeholders, and interest groups. Key Milestones/Deliverables: ¨ Preliminary Findings and Recommendations.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 15 ¨ Draft Report. Task 5: Prepare and Present Final Report 5.1 Revise Draft, As Necessary. Once we receive feedback on the Draft Report from the City, we will make the necessary changes to finalize the report. 5.2 Produce and Present Final Report: Citygate will present the Final Report and Implementation Action Plan to the City to an audience of the City’s choosing. It will identify proposed process improvements, appropriate organizational structures, and recommended steps to implement change. Key Milestones/Deliverables: ¨ Final Report. ¨ Implementation Action Plan. B.6 LIVERMORE-PLEASANTON FIRE DEPARTMENT (LPFD) ASSESSMENT While the specific scope of services, timeline, and budget can be further customized in conjunction with the City, we propose to conduct an effectiveness and efficiency review of the Livermore-Pleasanton Fire Department assessing staffing, headquarters programs, and overall organizational structure and costs to meet existing needs and published best practices. Not proposed or budgeted are any feasible major changes to the current provision of services within the JPA, nor a Standards of Coverage study. The Citygate Fire Department Project team is illustrated in our Project Team chart at the end of this section and will consist of three fire services specialists and analysis from our finance director and city management consultants supporting each department review. Our Fire Department assessments are typically performed in accordance with guidelines and best practices from the National Fire Protection Association (NFPA), the Insurance Services Office (ISO), relevant federal and state laws and regulations, and other recognized industry best practices. Citygate’s work will be independent, meeting the City’s unique needs, while utilizing nationally recognized guidelines and best practices, federal and state mandates, and our deep understanding of local and regional Bay Area fact patterns and operating practices. “We work with consultants, obviously, all the time, but the work that Citygate did on this report is some of the best I’ve seen in my tenure here.” -Mr. Walt Ekard Former San Diego County CAO

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 16 B.7 PROPOSED PROJECT SCHEDULE FOR EXPANDED SCOPE Citygate proposes to perform this project in approximately one year from contract execution. We propose to develop an updated schedule with deliverable milestones in coordination with the City so that the timeline reflects the time the City feels is necessary to provide requested documents and data across all departments, attend interviews and key briefing meetings, jointly develop and execute a stakeholder engagement plan, complete surveys (if applicable), and thoughtfully review mid-project findings and recommendations as well as the Draft Report.

B.8 UPDATED PROJECT TEAM ASSIGNMENTS Citygate’s Project Team serving the City has hundreds of years of experience in local government leadership across each of the functions being assessed. Please note the inclusion of a former IT Director with East Bay city experience given the importance of reviewing information technology service delivery and staffing throughout the engagement. Citygate’s Project Team organization chart is provided on the following page, showing team assignments per functional review.

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section B—Citygate Approach, Scope, and Timelines Page 17

CITYGATE TEAM OVERVIEW uFive City Managers/Administrators from different agencies and states, including the East Bay uDepartment Head expertise in Development Services, Public Works, Finance, Information Technology, Human Resources, Parks/Recreation, Library, Police, and Fire uSignificant Bay Area consulting experience uPolice services data scientist analytics experts regarding CAD and crime reporting uFire services expertise regarding staffing, programs, governance, and deployment performance uEditors and survey technicians uThe bench depth of a Virtual City Hall with team redundancy in all functions

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section C—Citygate Cost Proposal Page 18
SECTION C—CITYGATE COST PROPOSAL C.1 PROPOSAL COST Our charges are based on actual time spent by our consultants at their established billing rates, plus reimbursable expenses incurred in conjunction with travel, printing, clerical, and support services related to the engagement. We will undertake this study for a “not-to-exceed” total cost based on our Work Plan and Scope of Work, outlined below. C.1.1 Base Project Cost Element of Cost Consulting Fees of Project Team Reimbursable Expenses Administration (7.5% of Hourly Fees) Total Citygate Project Amount Core Organizational Assessment of All Departments $219,185 $14,358 $16,439 $249,982 This cost proposal reflects our best effort to be responsive to the City’s needs for this study at a reasonable cost, while providing specific functional expertise to address each City Department’s specific scope. If our proposed scope of work and/or costs are not in alignment with City needs or established budget, we are open to discussing modification of our proposed scope of work, travel, and associated costs. C.1.2 Optional Livermore-Pleasanton Fire Department Assessment The cost of the optional Livermore-Pleasanton Fire Department is shown in the following table, and does not include a deployment or Standards of Coverage analysis. Citygate will remain flexible with the scope and cost for this optional assessment after further conversation with the City about project scope and priorities. Element of Cost Fees Livermore-Pleasanton Fire Department Assessment $40,000

