CITY COUNCIL
REGULAR MEETING
REVISED AGENDA
Tuesday, June 2, 2026
7:00 PM
City Council Chamber
200 Old Bernal Avenue
Pleasanton, CA 94566
The meeting will be held in-person, broadcast live on Channel 29 and streamed live for viewing at the following links TV30 https://www.tri-valleytv.org, the City's website in the Meetings portal (a red dot will indicate a live meeting) https://www.cityofpleasantonca.gov/, and the City's YouTube channel: https://www.youtube.com/user/TheCityofPleasanton.
Public participation: It is requested that members of the public wishing to address the City Council submit a speaker card. When public comment is opened on an agenda item, individuals may speak once per agenda item.
To submit written public comment regarding an open session item on this meeting agenda visit https://forms.cityofpleasantonca.gov/f/writtenpubliccomment. Comments will be accepted by the City Clerk’s Office until 12:00 p.m. on the day of the Council meeting.
In Person at Council Chamber:
• Submit a physical speaker card to the City Clerk at the meeting. When your name is called, please provide comment at the podium.
CALL TO ORDER
• Welcome and Pledge of Allegiance - Cm. Eicher
• Roll Call
Resolution No. 2026-040
Ordinance No. 2308
AGENDA AMENDMENTS
CONSENT CALENDAR
Items listed on the consent calendar are considered routine in nature and may be enacted by one motion. If discussion is required, that particular item will be removed from the consent calendar and will be considered separately.
City Council and City Manager
1. [Item #1.a. added]
a. Approve Employment Contract for Interim City Manager with Joseph Calabrigo b. Approve meeting minutes of May 5, 2026
2. Adopt a resolution calling a General Municipal Election to be held Tuesday, November 3, 2026; a resolution requesting consolidation with the Statewide
City Council Agenda Page 2 of 4 June 2, 2026
General Election; and a resolution pertaining to the submission of candidate statements
Community and Economic Development
3. A) Adopt Ordinance No. 2306 approving: (1) Annexations (P18-0078) of parcels totaling 130.98 acres from unincorporated Alameda County to the City of Pleasanton; (2) General Plan Amendments (P18-0079) redesignating residential areas from Open Space–Public Health and Safety to Low Density Residential and open space areas from Low Density Residential to either Open Space–Public Health and Safety or Open Space–Parks and Recreation; (3) Rezoning (P18-0081) parcels from Pre-Zoned PUD–OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit Development–Open Space–Agriculture and Grazing/Open Space–Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts to PUD– OS-A&G/OS-PH&S/LDR (Planned Unit Development–Open Space–Agriculture and Grazing/Open Space–Public Health and Safety/Low Density Residential) Districts; (4) A Planned Unit Development (PUD-130) to construct 28 detached single-family residences, demolish and reconstruct two existing single-family residences, and install related on- and off-site improvements and infrastructure; and (5) A Vesting Tentative Tract Map (Tract 8569) to subdivide parcels totaling 128.5 acres into either single-family lots or private and public open space; and
B) Adopt Ordinance No. 2307 approving a Pre-Annexation and Development Agreement
Library and Recreation
4. Approve annual street closures for 2026
Public Works
5. Adopt resolutions preliminarily approving the Engineer’s Reports for Landscape Maintenance Districts 1984-1 (Ponderosa-Del Prado), 1993-1 (Windsor), 1993-2 (Bonde Ranch), 1994-1 (Oak Tree Farm), and 1995-1 (Moller Ranch), declaring the City’s intention to assess the properties for the cost to operate and maintain the districts; and setting July 21, 2026, at 7:00 p.m. as the date and time for the public hearing
6. Accept public improvements performed by Bay Cities Paving & Grading, Inc., for the Hopyard Road at Owens Drive Intersection Improvements Project, CIP No.15525 and approve budget amendments
7. Accept public improvements performed by Integra Construction Services, Inc. for the Lions Wayside and Delucchi Park Renovations, CIP No. 06716, and approve a budget amendment in the Park Development Impact Fee Fund
8. Authorize the City Manager to enter into Professional Services Agreements with
City Council Agenda Page 3 of 4 June 2, 2026
Bennett Engineering Services, CSG Consultants, Inc., Sanbell-Bay Area, and Wilsey Ham for On-Call Civil Engineering Services, each in an amount not to exceed $500,000 for a three-year term, with options for two one-year extensions
MEETING OPEN TO THE PUBLIC
9. Presentation of a proclamation declaring June 2026 as Pride Month
10. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.
PUBLIC HEARINGS AND OTHER MATTERS
If necessary to ensure completion of the following items, the Mayor may alter time limits.
11. Approve the proposed Sewer Rate Structure, Sewer Rate, and updated Sewer Connection Fees to support implementation of the Sewer Rate Study's Financial Plan Scenario 1 - Maintain
12. Provide direction on a draft resolution and draft ordinance for a potential local transient occupancy tax ballot measure for the November 3, 2026, general municipal election
13. Adopt a resolution approving the City of Pleasanton 2025 Urban Water Management Plan and Water Shortage Contingency Plan
MATTERS INITIATED BY COUNCIL
COUNCIL REPORTS
Brief reports on conferences, seminars, and meetings attended by the Council
CITY MANAGER UPDATES
ADJOURNMENT
Notice
Under Government Code §54957.5, any writings/documents regarding an open session item on this agenda and items received by the City Clerk’s Office by 12:00 p.m. on the day of the meeting provided to a majority of the City Council after distribution of the agenda packet will be available for public inspection on the City’s website https://www.cityofpleasantonca.gov/ and also at the Pleasanton Library located at 400 Old Bernal Ave., Pleasanton, CA 94566.
There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders, which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the
City Council Agenda Page 4 of 4 June 2, 2026
decision is final (Code of Civil Procedure § 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code §65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting, regardless of whether it is a regular or special meeting.
Accessible Public Meetings
The City of Pleasanton can provide special assistance for persons with disabilities to participate in public meetings. To make a request for a disability-related modification or accommodation (e.g., an assistive listening device), please contact the City Clerk’s Office at 123 Main Street, Pleasanton, CA 94566 or (925) 931-5027 at the earliest possible time. If you need translation or interpretation assistance, please provide at least two working days’ notice prior to the meeting date.
Item #1.a
CITY COUNCIL
AGENDA REPORT
June 2, 2026
City Council
TITLE: APPROVE EMPLOYMENT CONTRACT FOR INTERIM CITY MANAGER
WITH JOSEPH CALABRIGO
SUMMARY
The City Council appoints the City Manager. Current City Manager Gerry Beaudin is resigning from his position as City Manager, effective Friday, June 5, 2026. The City Council wishes to appoint Joseph Calabrigo to serve as Interim City Manager.
RECOMMENDATION
Approve employment contract for Interim City Manager with Joseph Calabrigo.
BACKGROUND
Pleasanton Municipal Code Chapter 2.08 creates the office of the City Manager and sets forth related powers and duties. The City Council appoints the City Manager.
Current City Manager Gerry Beaudin is resigning from his position as City Manager, effective Friday, June 5, 2026.
DISCUSSION
Mr. Calabrigo served as Town Manager for the Town of Danville from 1993 to 2025.
Before that time, he served as the Town’s Chief of Planning, Transportation Director, Administrative Services Director, and Assistant Town Manager.
An Employment Contract for Interim City Manager is attached which provides for a monthly salary of $25,000. Mr. Calabrigo will receive no employment benefits.
EQUITY AND SUSTAINABILITY
Not applicable, as this item is a routine matter of City business.
OUTREACH
No outreach was conducted, as this item is a routine matter of City business.
STRATEGIC PLAN ALIGNMENT
Not applicable, as this item is a routine matter of City business.
FISCAL IMPACT
This contract will be paid from available resources in the General Fund, in the City Manager's Office budget.
ATTACHMENT 1
EMPLOYMENT CONTRACT
INTERIM CITY MANAGER
THIS EMPLOYMENT CONTRACT is made on June 2, 2026, between the City of Pleasanton (“City”) and Joseph Calabrigo (“Calabrigo”) concerning the City’s employment of Calabrigo as the City’s Interim City Manager.
RECITALS
A. Calabrigo has education, training, and experience in local government management.
B. City desires to employ Calabrigo as the City’s Interim City Manager.
NOW, THEREFORE, in consideration of the mutual covenants and conditions in this Agreement, City and Calabrigo agree as follows:
1. Duties. City agrees to retain Calabri go as Interim City Manager as provided in this Contract, effective June 8, 2026. Calabrigo shall perform the duties of the City Manager of the City of Pleasanton specified in Chapter 2.08 of the Pleasanton Municipal Code, including administering the day-to-day affairs of the City, and shall perform such other functions as are authorized by the City Council and by ordinance.
2. Term and Termination.
A. This Agreement shall commence on June 8, 2026, and shall continue until a permanent City Manager assumes his or her position.
B. Either party may terminate this Agreement at any time, subject only to providing 10 days prior written notice to the other party. The City may terminate this agreement pursuant to Paragraph C of this section, without the need to provide 10 days prior written notice.
C. The City Council may immediatel y terminate this Agreement for: (1) abuse of drugs or alcohol which materially affects the performance of his duties as Interim City Manager; (2) repeated and protracted unexcused absences from the City Manager’s Office; (3) conviction of a felony; (4) conviction of a misdemeanor involving moral turpitude; or (5) commencement of employment from another source which is inconsistent with serving as Interim City Manager.
3. Compensation. The salary for the pos ition of Interim City Manager shall be $25,000 a month to be paid every two weeks on the same schedule as pay is provided to regular full-time employees. Calabrigo shall receive no employment benefits (including, but not limited to, retirement, vacation leave, sick leave (except as required by law), floating holiday pay, administrative leave, health, dental, or any other benefits given to regular, full-time employees)
2 except that City shall provide workers’ compensation benefits as required by State law, and shall pay the employer’s share of the Medicare tax.
4. Expense Reimbursement: Manager shall be reimbursed by City for reasonable actual expenses incurred in performance on behalf of the City, including necessary expenses for authorized travel in accordance with the City’s Travel Policy.
5. Indemnification. City sh all defend, hold harmless, and indemnify Calabrigo against any claims, demands, or legal actions, whether specious, frivolous, or otherwise, arising out of an alleged action or omission occurring within the scope and during the course of Calabrigo’s employment with the City. Calabrigo will cooperate in good faith with the City with respect to the defense of such claims, demands, or legal actions.
6. Severability. In the event that any term of this Contract is finally held or determined to be illegal or void by a court having jurisdiction over the City and Calabrigo, the remainder of this Contract shall remain in full force and effect unless the term or terms held to be illegal or void are wholly inseparable from the remaining portions of the Contract. If any part of this Contract is determined to be illegal or void by a court of competent jurisdiction, the parties shall meet and confer to re-negotiate such illegal or void term(s).
