it protects neighborhood character, scale, and privacy. However, current regulations require the DR process for very minor projects (e.g., changing a window to a door on a commercial building or a backyard residential accessory structure) that are objectively likely to have little to no impact on the community.
Based on a review of 10 years of data, staff has processed an average of 110 ADRs annually.
A typical ADR takes between 3.5 and 7.5 hours to process; on aggregate, this accounts for the equivalent of 20 to 40 percent of one full-time employee (FTE, Associate Planner). This figure does not include hours spent by other City divisions and administrative staff. The application fee for an ADR is currently set at $345, which is significantly lower than the actual cost of staff time to process a typical application.
Over the past five years, staff has processed an average of 42 Design Review applications annually. While hours spent processing DR applications are harder to quantify, since they can vary widely from project to project, and are often processed in tandem with other land use entitlements, a DR application typically takes a similar or greater number of hours to process than an ADR. A breakdown of the data is included in Exhibit B of Attachment 3. With a high workload, review of small DR and ADR projects detracts from staff’s ability to efficiently process larger project applications that reflect more significant investments in the community.
DR for small residential and commercial projects, which form the largest share of applications processed, can demand almost as much time and resources to process as larger projects. The DR process particularly burdens homeowners and small business owners by adding months to the review process and requiring additional sets of professionally prepared plans, beyond those required for the issuance of a Building Permit.
Noticing
Currently, the public notification radius requirements are outlined in PMC Chapter 18.12, throughout PMC Title 18, and specified by City Council Resolution No. 91-132, (Attachment 2).
Generally, local requirements far exceed those specified in the Government Code. For example, for projects subject to Planning Commission (PC) review and approval, a 1,000-foot radius is used for public noticing per City standards, where a 300-foot radius is required by Government Code.
More recently, the City adopted an administrative policy for on-site project notification. This requires on-site project notifications for projects or applications that are subject to a public hearing before the PC or City Council, projects that add one or more dwelling units, excluding Accessory Dwelling Units (ADUs), or other projects at the determination of the Zoning Administrator (ZA).
For many projects where no public hearing is required by the PMC or Government Code (e.g., residential additions subject to ADR), the City’s current practice is to send out project notification cards to immediately adjacent neighbors. The mailed project notification radius is determined on a project-by-project basis by the ZA. Project notification is intended to allow an opportunity for neighbors near a project to identify concerns or request public hearings prior to ZA approval. Requests for ZA hearings are infrequent (typically five or fewer per year), out of 100+ ADRs processed annually. In staff’s review, hearing requests were most often made for projects involving second-story additions, balconies where there is a perceived impact on privacy, or where there have been pre-existing conflicts or disagreements between neighbors.
Appeals
As outlined in PMC Chapter 18.144, the current appeal process is lengthy and can last 15 to 30 or more days. The “effective date” of an approval is set based on the duration of the appeal period and is the first date on which a project can legally be issued building permits or begin operations. The effective date can vary substantially from project to project because, in addition to the general appeal period (15 days), PMC provisions allow the City Council to review (“call up”) actions of a ZA or PC decision. These provisions can cause lengthy delays in approval when City Council meetings are canceled or there are long periods between meetings. The City’s general appeal period is significantly longer than neighboring jurisdictions, where appeal periods are typically 10 days.
City Process Timeline
Due to the review, noticing, and appeal procedures described above, Design Review can add anywhere from one to six months or more of additional review time for a project, depending on the project's complexity and scope, as well as the quality of materials submitted to the City.
ADRs have the quickest turnaround time for Design Review applications, adding a minimum of 30 days (and more typically 40 days) of City process time before an applicant can apply for building permits.
DISCUSSION
Staff recommends a series of PMC amendments that seek to simplify, clarify, and streamline the City’s processes. The amendments will reduce barriers to obtaining building permits for certain types of projects, improve and clarify processes and approval findings, align appeal periods with neighboring jurisdictions, and more closely align noticing requirements with the Government Code. A summary of the proposed changes to the PMC is provided below.
Design Review Amendments: Chapter 18.20
Staff recommends a comprehensive revision of PMC Chapter 18.20, which would rescind the current Chapter and replace it with amended procedures. The recommendations include revising the projects subject to Design Review, modifying the current, and somewhat vague “criteria for approval” to reflect more typical approval findings, and clarifying Design Review procedures.
Staff believes it is reasonable to no longer require DR for several project types. These projects would still be required to meet all applicable codes, policies, and adopted plans, and would continue to be reviewed by all relevant City divisions through the building permit process. Table 1, below, summarizes projects that staff recommends be exempt from Design Review:
Table 1. Summary of Project Types Proposed to be Exempt from Design Review Single-family Multi-family Commercial
• Fences
• New accessory
structures and buildings
(e.g., sheds, pool
house, pavilions)
• New lofts without
• Minor exterior
building
modifications (e.g.,
materials change or
building re-paint)*
• Minor site
• Refacing or replacing
existing signs with minor
alterations to existing
signage (e.g., installing a
new sign that is a similar
size and style to what
second-story windows
• Additions <15’ tall
• Minor modifications to
roof forms that do not
materially alter the
appearance or height of
the residence*
• Minor modifications to
second-story windows
that don’t impact
privacy*
modifications (e.g.,
installing a new
generator)*
• Minor additions (e.g.,
enclosing a walkway
or enlarging an entry
vestibule)*
exists)*
• Minor exterior building
modifications (e.g.,
changing a window to a
door)*
• Minor exterior site
modifications (e.g.,
installing a new bench
and arbor or a new trash
enclosure)*
Modifications to Downtown
properties may still require DR
*These items, at the discretion of the Zoning Administrator, may be required to go through the Design Review process if the project is deemed substantial, sensitive in nature, or violates any codes, policies, or plans.
Staff finds that some projects would continue to benefit from Design Review, because they are more substantive in nature, and/or have a greater potential to materially affect or impact a neighborhood, commercial district, neighboring property, or views from public rights-of-way.
These include:
• A new single-family home
• Two-story additions/balconies on a single-family residential property
• Major modifications/new buildings and structures to multifamily properties (e.g., a new clubhouse)
• Additions to commercial properties (at the discretion of the ZA)
• Exterior modifications to properties within the downtown (at the discretion of the ZA)
• Major modifications to other commercial properties (e.g., fully renovating the amenities on a site)
As recommended, staff believes the Design Review process will continue to protect the character of the City by aligning it to projects of a scale and type that warrant closer review and scrutiny. However, the modifications will reduce the quantity of Design Review permits processed by at least 50 percent, with the benefit of significantly expediting the process for smaller projects with limited potential to cause neighborhood impacts. For projects that still require Design Review, reducing the overall time dedicated to processing DRs will allow staff to expedite and focus on larger design reviews and other permits by freeing up staff resources.
Noticing Amendments: Chapter 18.12
Staff recommends a comprehensive revision to the City’s existing notice procedures, which
would result in rescinding City Council Resolution 91-132 and revising PMC Section 18.12.040 (additional noticing procedures exist in other PMC Sections, including those listed and described below under “Other Amendments”).
Staff suggests amending the noticing chapter to include and amend the following:
• Public Hearings: For projects with public hearings, staff recommends that the public notice requirements align with the Government Code, which decreases the notice radius from 1,000 feet to 300 feet. Additionally, publication in a newspaper or posting in three public places within the City is required, as consistent with the Government Code.
• On-Site Project Notification: Codify the City’s administrative policy requiring on-site project notification for larger applications that are subject to a public hearing before the PC or City Council, projects that add one or more dwelling units (excluding ADUs), or other projects at the determination of the ZA. (Note, this notification, in the form of large- format signs of notices, is separate, and may be additional to, the “posting” outlined in the above bullet)
• Mailed Project Notification: For projects requiring project notification (e.g., single-family residential Design Review projects, Minor Conditional Use Permits, etc.), staff recommends increasing the noticing radius from “…the surrounding property owners…as determined by the Zoning Administrator” to 300-feet, aligning with the requirements for public hearings.
While generally aligning with the Government Code, the proposed PMC amendments will continue to exceed the requirements and provide broader public notification in three ways: 1) Continue notifications to both property owners and tenants, where the Government Code only requires property owner notification; 2) Continue on-site project notification for certain projects (Bullet 2, above), which has proven effective and relatively easy to implement; and 3) Continue mailing notification cards to specific project types that have no associated public hearing.
Appeal Amendments: Chapter 18.144
Staff recommends comprehensively amending PMC Chapter 18.144 to provide amended appeal procedures. The proposed amendments include clarifying appeal procedures and modifying the appeal period. Staff recommends that all projects under PMC Title 18 be subject to a 10-day appeal period (versus the City’s existing 15-day+ appeal period), with project approvals becoming effective on the 11th day. This recommendation will align with those of most neighboring jurisdictions and shorten project approval timelines.
As previously stated, the current appeal period is a minimum of 15 days, but it may last over 30 days due to requirements of PMC Section 18.144.010 (B), which delays the end of the appeal period until ZA and PC actions can be reported to the City Council at its next regular meeting.
Instead, rather than a City Council agenda report item of ZA and PC actions, staff proposes that a weekly approval memo be posted to the City’s website for projects approved by both the Zoning Administrator and Planning Commission. The intent of the approval memo is to publicize all appealable discretionary planning approvals within the appeal period. City Council members and Planning Commissioners will be notified of the memo publication via email, and members of the public can subscribe to receive the memo to stay informed about appealable discretionary
approvals. All appeals and City Council call-ups must be submitted within the 10-day appeal period.
Other amendments
In addition to the amendments noted above, modifications are also proposed to PMC Chapters
18.08 (Definitions), 18.22 (Housing Site Compliance Review), 18.68 (PUD Planned Unit Development), 18.103 (Beekeeping), 18.104 (Home Occupation), 18.105 (Cottage Food Operation), 18.110 (Personal Wireless Service), 18.116 (Temporary Uses), 18.124 (Conditional Uses), 18.128 (Determination as to uses not listed), and 18.132 (Variances). The modifications are recommended to align with the appeal and notice requirements of Chapter 18.12 (Noticing) and 18.144 (Appeals), as described above, and to make minor clean-ups to the PMC as recommended by the City Attorney.
ENVIRONMENTAL ASSESSMENT
The proposed code amendments are statutorily exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Sections 15061(b)(3), because it can be seen with certainty that there is no possibility that this action may have a significant impact on the environment.
These amendments are limited to process-related changes, including updates to the City’s procedures for design review, noticing requirements, appeal processes, and other administrative streamlining measures. The proposed changes do not authorize any specific development or land use activity, nor do they involve any relaxation of development standards that could result in physical impacts to the environment. Specifically, the amendments clarify and reorganize existing procedural requirements, improving consistency with the California Government Code and ensuring transparency and efficiency in City review processes. All future development projects remain subject to existing environmental regulations and other applicable health and safety requirements, including the California Building Code and Fire Code. Any future project that could have a physical impact on the environment must undergo separate, project-specific CEQA review at the time of application, as appropriate. Because the proposed amendments do not result in any physical changes to the environment or authorize any changes in land use intensity or type, there is no possibility that these amendments may have a significant effect on the environment. Therefore, the action qualifies for exemption under Section 15061(b)(3) of the CEQA Guidelines.
ECONOMIC VITALITY COMMITTEE REVIEW
At its October 16, 2025, meeting, the Economic Vitality Committee (EVC) received an update on the City’s efforts to implement permit streamlining. The EVC members asked clarifying questions and ultimately were very supportive of the proposal. EVC members also suggested publicizing the changes with the business community if they are adopted. No formal action was taken.
PLANNING COMMISSION ACTION
At its October 22, 2025, meeting, the Planning Commission reviewed the proposed amendments and provided a recommendation to the City Council. The Planning Commission was supportive of the proposed amendments, recommended no additional revisions, and unanimously recommended approval of the proposed PMC amendments to the City Council.
There was no public comment provided during the hearing.
EQUITY AND SUSTAINABILITY
The Design Review process disproportionately impacts small business owners and single- family residential property owners, requiring them to dedicate time and money to the planning process before proceeding with a project. The proposed amendments will substantially reduce cost and time burdens for the community and simplify the process for small projects.
OUTREACH
Notification of this code amendment has been published in The Valley Times as an upcoming agenda item for the December 2, 2025, City Council meeting. At the time this report was prepared, no public comments were received by staff.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the ONE Pleasanton Strategic Plan goals of Optimizing Our Organization, which involves evaluating the organization’s structure of community engagement opportunities to improve information sharing, optimize staff efficiency, and provide greater service to the community, and Building a Community Where Everyone Belongs, which integrates equitable best practices to increase the reach and access for the entire community.
The proposed amendments are also consistent with the Economic Development Strategic Plan.
FISCAL IMPACT
There is no direct financial impact from approval of the recommended PMC changes. Though it is challenging to quantify, this effort will reduce expenditure of staff time and resources through reducing review of design review applications that are not currently fully cost- recovered, and by reducing printing, mailing and staff time associated with extended public noticing, thereby saving the City money.
Prepared by: Submitted by: Approved by:
Emily Carroll, Associate
Planner and
Megan Campbell, Planning
& Sustainability Specialist
Ellen Clark, Director of Community and
Economic Development
Gerry Beaudin, City
Manager
Attachments:
1. Ordinance
2. City Council Resolution No. 91-132
3. October 22, 2025 Planning Commission Report
4. Presentation
ORDINANCE NO.