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section C—Citygate Cost Proposal Page 19
C.1.3 Hourly Rates Classification Rate Consultant Citygate President $260 per hour Chad Jackson Project Management Project Manager / Local Government Specialist $195 per hour Lisa Shaffer Development Services Community Development and Local Government Specialist $205 per hour Stacey Bristow Community and Economic Development Specialist $195 per hour Armondo Ornelas Public Works Public Works and Municipal Utilities Specialist $225 per hour Nicholas Pinhey Public Works and Local Government Specialist $225 per hour Cyrus Abhar Police Police Services Senior Associate $195 per hour Jack Serier Police Services Senior Associate $195 per hour Thomas Woodward Police Services Senior Associate $195 per hour Alan Piombo Statistical and Operational Analysis Associate $195 per hour Eric Lind Data Analytics and Strategic Analysis Associate $195 per hour Sam Heiser Internal Services Local Government and Fiscal Specialist $205 per hour Andy Okoro Local Government Fiscal Specialist $225 per hour Andrew Green Information Technology Specialist $195 per hour Ron Puccinelli Human Resources Specialist $225 per hour Marc Fox Local Government Specialist $205 per hour Connie Jackson Library and Recreation Parks and Recreation Specialist $225 per hour Julee Conway Parks and Recreation and Local Government Specialist $195 per hour Brian Petree Local Government Library Specialist (Subcontractor) $195 per hour Constructive Disruption Fire Senior Fire and EMS Specialist $265 per hour Samual Mazza Senior Fire and EMS Specialist $205 per hour Landon Stallings Senior Fire Services Specialist $195 per hour Thomas Breyer Citygate Administration / Support Survey Administrator $140 per hour Various Report Project Administrator $140 per hour Various Administrative Support $100 per hour Various

City of Pleasanton, CA Proposal to Conduct a Citywide Organizational Assessment Section C—Citygate Cost Proposal Page 20
C.1.4 Billing Schedule Citygate offers two payment schedule options to meet the City’s needs: One option is a fixed monthly fee across the project schedule, which creates clarity and predictability for the City. The first monthly invoice would be issued upon contract execution. The other option is a time-and-materials monthly billing schedule up to the not-to-exceed cost, including a 10 percent (10%) project advance that would be credited to our last invoice. Either billing method includes the first invoice being sent upon execution of the contract. Our invoices are payable within thirty (30) days. Citygate’s billing terms are net thirty (30) days plus two percent (2%) for day thirty-one (31) and two percent (2%) per month thereafter. Our practice is to send both our monthly status report and invoice electronically. If we are selected for this project, we will request the email for the appropriate recipients of the electronic documents. Hard copies of these documents will be provided only upon request. We prefer to receive payment through ACH Transfer, if available.

Item #3

CITY COUNCIL AGENDA REPORT

October 21, 2025
Community and Economic Development

TITLE: ACTIONS OF THE ZONING ADMINISTRATOR AND PLANNING

COMMISSION

P25-0299, Sumanth & Madhu Kakarparthi
Application for Administrative Design Review to construct an approximately 500-square- foot pavilion and other landscape improvements in the rear yard of 1060 Vista Oaks Court.

Approved. (9 days)

Prepared by: Submitted by: Approved by:

Eric Luchini
Zoning Administrator

Ellen Clark
Director of Community and
Economic Development

Gerry Beaudin
City Manager

Item #4

CITY COUNCIL AGENDA REPORT

October 21, 2025
Community and Economic Development

TITLE: ADOPT A RESOLUTION AUTHORIZING THE CITY MANAGER TO ENTER INTO

AN AGREEMENT WITH THE COUNTY OF ALAMEDA TO ALLOW THE

EXCHANGE OF PROPERTY TAX REVENUE ASSOCIATED WITH THE

ANNEXATION OF THE MERRITT PROPERTY INTO THE CITY OF
PLEASANTON, AS FILED UNDER CASE NO. P22-1089

SUMMARY
In July 2024, the City Council approved a request to annex the 111-lot, 46-acre residential subdivision, known as the Merritt Property, into the City of Pleasanton. As part of the approval, the City Council made findings of conformance to the General Plan, including that the annexation implements the City’s General Plan land use policies and provides for orderly growth at the City’s boundaries. Annexation of the property into Pleasanton requires approval by the Alameda County Local Area Formation Commission (LAFCO), and thus an application for annexation was duly submitted to LAFCO following the City Council's approval of the project.