7. Parity in Construing Contract. Both the City and Calabrigo have had the opportunity to participate in the drafting of this Contract. Consequently, terms, conditions, or provisions of this Contract shall not be construed against one party and in favor of the other based upon who actually drafted the Contract.
8. Integration. The City and Calabrigo ac knowledge that this Contract constitutes the sole and entire agreement of the parties in this matter and that any modifications may be made only in writing signed by both the City and Calabrigo. The City and Calabrigo agree that there are no representations, agreements, arrangements, or understandings, whether written or oral, between the parties relating to the subject matter of this Contract which are not fully set forth in this Contract.
9. General Provisions. This Contract constitutes the entire agreement between City and Calabrigo. This Contract shall be effective upon its execution. If any provision or portion of this Contract is held invalid or unenforceable, the remainder of the Contract shall be deemed severable, shall not be affected, and shall remain in full force and effect.
3 IN WITNESS WHEREOF, City has caused this Contract to be signed on its behalf by its Mayor, and Calabrigo has signed on his own behalf, the day and year first written above.
C I T Y O F P L E A S A N T O N
______________________________
Jack Balch, Mayor
_____________________________
J o s e p h C a l a b r i g o
Attest:
_____________________________
Jocelyn Kwong, City Clerk
Approved as to form:
_____________________________
Daniel G. Sodergren, City Attorney
City Council Minutes Page 1 of 4 May 5, 2026
CITY OF PLEASANTON
CITY COUNCIL
MINUTES
Tuesday, May 5, 2026
7:00 PM
CALL TO ORDER
Mayor Balch called the Regular Meeting of the City Council to order at the hour of 7:03 p.m. from the Council Chamber located a t 200 Old Bernal Avenue.
ROLL CALL
Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch
Absent: None.
REPORT ON CLOSED SESSION
None - no closed session held.
AGENDA AMENDMENTS
None.
CONSENT CALENDAR
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.
MOTION: It was m/s by Councilmember Eicher/Councilmember Gaidos to approve the consent calendar as recommended. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes:
None
Absent: None
City Council
1. Ratify Commission and Committee appointments
Recommendation: Ratify Commission and Committee appointments.
City Manager
2. Approve meeting minutes of March 31, 2026
Recommendation: Approve meeting minutes of March 31, 2026.
Item #1.b
City Council Minutes Page 2 of 4 May 5, 2026
3. Receive a report on the March 17, 2026 Strategic Plan Workshop outcomes, updated City Council priorities for FY 2026/27, and priority projects Recommendation: Receive the March 17, 2026 Strategic Plan Workshop outcomes and:
1. Adopt the six updated City Council Priority Strategies for FY 2026/27; and
2. Confirm two new priority projects: Project #83 – Residential Sports Court Ordinance and Project #84 – North Arroyo Trails Project.
Community and Economic Development
4. Adopt Ordinance No. 2305 an ordinance of the City Council of the City of Pleasanton repealing and replacing chapter 18.110 of the Pleasanton Municipal Code concerning personal wireless service facilities
Recommendation: Adopt Ordinance No. 2305 an ordinance of the City Council of the City of Pleasanton repealing and replacing chapter 18.110 of the Pleasanton Municipal Code concerning personal wireless service facilities.
Fire
5. Adopt a resolution approving the Second Amendment to the Emergency Medical Services First Responder Advanced Life Support (FRALS) Agreement between the City and the County of Alameda
Recommendation: Adopt Resolution No. 2026-026 authorizing the City Manager to sign the second amendment to the EMS FRALS Agreement.
Library and Recreation
6. Adopt a resolution authorizing the submittal of an application to the Alameda County Transportation Commission for Measure BB Funds for the Pleasanton Rides Door-to-Door senior transportation program
Recommendation: Adopt Resolution No. 2026-027 authorizing the submittal of an application to the Alameda County Transportation Commission for Measure BB Funds for the Pleasanton Rides Door-to-Door senior transportation program.
Police
7. Adopt Ordinance No. 2304 amending Ordinance No. 2238 to amend the
City Council Minutes Page 3 of 4 May 5, 2026
Pleasanton Police Department's Military Equipment Use Policy to add equipment to the Policy's Military Equipment Inventory
Recommendation: Adopt Ordinance No. 2304 amending Ordinance No. 2238 to amend the Pleasanton Police Department's Military Equipment Use Policy to add equipment to the Policy's military equipment inventory.
Public Works
8. Adopt Resolutions preliminarily approving Engineer’s Reports and ordering Proposition 218 Assessment Ballot Proceedings for the Ponderosa-Del Prado Landscape Maintenance District 2026-1 and Bonde Ranch Landscape Maintenance District 2026-2; and setting July 21, 2026, at 7:00 p.m. for the public hearing
Recommendation:
1. Adopt Resolution No. 2026-028 to preliminarily approve the Engineer’s Report for Ponderosa-Del Prado Landscape Maintenance District 2026-1 and set July 21, 2026, as the date of the public hearing.
2. Adopt Resolution No. 2026-029 to order Proposition 218 property owner assessment ballot proceedings for Ponderosa-Del Prado Landscape Maintenance District 2026-1.
3. Adopt Resolution No. 2026-030 to preliminarily approve the Engineer’s Report for Bonde Ranch Landscape Maintenance District 2026-2 and set July 21, 2026, as the date of the public hearing.
4. Adopt Resolution No. 2026-031 to order Proposition 218 property owner assessment ballot proceedings for Bonde Ranch Landscape Maintenance District 2026-2.
MEETING OPEN TO THE PUBLIC
9. Oath of Office for new Commission and Committee members The City Clerk administered the Oath of Office to new members.
10. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.
Mayor Balch opened public comment. The following individuals provided comment:
Cory Slattengren and Vicki LaBarge.
Mayor Balch closed the public comment.
PUBLIC HEARINGS AND OTHER MATTERS
City Council Minutes Page 4 of 4 May 5, 2026
11. Introduction of proposed Memorandum of Understanding between the City of Pleasanton and the Pleasanton Police Officers' Association with term ending May 31, 2029
Recommendation: Introduce the proposed Memorandum of Understanding between the City of Pleasanton and the Pleasanton Police Officers' Association with term ending May 31, 2029, and obtain public input and receive comments on the key elements of the tentative agreement negotiated between the Pleasanton Police Officers’ Association (PPOA) and the City of Pleasanton.
Presentation by Xaviera Scoggins, Director of Human Resources and Labor Relations.
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.
12. Receive an update on the Police Department's operations, services and activities Recommendation: Receive the Pleasanton Police Department annual report for 2025.
Presentation by Tracy Avelar, Chief of Police.
Mayor Balch opened public comment. The following individuals provided comment:
Arthur Ashmrov.
Mayor Balch closed the public comment.
MATTERS INITIATED BY COUNCIL
None
.
COUNCIL REPORTS
Councilmembers reported on regional and local meetings attended.
CITY MANAGER UPDATES
The City Manager provided informational updates on the community and organization.
ADJOURNMENT
Mayor Balch adjourned the meeting at 8:55 p.m.
______________________
Jocelyn Kwong, City Clerk
Item #2
CITY COUNCIL AGENDA REPORT
June 2, 2026
City Clerk
TITLE: ADOPT A RESOLUTION CALLING A GENERAL MUNICIPAL ELECTION TO BE HELD TUESDAY, NOVEMBER 3, 2026; A RESOLUTION REQUESTING CONSOLIDATION WITH THE STATEWIDE GENERAL ELECTION; AND A
RESOLUTION PERTAINING TO THE SUBMISSION OF CANDIDATE
STATEMENTS
SUMMARY
The purpose of the November 2026 general municipal election is to elect a Mayor for a two- year term and two members of the City Council from Districts 1 and 3, each for a four-year term.
RECOMMENDATION
Adopt a resolution calling a General Municipal Election to be held Tuesday, November 3, 2026; a resolution requesting consolidation with the Statewide General Election; and a resolution pertaining to the submission of candidate statements.
BACKGROUND
The City holds its General Municipal Election the first Tuesday after the first Monday in November in each even-numbered year for the purpose of electing municipal officers - a Mayor and two Council Members. Along with adopting the required resolution calling for the November 3, 2026, election, staff recommend that the City Council request consent from the County of Alameda Board of Supervisors to consolidate with the Statewide General Election and for the Registrar of Voters to render specific services to the City related to conducting the election. State law also requires adoption of a resolution regulating candidate statements.
DISCUSSION
Consistent with past elections and state law, in the event of a tie vote, the City will conduct a special runoff election.
Additionally, candidates will pay a $25 filing fee and a deposit for the optional candidate statement. The estimated cost associated with printing and translating a candidate statement of 200 words is $750 for Councilmember district seats and $2,200 for Mayor as based on the 2024 general municipal election, with final costs to be provided by the County.
The nomination period for all offices opens July 13, 2026, and closes August 7, 2026, at 5 p.m. unless extended pursuant to Elections Code section 10225.
EQUITY AND SUSTAINABILITY
Not applicable, as this item is a routine matter of City business.
OUTREACH
No outreach has been conducted, as this item is a routine matter of City business.
STRATEGIC PLAN ALIGNMENT
Not applicable, as this item is a routine matter of City business.
FISCAL IMPACT
Funding is allocated in the operating budget. Costs related to consolidated services by the County will be invoiced by the County after the election. Candidates will pay for the costs of their candidate statements.
Prepared by: Submitted by: Approved by:
Jocelyn Kwong, City Clerk Jocelyn Kwong, City Clerk
Interim City Manager
Attachments:
1. Resolution Calling General Municipal Election
2. Resolution requesting consolidation with the Statewide General Election
3. Resolution pertaining to submission of candidate statements
ATTACHMENT 1
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON,
CALIFORNIA, CALLING FOR THE HOLDING OF A GENERAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026, FOR THE ELECTION OF CERTAIN
OFFICERS AS REQUIRED BY THE PROVISIONS OF THE LAWS OF THE STATE OF
CALIFORNIA RELATING TO GENERAL LAW CITIES
WHEREAS, under the provisions of the laws relating to general law cities in the State of California, a General Municipal Election shall be held on November 3, 2026, for the election of Municipal Officers.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. That pursuant to the requirements of the laws of the State of California relating to General Law Cities there is called and ordered to be held in the City of Pleasanton, California, on Tuesday, November 3, 2026 for the purpose of electing a Mayor for the full term of two years, and two Members of the City Council from Districts 1 and 3 for the full term of four years.
SECTION 2. That the ballots to be used at the election shall be in form and content as required by law.
SECTION 3. That the City Clerk is authorized, instructed, and directed to coordinate with the County of Alameda Registrar of Voters to procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election.
SECTION 4. That the vote center locations and hours of operations, ballot drop box locations and hours of operations, vote-by-mail procedures and timing, and all other persons and procedures for the General Municipal Election shall be the same as those utilized by the County of Alameda and in compliance with the Elections Code of the State of California. In addition, the vote centers for the election shall be open at seven o’clock a.m. of the day of the election and shall remain open continuously from that time until eight o’clock p.m. of the same day when the polls shall be closed, pursuant to Election Code § 10242, except as provided in § 14401 of the Elections Code of the State of California.