A
N 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 APPROVING AMENDMENTS TO CHAPTERS 18.08, 18.12, 18.20, 18.22, 18.68, 18.103,
18.104, 18.105, 18.110, 18.116, 18.124, 18.128, 18.132, AND 18.144 OF THE
PLEASANTON MUNICIPAL CODE TO IMPLEMENT MODIFICATIONS TO DESIGN
REVIEW, NOTICING, APPEALS, AND OTHER PROCES S STREAMLINING, AND RESCINDING CITY COUNCIL RESOLUTION NO. 91 -132, AS FILED UNDER CASE P25-0352
W
HEREAS, on July 15, 2025, the City Council conducted a workshop to identify its top priorities for the next two Fiscal Years. This direction was affirmed at the City Council’s August 19, 2025, meeting to include, as a priority project, amending the Pleasanton Municipal Code and improving processes to simplify permitting, reduce delays, streamline Design Review, and support business and retail attraction; and
W
HEREAS, Pleasanton Municipal Code (PMC) Chapter 18.20 - Design Review has not undergone comprehensive updates since 1993; and
W
HEREAS, the broad applicability of PMC Chapter 18.20 and outdated provisions often results in extended project approval timelines and resource demands for property owners, businesses, and staff; and
W
HEREAS, the processes for public noticing and appeals also contribute to project delays and added costs for property owners and businesses; and W
HEREAS, the proposed amendments are consistent with the ONE Pleasanton Strategic Plan Strategy B Optimizing our organization - Evaluate the organization’s structure of community engagement opportunities (such as commissions and committees, and citizens’ academy) t o improve information sharing, optimize staff efficiency, and provide greater service to the community; and
W
HEREAS, the proposed amendments are consistent with Housing Element Goal 4:
Reduce governmental constraints to the development and improvement of housing where feasible; and
W
HEREAS, the proposed amendments are consistent with Economic Development Strategic Plan Initiative 3.1.d: Evaluate retail permitting processes for opportunities to support and expedite; and Initiative 5.1: Create business roadmap to provide clear pathway s for zoning and permitting; and
W
HEREAS, the City of Pleasanton is the lead agency on the Project, and the City Council is the decision-making body for the proposed approval of the Project; and W
HEREAS, on October 22, 2025, the Planning Commission held a duly noticed public hearing to consider the Project, all public comments and testimony, and findings; and unanimously recommended approval of the Project to the City Council; and W
HEREAS, on December 2, 2025, the City Council held a duly noticed public hearing to consider the Project, all public comments and testimony, findings, and the Planning Commission recommendation.
ATTACHMENT 1
Ordinance No.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
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 Ordinance by reference.
SECTION 2. The City Council finds that the proposed code amendments are statutorily exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) in that it can be seen with certainty that there is no possibility that the amendments may have a significant effect on the environment. These amendments are limited to process-related changes, including updates to the City’s procedures for design review, noticing requirements, appeal processes, and other administrative streaml ining measures. The proposed changes do not authorize any specific development or land use activity, nor do they involve any relaxation of development standards that could result in physical impacts to the environment. Specifically, the amendments clarify and reorganize existing procedural requirements, improving consistency with the California Government Code and ensuring transparency and efficiency in City review processes. All future development projects remain subject to existing environmental regulations and other applicable health and safety requirements, including the California Building Code and Fire Code. Any future project that could have a physical impact on the environment must undergo separate, project -specific CEQA review at the time of application, as appropriate. Because the proposed amendments do not result in any physical changes to the environment or authorize any changes in land use intensity or type, there is no possibility that these amendments may have a significant effect on the envir onment. Therefore, the action qualifies for exemption under Section 15061(b)(3) of the CEQA Guidelines.
SECTION 3. The City Council approves Case P25-0352, Amendments to Chapters 18.08,
18.12, 18.20, 18.22, 18.68, 18.103, 18.104, 18.105, 18.110, 18.116, 18.124, 18.128, 18.132, and
18.144 of the Pleasanton Municipal Code to implement modifications to Design Review, noticing, appeals, and other process streamlining, as shown in Exhibit A to this ordinance.
SECTION 4. The City Council rescinds City Council Resolution No. 91- 132, which established public notification radius requirements that far exceed Government Code Sections 65090 and 65091.
SECTION 5. 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 6.
This ordinance shall be effective thirty (30) days after its passage and adoption.
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on December 2, 2025, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
Ordinance No.
______________________________
Jack Balch, Mayor
ATTEST:
____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
Ordinance No.
EXHIBIT A
Exhibit A
Proposed Code Amendments Table of Con tents
Code Description Page Number Notes
Section 18.12.040 Administrative
Provisions- Public
Hearings
1 18.12.040 regarding public
hearings and notices is proposed to
be replaced in its entirety.
New
sections relating to On-Site
Project Notification and Mailed
Project Notification have been
added. These sections are
referenced as 18.12.042 and
18.12.044, respectively.
Chapter 18.20 Design Review 5 This Chapter is proposed to be repealed and replaced in its entirety.
Chapter 18.144 Appeals 9 This Chapter is proposed to be repealed and replaced in its entirety.
Chapter 18.08
Chapter 18.12
Chapter 18.22
Chapter 18.68
Chapter 18.103
Chapter 18.104
Chapter 18.105
Chapter 18.110
Chapter 18.116
Chapter 18.124
Chapter 18.128
Chapter 18.132
Additional Sections
and Chapters
11 Additional sections within these
chapters must be amended to align
with the recommended
modifications in 18.12, 18.20, and
18.44, as well as minor additional
clean-ups of the PMC.
Chapter 18.12 Administrative Provisions, Article I Generally § 18.12.040. Public hearing—Time and notice.
The zoning administrator shall set the time and place of public hearings required by this title to be held by the city planning commission or the board of adjustment, provided that the commission or the board may change the time or place of a hearing. The city clerk shall set the time and place of public hearings required by this title to be held by the city council, provided that the council may change the time or place of a hearing. Public hearings shall be held not more than 40 days after submission of the applicant or the appeal from a decision unless the applicant or appellant shall consent to an extension of time. Notice of a public hearing shall be given not less than 10 days nor more than 30 days prior to the date of the hearing by publication in a newspaper of general circulation in the c ity. When the hearing concerns a matter other than an amendment to the text of this chapter or a general plan amendment, notice also shall be given by posting in conspicuous places close to the property affected or by mailing a notice of the time and place of the hearing to the applicant, if any, and to all persons whose names appear on the latest adopted tax roll of the county as owning property in the vicinity of the area that is the subject of the hearing. The zoning administrator shall determine the number and location of posted notices or the area within which property owners are to be notified by mail.
Failure to post or mail notices shall not invalidate the proceedings. (Prior code § 2-5.08)
A. Pu
blic Hearing. When projects under Title 18 of this Municipal Code require a noticed public hearing before a decision on a permit, or for another matter, the public shall be provided notice of the hearing in compliance with Government Code sections 65090 - 65096, and Public Resources Code 21000 et seq., and as required by this Chapter.
B. Content of notice. Notice of a public hearing shall include all of the following information, as applicable.
1. Hearing information. The date, time, and place of the hearing and the name of the review authority; a brief description of the City’s general procedure concerning the conduct of hearings and decisions; and information on where an interested person can obtain additional information.
2. Project information. The name of the applicant; the City’s file number assigned to the application; a general explanation of the matter to be considered; and a general description, in text and/or by diagram, of the location of the property that is the subject of the hearing.
3. Statement of environmental document or exemption used. If a proposed Negative Declaration, Mitigated Negative Declaration, or final Environmental Impact Report has been prepared for the project in compliance with the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines, the hearing notice shall include a statement that the review authority will also consider approval of the proposed CEQA determination.
C. Method of notice distribution. Notice of a public hearing required by Title 18 for a planning permit, appeal, or other matter shall be given as follows, as required by December 2, 2025
City Council
Government Code Sections 65090 and 65091.
1. Mailing. Notices shall be mailed at least 10 days before the scheduled hearing. Notices relating to a proposed ordinance or amendment to the zoning ordinance that affects the permitted uses of real property shall be mailed at least 20 days before the Planning Commission hearing. Notices shall include the following:
a. Project site owner(s) and the applicant. The owner(s) of the property being considered in the application or the owners’ authorized agent, and the applicant.
b. Local agencies. Each local agency expected to provide roads, schools, sewage, streets, water, or other essential facilities or services to the property which is the subject of the application, whose ability to provide those facilities and services may be significantly affected. c. Affected owners and tenants. All owners of real property, as shown on the latest adopted tax roll of the County, and tenants located within a radius of a minimum of 300 feet of the exterior boundaries of the parcel that is the subject of the hearing.
d. Person(s) requesting notice. Any person who has filed a written request for notice with the Zoning Administrator.
e. Other person(s). Any other person(s) whose property might, in the judgment of the Zoning Administrator, be affected by the proposed project.
f. The Zoning Administrator shall have the authority to extend the radius specified above, at the Zoning Administrator’s sole discretion.
2. Alternative to mailing. If the number of property owners to whom notice would be mailed in compliance with Section 18.12.040(C)(1) above is more than 1,000, the Zoning Administrator may choose to provide the alternative notice allowed by Government Code Section 65091(a)(4).
3. Publication or posting. Either one of the following, publication or posting, shall be required for all applications requiring public notice:
a. Publication required. Notice shall be published at least once in a newspaper of general circulation in the City at least 10 days before the scheduled hearing. However, if a proposed ordinance or amendment to the zoning ordinance affects the permitted uses of real property, notice of the hearing before the Planning Commission shall be published 20 days before the hearing.
b. Posting required. As an alternative to subsection (a) notice shall be posted at least 10 days before the scheduled hearing in at least three public places within the City, including one on the project site.
December 2, 2025
City Council
§ 18.12.042. On-site project notification.
A. Project types. The following projects require on-site project notification:
1. Projects or applications subject to a public hearing with the Planning Commission or City Council.
2. Modification, expansion, or intensification of existing use on a site involving the addition of one or more dwelling units (excluding ADUs).
3. Other projects, as determined by the Zoning Administrator.
B. Content and placement.
1. Required content of the project notification sign includes: project name and application file number (assigned by the City), project address and/or Assessor’s Parcel Number(s), developer/applicant name and contact information (phone and email), brief project description, city contact phone number; city website address; and QR code, if applicable (assigned by City).
2. When the project involves development, subdivision, or substantial modification of a site or on-site structure(s), a representative project site plan or other image approved by the City shall be provided, unless an exception is granted by the Zoning Administrator based on the nature of the project, site, or application.
3. Signs must be placed on the project site at least five feet and no more than ten feet behind the property line abutting each public street frontage. One sign shall be placed on the most prominent project site frontage, except that for large sites with multiple frontages, or for sites with frontages exceeding 500 feet, the Zoning Administrator may require additional signs to be placed.
4. Additional details regarding content and placement may be outlined in the On- Site Project Notification handout.
C. Process.
1. Once an application has been scheduled for hearing, the applicant shall install the on-site project notification no less than 10 calendar days prior to the scheduled public hearing.
2. Within two business days of installing the sign(s), the applicant shall complete the “Certificate of On-Site Project Notification Installation” and return it along with a photograph(s) of the installed sign(s) to the Planning Division, addressed to the attention of the Project Planner for the proposed project.
3. Signs shall remain posted until final action is taken on the project, or until the appeal period has elapsed, whichever is later, unless otherwise directed by the Zoning Administrator. Signs shall be removed from the project site by the applicant within 10 calendar days of this date.
§ 18.12.044. Mailed project notification.
A. Project types. The following project types require mailed project notification:
1. Single-family residential Design Review projects pursuant to 18.20.030 (A)(1).
December 2, 2025
City Council
2. Multi-family residential Design Review projects pursuant to 18.20.030 (A)(2)(a).
3. Historic resources Design Review projects pursuant to 18.20.030 (A)(4)(a).
4. Beekeeping pursuant to Chapter 18.103.
5. Minor Conditional Use Permits pursuant to 18.124 Article II.
6. Home occupations that do not meet the requirements of Section 18.104.030.
7. Other projects, as determined by the Zoning Administrator.
B. Content.
1. The name of the applicant; the City’s file number assigned to the application; a general explanation of the matter to be considered; the Department, where an interested person could call or visit to obtain additional information; and project address; a statement on environmental document or exemption used in compliance with CEQA; and date of intended project determination by the Zoning Administrator.
D. Method of notice distribution. A project notification card shall be mailed to the following:
1. Project site owner(s) and the applicant. The owner(s) of the property being considered in the application or the owners’ authorized agent, and the applicant.
2. Affected owners and tenants. All owners of real property, as shown on the latest adopted tax roll of the County, and tenants located within a radius of a minimum of 300 feet of the exterior boundaries of the parcel that is the subject of the hearing.
3. Other person(s). Any other person(s) whose property might, in the judgment of the Zoning Administrator, be affected by the proposed project.
4. The Zoning Administrator shall have the authority to extend the radius, at the Zoning Administrator’s sole discretion.
C. Process.
1. Once an application has been deemed complete, the city staff project planner shall mail a project notification card.
2. Notices shall be mailed at least 10 calendar days before the intended project determination date.
3. Project notification recipients may request additional project information or a public hearing. For projects where a public hearing is requested, public hearings, notices, and procedures shall follow the provisions outlined in Chapter
18.12.040.
December 2, 2025
City Council
Chapter 18.20 Design Review
Existing PMC Chapter 18.20 Design Review is proposed to be repealed and replaced with the text below. § 18.20.010 P
urpose.