Under California Revenue and Taxation Code Section 99, annexations require the negotiation and approval of a property tax transfer agreement between the affected city and county. The agreement allocates property tax revenues in a manner that reflects the shift of service responsibilities from the County to the City. LAFCO requires the adoption of a property tax transfer agreement as a condition of approval, and execution of the agreement will permit the Merritt Property annexation to move forward as authorized and approved by the City.

City and County staff have developed a draft agreement, reflecting a tax sharing formula consistent with several prior agreements between the two agencies. The agreement was approved by the Alameda County Board of Supervisors on September 9, 2025, and staff recommends the City Council make a similar approval.

RECOMMENDATION
Adopt a Resolution authorizing the City Manager to enter into an agreement with the County of Alameda to allow the exchange of property tax revenue associated with the annexation of the Merritt Property into the City of Pleasanton, as filed under Case No. P22-1089.

BACKGROUND
The approved Merritt Property project comprises a 111-lot residential subdivision, including an age-qualified community with 92 single-family detached homes, 18 affordable senior courtyard detached and duet homes (including an Affordable Housing Agreement), one existing single- family residence, and related on- and off-site improvements on an approximately 46-acre site over four existing parcels. The associated Development Agreement, among other provisions, requires the project to contribute $1 million towards public safety facilities and/or equipment.

DISCUSSION
Staff and representatives of the County of Alameda have negotiated terms of a property tax transfer agreement that would allocate a share of the property tax revenues from the Merritt Property to the City of Pleasanton. The proposed agreement is consistent with past tax transfer agreements executed between the City and Alameda County (the County) for prior annexations. Key elements of the agreement include:
• Revenue Allocation: The agreement establishes the portion of the base and incremental property tax to be allocated to the City following annexation. More specifically, property tax revenue is divided into two components: base year revenues and incremental growth. The County retains the base property tax revenues already in place prior to annexation, while the City receives an agreed-upon share (determined by the weighted city-wide average pursuant to the City’s AB8 factor) of the incremental property tax growth generated after annexation.

• Service Responsibilities: Upon annexation, the City will assume responsibility for providing municipal services to the Merritt Property, including police, public works, library, parks, and other general government services. The Livermore-Pleasanton Fire Department (LPFD) would continue to provide fire protection to the site, which as a practical matter, is served by LPFD under existing agreements with the Alameda County Fire Department. Alameda County would continue to provide certain other services (e.g., courts, social services, etc.). The apportionment of property tax revenues reflects the future service provision responsibilities between the two agencies.

• LAFCO Requirement: Adoption of this agreement satisfies LAFCO’s requirement for property tax allocation prior to annexation approval.

Key benefits to the City include:
• Ensures the City receives its share of property tax revenues needed to provide municipal services to the Merritt Property.
• Aligns revenues with service obligations, promoting fiscal responsibility. • Advances the annexation process by satisfying a critical procedural requirement of LAFCO.
• Provides long-term fiscal stability as development occurs, allowing Pleasanton to directly benefit from property tax growth tied to the Merritt Property.

The Alameda County Board of Supervisors approved and executed the property tax transfer agreement on September 9, 2025. If approved by the City Council, the City Manager would execute the agreement and then forward it to LAFCO as part of the Merritt Property annexation application materials.

The proposed property tax transfer agreement ensures that Pleasanton receives its fair share of property tax revenues from the Merritt Property while assuming responsibility for municipal services. The agreement satisfies LAFCO requirements, supports orderly growth in accordance with the City’s General Plan, and provides long-term fiscal stability as development occurs. Approval of the agreement represents a significant step in advancing the

Merritt Property annexation and aligning revenues with service obligations, benefiting the City and its residents.