SECTION 5. That in all particulars not recited in this resolution, the election shall be held and conducted as provided by law for holding municipal elections.
SECTION 6. That notice of the time and place of holding the election is given and the City Clerk is authorized, instructed, and directed to give further or additional notice of the election, in time, form and manner as required by law.
SECTION 7. That in the event of a tie vote (if any two or more persons receive an equal and the highest number of votes for an office) as certified by the County of Alameda Registrar of Voters, the City Council, in accordance with Election Code § 15651(b), shall conduct a special runoff election to resolve the tie vote and such special runoff election is to be held on a Tuesday not less than 40 days nor more than 125 days after the administrative or judicial certification of the election which resulted in a tie vote.
Resolution No. 2026-XX
SECTION 8. That the City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.
SECTION 9. The City Council authorizes the City Clerk to administer said election and all reasonable and actual election expenses shall be paid by the City upon presentation of a properly submitted bill.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
ATTACHMENT 2
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON,
CALIFORNIA, REQUESTING THE BOARD OF SUPERVISORS OF THE COUNTY OF
ALAMEDA TO CONSOLIDATE A GENERAL MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 3, 2026, WITH THE STATEWIDE GENERAL ELECTION TO BE HELD ON THE DATE PURSUANT TO § 10403 OF THE ELECTIONS CODE
WHEREAS, the City Council of the City of Pleasanton called a General Municipal Election to be held on November 3, 2026, for the purpose of electing a Mayor to a two-year term, and two Members of the City Council from Districts 1 and 3 to a four-year term; and
WHEREAS, it is desirable that the General Municipal Election be consolidated with the Statewide General Election to be held on the same date and that within the city the precincts, polling places and election officers of the two elections be the same, and that the County Election Department of the County of Alameda canvass the returns of the General Municipal Election and that the election be held in all respects as if there were only one election.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. That pursuant to the requirements of § 10403 of the Elections Code, the Board of Supervisors of the County of Alameda is hereby requested to consent and agree to the consolidation of a General Municipal Election with the Statewide General Election on Tuesday, November 3, 2026, for the purpose of the election of a Mayor to a two-year term, and two Members of the City Council from Districts 1 and 3 to a four-year term.
SECTION 2. That the County Election Department is authorized to canvass the returns of the General Municipal Election. The election shall be held in all respects as if there were only one election, and only one form of ballot shall be used. The election will be held and conducted in accordance with the provisions of law regulating the statewide election.
SECTION 3. That the Board of Supervisors is requested to issue instructions to the County Election Department to take all steps necessary for the holding of the consolidated election.
SECTION 4. That the City of Pleasanton recognizes that additional costs will be incurred by the County by reason of this consolidation and agrees to reimburse the County for any costs.
SECTION 5. That the City Clerk is hereby directed to file a certified copy of this resolution with the Board of Supervisors and the County Election Department of the County of Alameda.
SECTION 6. That the City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.
{Vote and signatures to follow on next page}
Resolution No.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
ATTACHMENT 3
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON,
CALIFORNIA, ADOPTING REGULATIONS FOR CANDIDATES FOR ELECTIVE OFFICE PERTAINING TO CANDIDATES’ STATEMENTS SUBMITTED TO THE VOTERS AT AN ELECTION TO BE HELD ON NOVEMBER 3, 2026
WHEREAS, §13307 of the Elections Code of the State of California provides that the governing body of any local agency adopt regulations pertaining to materials prepared by any candidate for a municipal election, including costs of the candidate statement.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:
SECTION 1. GENERAL PROVISIONS
That pursuant to §13307 of the Elections Code of the State of California, each candidate for elective office to be voted for at an election to be held in the City of Pleasanton, on November 3, 2026, may prepare a candidate’s statement on an appropriate form provided by the City Clerk.
The statement may include the name, age and occupation of the candidate and a brief description of no more than 200 words of the candidate’s education and qualifications expressed by the candidate. The statement shall not include party affiliation of the candidate, nor membership or activity in partisan political organizations. The statement shall be filed in typewritten form, signed by the candidate and filed in the Office of the City Clerk at the time the candidate’s nomination papers are filed. The statement may be withdrawn, but not changed, during the period for filing nomination papers and until 5 p.m. of the next working day after the close of the nomination period.
SECTION 2. FOREIGN LANGUAGE POLICY
A. Pursuant to the Federal Voting Rights Act, candidates statements will be translated into all languages required by the County of Alameda. The County is required to translate candidates’ statements into the following languages: Chinese, Spanish, Tagalog, and Vietnamese.
B. The County will print and mail separate voter information guides and candidates’ statements in Spanish, Chinese, Tagalog and Vietnamese to only those voters who are on the County voter file as having requested a voter information guide in a particular language. The County will make the voter information guides and candidate statements in the required languages available at all vote centers, on the County’s website, and in the Election Official’s office.
SECTION 3. PAYMENT
A. Translations:
1. The candidate shall be required to pay for the cost of translating the candidate’s statement into any required foreign language as specified in (A) and (B) of Section 2 above pursuant to Federal and/or State law.
Resolution No.
2. The candidate shall be required to pay for the cost of translating the candidate’s statement into any foreign language that is not required as specified in (A) and (B) of Section 2 above, pursuant to Federal and/or State law, but is requested as an option by the candidate.
B. Printing:
1. The candidate shall be required to pay for the cost of printing the candidate's statement in English in the main voter pamphlet.
2. The candidate shall be required to pay for the cost of printing the candidate's statement in a foreign language required in (A) of Section 2 above, in the main voter pamphlet.
3. The candidate shall be required to pay for the cost of printing the candidate's statement in a foreign language requested by the candidate per (B) of Section 2 above, in the main voter pamphlet.
4. The candidate shall be required to pay for the cost of printing the candidate's statement in a foreign language required by (A) of Section 2 above, in the facsimile voter pamphlet.
The City Clerk shall estimate the total cost of printing, handling, translating, and mailing the candidates’ statements filed pursuant to this section, including costs incurred as a result of complying with the Voting Rights Act of 1965 (as amended) and require each candidate filing a statement to pay in advance to the City their estimated pro rata share as a condition of having their statement included in the voter’s pamphlet. The estimate is just an approximation of the actual cost that varies from one election to another election and may be significantly more or less than the estimate, depending on the actual number of candidates filing statements. Accordingly, the City Clerk is not bound by the estimate and shall, on a pro rata basis, bill the candidate for additional actual expense, or refund any excess paid, depending on the final actual cost. In the event of underpayment, the City Clerk shall require the candidate to pay the balance of the cost incurred. In the event of overpayment, the City Clerk shall prorate the excess amount among the candidates and refund the excess amount paid within 30 days of the election or upon City’s receipt of invoices from the county.
SECTION 4. MISCELLANEOUS
The City Clerk shall comply with all recommendations and standards set forth by the California Secretary of State regarding occupational designations and other matters relating to elections.
SECTION 5. ADDITIONAL MATERIALS
No candidate will be permitted to include additional materials in the voter information guide.
SECTION 6. That the City Clerk shall provide each candidate or the candidate's representative with a copy of this Resolution at the time nomination petitions are issued.
SECTION 7. That all previous resolutions establishing Council policy on payment for candidate statements are repealed.
SECTION 8. That this resolution shall apply at the next ensuing municipal election and at each municipal election after that time.
Resolution No.
SECTION 9. That the City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
Item #3
CITY COUNCIL AGENDA REPORT
June 2, 2026
Community and Economic Development
TITLE: ADOPT ORDINANCE NO. 2306 OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING VARIOUS ENTITLEMENTS LOCATED AT 10807 DUBLIN CANYON ROAD (APN 941-2700-2), 10971 DUBLIN CANYON ROAD (APN 941-2700-1), 11021 DUBLIN CANYON ROAD (APN 941-2500-002), APN 941-2500-003, 11033 DUBLIN CANYON ROAD (APN 941-2600-002-6) FILED UNDER CASE NOS. P18-0078, P18-0078, P18-0081, PUD-130, AND TRACT 8569
ADOPT ORDINANCE NO. 2307 OF THE CITY COUNCIL OF THE CITY OF PLEASANTON
APPROVING THE PRE-ANNEXATION AND DEVELOPMENT AGREEMENT BETWEEN THE CITY OF PLEASANTON AND PONDEROSA HOMES II, INC. FILED UNDER CASE NOS. P18- 0078, P18-0078, P18-0081, PUD-130, AND TRACT 8569
The foregoing Ordinance Nos. 2306 and 2307 were introduced at a regular meeting of the City Council on May 19, 2026, by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
Abstain: None
ORDINANCE NO. 2306
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING VARIOUS ENTITLEMENTS LOCATED AT 10807 DUBLIN CANYON ROAD (APN 941-2700-2), 10971 DUBLIN CANYON ROAD (APN 941-2700-1), 11021 DUBLIN CANYON ROAD (APN 941-2500-002), APN 941-2500-003, 11033 DUBLIN CANYON ROAD (APN 941-2600-002-6) FILED UNDER CASE NOS. P18-0078, P18- 0078, P18-0081, PUD-130, AND TRACT 8569
WHEREAS, on March 30, 2018, Ponderosa Homes II, Inc. applied for: (1) Annexations (P18-0078) of parcels totaling approximately 130.98 acres; (2) General Plan Amendments (P18-0078) redesignating areas with: (a) an Open Space-Public Health and Safety land use designation to Low Density Residential, and (b) either a Low Density Residential to Open Space – Public Health and Safety or Open Space-Parks and Recreation; (3) Rezoning (P18- 0081) parcels from Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR/HOZ to PUD-OS-A&G/OS- PH&S/LDR District; (4) a PUD development plan (PUD-130) to construct 28 single-family residential units, demolish and reconstruct two single-family homes, install related on- and off- site modifications and infrastructure, construct a staging area for public access to the Pleasanton Ridge, and dedicate land to the East Bay Regional Park District (EBRPD); (5) a Vesting Tentative Tract Map (TRACT 8569) to subdivide 128.5 acres into: (a) 30 single-family lots and roadway; (b) private open space; and (c) public open space dedicated to the EBRPD; and (6) a Pre-Annexation and Development Agreement for the proposed project located at 10807 Dublin Canyon Road (APN 941-2700-2), 10971 Dublin Canyon Road (APN 941-2700- 1)11021 Dublin Canyon Road (APN 941-2500-002), APN 941-2500-003, 11033 Dublin Canyon Road (APN 941-2600-002-6) (hereinafter “Project”); and
WHEREAS, the Applicant and the City subsequently negotiated a proposed Pre- Annexation and Development Agreement to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development of the Project; and
WHEREAS, the Property is designated Low Density Residential, Open Space-Public Health and Safety, Open Space-Agriculture and Grazing, Housing Element Site Overlay, and Unincorporated in the General Plan;
WHEREAS, the Property is Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit Development-Open Space-Agriculture and grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone) on the City’s zoning map; and
WHEREAS, the City of Pleasanton is the lead agency on the Project for purposes of the California Environmental Quality Act (“CEQA,” codified at Public Resources Code §§ 21000, et seq., as further governed by the State CEQA Guidelines, found at 14 CCR §§ 15000, et seq.), and the City Council is the decision-making body for the proposed approval of the Project; and
WHEREAS, the City determined that an Environmental Impact Report (EIR) would be prepared for the Project. The City circulated a Notice of Preparation (NOP) dated August 22, 2019, to public agencies and interested parties for a 30-day consultation period on the scope
Ordinance No. 2306
of the EIR ending on September 23, 2019; and subsequently held a public scoping meeting on September 11, 2019. Thereafter, the City prepared a Draft EIR (SCH No. 2019080461) and circulated the document for a 60-day public comment period, from November 21, 2025, to January 20, 2026. Following the public comment period, the City prepared a Final EIR, which was posted on the City’s website on April 15, 2026; and
WHEREAS, at its duly noticed public meeting of April 22, 2026, the Planning Commission considered the written agenda report, all public testimony, relevant exhibits, and staff recommendations as to the Project; and
WHEREAS, by adoption of Resolution No. PC-2026-08, the Planning Commission confirmed that:
a. it had independently reviewed and considered the information contained in the EIR, including the written and oral comments received on the Draft EIR and written responses to the comments, prior to making a recommendation on the Project;
b. the EIR reflects the City’s independent judgment and analysis on the potential environmental impacts of the Project, and provides information to the decisionmakers and the public on the environmental consequences of approving the Project; and
c. the EIR adequately describes the Project, its significant environmental impacts, mitigation measures, and a reasonable range of alternatives.