The purpose of this section is to: promote and enhance good design, site relationships, and other aesthetic considerations in the city; accelerate and streamline the design review process in the city with the goal that every application be successful and consistent with city standards; and promote preservation of public health, safety, and general welfare in the city. §18.20.020 De
finitions.
A. "Design review" means review of the aesthetic elements of a project including site, building, and landscape design.
B. “Housing Accountability Act project” means a project subject to the requirements of Government Code, section 65589.5.
C. “Major” under this Chapter means a large-scale change or addition with substantial impact, as determined by the Zoning Administrator.
D. "Minor" under this Chapter means a small-scale change or addition of minimal impact, as determined by the Zoning Administrator.
E. "Project" under this article means new construction, additions, or alterations to a building or site.
§ 18.20.030 A
pplicability.
A. Zoning Administrator. The Zoning Administrator is the review authority for the following projects:
1. Single -Family Residential
a. A new residential unit and/or 50-percent demolition and rebuild of an existing unit
b. Additions exceeding 15 feet in height as defined by Chapter 18.84 c. New or major enlargement of balconies
d. New lofts with second-story windows
e. Major modifications to second-story windows (e.g., doubling the quantity of second-story windows where there may be privacy impacts) f. Major modifications to roof forms that materially alter the appearance or height of the residence (e.g., alterations to roof pitch that require five additional feet of height)
2. Multi-Family Residential
a. A new residential unit and/or 50-percent demolition and rebuild of an existing unit
b. Major exterior building or site modifications, or additions if they materially alter the appearance or character of the property (e.g., December 2, 2025
City Council
constructing a new clubhouse) or may be incompatible with City policies, standards, and guidelines
3. Commercial
a. Major exterior building or site modifications (e.g., full renovations of the amenities on the property that materially alter the character of the property) or modifications that may be incompatible with City policies, standards, and guidelines
b. Additions to commercial buildings, at the discretion of the Zoning Administrator
a. Minor additions and/or exterior building or site modifications in the Downtown Specific Plan Area, at the discretion of the Zoning Administrator
b. Refacing or replacing existing signs with major alterations to existing signage (e.g., a new sign that doubles the amount of signage at a specific location) and not subject to a Master Sign Program
c. All construction of new building(s) or major building addition(s) as determined by the Zoning Administrator associated with Innovation- Based Businesses, as prescribed by section 18.08.264
4. Historic Resources
a. Additions and/or exterior modifications to historic buildings as defined by Section 17.08.050
5. Projects for which design review is required as a Condition of Approval
B. Planning Commission. The Planning Commission is the review authority for the following projects:
1. Commercial
a. Major additions and/or major exterior building or site modifications in the Downtown Specific Plan Area
b. Major additions to existing commercial buildings (e.g., adding a story to an existing building) and/or demolition and rebuild of an existing commercial building
c. New structure on a vacant parcel
2. Projects for which design review is required as a Condition of Approval
§ 18.20.040 Exemptions.
The following projects are exempt from this chapter:
A. Housing Accountability Act projects (i.e., housing development projects of two or more units (exclusive of any Accessory Dwelling Units). Such projects shall be subject to the review procedures and findings for approval set forth in Sections 18.22.050 and
18.22.060 of Chapter 18.22, Housing Site Compliance.
December 2, 2025
City Council
B. Projects on housing opportunity sites designated and/or rezoned as part of the 2023-2031 Housing Element), which are subject to Housing Site Compliance pursuant to the provisions and procedures of Chapter 18.22.
§ 18.20.050 Findings.
A. Residential projects. In granting approval for residential projects, the review authority shall approve or deny a project in accordance with the following findings:
1. The project’s approval is in the best interest of public health, safety, and general welfare.
2. Site plan elements, including open space, orientation, and landscape, are compatible with site topography, existing and proposed structures, and neighboring buildings.
3. Architectural considerations, including character, scale, and quality of design, have been incorporated to ensure a harmonious relationship with the existing site and adjacent buildings.
4. The plan meets the requirements of the Municipal Code and any other applicable guidelines, policies, and standards.
B. Commercial projects. In granting approval for commercial projects, the review authority shall approve or deny a project in accordance with the following findings:
1. The project’s approval is in the best interest of public health, safety, and general welfare.
2. The site design, including building placement, parking and circulation, landscape, and outdoor space, enhances the pedestrian experience, embraces natural features, promotes connections, creates visual interest, and relates to the character of the surrounding development.
3. Architectural considerations, including character, scale, massing, and quality of design, have been incorporated to ensure the project integrates with the existing site and has a cohesive relationship with the surrounding context.
4. Exterior lighting, signage, amenities, mechanical equipment, and other architectural features are integrated into the design of the site and building.
5. The project, when adjacent to existing residential dwelling units, is designed to minimize impacts, including privacy, light, and glare.
6. The plan meets the requirements of the Municipal Code and any other applicable guidelines, policies, and standards.
§ 18.20.050. Procedures and hearing authority.
A. Application
An applicant for a project requiring design review shall submit site plans, exterior elevations, landscape plans, photographs, diagrams, reports, and other materials as may be necessary to complete design review procedures and consideration of the proposed project. Application submittal requirements, procedures, and other details of the design review process are outlined in design review handouts.
December 2, 2025
City Council
B. Decision
The review authority may:
1. Impose conditions on the granting of design review approval if the review authority finds the proposed project does not otherwise meet required Codes, City policies, or cannot otherwise make the applicable findings.
2. Require improvements, either on or off-site, that are reasonably related to the project and are in the best interests of the public health, safety, or general welfare, or that are necessary to mitigate adverse environmental effects disclosed in California Environmental Quality Act (CEQA) review and assessment.
3. Deny a project’s design review approval if it cannot make all of the required findings.
C. Noticing
1. Certain projects require on-site project notifications in accordance with the procedures detailed in Section 18.12.042 and/or mailed project notifications in accordance with the procedures detailed in Chapter 18.12.044.
2. Public hearing notices and procedures shall follow the provisions outlined in Chapter 18.12.040.
D. Appeal and Review
Decisions of the Zoning Administrator or Planning Commission may be appealed or reviewed pursuant to procedures outlined in Chapter 18.144.
§ 18.20.070. Lapse of approval.
Design review approval shall lapse and be void one year following the effective date of approval, unless prior to the expiration of one year a building permit is issued and construction is commenced and diligently pursued toward completion, or the applicant or the applicant's successor has filed a request for approval of extension pursuant to the provisions of Section
18.12.030.
December 2, 2025
City Council
C
hapter 18.144. Appeals
Existing PMC Chapter 18.144 Appeals is proposed to be repealed and replaced with the text below.
§ 18.144.010 Purpose.
This Chapter establishes procedures for appeals and reviews of the Zoning Administrator and Planning Commission.
§ 18.144.020 Decisions subject to appeal.
A. Zoning Administrator decisions: Any decision of the Zoning Administrator may be appealed to the Planning Commission, as applicable.
B. Planning Commission decisions: Any decision of the Planning Commission may be appealed to the City Council, as applicable.
§ 18.144.030 Filing and processing of appeals.
A. Eligibility. An appeal in compliance with this Chapter may be filed by any aggrieved person.
B. Timing and form of appeal.
1. Timing. An appeal request shall be filed with the Community and Economic Development Department (CEDD) within 10 days of the actual date the decision was rendered.
2. Forms. The appeal request shall be submitted in writing to the CEDD and shall include the following information:
a. The written request for appeal shall include the pertinent facts and the basis for the appeal shall include, at a minimum, the specific grounds for the appeal, where there was an error or abuse of discretion by the previous review authority in the consideration and action on the matter being appealed, and/or where the decision was not supported by the evidence on the record.
b. The appeal shall be accompanied by the Application Form and filing fee identified in the Master Fee Schedule.
C. Report, scheduling of hearing, and decision.
1. When an appeal request has been filed, CEDD Staff shall prepare a report on the matter, including all of the application materials in question, and schedule the matter for a public hearing within 50 days by the appropriate review authority, identified in Section 18.144.020, above.
2. Notice of the hearing shall be provided, and the hearing shall be conducted, in compliance with Section 18.12.040.
December 2, 2025
City Council
3. The
hearing shall be de novo, and the decision-making body may uphold, deny, condition, and/or modify any condition of the application on appeal or review.
4. Any interested party may appear and be heard by the review authority .
5. Following the final decision of the appeal or Council review request, the City shall provide notice of its final decision to the appellant, applicant (if not the appellant), and to any person who specifically requested notice of the City’s final action.
§ 18.144.040 City Council review
The City Council may elect to review an action of the Planning Commission or Zoning Administrator:
A. Within 10 days following such action, if any member of the City Council advises the city Clerk in writing that such member wants a review of the action to be brought before the City Council; or
B. If its next regular meeting is within 10 days following such action, at such meeting, a majority of the City Council may vote to review such action, or an individual member of the City Council may state that such individual elects to have the Council review such action.
C. Upon any such election for review of an action, a public hearing shall be held by the Council. The hearing shall be set and notice given as prescribed in Chapter 18.12 of this title.
§ 18.144.050
Effective date of decisions
A decision of the Zoning Administrator or Planning Commission is final and effective after 5:00 p.m. on the 10th calendar day following the date the decision is rendered, when no appeal or Council review request to the decision has been filed in compliance with this Chapter. § 18.144.060 Judicial Review.
No person shall seek judicial review of a City decision on a planning permit or other matter in compliance with the Municipal Code until all appeals to the Commission and Council have first been exhausted in compliance with this Chapter.
December 2, 2025
City Council
Chapter 18.08 Definitions
§ 18.08.010 City boards, commissions and officials.
B. City Officials.
11. "Zoning administrator" means the Community and Economic Development Director zoning administrator of the city of Pleasanton, or designee.
Chapter 18.12 Administrative Provisions
§ 18.12.030 Administrative extension of approvals.
A. Prior to the lapse of any approval granted by an approving body under this title, an applicant or his or her successor may apply to the zoning administrator for an extension of the approval for one year. The zoning administrator may grant an extension subject to the provisions of this section. No more than two such extensions shall be granted. Further applications for extension shall be processed as though they were initial applications.
B. An application for extension shall be accompanied by a fee equal to the current fee for an initial application as established by the city council. An application for extension shall be granted unless the zoning administrator determines that there have been either substantial changes in the proposal or that the circumstances surrounding the initial approval have changed. Rather than take action administratively, the zoning administrator may forward any application for extension, or any aspect thereof, to the appropriate approving body as though it were an initial application.
In such cases the approving body may grant the extension, modify the approval as originally granted or deny the extension in accord with the purposes and objectives of this title.
C. Within five days of the granting of any approval extension under this section, the zoning administrator shall forward notice of the action to the planning commission and the city council.
The action of the zoning administrator is subject to Chapter 18.144 Appeals.
Chapter 18.22 Housing Site Compliance Review
§ 18.22.020 Purpose.
The Objective Design Standards and Guidelines, adopted by Resolution Nos. 23-1360 and 23- 1386 (2023 ODS), as amended, are to be used to review both single-family and/or multi-family ownership and/or rental residential development projects subject to the requirements of Government Code, section 65589.5 (“Housing Accountability Act”), and projects on housing opportunity sites designated and/or rezoned as part of the 2023-2031 (6th Cycle) Housing Element ("housing opportunity sites") of the General Plan. The 2023 ODS are intended to provide direction to developers and property owners regarding development standards, site design and circulation, and architectural features, with the goal of ensuring all new housing December 2, 2025
City Council
opportunity site residential development is compatible with Pleasanton's existing high-quality neighborhoods.
§ 18.22.060 Procedures
B. Once an application is deemed complete, public notice shall be provided pursuant to Section
18.12.040, and on-site project notification shall be posted pursuant to Section 18.12.042. surrounding property owners and residents within 1,000 feet of the project site will be mailed notice by the planning division of the proposed zoning administrator action, or of the planning commission meeting, as applicable. On-site project notification shall also be required, in conformance with the city's adopted policy, with such notification the responsibility of the applicant to install within a time frame specified by the planning division.
C. In the case of projects subject to zoning administrator compliance review, if, within seven days of mailing the above-referenced notice, the zoning administrator receives a request for hearing, the zoning administrator shall schedule an administrative hearing within the time frame established by state law. The zoning administrator's decision shall be made either administratively, if no hearing is requested, or during the administrative hearing.
D. C. In the case of projects subject to planning commission compliance review, the planning commission meeting shall be scheduled within the time frame established by state law. The planning commission's decision shall be made during the meeting.
E. D. T he zoning administrator or planning commission, as specified, shall approve the project if it complies with: (1) the requirements of the 2023 ODS and any other applicable objective standards established with adopted city plans and documents which were in place when the application was received; and (2) any applicable mitigation measure(s) of any applicable environmental document(s).
§ 18.22.070 Effective Date of Decision
A.
Decision shall be effective pursuant to Section 18.144.050 Within five days of the date of the zoning administrator's or planning commission's decision on a project subject to housing site compliance review, the secretary shall transmit written notice of the decision to the planning commission and/or city council, and the applicant. uUnless a timely appeal or review is filed as provided in Chapter 18.144. Section 18.22.080 of this chapter, or unless the planning commission and/or the city council elects to review the decision of the zoning administrator, the decision shall be effective on the later of the following:
1. The day following the first meeting of the city council after the city council has received notice of the decision; or
2. The day after the expiration of the appeal period.
December 2, 2025
City Council
B. Unless a timely appeal is filed as provided in Section 18.22.080 of this chapter, the decision of the zoning administrator or planning commission shall be effective at the expiration of the appeal period.