Regional Housing Needs Allocation (RHNA) Re-Allocation
Separate from the property tax-sharing agreement, which is required to allow the annexation to proceed with LAFCO, staff is working with Alameda County to formalize a proposed agreement regarding the allocation of RHNA between the City and County. This agreement is not a requirement of the LAFCO process, but rather a separate step that occurs after annexation, and is administered by the Metropolitan Transportation Commission(MTC)/Association of Bay Area Governments (ABAG) as the regional Council of Goverments responsible for allocation of the RHNA. Under the initial terms proposed between the City and County staff, the County would transfer 18 above-moderate RHNA units to Pleasanton - this number is based on allowable development of the four existing parcels under County zoning, should the property remain within the County. Since the project includes 110 new units, inclusive of below-market- rate units, Pleasanton would net the majority of the future RHNA “credit” when building permits are issued and reported in the City’s annual Annual Progress Report (APR). Staff will bring the RHNA allocation agreement forward as a separate item at a future meeting, following LAFCO’s action on the annexation request.

EQUITY AND SUSTAINABILITY
This action facilitates the development of the Merritt property, directly implementing the implementation of the Housing Element, a key goal of which is to increase housing opportunities, including those affordable to lower- and middle-income residents – both through inclusionary requirements and by creating more opportunities for partnerships with housing developers. The approved project would allow for the construction of 18 senior-age-qualified Below Market Rate units, consistent with the requirements of the City’s inclusionary ordinance.

This action also advances the sustainability goals of the Climate Action Plan (CAP) 2.0, Strategy TLU-3, to advance sustainable land use, and supports Action E6, which calls for the City to implement the Housing Element, aiming to achieve a balance between jobs and housing, including along transportation corridors such as Foothill Road.

OUTREACH
Notice of this meeting was published as a legal display advertisement in the Pleasanton Weekly in accordance with the noticing requirements of the Pleasanton Municipal Code. At the time this report was published, no comments were received by staff. Public comments received after publication of this report will be forwarded to the City Council as supplemental information prior to the hearing.

STRATEGIC PLAN ALIGNMENT
This action advances the ONE Pleasanton Citywide strategic goal of Building a Community Where Everyone Belongs, Strategy 6, which aims to implement the Housing Element and develop a plan to end homelessness, meeting state requirements and providing opportunities for additional housing and shelter in the community. In general, this project would add 110 new residential units to Pleasanton’s housing stock, including 18 on-site affordable units, all of which would provide new housing opportunities for the senior community.

Similarly, this action directly supports the Funding Our Future Fiscal Sustainability Strategy 1

by allocating new property tax revenues to Pleasanton in conjunction with new development, ensuring the reliability of City infrastructure and services.

FISCAL IMPACT
The proposed tax transfer agreement would result in the transfer of property tax revenues from Alameda County to the City of Pleasanton. The formula on which the agreement is based reflects the cost of the additional services that would be provided to future residents by the City of Pleasanton, as opposed to Alameda County, after annexation. The actual amounts of property tax revenue will vary depending on future development and assessed valuations of the Merritt Property. Although assessed values are expected to substantially increase with the development of 92 new single-family homes and 18 moderate-income affordable units, compared to the largely undeveloped property that exists today. A recent analysis of future annexations in East Pleasanton indicated that, over time, annexation and high value residential development is expected to generate positive net General Fund revenues to support the provision of City services. Staff further notes that the Development Agreement and Conditions of Approval for the Merritt project place maintenance responsibilities for some project components on the future Homeowners Association (HOA), meaning that the City’s maintenance obligations for new infrastructure would be reduced, in addition to the proposed $1 Million public benefit contribution towards public safety improvements.

ENVIRONMENTAL ASSESSMENT
Approval of the property tax transfer agreement is not a project under the California Environmental Quality Act (CEQA), as it is a fiscal/administrative action. The City Council adopted adequate CEQA documentation in the form of a Section 15183 Consistency Checklist, as part of the City Council’s approval of the various entitlements for the Merritt Property.