On these grounds, Resolution No. PC-2026-08 recommended the City Council certify the EIR.
WHEREAS, at its duly noticed public meeting of May 19, 2026, the City Council considered the written agenda report, all public testimony, relevant exhibits, and staff/Planning Commission recommendations.
WHEREAS, the City Council finds that the Project is consistent with the General Plan and the purposes of the PUD ordinance based on the considerations set forth in this ordinance.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: Findings for approval of PUD Development Plan (PUD-130).
With respect to Case No. PUD-130, the City Council makes the following findings and determinations with respect to each of the considerations for a PUD Development Plan as required by Section 18.68.110 of the PMC:
1. Whether the plan is in the best interests of the public health, safety, and general welfare:
Ordinance No. 2306
The Project, as conditioned, meets applicable City standards concerning public health, safety, and welfare. The Project includes installation of all required infrastructure and utilities to serve the development, as well as roadway and traffic improvements along Dublin Canyon Road, including a new signalized intersection to enhance safety and access. The design incorporates emergency vehicle access, fire protection measures including defensible space and fuel management zones, and compliance with applicable Building and Fire Codes.
Stormwater runoff would be managed through on-site drainage facilities and water quality treatment measures consistent with City and regional requirements. Construction impacts would be minimized through standard conditions of approval, including construction hour limitations and dust control measures. While the Project would result in significant and unavoidable vehicle miles traveled (VMT) impacts, these impacts are typical of residential development in similar locations and are outweighed by the Project’s public benefits, including housing production, open space preservation, and public access improvements.
Therefore, the Project is in the best interests of the public health, safety, and general welfare, and this finding can be made.
2. Whether the plan is consistent with the City's General Plan and any applicable specific plan:
The Project is consistent with the General Plan, as amended, including land use designations of Low Density Residential and Open Space. The proposed density is consistent with the allowable range for the site, and the Project has been designed to cluster development in less constrained areas while preserving substantial open space.
The Project site is identified in the City’s Housing Element as an opportunity site, and the proposed development would contribute toward meeting the City’s regional housing needs allocation (RHNA). The Project also supports General Plan policies related to open space preservation, hillside development, and provision of recreational amenities through dedication of land to the EBRPD and construction of a public staging area and trail connections. Therefore, the Project is consistent with the General Plan, and this finding can be made.
3. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site:
The Project site is located in a semi-rural hillside area characterized by low-density residential development and open space. The proposed development is designed to be compatible with this setting by clustering homes, maintaining large areas of open space, and limiting grading in sensitive areas.
The site design avoids development of residences and structures on slopes exceeding 25 percent and preserves a significant amount of natural landforms. Architectural design and landscaping further ensure compatibility with the surrounding environment. The dedication of open space enhances compatibility with adjacent regional parklands and preserves the natural character of the area. Therefore, the Project is compatible with surrounding development and site characteristics, and this finding can be made.
Ordinance No. 2306
4. Whether grading takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooding to have as minimal an effect upon the environment as possible.
Grading has been minimized and designed to respond to existing topography, with development concentrated in less constrained areas of the site. The Project avoids grading on slopes greater than 25 percent to accommodate structures and incorporates geotechnical recommendations to ensure slope stability and structural integrity.
Drainage improvements, including on-site detention and stormwater treatment facilities, would be implemented to ensure that post-development runoff does not exceed pre- development conditions and to prevent flooding or erosion. Erosion control and dust suppression measures would be implemented during construction. Mitigation measures identified in the Environmental Impact Report address geology, soils, and hydrology to ensure impacts are reduced to less than significant levels. Therefore, grading is appropriately designed, and this finding can be made.
5. Whether streets, buildings, and other manmade structures have been designed and located in such a manner to complement the natural terrain and landscape:
The Project’s internal circulation system follows the natural contours of the site to minimize grading and visual impacts. Residential lots are clustered in areas with more moderate slopes, preserving the majority of the site as open space.
Building placement, orientation, and design have been carefully considered to reduce visual prominence and integrate with the surrounding landscape. Landscaping with native and drought-tolerant species further enhances the site’s natural character. The inclusion of a public staging area and trail connections complements the surrounding open space and recreational uses. Therefore, streets and buildings have been designed to complement the natural terrain, and this finding can be made.
6. Whether adequate public safety measures have been incorporated into the design of the plan:
The Project includes multiple public safety features, including roadway improvements, a signalized intersection, and site access designed to meet City standards for visibility and emergency response. Internal roadways are designed to accommodate emergency vehicles, including adequate turning radii and access to all structures.
The Project incorporates fire protection measures such as defensible space, fuel management zones, and compliance with Wildland-Urban Interface (WUI) requirements. All structures would be constructed in accordance with applicable Building and Fire Codes and would include fire suppression systems. Therefore, adequate public safety measures have been incorporated into the Project design, and this finding can be made.
Ordinance No. 2306
7. Whether the plan conforms to the purposes of the PUD District:
The proposed PUD Development Plan conforms to the purposes of the PUD District by allowing flexibility in site design to achieve a development that is responsive to the site’s environmental constraints while meeting City goals and policies. The Project clusters development to preserve open space, incorporates public benefits such as parkland dedication and trail improvements, and provides housing consistent with the Housing Element.
Through the PUD process, the Project has been designed to balance development with environmental preservation, infrastructure improvements, and community benefits. This approach reflects the intent of the PUD ordinance to encourage innovative and sensitive site planning. Therefore, the Project conforms to the purposes of the PUD District, and this finding can be made.
Section 2: The City Council has considered the findings made and hereby:
1. Adopts the findings set forth in Sections 1 of this Ordinance, subject to the attached Draft Conditions of Approval in Exhibit A; and
2. Approves: (1) Annexations (P18-0078), (2) General Plan Amendments (P18- 0078), (3) Rezoning (P18-0081) four parcels from Pre-zoned-PUD-OS-A&G/OS- PH&S/LDR/HOZ (Planned Unit Development-Open Space-Agriculture & Grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts to PUD-OS-A&G/OS-PH&S/LDR (Planned Unit Development-Open Space-Agriculture & Grazing/Open Space-Public Health and Safety/Low Density Residential) Districts, (4) a Planned Unit Development (PUD- 130) plan for residential and private and public open space development with related on- and off-site modifications and infrastructure, and (5) a Vesting Tentative Map (Tract 8569), as reflected in the plans attached hereto as Exhibit B and incorporated herein by this reference, subject to the draft conditions of approval listed in the attached Exhibit A; and
Section 3: The Zoning Map of the City of Pleasanton, on file with the City Clerk, designating and dividing the City into zoning districts, is hereby amended by the Zoning Unit Map attached hereto as Exhibit C, incorporated herein by this reference.
Section 4: A summary of this ordinance shall be published once within fifteen (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.
Section 5. Effective Date. This Ordinance shall become effective thirty (30) days after the date of its passage and adoption.
Ordinance No. 2306
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on May 19, 2026, and was adopted at a regular meeting on May 19, 2026 by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
Abstain: None
______________________________
Jack Balch, Mayor
ATTEST:
____________________________
Jocelyn Kwong, City Clerk
Dated: ______________________
APPROVED AS TO FORM:
______________________________
Daniel Sodergren, City Attorney
Ordinance No. 2306
EXHIBIT A
CONDITIONS OF APPROVAL
P18-0078 (Annexation), P18-0078 (General Plan Amendments), P18-0081 (Rezoning), PUD-130 (Development Plan), and Tract Map 8569 10807, 11021, 11033 Dublin Canyon Road and Assessor Parcel No. 941-2055-3
May 19, 2026
The applicant, and any successor in interest, is hereby notified, as part of this approval, that (s)he is required to satisfy and maintain compliance with the conditions of approval below.
Where approval by the Director of Community and Economic Development, Planning Division, City Engineer, City Attorney, Chief Building and Safety Official, Fire Department or other City staff is required, review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted practices related to the approval. In addition to complying with the conditions below, the applicant is required to comply with all applicable federal, state, and local laws that pertain to this project whether or not specifically noted herein.
This approval is granted for: (1) Annexation (P18-0078) of parcels totaling 130.98 acres from unincorporated Alameda County to the City of Pleasanton; (2) General Plan Amendments (P18-0078) redesignating residential areas from Open Space–Public Health and Safety to Low Density Residential and open space areas from Low Density Residential to either Open Space–Public Health and Safety or Open Space–Parks and Recreation; (3) Rezoning (P18- 0081) four parcels from Pre-Zoned PUD–OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit Development–Open Space–Agriculture and Grazing/Open Space–Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts to PUD–OS-A&G/OS- PH&S/LDR (Planned Unit Development–Open Space–Agriculture and Grazing/Open Space– Public Health and Safety/Low Density Residential) Districts; (4) a Planned Unit Development (PUD-130) to construct 28 detached single-family residences, demolish and reconstruct two existing single-family residences, and install related on- and off-site improvements and infrastructure; and (5) a Vesting Tentative Tract Map (Tract 8569) to subdivide four parcels totaling 128.5 acres into either single-family lots or private and public open space; located at 10807 Dublin Canyon Road (APN 941-2700-2), 10971 Dublin Canyon Road (APN 941-2700- 1)11021 Dublin Canyon Road (APN 941-2500-002), APN 941-2500-003, 11033 Dublin Canyon Road (APN 941-2600-002-6). Development shall be substantially as shown on the project materials listed below:
a. Project plans, Vesting Tentative Map, and Architectural plans, Exhibit B, prepared by RJA and Bassenian Lagoni, for Ponderosa Homes II, Inc, dated “Received” on November 2, 2024, and kept on file in the Planning Division of the Community and Economic Development Development Department.
b. Hidden Canyon Residences and Preserve Final Environmental Impact Report prepared by FirstCarbon Solutions, for Ponderosa Homes II, Inc., dated March 2026, and kept on
Ordinance No. 2306
file with the Planning Division of the Community and Economic Development Department.
c. Pre-Annexation and Development Agreement between the City of Pleasanton and Ponderosa Homes II, Inc.