18.22.080 Appeals or reviews.
Unless otherwise prohibited by state law, appeals or reviews shall: follow procedures in Chapter
18.144.
A. Any appeal or review pursuant to actions made by the zoning administrator and/or planning commission pursuant to this chapter shall follow the timelines and administrative procedures outlined in Section 18.144.020 of this title.
B. Any party may appeal and/or any member of the city council may review any decision of the zoning administrator and/or planning commission to the city council.
C. Any party may appeal an action of the zoning administrator to the planning commission. Any appeal to the planning commission may be further appealed to the city council. Any member of the planning commission and/or city council may review an action of the zoning administrator to the planning commission or the city council, respectively. Appeals to or reviews by the planning commission or city council shall be governed by this title as if the appeal or review of the zoning administrator's action were a new application before the planning commission or city council.
Chapter 18.68 PUD Planned Unit Development
§ 18.68.080 Interpretation.
B. If the planning commission, city council, applicant or any interested citizen disagrees with the community development director's determination or conditions of approval, a written appeal shall be filed with the secretary to the planning commission within 20 calendar days of said action and a public hearing shall be held. The requisite notices of the public hearing shall be given pursuant to the provisions of Chapter 18.04 of this title.
§ 18.68.130 Procedure.
B. A determination of the decision making body regarding a request for PUD zoning, development plan approval, or modification to a development plan pursuant to the provisions of this chapter shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed. The city council, planning commission, applicant or general citizen may appeal any decision approving or disapproving a request for PUD zoning, development plan approval, or modification to a development plan pursuant to the provisions of this chapter.
December 2, 2025
City Council
Chapter 18.103 Beekeeping
§ 18.103.050 Notice.
Mailed project notification shall be provided in accordance with the procedures detailed in Chapter 18.12.044. While public hearings are not automatically required for these projects, any member of the public may request a public hearing No less than seven days prior to the date on which the decision will be made on the application, the city shall give notice of the proposed beekeeping by mail to all tenants and owners shown on the last equalized assessment roll as owning real property within 100 feet of the exterior boundaries of the parcel where beekeeping is proposed.
Chapter 18.104 Home Occupations
§ 18.104.060 Planning commission review. Appeals.
The planning commission may review any decision made by the zoning administrator in conjunction with a home occupation. Such review may be either at the request of the planning commission, the zoning administrator, the applicant, or other aggrieved party in the form of an appeal. An appeal to the planning commission shall be as prescribed in Sections 18.144.020 and
18.144.030 of this title.
Decisions of the Zoning Administrator are final unless appealed to the Planning Commission under the provisions of Chapter 18.144.
§ 18.104.080 Suspension and revocation.
U
pon violation of any applicable provision of this chapter, or, if granted subject to conditions, upon fai
lure to comply with conditions, a home occupation permit shall be suspended automatically. The planning commission shall hold a public hearing within 40 days, and if not satisfied that the regulation, general provision, or condition is being complied with, may revoke the home occupation permit or take such action as may be necessary to ensure compliance with the regulation, general provision, or condition. Within 10 days following the date of a decision of the commission revoking a home occupation permit, the secretary shall transmit to the city council written notice of the decision. The decision shall become final 15 days following the date on which the use permit was revoked or on the day following the next meeting of the council, whichever is later, unless an appeal has been taken to the council, or unless the council shall elect to review and decline to affirm the decision of the commission. The decision of the Planning Commission shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed.
December 2, 2025
City Council
Chapter 18.105 Cottage Food Operations
§ 18.105.040 Action of zoning administrator.
After submittal of the information required by Section 18.105.030 and review of the application for c
ompliance with the standards set forth in Section 18.105.050, the zoning administrator shall approve, approve in modified form, or deny the application. The zoning administrator shall grant the permit if the proposed cottage food operation, as applied for or as modified, complies with the standards set forth in Section 18.105.050. Any action of the zoning administrator may be appealed to the planning commission. Decisions of the Zoning Administrator are final unless appealed to the Planning Commission under the provisions of Chapter 18.144.
C
hapter 18.110 Personal Wireless Service
§ 18.110.020 Notice and approval process.
B. All property owners within 300 feet of a property on which a personal wireless service facility is proposed shall be notified of the personal wireless service facility application by mail. Mailed project notification shall be provided in accordance with the procedures detailed in Section 18.12.044. While public hearings are not automatically required for these projects, any member of the public may request a public hearing. Notice is not required where a facility will be concealed as described in Section 18.110.050. Public hearings can be requested as provided in Section 18.20.040(B)(2) of this title. § 18.110.260 Length of approvals
E. T
he zoning administrator's decision to deny a renewal may be appealed as described in Section Chapter 18.144.050 of this title.
C
hapter 18.116 Temporary Uses
§ 18.116.015 Temporary conditional uses in R districts –Home boutiques D. Notice of the proposed home boutique shall be sent by mail to all property owners shown on the last equalized assessment roll as owning real property within 300 feet of the exterior boundaries of the site of the proposed home boutique at least 10 days prior to the date on which the decision will be made on the use permit application. Mailed project notifications shall be provided in accordance with the procedures detailed in Section 18.12.044.
G. The planning commission may elect to review a decision of the zoning administrator as described in Section 18.144.020 of this title, or a decision of the zoning administrator may be appealed to the planning commission by the applicant or by any other person described in Section 18.144.020 of this title. An appeal shall be heard and acted upon as described in December 2, 2025
City Council
Sections 18.144.030 and 18.144.040 of this title. Determinations of the decision-making body are final unless appealed under the provisions of Chapter 18.144. § 18.116.020 Temporary uses in C district
C. The city council may elect to review a decision of the planning commission as described in Section 18.144.010 of this title, or a decision of the commission may be appealed to the city council by the applicant or by any other person as prescribed in Section 18.144.020 of this title.
An appeal shall be heard and acted upon as described in Sections 18.144.030 and 18.144.040 of this title. Determinations of the decision-making body are final unless appealed under the provisions of Chapter 18.144.
§ 18.116.050 Christmas tree sales
A. Procedures
1. Notice of the proposed Christmas tree sales lot shall be sent by mail to all property owners shown on the last equalized assessment roll as owning real property within 300 feet of the exterior boundaries of the site of the proposed sales lot at least 10 days prior to the date on which the decision will be made on the use permit application.
Chapter 18.124 Conditional Uses
§ 18.124.080 Effective date of use permit.
Within 10 days following the date of a decision of the planning commission on a use permit application, the secretary shall transmit written notice of the decision to the city council and to the applicant. A use permit shall become effective 15 days following the date on which the use permit was granted or on the day following the next meeting of the council, whichever is later, unless an appeal has been taken to the council, or unless the council shall elect to review the decision of the commission. A use permit shall become effective immediately after it is granted by the council. The decision of the Planning Commission shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed.
18.124.090 Review or appeal.
The city council may elect to review a decision of the planning commission as prescribed in Section 18.144.010 of this title, or a decision of the commission may be appealed to the city council by the applicant or by any other person as prescribed in Section 18.144.020 of this title.
An appe al shall be heard and acted upon as prescribed in Sections 18.144.030 and 18.144.040 of this title.
§ 18.124.130 Suspension and revocation.
Upon violation of any applicable provision of this chapter, or, if granted subject to conditions, upon failure to comply with conditions, a use permit shall be subject to suspension or revocation.
December 2, 2025
City Council
The pPlanning cCommission shall hold a public hearing within a reasonable time to consider such suspension or revocation in accord with the procedure prescribed in Section 18.124.040, and if not satisfied that the regulation, general provision or condition is being complied with, may suspend or revoke the use permit or take such action as may be necessary to ensure compliance with the regulation, general provision or condition. Within 10 days following the date of a decision of the commission suspending or revoking a use permit, the secretary shall transmit to the city council written notice of the decision. The decision shall become final 15 days following the date on which the use permit was suspended or revoked or on the day following the next meeting of the council, whichever is later, unless an appeal has been taken to the council, or unless the council shall elect to review and decline to affirm the decision of the commission, in which cases Section 18.124.090 shall apply. The decision of the Planning Commission shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed.
§ 18.124.170 Temporary use permit.
U
se permits for specified temporary conditional uses may be granted by the zZoning aAdministrator provided that the findings required by Section 18.124.070 shall be made. No public hearing shall be held unless the zZoning aAdministrator shall request a hearing. A permit for a temporary use shall authorize conduct of the use for a specified term as determined by the zZoning aAdministrator, provided that a permit for a subdivision sales office, reverse vending machines or other small recycling collection facilities, or a temporary construction yard or office may be for a period not to exceed one year. A decision of the zoning administrator on a temporary conditional use shall be subject to appeal as prescribed in Section 18.144.050 relating to administrative appeal procedure. The decision of the Zoning Administrator shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed. § 18.124.175 Temporary use permit for small recycling collection facilities.
4. A
ny action of the zoning administrator may be appealed to the planning commission by any affected party pursuant to the requirements of Chapter 18.144 (Appeals) of this title. The decision of the Zoning Administrator shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed.
§ 18.124.220 Notice.
N
o less than 10 days prior to the date on which the decision will be made on the application, the city shall give notice of the proposed minor conditional use permit to all property owners and occupants shown on the last equalized assessment roll as owning real property within 300 feet of the exterior boundaries of the property on which the minor conditional use permit is proposed. If within 10 days of mailing such notice, the zoning administrator receives a request for a hearing, the zoning administrator shall schedule an administrative hearing when practically feasible.
Mailed project notifications shall be provided in accordance with the procedures detailed in December 2, 2025
City Council
Section 18.12.044. While public hearings are not automatically required for these projects, any member of the public may request a public hearing. Either administratively, if no hearing is requested, or after conducting the administrative hearing, the zZoning aAdministrator shall approve, conditionally approve, or disapprove the application. For a minor conditional use permit that is either appealed by the applicant or by any other person as prescribed in Section
18.144.020 of this title, or elected for review by planning commission and/or city council as identified in Section 18.124.250 of this chapter, the city shall give notice of the proposed minor conditional use permit to all property owners and occupants shown on the last equalized assessment roll as owning real property within 1,000 feet of the exterior boundaries of the property on which the minor conditional use permit is proposed. § 18.124.230 Action of zoning administrator Appeal and effective date.
The decision of the Zoning Administrator shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed.
18.124.250 Effective date of minor conditional use permit.
Within 10 days following the date of a decision of the zoning administrator on a minor conditional use permit application, the secretary shall transmit written notice of the decision to the planning commission, city council, and to the applicant. A minor conditional use permit shall become effective 15 days following the date on which the use permit was granted or on the day following the next meeting of the council, whichever is later, unless an appeal has been submitted, or unless the planning commission and/or council has elected to review the decision of the zoning administrator. A minor conditional use permit shall become effective immediately after it is granted by the council.
18.124.260 Review or appeal.
The planning commission or city council may elect to review a decision of the zoning administrator as prescribed in Section 18.144.010 of this title, or a decision of the commission may be appealed to the city council by the applicant or by any other person as prescribed in Section 18.144.020 of this title. An appeal shall be heard and acted upon as prescribed in Sections 18.144.030 and 18.144.040 of this title.
C
hapter 18.128 Determination as to uses not listed
§ 18.128.010 Purpose and initiation.
In order to ensure that this title will permit all similar uses in each district, the zoning administrator upon receipt of a written request, shall determine whether a use not specifically listed as a permitted use or a conditional use in an A, O, C or I district shall be deemed a permitted use or a conditional use in one or more districts on the basis of similarity to uses December 2, 2025
City Council
specifically listed. The zoning administrator may refer a request to the planning commission, or the planning commission may seek such a determination upon its own initiative. The procedures of this chapter shall not be substituted for the amendment procedure as a means of adding new uses to the lists of permitted uses and conditional uses, but shall be followed to determine whether the characteristics of a particular use not listed are sufficiently similar to a listed use to justify a finding that the use should be deemed a permitted use or a conditional use in one or more districts.
(Prior code § 2-10.43; Ord. 2155 § 3, 2017)
§ 18.128.020 Application.
Application for determination that a specific use should be included as a permitted use or a conditional use in an A, O, C or I district shall be made in writing to the zoning administrator, and shall include a detailed description of the proposed use and such other information as may be required by the zoning administrator to facilitate the determination. (Prior code § 2-10.44)
§ 18.128.030 Investigation—Report.
The zoning administrator shall make such investigations of the application as he or she deems necessary to compare the nature and characteristics of the proposed use with those of the uses specifically listed in this chapter. In cases where the zoning administrator refers the request to planning commission, the zoning administrator shall prepare a report thereon which shall be submitted to the planning commission to aid the commission in making its determination of the classification of the proposed use.
(Prior code § 2-10.45; Ord. 2155 § 3, 2017)
§ 18.128.040 Determination by zoning administrator or planning commission.
The determination of the zoning administrator or planning commission shall be rendered in writing within 60 days unless the applicant consents to an extension of the time period, and shall include findings supporting the conclusion.
(Prior code § 2-10.46; Ord. 2155 § 3, 2017)
§ 18.128.050 Effective date of determination.
Within 10 days following the date of a decision of the planning commission on a request for a determination as to a use not listed, the secretary shall transmit to the city council written notice of the decision. The decision shall become effective 15 days following the date on which the determination was made or on the day following the next meeting of the council, whichever is later, unless an appeal has been taken to the council, or unless the council shall elect to review the decision of the commission.