Prepared by: Submitted by: Approved by:

Eric Luchini, Senior Planner Ellen Clark, Director of Community and Economic Development

Gerry Beaudin, City
Manager

Attachments:

1. Resolution with Property Tax Transfer Agreement

ATTACHMENT 1

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON

AUTHORIZING THE CITY MANAGER TO ENTER INTO AN AGREEMENT WITH THE

COUNTY OF ALAMEDA TO ALLOW THE EXCHANGE OF PROPERTY TAX

REVENUE ASSOCIATED WITH THE ANNEXATION OF THE MERRITT PROPERTY INTO THE CITY OF PLEASANTON (FILED UNDER CASE NO. P22-1089)

WHEREAS, on July 16, 2024, the City Council approved an annexation request of the Merritt Property into the City of Pleasanton, affirming that the annexation implements the City’s General Plan land use policies and provides for orderly growth at the City’s boundaries (hereinafter the “Project”); and

WHEREAS, under California Revenue and Taxation Code Section 99, annexations require an agreement between the affected city and county for the exchange of property tax revenues; and
WHEREAS, the Alameda County Local Agency Formation Commission (LAFCO) requires adoption of such an agreement as a condition of approval for annexation of the Merritt Property; and

WHEREAS, Staff and representatives of the County of Alameda have negotiated the terms of a Property Tax Transfer Agreement that allocates to the City of Pleasanton an appropriate share of the property tax revenues generated by the Merritt Property, reflecting the City’s responsibility for providing municipal services to the annexed parcels; and WHEREAS, the City Council finds that approval of the Property Tax Transfer Agreement is in the public interest and necessary to advance the annexation process.

WHEREAS, on September 9, 2025, the Alameda County Board of Supervisors authorized the proposed Property Tax Transfer Agreement; and
WHEREAS, on October 21, 2025, the City Council held a duly noticed public hearing to consider the Property Tax Transfer Agreement, all public comments and testimony, and findings.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE, AND ORDER THE FOLLOWING:

Section 1. Prior to taking action on the Project, and at a properly noticed public meeting, the City Council reviewed written and oral staff reports, conducted a public hearing on the Project and took testimony, and received into the record all pertinent documents related to the Project (collectively, the “Record Evidence”). The City Council’s determination is based on the Record Evidence, which is incorporated into this Resolution by reference.

Section 2. This action is consistent with the adopted General Plan as it would facilitate the annexation and development of the Merritt property, which actions were approved by the City Council based on the basis of the project’s alignment with the applicable land use designations and supports the General Plan’s Programs, Policies, and Goals, including those related to implementation of the City’s Housing Element, and with General Plan policies with respect to

annexation, insofar as the project would be adequately served by infrastructure and services, reflect a logical extension of existing developed areas, and be a high quality development . As such, this action complies with the requirements of Government Code Section 65860 regarding consistency with the General Plan.

Section 3. Approval of the property tax transfer agreement is not a project under the California Environmental Quality Act (CEQA), as it is a fiscal/administrative action. The City Council previously adopted adequate CEQA documentation in the form of a 15183 Consistency Checklist for the Project at the time of project approval.

Section 4. Based upon the City Council’s own independent review of the Record Evidence, the City Council hereby finds that this action is in the public interest and necessary to advance the annexation process of the Merritt Property and approves authorizing the City Manager to enter into an agreement with the County of Alameda to allow the exchange of property tax revenue associated with the annexation of the Merritt Property, subject to the Property Tax Transfer Agreement, as attached hereto and incorporated herein by reference as Exhibit A.

Section 5. This resolution shall become effective immediately upon its passage and adoption.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on October 21, 2025.

I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on October 21, 2025, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

Jocelyn Kwong, City Clerk

APPROVED AS TO FORM:

Daniel G. Sodergren, City Attorney

EXHIBIT A

PROPERTY TAX TRANSFER AGREEMENT BETWEEN THE CITY OF

PLEASANTON AND THE COUNTY OF ALAMEDA

(PAGE INTENTIONALLY LEFT BLANK)

AGREEMENT BETWEEN THE CITY OF PLEASANTON AND COUNTY OF

ALAMEDA REGARDING TRANSFER OF PROPERTY TAX REVENUES IN

CONNECTION WITH THE MERRITT PROPERTY ANNEXATION

This Property Tax Transfer Agreement ("Agreement") is made between the City of Pleasanton ("City) and the County of Alameda ("County"), collectively the "Parties," pursuant to the provisions of Revenue and Taxation Code Section 99 and shall constitute the agreement for exchange of property tax revenues required by the Revenue and Taxation Code Section 99(b)(6) in connection with the Merritt Property Annexation.

The Parties agree that the parcels to annexed are described as follows:

The approximately 46-acre subject properties, comprising four parcels, are generally located on the east side of Foothill Road, approximately one-quarter mile south of Foothill High School, contiguous with City boundaries on north, south, and east sides. The subject properties are generally vacant except for two existing single-family residences (one of which will be retained post annexation), two to three out-buildings (to be demolished) previously used for agricultural purposes, and remnants of a former orchard. Proposed residential development has been approved on the subject properties by the City, pending annexation.