The project materials listed above are collectively the “Approved Plans”.
THIS APPROVAL IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:
1. APPROVAL AND REVISIONS: The proposed development shall be in substantial conformance with the “Approved Plans”, except as modified by the following conditions.
Minor changes to the plans may be allowed subject to the approval of the Director of Community and Economic Development if found to be in substantial conformance with the approved exhibits. Planning Division approval is required before any changes are implemented in site design, grading, architectural design, house colors or materials, green building measures, landscape material, etc.
2. EXPIRATION: The PUD development plan shall lapse in accordance with the Pre- Annexation and Development Agreement from the effective date of this ordinance. If the final map is recorded, then the PUD development approval shall not lapse. Project Specific Condition.
3. VESTING TENTATIVE TRACT MAP SUBMITTAL: The Vesting Tentative Tract Map, building and/or improvement permit submittals will only be accepted after annexation has been granted by LAFCo. Project Specific Condition.
4. OAK HILLS CONGREATION: 10971 Dublin Canyon Road (APN 941-2700-1) is granted pre-annexation only. If future development and/or building/site modifications are desired, the property owner shall submit the appropriate applications to the City of Pleasanton for consideration. Project Specific Condition.
5. CONDITIONS OF APPROVAL CHECKLIST: The project developer shall create and include a “Conditions of Approval Checklist” indicating all conditions in Exhibit A have been satisfied, incorporated into the building permit plans or improvements plans, and/or addressed. Said checklist shall be incorporated as one of the first four plan sheets of all building permit and engineering permit plan submittals for review by the City prior to issuance of permits.
6. LIABILITY AND INDEMNIFICATION: To the extent permitted by law, the project applicant shall hold harmless, defend (with counsel acceptable to the City), and indemnify the City, its City Council, its officers, commissions, employee and agents (the “Indemnified Parties”) from and against any claim, action, or proceeding brought by a third party against any of the Indemnified Parties and/or the applicant to attack, set aside, or void the approval of the project or any permit authorized hereby for the project, including without limitation, reimbursing the City its attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice.
Ordinance No. 2306
PLANNING DIVISION – 925-931-5600
Site Development and Building Design
7. DEVELOPMENT STANDARDS AND USES – SINGLE-FAMILY HOMES: The project site shall be developed in accordance with the approved PUD Development Plan as shown on the Approved Plans referenced herein. Unless otherwise specific in the conditions of approval, all permitted and conditionally permitted uses shall be those found in Chapter 18.32 of the Pleasanton Municipal Code (PMC).
a. Additions/expansions and/or filling in clearstory or loft spaces within the Ponderosa subdivision (Lots 1-28) shall not be allowed. Detached accessory structures and attached rear yard patio covers shall be subject to the site development standards of the R-1-10,000 District of the PMC.
b. The two Lester properties (Lots 29 and 30) shall be subject to the development standards of the R-1-20,000 District of the PMC. Project Specific Condition.
8. ACCESSORY DWELLING UNITS: Lots 4, 7, 15, 24, 25, and 28 shall be constructed with accessory dwelling units. The plans submitted for building permits for these respective lots shall reflect this requirement. Project Specific Condition.
9. BUILDING MATERIALS AND COLORS: The building materials and colors in the Approved Plans shall be stated on the building permit plans. The body of the houses shall not be white. Project Specific Condition.
10. PAVING MATERIALS: The color, material, design, and product specifications for the paving materials used on-site shall be in conformance with the Approved Plans and included with the building permit submittal. Any proposed modifications to the final paving design details shall be subject to review and approval by the Planning Division prior to issuance of building permits.
11. WINDOWS: Manufacturer type, design, material, and installation details for all windows within the project shall be specified for each unit/building in conformance with the Approved Plans in the building permit submittal. Any proposed modifications shall be subject to review and approval by the Planning Division prior to issuance of building permits.
12. MOCK-UP: The project developer shall set up a large material and color mock-up on site to confirm conformance with the Approved Plans prior to any on- of off-site modifications and shall be subject to the review and approval of the Planning Division.
13. FENCE/WALL: All fencing and walls shall be shown on the construction plans with the building permit submittal. The design and location must be approved by the Planning Division and comply with all development requirements.
Ordinance No. 2306
14. OUTDOOR STORAGE: There is to be no outdoor storage without prior approval by the City.
15. LIGHTING AND PHOTOMETRICS PLAN: The project developer shall submit a lighting plan with the building permit submittal. The plan shall include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. All exterior lighting including landscape lighting shall be directed downward and designed or shielded so as to not shine onto neighboring properties or streets. The photometrics shall be reviewed and approved by the City Traffic Engineer and Director of Community and Economic Development prior to building permit issuance. The type and location of all exterior light fixtures shall be reviewed and approved by the Director of Community and Economic Development prior to building permit issuance.
16. BUILDING HEIGHT CERTIFICATION: The project developer shall submit a building height certification prepared by a California licensed land surveyor or civil engineer to the Director of Community and Economic Development before the first framing or structural inspection by the Building and Safety Division. The height of the structures shall be surveyed and verified as being in conformance to the approved building heights as shown on Exhibit B or as otherwise conditioned.
17. FINAL INSPECTION: Final inspection by the Planning Division is required prior to occupancy.
18. TRANSFORMERS: New electrical transformers shall be placed underground, or aboveground and screened from view to the satisfaction of the Director of Community and Economic Development. Details of the new electrical transformers, and any screening architecturally compatible with the building, shall be included in the building permit submittal and shall be subject to the review and approval of the Director of Engineering/City Engineer and Director of Community and Economic Development prior to building permit issuance.
19. MECHANICAL EQUIPMENT – SCREENING: The project developer shall effectively screen from view all ducts, meters, air conditioning equipment, and any other mechanical equipment, whether on the structure, on the ground, or on the roof, with materials architecturally compatible with the building. Screening details shall be shown on the plans submitted for building permit, the adequacy of which shall be determined by the Director of Community and Economic Development. All required screening shall be installed prior to final occupancy.
20. RECYCLING AND COMPOSTING PROGRAMS: The project shall comply with the current City/Pleasanton Garbage Service recycling and composting programs.
East Bay Regional Park District (EBRPD)
21. The plans shall be revised to show and include exit spikes for the staging area.
The exist spikes shall meet the specifications
found here: https://www.ebparks.org/sites/default/files/410-Controlled-Vehicle-Entry-
Ordinance No. 2306
20211011.pdf, and shall be subject to the review and approval of EBRPD staff prior to building permit issuance for the development. Project Specific Condition.
22. The project developer shall complete the staging area and trail access prior to issuance of occupancy of the 11th home in the subdivision. The project developer shall provide bi-weekly check-ins with EBRPD staff prior to and during construction of the staging area and trail. Project Specific Condition.
23. The project developer shall work directly with EBRPD staff to establish a long-term funding mechanism to cover expenditures for maintenance of the staging area, trail, and dedicated open space for fire, public safety, and operational needs. If a conservation easement is required, the resource agencies will require an endowment be established to provide for its long-term maintenance and stewardship of protected resources. The funding mechanism shall be completed prior to issuance of building permits. Project Specific Condition.
Environmental
24. MITIGATION MEASURES / IMPLEMENTATION MEASURES: As identified in the project’s Environmental Impact Report (EIR), Findings of Fact (FOF), and Mitigation Monitoring and Reporting Program (MMRP), implementation of mitigation measures is required to reduce environmental impacts to the extent feasible. The adopted mitigation measures applicable to the Project include, but are not limited to, those related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology/Water Quality, Noise, Transportation, and Utilities.
All mitigation measures identified in the certified EIR and adopted MMRP shall be fully implemented by the developer. These measures shall be incorporated into all applicable improvement plans, grading plans, building plans, and construction documents, and shall be subject to review and approval by the applicable City departments/divisions prior to issuance of grading or building permits, as specified in the MMRP.
Ongoing Monitoring and Enforcement: All mitigation measures shall be monitored in accordance with the adopted MMRP. The project developer shall be responsible for all costs associated with implementation, monitoring, and reporting. The developer shall create and provide a mitigation measures checklist indicating all mitigation measures have been satisfied, incorporated into the building permit plans or improvements plans, and/or addressed. Said checklist shall be incorporated as one of the first four plan sheets of all building permit and engineering permit plan submittals for review by the City prior to issuance of permits Compliance shall be verified by the City prior to issuance of applicable permits and throughout construction and operation, as specified.
Project Specific Condition.
Green Building and Sustainability Measures
25. Climate Action Plan 2.0 Compliance: Prior to building permit issuance, a Greenhouse Gas (GHG) Emission Compliance Checklist shall be provided, to the Planning Division for review and approval by the Director of Community and Economic Development. The
Ordinance No. 2306
measures shall be shown on the building permit plans submitted to the Building and Safety Division. The Checklist shall include notation indicating the sheet(s) the measure can be found. Prior to building permit final, all of the measures indicated on the approved checklist shall be inspected and approved by the City of Pleasanton.
Construction Practices and Noticing
26. WORK HOURS: All demolition and construction activities, inspections, plan checking, material delivery, staff assignment or coordination, etc., shall be limited to the hours of 8 a.m. to 5 p.m., Monday through Saturday. No construction shall be allowed on State or Federal Holidays or Sundays. The Director of Community and Economic Development may allow earlier “start times” or later “stop times” for specific construction activities, e.g., concrete pouring. All construction equipment shall meet Department of Motor Vehicles (DMV) noise standards and shall be equipped with muffling devices.
Prior to construction, the hours of construction shall be posted on site.
27. OVERNIGHT CONSTRUCTION PARKING: Campers, trailers, motor homes, or any other similar vehicle are not allowed on the construction site except when needed as sleeping quarters for a security guard subject to receipt of a temporary conditional use permit (per PMC § 18.116.010.E).