December 2, 2025
City Council
(Prior code § 2-10.47)
§ 18.128.060 Appeals.
Any appeal pursuant to this action shall follow the procedures outlined in Section 18.144 of this title.
(Prior code § 2-10.48; Ord. 2155 § 3, 2017)
Chapter 18.132 Variances
§ 18.132.050Action by zoning administrator.
A. The zoning administrator may grant, grant in modified form, condition, or deny a request for a vari
ance. The zoning administrator must make a decision on a request on or before the 10th day following receipt of the completed application. The zoning administrator shall mail a notice of the action taken to the applicant, the board, adjacent property owners, or any others found by the administrator to be interested parties, on or before the fifth day following the decision. The administrator's decision shall become effective at five p.m. on the 15th day following the decision, unless an appeal to the planning commission or city council has been filed with the planning division prior to that time. The decision of the Zoning Administrator shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed. § 18.132.060 Public hearing.
T
he zoning administrator shall hold a public hearing on a variance application in accordance to the provisions outlined in Section 18.12.040. If the zoning administrator refers a variance application to the planning commission, then the planning commission shall hold a public hearing on an application. The hearing shall be set and notice given as prescribed in Section 18.12.040 of this title. At a public hearing, the zoning administrator or planning commission shall review the application, statements and drawings submitted therewith and shall receive pertinent evidence concerning the variance, particularly with respect to the findings prescribed in Sections 18.132.090 through 18.132.110 of this chapter. § 18.132.120 Effective date of variance decision.
A. W
ithin 10 days following the date of a decision of the zoning administrator on a variance application, the secretary shall transmit written notice of the decision to the city council, the planning commission and to the applicant. A variance shall become effective 15 days following the date on which the variance was granted or on the day following the next meeting of the council, whichever is later, unless the action of the zoning administrator has been appealed to the planning commission, or unless the planning commission or the city council elects to review the decision of the zoning administrator. A variance shall become effective immediately after it is granted by the council. The determination of the decision-making body shall be effective pursuant to the procedures outlined in Chapter 18.144 unless otherwise appealed.
December 2, 2025
City Council
B. Within 10 days following the date of a decision of the planning commission on a variance application, the secretary shall transmit written notice to the city council and the applicant. A variance shall become effective 15 days following the date on which the variance was granted or on the date following the next meeting of the council, whichever is later, unless an action of the planning commission has been appealed to the city council, or the council elects to review the decision of the planning commission. A variance shall become effective immediately after it is granted by the council.
§ 18.132.130 Review or aAppeal.
A. The planning commission may elect to review a decision of the zoning administrator as prescribed by this section, or a decision of the zoning administrator may be appealed to the planning commission by the applicant or by any other person as prescribed in Section
18.144.020.
B. The city council may elect to review a decision of the zoning administrator or the planning commission as prescribed in Section 18.144.010 of this title, or a decision of the planning commission may be appealed to the city council by the applicant or by any other person as prescribed in Section 18.144.020.
C. An appeal shall be heard and acted upon as prescribed in Sections 18.144.030 and
18.144.040.
December 2, 2025
City Council
Attachment 2
City Council Resolution No. 91-132
Attachment 2
City Council Resolution No. 91-132
Attachment 2
City Council Resolution No. 91-132
Attachment 2
City Council Resolution No. 91-132
Planning Commission
Agenda Report
October 22, 2025
Item 7
SUBJECT: P25-0352
APPLICANT: City of Pleasanton
PURPOSE: Consider and provide a recommendation to City Council for proposed amendments to Chapters 18.08, 18.12, 18.20, 18.22,
18.68, 18.103, 18.104, 18.105, 18.110, 18.116, 18.124, 18.128,
18.132, and 18.144 of the Pleasanton Municipal Code to implement modifications to Design Review, noticing, appeals, and other process streamlining.
LOCATION: Citywide
GENERAL PLAN/
SPECIFIC PLAN/
ZONING: Various
EXHIBITS: A. Draft Resolution with proposed amendments to the Pleasanton Municipal Code Public Notice Policy
B. Application Processing Data
C. Resolution No. 91-132
D. Recommended Design Review Hearing Authority
STAFF RECOMMENDATION
Staff recommends that the Planning Commission review and consider draft amendments to the Pleasanton Municipal Code (PMC) outlined in Exhibit A and adopt a resolution recommending approval of Case P25-0352 to the City Council, rescinding City Council Resolution No. 91-132, adopting proposed PMC amendments, and finding the project exempt from the California Environmental Quality Act (CEQA).
EXECUTIVE SUMMARY
The City Council has identified permit streamlining and process improvements as one of its key strategic priorities for the next two Fiscal Years. Based on this direction, staff is bringing forward a series of key amendments as follows:
• PMC Chapter 18.12 (project noticing): Modifying the public notice radius to align with the Government Code, amending mailed project notification requirements, codifying on- site project notifications, and clarifying noticing procedures. • PMC Chapter 18.20 (Design Review): Modifying the projects subject to Design Review, adding Design Review findings, and clarifying Design Review procedures.
ATTACHMENT 3
P25-0352, PMC Amendments Planning Commission
2 of 9
• PMC Chapter 18.144 (appeals): Modifying the appeal period and clarifying appeal procedures.
• Other amendments throughout PMC Title 18 to align with the comprehensive overhauls noted above and clean up the Code.
BACKGROUND
In recent years, growing concerns have been raised by City Council members, Planning Commissioners, and the public that the City’s current application review processes are burdensome and not user-friendly. On July 15, 2025, the City Council conducted a workshop to identify its top priorities for the next two Fiscal Years. This direction was affirmed at the City Council’s August 19, 2025, meeting to include, as a priority project, amending the Pleasanton Municipal Code and improving processes to simplify permitting, reduce delays, streamline Design Review, and support business and retail attraction. Further, during the City Council budget discussions this past year, it was identified that the City would be making a series of budget reductions, including to “Internal Services and Operational Support.” With that reduction, it was stated that the City will return to a more limited neighborhood notice requirement, aligned to the requirements of the Government Code rather than the City’s current, very expansive, noticing procedures.
Based on this direction, staff conducted a review and analysis of two key areas for potential improvement: 1) the Design Review process, and 2) the PMC’s noticing, appeals, and call-up procedures more generally. These areas were selected as a priority for assessment because Design Review applications are the most common type of application processed by the City, and, in staff’s observation and experience, the noticing and appeals procedures are a main cause of delays and extended timeframes in project processing.
Permit Types
Almost all projects involving physical changes to property require some form of City permit or approval. At a basic level, City approvals include building permits, planning permits, or both.
Some of the key elements distinguishing these approvals are outlined below:
Building Permits:
• Typically, non-discretionary or “ministerial” in nature • Applications are submitted digitally to the City’s Building & Safety Division, which then routes the permit for review to all necessary City divisions (e.g., Fire, Engineering/Land Development, Planning, Landscape Architecture, and Traffic). • Review limited to evaluation for compliance with respective codes, policies, and adopted plans, typically based on objective standards (e.g., setbacks, height requirements; City-adopted public works standards; parking and traffic thresholds, Building and Fire Codes).
• Public noticing is not required.
Planning Permits:
• Typically discretionary in nature, with approval based on compliance with PMC- specified findings or criteria.
• Planning approval must be secured prior to occupancy and before a project can be submitted to the Building & Safety Division for Building Permits. The approval process varies by permit type, but may be either “administrative” (where the approval body is the
P25-0352, PMC Amendments Planning Commission
3 of 9
Zoning Administrator) or may be subject to Planning Commission and/or City Council review and action.
• Examples of Planning Permits include: Conditional Use Permits, Planned Unit Developments, Variances, and Design Review.
• Public noticing or project notification of some kind is generally required.
Existing Design Review Process
Design Review (DR), as outlined in PMC Chapter 18.20, is the primary discretionary planning process for evaluating new construction and exterior modifications to commercial, industrial, and residential properties.1 The Design Review process has not undergone a comprehensive review and update since 1993.
During the DR process, all relevant City divisions review projects for compliance with City standards (similar to the building permit process); however, as a discretionary process, Design Review adds a layer of subjective staff review for the aesthetic and design aspects of the project, and allows opportunities for neighborhood notification and input. The Design Review process is important because it protects neighborhood character, scale, and privacy. However, current regulations require Design Review for very minor projects (e.g., changing a window to a door on a commercial building or a backyard residential accessory structure) that are objectively likely to have little to no impact on the fabric of the community.
The Design Review process is broadly required for:
• New commercial/industrial developments
• All exterior modifications to existing multi-family/commercial/industrial sites or buildings • All signs without a Master Sign Program
• New single-family and multi-family units (outside of PUD applications) • Changes to approved residential development plans
• Single-family projects noted below
Planning staff processes modifications to single-family residential as “Administrative Design Review” (ADR) applications. ADR applications are broadly required for:
• Additions and/or accessory structures over 10 feet in height • Roof form changes
• New windows over 10 feet in height
• Certain fences/walls
It is noted that all ADR applications and a majority of DR applications are processed administratively, with the Zoning Administrator as the hearing authority (unless appealed). Only certain projects require Planning Commission approval, generally limited to large additions and new buildings downtown, sizeable additions to commercial buildings throughout the City, and DR applications associated with Conditional Use Permits. The hearing authority may approve, conditionally approve, or deny applications based on a set of established criteria (e.g., relationship of proposal to surrounding sites and preservation of views).
1 Design Review can be conducted as a standalone process if no other land use approvals are required, or in tandem with land use approvals such as use permits or variances.
P25-0352, PMC Amendments Planning Commission
4 of 9
Over the past ten years, staff has processed an average of 110 ADRs annually. A typical ADR takes approximately 3.5 to 7.5 hours to process; on aggregate, this accounts for the equivalent of approximately 20 to 40 percent of a full-time employee (FTE, Associate Planner). This figure does not include hours spent by other City divisions and administrative staff. Over the past five years, staff has processed an average of 42 Design Review applications annually. Hours spent processing DR applications are harder to quantify, since they can vary widely from project to project, and in many cases, applications are processed in tandem with other land use approvals/entitlements. A breakdown of the data can be viewed in Exhibit B.
DR for small residential and commercial projects, which form the largest share of applications processed, can demand almost as much time and resources to process as larger projects.
Because even small projects require professionally prepared plans, the DR process particularly burdens homeowners and small business owners. Additionally, staff resources expended are disproportionate to the benefit achieved by subjecting so many small projects to an exhaustive design review process.
Noticing
Currently, the public notification radius requirements outlined in PMC Chapter 18.12, throughout PMC Title 18, and specified in adopted City Council Resolution No. 91-132, Exhibit C, far exceed those specified in the Government Code. For projects subject to Planning Commission review and approval, a 1,000-foot radius is used for public noticing, where a 300- foot radius is required by Government Code Sections 65090 and 65091.
Additionally, while not required by Government Code, the City adopted an administrative policy for On-Site Project notification, which was reviewed by the Planning Commission at its May 25, 2022, meeting. This requires on-site project notifications for projects or applications that are subject to a public hearing before the Planning Commission or City Council, projects that add one or more dwelling units (excluding ADUs), or other projects at the determination of the Zoning Administrator (ZA). The on-site noticing policy has proven effective and relatively easy for applicants to implement.
For many projects where no public hearing, public notice, or on-site project notification is required (e.g., residential additions subject to Administrative Design Review), the City currently sends out project notification cards to immediately adjacent neighbors. Pursuant to the PMC, the mailed project notification radius is determined on a project-by-project basis and is determined by the ZA. Project notification is intended to allow an opportunity for neighbors near a project to identify concerns or request public hearings prior to ZA approval. Historically, requests for ZA hearings are infrequent (typically five or fewer per year), and are most often made for projects involving second-story additions, balconies where there is a perceived impact on privacy, or where there have been pre-existing conflicts or disagreements between neighbors. ZA hearings rarely result in outright denial of a project, but sometimes result in additional design measures included in a project to address neighbor concerns.
Appeals
As outlined in PMC Chapter 18.144, the current appeal process is lengthy and can last 15 to more than 30 days. The effective appeal period can vary substantially from project to project because expiration of the period is based on provisions allowing City Council to review (“call up”) actions of a ZA or Planning Commission decision as specified in PMC Section 18.144.010 (B) and other associated PMC sections. These provisions can cause lengthy delays in
P25-0352, PMC Amendments Planning Commission
5 of 9
approval when City Council meetings are cancelled or there are long periods between meetings. The City’s general appeal period is substantially longer than neighboring jurisdictions, where appeal periods are typically 10 days. The appeal period adds additional time to the overall approval process of discretionary applications, as a project cannot pull building permits or begin operations until the end of the appeal period.
City Process Timeline
Due to the DR procedures, noticing procedures, and appeal period as described above, a project that requires DR before obtaining Building Permits may add anywhere from one to six months or more of additional review time for a project (depending on the complexity and scope of the project and the quality of materials submitted to the City). ADRs have the quickest turnaround time for DR applications, adding at minimum 30 days (but more typically 40 days) of City process time before an applicant can apply for Building Permits.
DISCUSSION
Staff recommends a series of PMC amendments that seek to simplify, clarify, and streamline the City’s processes. They will reduce governmental barriers to obtaining building permits for certain types of projects, improve the approval process, align appeal periods with neighboring jurisdictions, and align noticing requirements with Government Code. A summary of the proposed changes to the PMC are provided below.