Exhibit A lists all applicable existing addresses and parcel numbers affected by this Agreement and is incorporated herein. The Parties agree that for the annexation of the subject properties, the County of Alameda Auditor-Controller is directed to cause an exchange of property tax revenue as follows:

A. The City is entitled to, and shall receive, an allocation of computed property tax revenue equivalent to the share of property tax revenue it receives on a weighted average city-wide. The weighted city-wide average shall be computed annually as follows: multiply the City's current Tax Allocation Factor in each tax rate area within the City by the current secured assessed valuation in each tax rate area to arrive at a product for each tax rate area. The sum of those products is divided by the total secured assessed valuation within the City to arrive at a weighted city-wide average. The secured tax roll is used here to establish the weighted citywide average. However, the factors resulting from the application of the formula will apply to all tax rolls.

B. In the event that the City currently provides a service within its incorporated City limits such as Fire or Library, and if that service is currently being provided by a County taxing agency or special district in the territory proposed for annexation, the County shall receive an allocation of computed property tax revenue equivalent to the share of property tax revenue received by the County taxing agency or special district in the territory proposed for annexation. The County's receipt of that allocation shall not diminish the City's receipt of its allocation calculated under Section A above.

C. In the event that the City assumes full responsibility for a service not currently being provided by the City within its incorporated city limits, but being provided by a separate County taxing agency or special· district within the territory proposed for annexation, pursuant to Revenue and Taxation Code 99(b), the City shall receive, in addition to the allocation determined in Section A above, an allocation of computed

property tax revenue equivalent to the share of property tax revenue received by the County taxing agency or special district in the territory proposed for annexation.The County shall receive an allocation of computed property tax revenue equivalent to its current share of property tax revenue in the territory proposed for annexation plus the share or shares of property tax revenue allocated to it in Section B above, less the share of computed property tax revenue allocated to the City in Section A above, and in Section C above, as applicable.

D. In the event that this annexation includes or results in the detachment of one or more parcels or portions thereof from the City and those parcels or portions thereof are transferred to the County or to another jurisdiction, the City hereby waives any right, interest, or claim to property tax on such parcels or portions thereof as identified in Exhibit A. The parcels or portions thereof shall be transferred to the County or jurisdiction subject to the conditions of paragraphs A through D as specified in this Agreement.

This exchange of property tax revenues will be effective as to each property annexed within the subject annexation area for the fiscal year following the filing with the State Board of Equalization of the Certificate of Completion for such property providing the filing occurs prior to December 31 of the preceding year

CITY OF PLEASANTON

Dated:_______________________ ____________________________ City Manager

APPROVED AS TO FORM:

____________________________
Daniel G. Sodergren, City Attorney

COUNTY OF ALAMEDA

Dated:_______________________ ____________________________ President, Board of Supervisors

APPROVED AS TO FORM:

___________________________
County Counsel

Exhibit A

Parcels/Addresses Subject to This Property Tax Transfer Agreement, Pending Annexation:

Parcel 1:

Parcel 2:

Parcel 3:

Parcel 4:

APN 941-950-3-3 (4131 Foothill Road)
APN 941-950-3-1 (4141 Foothill Road)
APN 941-950-3-11
APN 941-950-3-12

Item #5

CITY COUNCIL AGENDA REPORT

October 21, 2025
Community and Economic Development

TITLE: ADOPT ORDINANCE NO. 2299 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

The foregoing Ordinance No. 2299 was introduced at a regular meeting of the City Council on October 7, 2025, by the following vote:

Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None

Absent: None
Abstain: None

ORDINANCE NO. 2299

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, and adopted at a regular meeting on October 21, 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 amended-
Hazardous 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 added-
Moderately 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
effectsk
Special wind
regionl
Wind-borne
debris zonem

SEISMIC DESIGN
CATEGORYf
Weatheringa
Frost line
depthb
Termitec
WINTER
DESIGN TEMPe

ICE BARRIER

UNDER LAYMENT
REQUIREDh
FLOOD
HAZARDSg
AIR
FREEZING INDEXi
MEAN
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 speed- up 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 one- story 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 non- utility-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 two- family 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 H- Occupancy 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 flow- limiting 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-to- close 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 heavy- duty.

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