28. CONSTRUCTION TRAILERS: A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.
29. CONSTRUCTION AND PARKING MANAGEMENT PLAN: The project developer shall prepare a construction and parking management plan to address impacts and parking demands during the construction phase of the project. The construction and parking management plan shall be subject to review and approval by the City Traffic Engineer and Director of Community and Economic Development prior to issuance of a demolition permit, or the first building permit, whichever comes first. The following items shall be incorporated into the construction and parking management plan:
a. Show truck route for construction and delivery trucks that does not include neighborhood residential streets, unless approved by the City Traffic Engineer;
b. Show construction vehicles and equipment parking area, materials storage, temporary fencing, construction trailer location, and construction contractors/workers parking area; and
c. Sidewalk closure or narrowing is not allowed during on-site construction activities without prior approval by the City.
30. PORTABLE TOILETS: Portable toilets used during construction shall be kept on the project site and shall be emptied to prevent odor.
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31. EXCESS SOIL AND SOIL STOCKPILING: All excess soil from the site shall be off- hauled from the site and disposed of in a lawful manner. No temporary stockpiling of dirt on this site shall occur without specific review and approval by the Director of Community and Economic Development.
32. NOTICE OF CONSTRUCTION: Prior to construction, the project developer shall notify the owners and occupants within the Canyon Creek and Canyon Meadows subdivisions, and the owners and occupants of 1102, 11056, and 11078 Dublin Canyon Road of the construction schedule in writing. Such notice shall include contact names and numbers for the developer and contractor. Project Specific Condition.
33. DISTURBANCE COORDINATOR: The project developer shall designate a “disturbance coordinator” who shall be responsible for responding to any complaints regarding construction noise, dust, construction parking, etc. The coordinator (who may be an employee of the general contractor) shall determine the cause of the complaint and shall require the implementation of reasonable measures warranted to correct the problem. A telephone number of the disturbance coordinator shall be posted on the construction site fence and on the notification sent to neighbors. The sign shall also list an emergency after-hours contact number for the disturbance coordinator, or designee.
34. CULTURAL RESOURCES/HUMAN REMAINS: If any prehistoric or historic artifacts, or other indication of cultural resources are found once the project construction is underway, all work shall stop within 20-meters (66 feet) of the find. A qualified archaeologist shall be consulted for an immediate evaluation of the find prior to resuming groundbreaking construction activities within 20 meters of the find. If the find is determined to be an important archaeological resource, the resource shall be either avoided, if feasible, or recovered consistent with the requirements of the State California Environmental Quality Act (CEQA) Guidelines. In the event that human remains are discovered during grading and construction of the project, work shall stop immediately.
There shall be no disposition of such human remains, other than in accordance with the procedures and requirements set forth in California Health and Safety Code Section 7050.5, Public Resources Section 5097.98, and Title 14 California Code of Regulations Section 15064.5. These code provisions require notification of the County Coroner, who may then notify the Native American Heritage Commission, who in turn must notify the persons believed to be most likely descended from the deceased Native American for appropriate disposition of the remains. A similar note shall appear on the building permit and/or improvement plans.
Fees
35. INCLUSIONARY HOUSING ORDINANCE CONFORMANCE: Project developer shall comply with the Pleasanton Municipal Code Chapter 17.44 requirements by paying the Affordable Housing Fees for the project, according to the City’s adopted Master Fee Schedule in the executed Pre-Annexation and Development Agreement. The project developer is responsible for payment of all Affordable Housing Fees prior to building permit issuance. Project Specific Condition.
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36. FEES: Unless otherwise specified by the project’s Pre-Annexation and Development Agreement, the project developer shall pay any and all fees to which the property may be subject, prior to issuance of grading and/or building permits, or prior to recordation of the final map, whichever is applicable. The type and amount of the fees shall be those in effect at the time the permit is issued. Project Specific Condition.
37. WATER FEES AND WATER METER CONNECTION FEES: The project developer shall pay the applicable Zone 7 and City connection fees and water meter cost for any water meters and irrigation meters, if applicable, prior to building permit issuance.
38. SEWER STUDY AND FEES: As required by Pleasanton Municipal Code 15.16.010 (Sewer Connection Mandatory), sewer connection is required. The project developer shall participation in a study with Dublin-San Ramon Services District (DSRSD) for the wastewater loading, and pay the applicable DSRSD and City sewer permit fees prior to building permit issuance. Project Specific Condition.
39. SCHOOL IMPACT FEES: Project developer shall work with the Pleasanton Unified School District (PUSD) to develop a program to offset this project’s long-term effect on school facility needs in Pleasanton. This program shall be designed to fund school facilities necessary to offset this project’s reasonably related effect on the long-term need for expanded school facilities. The method and manner for the provision of these funds and/or facilities shall be approved by the PUSD and in place prior to building permit issuance. Written proof of compliance with this condition shall be provided by project developer to the City, on a form generated by the PUSD, prior to building permit issuance.
40. RECORDED DISCLOSURES: All lots covered by this approval shall include separately recorded disclosure statements or restrictive covenants indicating the following:
a. Except for Junior/Accessory Dwelling Units (ADUs), additions and/or modifications to the structures and garages for Lots 1-28 are prohibited.
b. Residents, tenants, guests, etc., are prohibited from parking on the driveway apron.
c. Boats, trailers, campers, motor homes, and other recreational vehicles are not allowed to be parked or stored on site.
d. The garages for Lots 1-30 shall not be modified or used for storage in a manner that would interfere with the ability to park two cars within the garages of the units and each resident shall utilize the garages for parking of vehicles only.
Wording for these disclosures and covenants shall be written in simple/plain language, shall be submitted to the Community and Economic Development Director and the City Attorney for review and approval prior to recordation of the final map, and shall be recorded over the project site by separate instrument.
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41. CONDITIONS OF APPROVAL: The project developer shall provide all initial buyers with copies of the final project conditions of approval.
BUILDING AND SAFETY DIVISION – 925-931-5300
42. PHASED OCCUPANCY: If building occupancy is proposed to be phased, the project developer shall submit a phasing plan to the Chief Building and Safety Official for review and approval.
43. BUILDING SURVEY: The project developer shall submit a building survey and/or record of survey and a site development plan in accordance with the provisions of Chapter
18.68 of the PMC. These plans shall be approved by the Chief Building Official prior to building permit issuance. The site development plan shall include all required information to design and construct site, grading, paving, drainage, and utilities.
44. PAD AND SETBACK CERTIFICATION: The project developer shall submit a pad elevation certification prepared by a California licensed land surveyor or registered civil engineer to the Chief Building Official and Director of Community and Economic Development certifying the pad elevations and building locations (setbacks) are conforming to the approved plans, prior to receiving a foundation inspection for the structures.
PUBLIC WORKS DEPARTMENT – 925-931-5650
45. CONDITIONS OF APPROVAL: The Conditions of Approval shall be depicted on a plan sheet(s) in the improvement plans.
46. ENGINEERING DIVISION FEES FOR SERVICE: The Engineering Division assesses fees for services including plan-check, permit issuance, and inspection according to the City’s adopted Master Fee Schedule. These fees are separate and distinct from fees assessed by the Community Development Department (including Planning and Building Division fees). The project developer is responsible for payment of all Engineering Division fees prior to services rendered or permit issuance, whichever is first. (Address this condition prior to plan approval).
Design
47. DESIGN PER CITY STANDARDS: All public improvements shall be designed in compliance with the City Standard Specifications and Details in effect at the time of the issuance of the encroachment, grading, or subdivision permit, whichever occurs first. All public improvements shall be designed in conformance with the City of Pleasanton Municipal Code and the City’s adopted Standard Specifications and Details in effect at the time of issuance of the permit(s). Said standards are available for download at:
https://www.cityofpleasantonca.gov/our-government/public-works/engineering/.
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48. ROADWAY DESIGN STANDARDS: All roads constructed or improved by the project developer shall conform to the design standards contained in Pleasanton Municipal Code Chapter 19.36. For standards not explicitly described in the Code, the following State of California Department of Transportation (Caltrans) standards shall be followed:
Highway Design Manual, and the California Manual on Uniform Traffic Control Devices (CA MUTCD), latest editions. The City also references design standards from “A Policy on Geometric Design of Highways and Streets” (latest edition) as published by the American Association of State Highway and Transportation Officials (AASHTO). Any deviations from standards must be approved by the City Engineer. (Address this condition prior to plan approval)
49. HOT-MIX ASPHALT PAVEMENT DESIGN STANDARDS: Public roadways and parking lots shall be surfaced with hot-mix asphalt (HMA) as designed according to Chapter 630 “Flexible Pavement” of the Caltrans Highway Design Manual, unless otherwise approved by the City Engineer. The following minimum standards shall apply to the design:
a. Minimum design life = 20-years
b. R-value of the underlying soil shall be R = 5 minimum. A higher R-value will be allowed only through analytic testing by a licensed geotechnical engineer or engineering geologist.
c. Asphalt Binder classification shall be PG 64-10.
d. Minimum Traffic Index (TI) shall be as follows. A lower TI will be considered only when justified by analytic calculations performed by a licensed civil or traffic engineer according to the Caltrans Highway Design Manual Chapter 613. i. Public parking lot: TImin = 4.5
ii. Local Street: TImin = 5.0
iii. Residential collector street: TImin = 6.0
iv. Collector street: TImin = 7.0
v. Arterial street: TImin = 9.0
e. Minimum thickness of HMA layer = 3 inches
f. Minimum thickness of total structural section = 8 inches (regardless of R-value). (Address this condition prior to plan approval).
50. HYDROLOGIC AND HYDRAULIC CALCULATIONS: The City’s storm drainage network has been designed in accordance with the Alameda County Hydrology and Hydraulics Manual published by the Alameda County Flood Control & Water Conservation District.
Said manual is available for download at: https://acfloodcontrol.org/the-work-we-do/the- work-we-do-hydrology-manual/.
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The City is located in Zone 7, and its storm drain pipe network is considered a secondary facility. Any additions or upgrades to the City’s pipe network shall be designed in accordance with the manual. Calculations submitted for review/approval shall be presented in a format consistent with the “Calculation Form – District Rational Method” available in the manual. Said calculations shall be prepared, stamped, and signed by a California-licensed civil engineer. (Address this condition prior to improvement plan approval).
51. EMERGENCY OVERLAND STORMWATER FLOW/SUMP PROPERTIES: All properties shall be designed with an emergency overland flow path to direct storm runoff to the nearest public street or open flood control facility in the event on-site pipes become plugged. The flow path shall be lower than the finish floor elevation of all habitable structures. The flow path cannot rely on neighboring properties unless a storm drain easement across the neighbor is obtained. Sump properties must be designed to discharge the 50-year recurrence interval storm event through the pipe network before habitable structures become inundated.
52. STORM WATER ENERGY DISSIPATION. The drainage design relies on storm discharges onto unprotected natural hillside slopes. To reduce erosion potential, the storm drain system shall be designed to dissipate energy and reduce flow velocity to less than 6 feet-per-second at the discharge end of all outfalls. (Address this condition prior to improvement plan approval).