Design Review Amendments
Staff recommends a comprehensive overhaul of PMC Chapter 18.20 that rescinds the Chapter and replaces it with amended procedures. The recommendations include revising the projects subject to DR as outlined in PMC Section 18.20.010, modifying the approval criteria outlined in PMC Section 18.20.030, and clarifying DR procedures.
Staff believes it is reasonable to no longer require DR for several project types. These projects would still be required to meet all applicable City codes, policies, and adopted plans, and would still be reviewed by all applicable City divisions through the building permit process.
Table 1, below, summarizes projects that staff recommend be exempt from DR:
Table 1. Summary of Project Types Proposed to be Exempt from Design Review Single-family Multi-family Commercial
• Fences
• New accessory structures and
buildings (e.g., sheds, pool
house, pavilions)
• New lofts without second-story
windows
• Additions <15’ tall
• Minor modifications to roof
forms that do not materially
alter the appearance or height
of the residence*
• Minor modifications to second-
story windows that don’t
impact privacy*
• Minor exterior building
modifications (e.g., material
change and painting the
building)*
• Minor site modifications
(e.g., installing a new
generator)*
• Minor additions (e.g.,
enclosing a walkway or
enlarging entry vestibule)*
• Refacing or replacing existing
signs with minor alterations to
existing signage (e.g., installing
a new sign that is a similar size
and style to what exists)*
• Minor exterior building
modifications (e.g., changing a
window to a door)*
• Minor exterior site modifications
(e.g., installing a new bench
and arbor or a new trash
enclosure)*
Modifications on Downtown
properties may still require DR
P25-0352, PMC Amendments Planning Commission
6 of 9
*These items, at the discretion of the Zoning Administrator, may be required to go through the Design Review process if the project is deemed substantial, sensitive in nature, or violates any codes, policies, or plans.
Staff finds that some projects would continue to benefit from DR, because they are more substantive in nature, and/or have a greater potential to materially affect or impact a neighborhood, commercial district, neighboring property, or views from public right-of-way.
These include:
• New single-family homes
• Two-story additions/balconies on a single-family residential property • Major modifications/new buildings and structures within multi-family properties (e.g., a new clubhouse)
• Additions to commercial properties (at the discretion of the ZA) • Exterior modifications to properties within the downtown (at the discretion of the ZA) • Major modifications to other commercial properties (e.g., fully renovating the amenities on a site)
As recommended, staff believes the DR process will continue to protect the character of the City. However, the modifications will reduce the quantity of DR permits processed by at least 50 percent, significantly expediting the process for smaller projects with limited impacts.
The ZA is the recommended review authority for a large majority of DR applications, as detailed in Exhibit D. The Planning Commission is recommended to be the automatic review authority for a smaller subset of applications as follows:
• Commercial:
o Major additions and/or major exterior building or site modifications in the Downtown Specific Plan Area
o Major additions to other existing commercial buildings (e.g., adding a story on an existing building) and/or demolition and rebuild of an existing commercial building o New structure on a vacant parcel
• Other:
o Appeals of decisions made by the Zoning Administrator o When DR, with review by the Planning Commission, is a required Condition of Approval
The Planning Commission remains the review authority for housing development projects of 51 or more units pursuant to PMC Chapter 18.22 (Housing Site Compliance Review). These projects are subject to the Objective Design Standards and not subject to PMC Chapter 18.20 (Design Review).
Noticing Amendments
Staff recommends a comprehensive revision to the City’s existing notice procedures, which would result in rescinding City Council Resolution 91-132 and revising PMC Section
18.12.040. This PMC section currently outlines public hearing procedures. Additional procedures pertaining to public hearings exist in various other PMC Sections, including those listed and described below under “Other Amendments.” Staff’s recommended modifications
P25-0352, PMC Amendments Planning Commission
7 of 9
expand the procedures in PMC Section 18.12.040 to capture all of the public hearing and project notification information scattered throughout PMC Title 18, codify the adopted City Council on-site noticing policy, and update public notice requirements to be consistent with Government Code Sections 65090 and 65091.
There are three major sections recommended for inclusion in the PMC Chapter, as follows:
• Public Hearings: For projects with public hearings, staff recommends that the public notice requirements align with the Government Code, which decreases the noticing radius from 1,000 feet to 300 feet. Additionally, newspaper publication or posting in three public places within City (including at project site) is required. • Mailed Project Notification: For projects requiring project notification (e.g., single- family residential DR projects, Minor Conditional Use Permits, etc.), staff recommends increasing the noticing radius from “…the surrounding property owners…as determined by the Zoning Administrator” to 300 feet, aligning with the requirements for public hearings.
• On-Site Project Notification: Codify the City policy requiring on-site project notification for specific projects.
While largely aligning with Government Code, there are three ways in which the proposed PMC amendments will exceed the requirements. First, staff proposes to continue notifications to both property owners and tenants, where the Government Code only requires property owner notification. Second, staff proposes to continue mailing notification cards to specific project types that have no associated public hearing, as seen in Attachment 1 to Exhibit A on page 9. Third, the on-site project notification policy exceeds the requirements under state law.
Appeal Amendments
Staff proposes to comprehensively amend PMC Chapter 18.144 to provide amended appeal procedures. The proposed amendments include clarifying appeal procedures and modifying the appeal period. Staff recommends that all projects under PMC Title 18 be subject to a 10- day appeal period (versus the City’s existing 15-day+ appeal period), with project approvals becoming effective on the 11th day. This recommendation will align with most neighboring jurisdictions and will shorten project approval timelines.
As previously stated, the current appeal period is a minimum of 15 days, but it may last over 30 days due to PMC Section 18.144.010 (B), which delays the appeal period until ZA and Planning Commission actions can be reported to the City Council at its next regular meeting.
Rather than a City Council agenda report item of ZA and Planning Commission actions (and Planning Commission agenda report item of all actions of the ZA), a weekly approval memo will be posted to the City’s website for projects approved by both the ZA and Planning Commission. The intent of the approval memo is to publicize all appealable Planning discretionary approvals within the appeal period. City Council members and Planning Commissioners will be notified of memo publishing via email, and members of the public can subscribe to the memo to stay apprised of appealable discretionary approvals. All appeals and City Council call-ups must occur within the 10-day appeal period window.
Other amendments
In addition to the amendments noted above, modifications are also proposed to PMC Chapters
18.08 (Definitions), 18.22 (Housing Site Compliance Review), 18.68 (PUD Planned Unit
P25-0352, PMC Amendments Planning Commission
8 of 9
Development), 18.103 (Beekeeping), 18.104 (Home Occupation), 18.105 (Cottage Food Operation), 18.110 (Personal Wireless Service), 18.116 (Temporary Uses), 18.124 (Conditional Uses), 18.128 (Determination as to uses not listed), and 18.132 (Variances). The modifications are recommended in order to align with the appeal and notice requirements to Chapter 18.12 (Noticing) and 18.144 (Appeals) described above, and for minor clean-ups to the PMC as recommended by the City Attorney.
Consistency with Citywide Plans
The proposed amendments are consistent with the following City plans, policies, and goals:
• City Council Prioritization Category 1: Amend the Municipal Code and improve processes to simplify permitting, reduce delays, streamline design review, and support business and retail attractions.
• ONE Pleasanton Strategic Plan
o Optimizing our organization: Evaluate the organization’s structure of community engagement opportunities to improve information sharing, optimize staff efficiency, and provide greater service to the community. o Building a Community Where Everyone Belongs: Develop a plan for strategic external communications to the community that focuses on priorities and integrates equitable best practices to increase the reach and access for the entire community.
• Housing Element Goal 4: Reduce governmental constraints to the development and improvement of housing where feasible.
• Economic Development Strategic Plan
o Initiative 3.1.d: Evaluate retail permitting processes for opportunities to support and expedite.
o Initiative 5.1: Create business roadmap to provide clear pathway for zoning and permitting.
PUBLIC NOTICE AND COMMENTS
Notification of this code amendment has been published in The Valley Times as an upcoming agenda item for the October 22, 2025, Planning Commission meeting. At the time this report was prepared, staff had not received comments regarding the proposed code amendment.
This item was brought to the Economic Vitality Committee for review on October 16, 2025. At the time this report was prepared, the meeting had not yet occurred. Staff will provide a verbal update with themes and comments at the Planning Commission meeting.
ENVIRONMENTAL ASSESSMENT
The proposed code amendments are statutorily exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Sections 15061(b)(3), because it can be seen with certainty that there is no possibility that this action may have a significant impact on the environment.
These amendments are limited to process-related changes, including updates to the City’s procedures for DR, noticing requirements, appeal processes, and other administrative streamlining measures. The proposed changes do not authorize any specific development or land use activity, nor do they involve any relaxation of development standards that could result in physical impacts to the environment. Specifically, the amendments clarify and reorganize
P25-0352, PMC Amendments Planning Commission
9 of 9
existing procedural requirements, improving consistency with the California Government Code and ensuring transparency and efficiency in City review processes. All future development projects remain subject to existing environmental regulations, and other applicable health and safety requirements, including the California Building Code and Fire Code. Any future project that could have a physical impact on the environment must undergo separate, project-specific CEQA review at the time of application, as appropriate. Because the proposed amendments do not result in any physical changes to the environment or authorize any changes in land use intensity or type, there is no possibility that these amendments may have a significant effect on the environment. Therefore, the action qualifies for exemption under Section 15061(b)(3) of the CEQA Guidelines.
SUMMARY/CONCLUSION
The proposed PMC amendments would further the City Council's priority of amending the municipal code and improve processes to simplify permitting, reduce delays, streamline design review, and support business and retail attraction. Staff recommends that the Planning Commission discuss the topics identified in the agenda report, consider the proposed text amendments, and recommend approval of the proposed amendments to the City Council.
Primary Authors
Emily Carroll, Associate Planner, 925-931-5608 or [email protected] Megan Campbell, Associate Planner, 925-931-5610 or [email protected]
Reviewed/Approved By:
Melinda Denis, Deputy Director of Community and Economic Development Ellen Clark, Director of Community and Economic Development Daniel Sodergren, City Attorney
Exhibit B
Application Processing Data
Application Data
Table 1 and Figure 1, below, provide a breakdown of Administrative Design Review (ADR) applications processed annually, based on ten years of data. Staff processes an average of 110 ADRs per year.
T
able 1. ADR Application Types
Project Type Annual Applications Percentage of Applications Single-Story Addition 53 48-percent
Detached Structures (e.g., sheds, pool
houses, shade structures)
26 24-percent
Two-Story Additions 24 22-percent
Other (e.g., fences, second-story windows,
roof form)
7 6-percent
Figure 1. ADR Application Types
Table 2 and Figure 2, below, provide a breakdown of Design Review applications processed annually, based on five years of data. Staff processes an average of 42 DR applications per year.
T
able 2. DR Application Types
Project Type Annual Applications Percentage of Applications New Single-Family/Multi-Family 5 13-percent
Signs 11 25-percent
Commercial & Multi-Family Exterior
Remodel/Additions
26 62-percent
F
igure 2 – DR Application Types
24%
48%
22%
6%
Detached Structures
Single-Story Additions
Two-Story Additions
Other
13%
62%
25% New Single-Family/Mulit-
Family
Commercial & Multi-Family
Exterior Remodel/Addition
Signs
EXHIBIT B
Exhibit D
Recommended Design Review Authority
Zoning Administrator Planning Commission
Residential Single-Family
• New residential unit and/or 50-percent demolition and rebuild of an e
xisting unit
• Additions exceeding 15 feet in height as defined by Chapter 18.84 • N
ew or major enlargement of balconies
• New lofts with second-story windows
• Major modifications to second-story windows (e.g., doubling the quantity of second-story windows where there may be privacy impacts) • Major modifications to roof forms that materially alter the appearance or height of the residence (e.g., alterations to roof pitch that require five additional feet of height)
Multi-Family
• New residential unit and/or 50-percent demolition and rebuild of an e
xisting unit
• Major exterior building or site modifications, or additions if they m
aterially alter the appearance or character of the property (e.g., constructing a new clubhouse) or may be incompatible with City pol
icies, standards, and guidelines
Commercial • Major exterior building or site modifications (e.g., full renovations of the amenities on the property that materially alter the character of the property) or modifications that may be incompatible with City policies, s
tandards, and guidelines
• Additions to commercial buildings, at the discretion of the Zoning A
dministrator
• Additions and/or exterior building or site modifications in the Downtown S
pecific Plan Area, at the discretion of the Zoning Administrator • Refacing or replacing existing signs with major alterations to existing • Major additions and/or major exterior building or site modifications in the Downtown Specific Plan Area
• Major additions to other existing commercial buildings (e.g., adding a story on an existing building) and/or
demolition and rebuild of an existing commercial
building
• New structure on a vacant parcel
EXHIBIT D
Exhibit D
Recommended Design Review Authority
Zoning Administrator Planning Commission
signage (e.g., a new sign that doubles the amount of signage at a specific location) and not subject to a Master Sign Program
• All construction of new building(s) or major building addition(s) as determined by the Zoning Administrator associated with Innovation- Based Businesses, as prescribed by section 18.08.264
Other • Additions and/or exterior modifications to historic buildings as defined by Section 17.08.050
• Projects for which design review is a required Condition of Approval • Appeals of decisions made by the Zoning
Administrator
• Projects for which design review is a required
Condition of Approval
Process Streamlining
City Council
December 2, 2025
1 Presentation Overview
•Background
•Data
•Proposed amendments to PMC:
•Design Review
•Appeal period
•Noticing
•Next steps
2
Background
• Problem Identification
• Design Review and noticing processes adopted over 30 years ago
• Process is cumbersome and lengthy
• Design Review applicability is far-reaching
• Large notice radii exceeding Government Code requirements • Long appeal periods exceeding neighboring jurisdictions • Consistency with Plans
• City Council budget discussions
• City Council Prioritization Category 1
• ONE Pleasanton Strategic Plan
• Economic Development Strategic Plan
• Housing Element Goal 4
3 Key Areas
• Project Noticing | PMC Chapter 18.12:
• Modifying the public notice radius to align with the Government Code, amending mailed project notification requirements, codifying on-site project notifications, and clarifying noticing procedures.
• Repeal CC Resolution No. 91-132
• Design Review | PMC Chapter 18.20:
• Modifying the projects subject to Design Review, adding Design Review findings, and clarifying Design Review procedures.
• Appeals | PMC Chapter 18.144:
• Modifying the appeal period and clarifying appeal procedures. • Other amendments throughout PMC Title 18 to align with the comprehensive overhauls noted above and clean up changes
4
Background: Permits
• Building permits
• Non-discretionary – review based on evaluation and
compliance with codes
• Planning permits
• Examples: Conditional Use Permits, Planned Unit Development Applications, Design Review Permits, etc.
• Design Review required for:
• New commercial/industrial developments
• All signs without a Master Sign Program
• All exterior modifications to existing multi-
family/commercial/industrial sites or buildings
• New single-family and multi-family units (outside of PUD applications)
• Variety of single-family projects
5 Example Commercial Project: Current Code
Week 0
Dec 20
•B u s i n e s s
License and ZA
approved
•B u s i n e s s
Opens
Weeks 1-2
Dec 20-Jan 3
•I n i t i a l r e v i e w
with staff and
refinement for
intake
Weeks 3-5
Jan 3-24
• Application
intake
•R e v i e w b y C i t y
Divisions
•C o m p l e t e n e s s
review
provided to
the applicant
Weeks 6-7
Jan 24-Feb 7
• Applicant
reviews
comments and
adjusts plans
• Resubmits to
City
Weeks 8-10
Feb 7-Feb 28
• Review of Sub
2 City
Divisions
•P r o j e c t
approved
Weeks 10-13
Feb 28-March
19 9
•E f f e c t i v e D a t e
of approval
March 19
(appeal period
18 days)
Weeks 13-17
March 13-April 16
•Building Permit
process
Week 18
April 17
•Façade
improvements
begin
6
Design Review Processing Data
• Over the past 10 years, staff processes an average of 110 single-family projects (ADRs) annually
• Accounts for ~20-40% of a CEDD full time employee (FTE), longer if hearings are required • Over the past ~6 years (2020-2025) staff processes an average of 42 multi-family and commercial projects (DR) applications annually
• FTE required is not quantifiable due to variability of applications ADR Processing DR Processing
7 Summary of Changes to Design Review: Ch 18.20
• Adding Design Review Findings
• Clarifying Design Review procedures
• Modifying the list of projects that require Design Review • Important to note: Even if exempt from Design Review, projects will still require some level of review by the Planning Division to ensure the Municipal Code, General Plan, Specific Plans, and other policies are being upheld. 8
Summary of Design Review Changes
• Projects that will now be exempt from Design Review:
*At the discretion of the Zoning Administrator. Can be referred to go through the Design Review process if changes are substantial or sensitive
Single-family
• Fences
• New accessory structures and
buildings (e.g., sheds, pool house,
pavilions)
• New lofts without
second-story
windows
• Additions <15’ tall
• Minor modifications to roof forms that
do not materially alter the
appearance or height of the
residence*
• Minor modifications to second-story
windows that don’t impact privacy*
Multi-family
• Minor exterior building modifications
(e.g., material change and painting
the building)*
• Minor site modifications (e.g.,
installing a new generator)*
• Minor additions (e.g., enclosing a
walkway or enlarging an entry
vestibule)*
Commercial
• Refacing or replacing existing signs
with minor alterations to existing
signage (e.g., installing a new sign
that is a similar size and style to
what exists)*
• Minor exterior building modifications
(e.g., changing a window to a door)*
• Minor exterior site modifications
(e.g., installing a new bench and
arbor or a new trash enclosure)*
Modifications on Downtown properties
may still require DR
9 Design Review Changes
• Some examples of projects that will still require Design Review:
• Single-Family: Two-story additions, new or enlarged balconies, new lofts with second-story windows
• Multi-Family: Adding a new unit, removing site amenities without replacement, balcony enlargement
• Commercial: Additions to buildings downtown, adding a story to an existing building ADR Processing DR Processing
10
Summary of Changes to Appeals: Ch 18.144
• Appeal Period
• Appeal period now 10 calendar days from when the decision is rendered, effective on 11th day. Reduced from 15+ days • All appeals and City Council reviews must occur during the appeal period • Approval Memo
• ZA and PC approvals no longer agendized with PC/CC
• Weekly approval memo will be posted to the City’s website • City Council and Planning Commissioners will be emailed the memo • Community members can subscribe to the memo
Project
Approval
Proposed Appeal Period
(10 days)
Existing Appeal Period
(15 days+)
Building Permits
11 Summary of Changes to Noticing: Ch 18.12
• Noticing of Public Hearings
• Will follow Government Code (300’ radius from project site) AND either newspaper publication OR posting in three public places within City
• Codifying on-site project notification for PC/CC Hearings and new housing units • Project Notification
• Mailed project notification for certain projects
300' Radius: 123 recipients 1,000' Radius: 1,073 recipients12
Commission and Committee Review
• Economic Vitality Committee- October 16, 2025
• Key comments
• Supportive of proposed amendments
• Recommend outreach to business community once adopted (e.g., Chamber, Pleasanton Weekly, Newsletter etc.)
• Planning Commission- October 22, 2025
• Key Comments
• Supportive of the proposed amendments
• Recommended no additional revisions
• Unanimously recommended approval of the proposed PMC amendments 13 &RQFOXVLRQ
•Align with the Government Code
•Seek to simplify, clarify, and streamline processes
•Update dated codes
•Promote economic vitality
•Use discretionary process to promote existing Pleasanton character 14
Recommendation
• Find that the proposed amendments to the PMC are statutorily exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 15061(b)(3); and
• Introduce the draft ordinance approving Case P25-0352, rescinding City Council Resolution No. 91-132, and amending the PMC, as shown in Attachment 1. 15 Next Steps
• If approved, amendments effective early 2026
• Implementation:
• Internal process streamlining
• Create discretionary approval memo
• Outreach to community
16
Item #9
CITY COUNCIL AGENDA REPORT
December 2, 2025
Community and Economic Development
TITLE: RECEIVE AN UPDATE ON ECONOMIC DEVELOPMENT ACTIVITY TO ADVANCE THE ONE PLEASANTON STRATEGIC PRIORITY: BUILDING A COMMUNITY WHERE EVERYONE BELONGS E.4 REGARDING
IMPLEMENTATION OF THE UPDATED 2024-2028 ECONOMIC DEVELOPMENT
STRATEGIC PLAN
SUMMARY
This report provides an update on activities advancing the ONE Pleasanton Strategic Priority E.4, which aims to implement the updated 2024-2028 Economic Development Strategic Plan, as well as to implement key economic development priorities identified by the City Council in the two-year work plan. It highlights programs and tasks completed or in progress under the five Implementation Plan Priorities of the Economic Development Strategic Plan (EDSP), as well as providing a look ahead to the focus areas for the coming year.
RECOMMENDATION
Receive the update on economic development activities supporting the ONE Pleasanton Strategic Priority: Building a Community Where Everyone Belongs E.4. Implement the updated 2024-2028 Economic Development Strategic Plan.
BACKGROUND
Implementation of the Economic Development Strategic Plan, and efforts to advance the City's Economic Development (ED) program were identified as one of seven City Council priority strategies during the January 29, 2025, City Council retreat and strategic planning session.
Following the retreat, staff developed a list of high-priority projects for Fiscal Years (FYs) 2025/26 and 2026/27, aligned with City Council goals. A four-tier project prioritization framework was established at a July 15, 2025 City Council workshop, with two specific initiatives identified in Category 1 or 2, meaning they are among the highest priority projects in the two-year work plan:
• Streamlining Permit Process (#4): Amend the municipal code and improve processes to simplify permitting, reduce delays, streamline design review, and support business and retail attraction. (Category 1: Must Do)
• Retail Attraction Strategy (#26): Attract and retain desirable retail businesses to strengthen the local economy, including providing a business concierge service to navigate City processes and streamline permits to ensure an efficient and business- friendly environment (Category 2 – Committed Priority)
Economic Development Strategic Plan
More broadly, the City's Economic Development efforts are guided by the EDSP, which was
adopted by the City Council in August 2023. The EDSP is available at https://www.cityofpleasantonca.gov/our-government/economic-development/. The two City Council identified two-year work plan priorities align with strategies in the EDSP, which includes five Implementation Plan Priorities in the following focus areas:
1.0 Economic Development Organization Capacity Building
2.0 Business Retention, Expansion & Attraction
3.0 Local Revenue Growth
4.0 Entrepreneurship & Innovation Outreach
5.0 Major Projects Accelerator Program
Since the adoption of the two-year budget five months ago, there has been a significant effort to realign resources and staffing to advance the City's ED program, as well as a transition in the existing staffing. These changes, envisioned in the 2-year budget, include the integration of Economic Development into Community Development with the formation of a new Community and Economic Development Department (CEDD). With this change has come staff transition, including the retirement of the City's existing Economic Development Manager; the appointment of the previous Planning Manager to become the Deputy Director of Economic Development; and, currently underway, recruitment of a new Economic Development Manager. Despite these transitions, and as outlined below, staff has made significant strides to advance ED efforts, and will be in a position to make further and even more substantial progress on key initiatives in 2026, when positions are fully staffed.
DISCUSSION
Staff has advanced implementation programs and tasks from the EDSP across all of the five plan priorities. This section provides a summary of initiatives that have been completed or are currently in progress under each EDSP priority area.
1. Economic Development Organization Capacity Building
As described above, the recent formation of the Community and Economic Development Department (CEDD) reflects the City Council’s priority to increase focus on economic development activities and a growing interest in exploring opportunities through land use, permitting, and process changes to facilitate new investment in Pleasanton. The Economic Development Division currently includes two full-time positions: Deputy Director of Community and Economic Development and Economic Development Manager. Following a recent retirement, recruitment for the Manager position is underway, with placement expected in January 2026.
Other efforts focused on capacity building aim at leveraging partnerships with regional ED- focused organizations, and with those that convene or represent major employers, business organizations and commercial interests in Pleasanton. Nurturing relationships with these organizations provides an opportunity to gain insight and leverage regional ED efforts, understand the needs and concerns of the business community, and elevate the profile of the City as a facilitator and participant in the success of Pleasanton's local economy.
Economic Development Work Plan (Staff) Activities
• Serving as liaison to the Economic Vitality Committee (EVC), with meetings every other month.
• Publishing a monthly business e-newsletter with updates for the local business
community.
• Representing the City in regional economic development organizations, including: East Bay Economic Development Alliance, Economic Development Council; Innovation Tri- Valley Leadership Group and Business Innovation Committee; i-Gate Innovation Hub Board of Directors; Pleasanton Downtown Association Board of Directors; and Pleasanton Chamber of Commerce Economic Development and Government Relations Committee.
Develop Community and Business Partnerships: In FY 2025/26, agreements were executed or renewed with the Pleasanton Chamber of Commerce, Pleasanton Downtown Association, and I-Gate Innovation Hub. Staff also host bi-monthly City Business Organization Committee meetings with leaders from the Pleasanton Downtown Association, Pleasanton Chamber of Commerce, Hacienda Business Park, Stoneridge Mall, Visit Tri-Valley, and Alameda County Fair Association to share economic development updates.
2. Business Retention, Attraction and Expansion Program In today's economy, effective communications, information sharing, and marketing are critical to fostering a positive business environment and attracting investment. In addition to improving and enhancing some more traditional methods of outreach (print brochures, and an improved, dedicated ED "microsite" that will be a hub for those seeking information and resources when seeking to invest in Pleasanton, the City is actively working to enhance our social media presence and use these channels to elevate local businesses, the work of our partner organizations that support local business, and "tell the story" of Pleasanton as a great place to do business. Specific efforts include:
Enhance Visibility, Marketing, and Branding Strategy
• Staff developed digital and print business brochures promoting Pleasanton as a prime destination for growth, including industry-specific brochures for Office & Industrial and Retail Attraction. (See: https://www.cityofpleasantonca.gov/our-government/economic- development/why-pleasanton/)
• Staff is in the process of building an Economic Development microsite to market Pleasanton as a hub for business retention, attraction, and expansion. The launch is planned for early 2026.
• In addition, staff supported and provided City of Pleasanton presence at key marketing and networking events in 2025:
o Sponsored I-Gate/Startup Tri-Valley’s 2025 Tri-Valley Life Sciences Summit event in October 2025.
o Hosted a CEO Roundtable during the Summit to discuss challenges and opportunities for biotech and life sciences growth.
o Sponsor for the upcoming I-Gate/Startup Tri-Valley’s Women’s Health Series, consisting of quarterly events in 2026, fostering awareness, innovation, and policy dialogue. Highlights were shared at the August 21, 2025, EVC meeting.