53. PRIVATE STORM DRAIN EASEMENTS. Private storm drain easements shall be granted across the western portion of Lot 30 for the benefit of Lot 29 and Parcel C, and across Lot 29 for the benefit of Parcel C. The easements shall assure that storm runoff within Devany Creek can flow unobstructed across these properties to the Dublin Canyon Road culvert. Maintenance of the creek shall be the obligation of each property owner, unless this obligation is transferred to the homeowner’s association. (Address this condition prior to subdivision map approval).
54. POTABLE WATER. The potable water distribution system within the subdivision shall be designed in accordance with the Hydraulic Analysis prepared by Akel Engineering Group dated June 2024, specifically “Alternative 3 – Moller 770 Connection”, although Lots 29 and 30 shall be connected to the Dublin Canyon Pressure Zone. Said system shall be publicly owned and maintained by the City. Appropriate Public Service Easements shall be granted across roads and access pathways to allow maintenance access to these facilities. (Address this condition prior to subdivision map approval).
The City’s Utility Division requires a water inter-tie on Dublin Canyon Road between the Dublin Canyon Pressure Zone and the Moller 770 Pressure Zone so the subdivision can be temporarily fed from the Dublin Canyon zone if service from the Moller zone is interrupted. Final design and coordination of the inter-tie is subject to the Utility Division review and comment during the permitting phase. (Address this condition prior to plan approval).
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55. DESIGN STANDARDS: All permanent connections to the City’s potable water network shall conform to Pleasanton Municipal Code §14.04.050. Any required water pressure and/or flow needed by the project developer beyond that available from the network at the point-of-connection must be provided by the project developer as a private improvement on the customer side of the meter or backflow prevention device. All extensions or upgrades to the potable water network shall be designed to satisfy the following minimum standards:
a. Minimum number of valves:
i. 3 at cross intersections
ii. 2 at “T” intersections
iii. 500 feet maximum spacing
iv. 1 valve at each fire hydrant lateral
v. Pressure regulating valve station required between pressure zones
b. Minimum number of fire hydrants (subject to approval by Livermore-Pleasanton Fire Department (LPFD) Fire Marshal:
i. 1 hydrant within 250 feet of any existing or proposed structure ii. 2 hydrants within 500 feet of any commercial, multi-family residential, industrial, or school building
c. Minimum pipe size: 8-inch diameter
d. Minimum depth of cover over pipe: 42 inches
e. Blowoff requirements:
i. At all dead ends whether temporary or permanent
ii. At all low points in the line
f. Maximum flow velocity: 10 feet per second (fps)
g. Minimum fire flows in gallons per minute (gpm):
i. 1,500 gpm for 2 hours (rural residential)
ii. 2,500 gpm for 2 hours (single family residential)
iii. 3,500 gpm for 2 hours (schools/commercial/public/institutional)
h. Minimum pressures:
i. 40 psi (peak hour demand)
ii. 20 psi (maximum day demand plus fire flows)
i. Dwelling unit equivalent flows: 160 gallons per day (single family residential)
56. SEPTIC TANK ABANDONMENT: If an on-site wastewater treatment system (septic tank, leach field, or similar component) is discovered on properties subject to development, said system shall be decommissioned according to a permit obtained
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from Alameda County Department of Environmental Health. A lawful connection to the City’s sanitary sewer shall be made. Exceptions for pre-existing on-site systems must be approved by the City Engineer if compliant with Pleasanton Municipal Code Chapter
15. 57. SANITARY SEWER DESIGN STANDARDS: Connections to the City’s sanitary sewer network shall conform to Pleasanton Municipal Code Title 15 “Sewerage”. All buildings inhabited by human beings which are not more than 250 feet from the City’s sewer network shall be connected. All premises, parcels, and/or lots shall have independent connections to the City’s sewer network. Public sanitary sewer system shall be designed to satisfy the following minimum standards:
a. Minimum Manning Coefficient (n) within the pipe = 0.013
b. Minimum flow velocity = 2 feet per second at least once per day c. Maximum flow velocity = 10 feet per second
d. Maximum depth of flow to pipe diameter (d/D) = 0.75 for dry weather flow conditions
e. Minimum pipe sizes:
i. Laterals = 4 inches diameter
ii. Main = 8 inches diameter
iii. Force main = 6 inches diameter
f. Minimum slope per table:
Pipe size in diameter Minimum slope
4 inches 0.02 (lateral)
8 inches 0.005 (lateral)
8 inches 0.003
10 inches 0.0025
12 inches 0.0020
15 inches or larger 0.0015
g. Maximum manhole spacing = 350 feet
h. Minimum curvature for curved sewer mains: 200 feet or not less than recommended by pipe manufacturer
i. Minimum pipe cover = 5 feet
j. Peaking factor shall be Peak Wet Weather Flow divided by Average Dry Weather
k. flow (PF = PWWF/ADWF). Referring to the City’s Wastewater Master Plan from August 2007, PF shall be the average of the three events shown on Table 4.5
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“Inflow and Infiltration Analysis” for each subbasin. The Basin I.D. is from Figure ES-3. Minimum allowable PF = 2.0.
l. Backflow prevention devices must be installed if the lowest plumbing fixture if the building is lower than the downstream cleanout overflow device or manhole to assure effluent discharge outside of the building in case the downstream pipe network becomes obstructed.
58. UTILITY ENCLOSURES: Proposed utility enclosures including vaults, meter boxes, splice boxes, and pedestals shall be installed in the public right-of-way, in a public service easement (PSE), or in a utility company specific easement. The locations for utility enclosures shall be considered in the following order of preference: (1) PSE area behind public sidewalk; (2) parkstrip area between the roadway curb & gutter and the sidewalk; (3) within the public sidewalk set flush to grade; (4) within driveway approach areas set flush to the surface with traffic-rated lids. In no case shall an above-ground pedestal or utility cabinet obstruct sight-line visibility for vehicle drivers at intersections or driveways. Above-ground pedestals or utility cabinets are preferred within the side- yard area of a corner residential lot rather than the front-yard. Deviations from this standard must be approved by the City Engineer.
59. DRY UTILITIES (ELECTRICITY, CATV, TELECOM): All dry utilities including electricity, telecommunications, cable television, street lights, alarm systems, etc. required to serve the project shall be installed underground from the point-of-connection at the utility purveyor’s network to the service point. Aerial drops from utility poles will not be allowed without prior approval of the City Engineer.
60. CITY ENGINEER SIGNATURE BLOCK: The following signature block shall be depicted on the first sheet of the plans submitted for construction: “Approval of these plans is for work within the street right-of-way and public utility systems within Public Services Easements unless otherwise noted. Approval of these plans does not release the developer of the responsibility for the correction of mistakes, errors, or omissions contained therein. If during the course of construction of the improvements public interest requires a modification or a departure from the specification and details of the City of Pleasanton or these plans, the City Engineer shall have the authority to require such modification or departure and to specify the manner in which same is to be made.
Approved as to design only based upon information submitted hereon this [DAY] of [MONTH], [YEAR] [NAME PROVIDED BY CITY], P.E., City Engineer, [DATE]
61. SUBDIVISION MAPS: The subdivision of land is governed by Pleasanton Municipal Code Title 19, as well as the California Government Code §§ 66410-66499.85 (Subdivision Map Act). All maps are subject to review and approval by the City Engineer. Recordation of the subdivision map shall be coordinated by the project developer’s title company, with one full-sized mylar copy of the recorded map returned to the City.
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The following statement shall be included on the cover sheet of the map: “I, [NAME PROVIDED BY CITY], P.E., City Engineer of the City of Pleasanton, County of Alameda, State of California, do hereby state that I have examined the herein embodied map entitled “[MAP NAME/NUMBER]” consisting of [NUMBER OF SHEETS] sheets, this statement being on Sheet 1 thereof and that the [PARCEL OR TRACT] map was presented to me as provided by local ordinance. This map conforms with the requirements of the Subdivision Map Act and of any local ordinances applicable at the time of approval of the tentative map, and the subdivision as shown is substantially the same as it appeared on the tentative map, if any, and any approved alterations thereof.
The name of the subdivider is as shown on the statement of owner upon this sheet.”
[NAME PROVIDED BY CITY], P.E., Registration No. 78830, City Engineer, City of Pleasanton, County of Alameda, State of California [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]”
62. CITY CLERK’S STATEMENT: For final maps, the following statement shall be included on the cover sheet of the map: “I, Jocelyn Kwong, City Clerk and Clerk of the Council of the City of Pleasanton, County of Alameda, State of California, do hereby state that this final map entitled ““[MAP NAME/NUMBER]” consisting of [NUMBER OF SHEETS] sheets, this statement being on Sheet [NUMBER] thereof, was presented to said Council of the City of Pleasanton, as provided by law at a regular meeting held on the [DAY] day of [MONTH], [YEAR] and that said Council of the City of Pleasanton did thereupon by motion duly passed and adopted at said meeting, approved said map and accepted on behalf of the public all parcels of land and easements as offered for dedication to the City of Pleasanton for public use in conformity with the terms of the offer of dedication. The names of the subdividers are as shown on the Owner’s Statement upon Sheet 1. In witness whereof, I have hereunto set my hand this [DAY] day of [MONTH], [YEAR]. Jocelyn Kwong, City Clerk, City of Pleasanton, Alameda County, State of California [SIGNATURE LINE]”.
63. SUBDIVISION IMPROVEMENT AGREEMENT: Public improvements required as part of the subdivision must be either completed to the satisfaction of the City Engineer prior to map approval or guaranteed by a Subdivision Agreement. The agreement requires the project developer to post financial security in the form of either a cash deposit, letter of credit, or surety bonds in amounts equivalent to the value of the public improvements.
If surety bonds are utilized, the form of the bond language shall be consistent with California Government Code § 66499.1 for faithful performance and § 66499.2 for labor and materials. The amounts of the bonds shall be 100% of the total estimated value of the public improvements consistent with § 66499.3. In addition, the City requires a warranty bond (often referred to as a maintenance bond) for 10% of the estimated value. The warranty bond shall be active for one-year following formal acceptance of the improvements. All submitted securities are subject to review and approval by the City Attorney. In addition, final maps and the associated Subdivision Agreement are subject to approval by the City Council.
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64. CITY SURVEYOR: The City utilizes the services of an outside consultant to certify the technical accuracy of subdivision maps as City Land Surveyor pursuant to California Government Code §66451.1. In order to provide this service, the consultant will submit a proposal to the City for the estimated cost of the work. The estimate will be presented to the project developer together with the City’s administrative markup according to the City’s adopted Master Fee Schedule. Review of the subdivision map cannot commence until the project developer has submitted payment to the City for these costs. If the ultimate fee at the conclusion of the work is less than this payment, the project developer will be refunded the difference. If the ultimate fee is more than this payment, then the project developer shall submit payment for the difference before the consultant certifies the map.