Formulate Recurring Employer/Business Meetings to Create Touchpoints with the City: Staff is currently developing a business outreach strategy to formalize meetings with large employers,
industry representatives, and shopping center property managers to gather feedback and align on leasing and growth goals. The City is also continuing pre-lease meetings with City staff (Building, Fire, Planning, and Economic Development) to help businesses navigate the permitting process.
Assess and Strengthen Talent/Workforce Development Offerings: On October 16, 2025, staff presented to the EVC an overview of Pleasanton Unified School District’s youth apprenticeship and work-based learning programs.
3. Local Revenue Growth
A key strategy of the EDSP is to focus on attracting and expanding the City's retail base. Retail and lodging uses contribute a significant amount of tax revenue to the General Fund, and an active retail and visitor environment adds vitality to the City's districts and neighborhoods.
While macroeconomic factors and regional factors (e.g., competing offerings in other communities) can significantly impact the overall success of many sales-tax generating businesses, the City can take proactive steps to seek investment, forge connections between commercial brokers, prospective tenants, and understand changing markets to best position itself for new investment.
Key efforts towards enhancing local tax revenues over the past year include:
Expand Citywide Retail and Tenant Support Program: The City retained Alex Greenwood Group in FY 2024/25 to advance retail attraction initiatives; with this support, staff has taken several actions to advance the EDSP goal:
• Completed an inventory and assessment of vacant retail sites in all major shopping centers and commercial districts.
• Completed a preliminary “void analysis” identifying 11 retail categories with strong attraction potential and target tenants.
• Completed a high-level scan of Pleasanton’s retail market outlook, including regional trends and recommendations.
• Attended the International Council of Shopping Centers (ICSC) conference in March 2025, holding 14 meetings with brokers, current retailers, and prospects.
Staff is also continuing work in FY 2025/26 with a six-month retail attraction strategy that launched in September 2025 and includes the following tasks:
• Built a contact database of retail opportunity sites. • Began outreach to brokers, property owners, and target tenants. • Planning for a “broker breakfast” with key retail brokers. • Interviewing recent retail tenants to identify process improvements. • Ongoing engagement with shopping center owners/managers to track opportunities. • Periodic scans of regional market conditions.
• Maintaining a priority list of target tenants based on FY 2024/25 research.
Evaluate the Downtown Business Improvement District Structure: This year, staff updated the Downtown Pleasanton Business Improvement District (BID) assessment in collaboration with
the Pleasanton Downtown Association. The 2026 BID and levy were adopted by the City Council on November 4, 2025, and will generate additional funding to support PDA's activities and programs more effectively. While the City has always partnered closely with PDA, the BID process has provided an opportunity to create closer connections with the PDA, who, with the recruitment of a new Executive Director this year, has brought renewed focus and strategic direction to the organization that will positively benefit the downtown.
Manage and Enhance the City’s “Support Local” Program: Staff continued to advance initiatives to support local businesses, including:
• Continued promotion of Pleasanton businesses using the City’s inPleasanton social media platforms, including LinkedIn, Facebook, and Instagram. • Recognized 169 businesses celebrating milestone anniversaries at the 2025 Business Anniversary Recognition Program held at the October 21, 2015, City Council meeting. • Launching the refreshed Support Local Guide in 2025, mailed to 34,000 Tri-Valley households, shared digitally, and available at City facilities. • Holiday promotion with Gift Pleasanton e-gift card program, beginning November 29, 2025, offering bonus cards with purchase.
• Partnered with the Pleasanton Downtown Association to promote Small Business Saturday and other events.
• Co-hosted a Marketing 101: Virtual Marketing and Social Media Workshop on October 29, 2025, to provide small businesses with practical, low-cost digital marketing strategies.
Tourism and Hospitality Program: Partnerships and activities also continued to promote Pleasanton as a desirable destination, including:
• Leveraging Visit Tri-Valley marketing to boost tourism and local spending. • Pursuing targeted hospitality investment and considering expedited permitting for projects.
• Exploring partnerships with the Pleasanton Downtown Association, Pleasanton Chamber of Commerce, and Alameda County Fairgrounds to position Pleasanton as a destination associated with major sporting events, including Super Bowl LX and FIFA World Cup 26 at Levi’s Stadium.
• And, with recent City Council direction to explore a Transient Occupancy Tax (TOT) increase in 2026, a staff team is beginning outreach to hoteliers and representatives of the lodging industry, both to gauge receptivity to the concept, and gain a better understanding of local industry trends and the ways in which the City can support this sector.
4. Entrepreneurship and Innovation Outreach
Staff is strengthening regional partnerships with East Bay Economic Development Alliance, Innovation Tri-Valley, i-Gate Innovation Hub/Startup Tri-Valley, and East Bay Small Business Development Center. Key initiatives include:
• Partnered with East Bay Small Business Development Center in March 2025 to deliver an in-person workshop, Managing Menu Costs and Re-Engineering Menus for Greater
Profits and Reusable Foodware Program.
• Launched no-cost, one-on-one, in-person advising sessions in April 2025, with East Bay Small Business Development Center and the Pleasanton Chamber of Commerce. • Co-hosted the 2025 Capital Summit with East Bay Small Business Development Center and the Pleasanton Chamber of Commerce in May 2025, providing networking and lender insights on financing for start-ups and business growth.
5. Major Projects Accelerator Program
This EDSP Strategy has been a key focus, since it encompasses the two City Council workplan priority items focused on streamlining processes and reducing obstacles to business investment. Whether directly, by reducing the time and effort spent by businesses to obtain permits, or indirectly, by allocating staff time to focus on major projects rather than minor ones, streamlining is beneficial to the City's ED efforts.
As noted, the two City Council work plan priorities included:
• Streamlining Permit Process (#4): Amend the municipal code and improve processes to simplify permitting, reduce delays, streamline design review, and support business and retail attraction. (Category 1: Must Do)
• Retail Attraction Strategy (#26): Attract and retain desirable retail businesses to strengthen the local economy, including providing a business concierge service to navigate City processes and streamline permits to ensure an efficient and business- friendly environment (Category 2 – Committed Priority)
The City took significant steps to advance streamlined zoning and permitting to support business attraction and expansion, with much of this work occurring in the first half of the fiscal year, reflecting the City Council's priorities:
• Developed and adopted municipal code amendments on September 16, 2025, defining Innovation-Based Businesses (IBBs) as a distinct use category with tailored zoning to support high-value, low-impact industrial uses. (CC Project Prioritization, Category 1 – Must Do #4)
• Developed municipal code amendments for Design Review, Noticing, and Appeals to streamline permitting, reduce delays, and support business/retail attraction. Reviewed by EVC on October 16, 2025, unanimously recommended by the Planning Commission on October 22, 2025, and scheduled for City Council review on December 2, 2025. (CC Project Prioritization, Category 1 – Must Do #4)
Looking ahead, staff will be building on these efforts to:
• Assess additional retail and commercial permitting for streamlining opportunities, including expedited tenant improvement permits for cosmetic modifications and updates to Use Definitions and Use Table.
• Create the “Pleasanton Playbook,” a guide for business owners outlining the
development review process, regulations, permits, and licenses.
Summary and Next Steps
As outlined above, progress has been made across several strategic initiatives aimed at strengthening Pleasanton’s economic development framework. Some of this work is a continuation of efforts made prior to the adoption of the two-year budget and workplan, with other efforts, including the departmental reorganization and staffing changes made since June, aimed at bringing more visibility and resources to economic development; and, on a practical level, to expediently bring forward both the IBB and Design Review permit streamlining, reflecting City Council interest and direct to more proactively focus on ED initiatives.
Key work plan focus areas for 2026 include:
• Implementing the next phase of the Retail Attraction Strategy. This is anticipated to be an approximately 6-month effort to strategically target outreach and communications with brokers, retailers, and others to attract new retail investment to Pleasanton, as outlined under EDSP Strategy 3, above.
• Continuing efforts to streamline planning processes, both through further refinements to the Municipal Code, particularly focused on commercial investment, and improving the transparency and availability of information about navigating the permit process (developing the "Pleasanton Playbook") and providing hands-on assistance to do so.
• Advancing efforts and partnerships around tourism/hospitality to leverage upcoming major national and international sporting events, in cooperation with regional and local partners, as well as continuation of efforts to explore a new TOT in 2026.
• Enhancing communications, with the launch of a communications strategy focused on improving overall community awareness about the role and function of economic development within Pleasanton; as well as continued focus on improved use of social media tools and strategies that highlight Pleasanton's positive business environment, local success stories, and partnership efforts. Both of these programs will be advanced with the support of the City's Public Information Officer and communications team, including specialist consultant support.
As outlined in the background, CEDD's capacity and resources to advance these initiatives will greatly benefit from the Economic Development Manager recruitment currently in process, with the aim to fill the position by the end of January 2026. As part of this transition to a fully staffed ED Division, staff will conduct a reassessment of available resources and development of a more detailed work plan for the remainder of the calendar year, integrating both ongoing and new initiatives.
EQUITY AND SUSTAINABILITY
Ensuring a vibrant, sustainable local economy, with a diversity of employment opportunities and a growing tax base, enhances the quality of life and supports the provision of essential servcies for all members of Pleasanton's community.
OUTREACH
No outreach was conducted, as this item is a routine matter of City business.
STRATEGIC PLAN ALIGNMENT
Receiving this update supports and advances the Citywide ONE Pleasanton Strategic Plan goal of Building a Community Where Everyone Belongs Strategy 4 – Implement the updated 2024-2028 Economic Development Strategic Plan initiatives, including retail revitalization, ensuring the vibrancy of Pleasanton’s downtown, business retention and expansion, and workforce development.
FISCAL IMPACT
There is no fiscal impact associated with this action.
Prepared by: Submitted by: Approved by:
Melinda Denis, Deputy
Director of Community and
Economic Development
Ellen Clark, Director of Community and
Economic Development
Gerry Beaudin, City
Manager
Attachments:
1. Presentation
Economic Development Update
Community and Economic Development Department
City Council Meeting, December 2, 2025
Two-Year Work Plan Priorities: Economic Development
• Strategic Plan Priority: Implement the 2024-2028 Economic Development Strategic Plan.”
• Work Plan Category 1 and 2 Initiatives:
• Streamlining Permit Process: Amend the municipal code and improve processes to simplify permitting, reduce delays, streamline design review, and support business and retail attraction.
• Retail Attraction Strategy:
Attract and retain desirable retail
businesses to strengthen the local economy, including
providing a business concierge service to navigate City processes and streamline permits to ensure an efficient and business-friendly environment
• Since June 2025, reorganization and allocation of new resources to the Economic Development Division within
Community & Economic Development Department
5-year Economic Development Strategic Plan
1.0 Organization Capacity Building
Economic Development Division Reorganization
• Deputy Director – Economic Development (Melinda Denis) • Economic Development Manager (Vacant, Recruitment Underway) Staff Liaison and Regional Participation (Ongoing)
• Liaison to Economic Vitality Committee (ongoing)
• Monthly business e-newsletter (ongoing)
• Regional Economic Development organizations (ongoing) Formalize Community & Business Partnerships
• Formal Agreements with local and regional organizations (PDA, i-Gate, Chamber) (ongoing)
• Bi-monthly Business Organization Committee meetings (ongoing)
2.0 Business Retention, Attraction & Expansion
Enhance Visibility, Marketing and Branding Strategy
• Digital and print brochures (completed)
• Develop a Economic Development Microsite
(in progress)
• Key Marketing Event Support and Sponsorship
(completed and ongoing)
Employer/Business Meetings
• Develop a Business Outreach Strategy
(in progress)
• Coordinated Pre-lease meetings
(ongoing)
3.0 Local Revenue Growth
Citywide Retail and Tenant Support Program (Prioritization #26) • Retail Attraction Strategy (Phase 1): Inventory and Assessment, Void Analysis, and Retail Market Outlook (completed)
• Retail Attraction Strategy (Phase 2: Implementation)(in progress) Evaluate Downtown Business Improvement District (completed) City’s “Support Local” Program (completed and ongoing)
Tourism and Hospitality Program
• Collaboration with Visit Tri Valley (ongoing)
• Pursue hospitality investments and expedited permitting (2026) • Explore partnerships to position Pleasanton as a destination associated with major sporting events (2026)
• Outreach to hoteliers as part of TOT Measure Exploration (ongoing)
4.0 Entrepreneurship and Innovation Outreach
• Regional partnerships (ongoing)
• East Bay Small Business Development
Center Workshop (completed)
• East Bay Small Business Development
Center and Pleasanton Chamber of
Commerce Advising Sessions
(completed)
5.0 Major Projects Accelerator Program
Create Business Roadmap to Provide a Clear
Pathway for Zoning and Permitting
(Prioritization #4)
• Innovation-Based Businesses (IBB)
Municipal Code Amendments
(completed)
• Design Review, Noticing, and Appeals
Municipal Code Amendments (Adoption
in December, 2025)
• Additional Retail and Commercial permit
streamlining (2026)
• Create “Pleasanton Playbook”
Development Guide (2026)
2026 Work Plan Focus Areas
• Complete recruitment and onboarding of Economic Development Manager • Implement the next phase of the Retail Attraction Strategy • Continue permit streamlining efforts for commercial uses; improve tools and resources to navigate the permit process
• Advancing efforts and partnerships around tourism/hospitality to leverage upcoming major national and international sporting events • Enhance communications with support from PIO:
• Community Information: Economic Development Role and Function • Expand social media presence and collaborative marketing efforts with key partners
Thank you!