The following statement shall be included on the cover sheet of the map: “I, [NAME PROVIDED BY CITY], P.L.S, Acting City Surveyor for the City of Pleasanton, Alameda County, California, do hereby state that I have examined this map entitled “[MAP NAME/NUMBER]”, and I am satisfied that said map is technically correct. [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]”
65. SURVEY MONUMENTS FOR HORIZONTAL CONTROL: Final maps shall include sufficient durable survey monuments to allow the subdivision to be retraced in conformance with Pleasanton Municipal Code § 19.24.220. Setting of monuments shall be in accordance with California Government Code §§ 66495-66498. The surveyor shall give notice to the City Engineer when final monuments have been set, and when payment for said work has been received from the subdivider.
66. DATUM FOR VERTICAL CONTROL: Vertical control surveying for all improvements to be constructed shall be based on the North American Vertical Datum of 1988 (NAVD 88). Any benchmarks used that relied on the National Geodetic Vertical Datum of 1929 (NGVD 29) shall be converted to NAVD 88 when presented on plans. The location of the benchmark and source of data must also be disclosed on the plans. (Address this condition prior to improvement plan approval)
67.66. DEDICATIONS TO THE CITY: Dedications to the City shall conform to the following standards whether dedicated on a subdivision map or by recorded separate instrument:
a. For final maps, right-of-way dedications for roadways or similar access shall be offered irrevocably to the City as an easement for public purposes pursuant to California Government Code Section 66439(d)(3) including the right to install and operate public utilities. Right-of-way is defined in Pleasanton Municipal Code §
13.04.010.
b. Public Service Easements (PSE) shall be granted to the City in accordance with Pleasanton Municipal Code §§ 19.24.190 and 19.36.110. PSEs shall be offered as an easement for public purposes including but not limited to installation, construction, access, and maintenance of all public services facilities above and
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below the ground surface including poles, wires, conduits, vaults, cabinets, sanitary sewers, storm drains, gas lines, and water lines as well as all those public utilities and appurtenances thereto as subject to regulation under Pleasanton Municipal Code Chapter 13.04. Consistent with California Government Code Section 66439(d)(3), the offer shall include the statement, “The real property described below is dedicated as an easement for public purposes…”
c. Dedications for public access over sidewalk or driveway areas shall exclude the City’s obligation for maintenance pursuant to California Streets and Highways Code § 5610.
d. An electronic gate proposed on “Street B Private” will restrict access. Similarly, gates will be installed on “Street A Private”, also restricting access. Any easements granted to the City should therefore be explicit in allowing access for maintenance/inspection of public utilities and emergency response providers while excluding the general public and any roadway maintenance by the City.
68.67. GEOTECHNICAL ENGINEER – DESIGN CERTIFICATION: The project developer shall comply with the recommendations of the project’s geotechnical investigation report, as prepared by a California-licensed Geotechnical Engineer or Certified Engineering Geologist. Said professional shall certify on the plans that the design complies with the recommendations of the report. (Address this condition prior to improvement plan approval)
69.68. LIQUEFACTION. Liquefaction potential has been identified as a geotechnical issue for Lots 29 and 30 (See Section 4.3 of the updated Cornerstone Earth Group report. The project developer shall provide additional investigation, analysis, and recommendations from the geotechnical engineer-of-record during the plan preparation phase of the project. All recommendations shall be implemented during design and construction of these lots. (Address this condition prior to improvement plan approval)
70.69. LATERAL SPREADING. Lateral spreading has been identified as a geotechnical issue for structures constructed near the Devany Creek culvert that extends beneath Dublin Canyon Road. The foundations for these structures shall be designed in accordance with recommendations from the geotechnical engineer-of-record to tolerate impacts due to seismically-induced creek bank movement. (Address this condition prior to improvement plan approval)
71.70. GEOTECHNICAL FINAL REPORT: At the conclusion of construction, the project developer shall submit to the City a final report from the Geotechnical Engineer or Certified Engineering Geologist testifying to the successful completion of all material testing and/or observation work performed. The final report must provide assurance that all recommendations had been strictly followed. The project developer shall bear all
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costs associated with this condition. (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit)
72.71. DROUGHT RESTRICTIONS: If the City Council declares a drought during a time when this development is under construction, as described in § 9.30.010, et seq. of the Pleasanton Municipal Code, the project developer shall utilize only recycled water under Stage 1 or greater restrictions for all non-potable construction-related water needs.
Recycled water is available at designated locations within the City, subject to the project developer’s receipt of a temporary hydrant meter from the Operations Service Center located at 3333 Busch Road. The project developer is responsible for all water costs based on current billing rates. (Address this condition during construction)
73.72. ENCROACHMENT PERMIT: Any work performed within the City’s right-of-way, City easements, or City-owned property shall be subject to an Encroachment Permit as defined in Pleasanton Municipal Code Chapter 13.04. All encroachment permit work is subject to adopted City of Pleasanton Standard Specifications and Details and shall be performed by properly licensed contractors as determined by the City Engineer. Said contractors must provide evidence of proper licensure, insurance and City-issued Business License upon application for a permit. (Address this condition prior to permit issuance)
74.73. HAUL ROUTE: Deliveries to and from the project site shall conform to the Commercial Vehicle Regulations included in Pleasanton Municipal Code Chapter 11.48. Vehicles with gross weights exceeding 3 tons but less than 8 tons are prohibited on any City roadway other than those designated a Commercial Vehicle Route unless a Transportation Permit has first been obtained. Said Commercial Vehicle Routes include First Street, Stanley Boulevard, and Sunol Boulevard. In addition to weight restrictions, vehicles that exceed 96 inches in width and/or 60 feet in length are also required to obtain a Transportation Permit. For information about Transportation Permits call 925- 931-5677. (Address this condition prior to permit issuance)
75.74. CONSTRUCTION GENERAL PERMIT: This application is subject to a Construction General Permit according to the National Pollutant Discharge Elimination System (NPDES) General Permit No. CAS000002. The general permit is applicable to development sites that disturb one or more acres of land surface. The project developer will be required to register the project with the State Water Board’s Stormwater Multi- Application and Report Tracking System (SMARTS) website. A Qualified Stormwater Pollution Prevention Plan (SWPPP) Developer (QSD) and a Qualified SWPPP Practitioner (QSP) must be responsible for permit compliance. The SMARTS system will generate a Waste Dischargers Identification (WDID) number, which must be printed on the grading and/or erosion control plans. (Address this condition prior to permit issuance)
76.75. TEMPORARY TRAFFIC CONTROL: Work in the public right-of-way or publicly- accessible easement areas require submittal, review, approval, and implementation of a
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temporary traffic control plan. The plan shall be in writing and subject to review and approval of the City’s Traffic Engineer. The plan must conform to the California Manual on Uniform Traffic Control Devices (CA MUTCD), with specific emphasis on Part 6 “Temporary Traffic Control”. If flaggers will be utilized, said personnel must be trained in the proper fundamentals of flagging moving traffic before entering the right-of-way. The City may demand to see evidence of said training before allowing said personnel into the right-of-way. (Address this condition during construction)
77.76. HIGH VISIBILITY SAFETY APPAREL: All workers on foot who are exposed to the hazard of vehicular traffic shall wear warning garments such as vests, jackets, or shirts manufactured in accordance with the requirements of the American National Standards Institute (ANSI)/International Safety Equipment Association (ISEA) 107-2004 Performance Class 2, high visibility safety apparel and headwear, or any updates adopted by Cal OSHA. During hours of darkness, warning garments shall be retroreflective with visibility from a minimum 1,000 feet. (Address this condition during construction)
78.77. EXCAVATION SAFETY: All excavations must be performed in conformance with California Government Code Sections 4216, et seq. No excavation shall occur until proper notice is provided to Underground Service Alert (usanorth811.org) by calling either 811 or 800-642-2444 at least 72-hours prior to the work so buried utilities can be marked. All excavations shall be covered or barricaded to prevent entry when work is inactive. Open excavations in the public right-of-way must be covered by skid-resistant steel plates that are firmly affixed to the surface with leading edges ramped.
Excavations 5-feet and deeper require a protective system as defined by Cal-OSHA. If a shoring system or trench boxes will be utilized as the protective system, said system shall either be manufactured and installed according to manufacturer recommendations, or designed by a registered professional engineer and installed according to approved plans. No excavation shall be performed atop or adjacent to a high-risk facility until authorized by the owner of the facility. High-risk facilities are defined as gas transmission pipelines and hazardous liquid pipelines as regulated by the U.S.
Department of Transportation Pipeline and Hazardous Materials Safety Administration (US DOT PHMSA) (Address this condition during construction).
79.78. POLLUTANT REDUCTION IN STORMWATER: At no time during construction of the project shall pollutants be allowed to enter, clog, or contaminate storm drain pipe networks or open stormwater channels in violation of Pleasanton Municipal Code §§
9.14.080, et seq. The project developer shall contain all trash and debris for proper disposal to authorized landfills or recyclers. Erosion control features shall be deployed during the rainy season that extends from October 1st to April 15th each year, or any time rain is forecast outside of this period. Best Management Practices (BMPs) shall be strictly followed. Street sweepers must be employed if soil or debris is tracked onto the public roads from vehicles exiting the site. Standard BMPs are available from the California Stormwater Quality Association (CASQA), the United States Environmental Protection Agency (EPA), Caltrans, and others. Notes and/or illustrations shall be added
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to the plans that describe the BMPs to be utilized during construction. The use of manufactured erosion control woven blankets and straw wattles that utilize plastic monofilament netting is specifically prohibited. (Address this condition during construction).
80.79. SWPPP REPORTING: Copies of any monitoring and/or sampling reports required by the stormwater pollution prevention plan (SWPPP) and submitted by the Legally Responsible Person (LRP) to the State of California’s SMARTS database shall also be submitted to the City of Pleasanton inspector assigned to the project. The LRP shall also submit to the City a copy of the required Annual Report no later than September 1st of each year that construction is active or when erosion control features have been deployed. The report must include a summary of all sampling and analysis performed (Risk Levels 2 and 3 only), a log of all inspections performed including Rain Event Action Plans (REAP), a summary of any required corrective actions taken, and a summary of any violations. (Address this condition during construction).
81.80. DUST CONTROL: Dust control measures must be employed during all phases of construction to prevent airborne nuisance to neighboring properties. All stockpiles or unused materials that can create dust shall be covered or removed. Exposed soil areas shall be routinely watered until surfacing materials or landscaping is installed. Use of dust palliatives shall conform to Caltrans Standard Specification Section 18. Any damage caused by airborne dust to neighboring properties shall be cleaned with costs paid by the project developer. If the project developer fails the address dust as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the project developer or levied as a lien against the project developer’s property. (Address this condition during construction)
82.81. PROPERTY NUISANCE: At no time during construction of the project shall the condition of the property become a nuisance as defined in Pleasanton Municipal Code §
9.28.020. The City shall have the right to inspect the property for conditions that violate the code standard. If a nuisance is found, the project developer shall immediately submit a plan of correction. Depending on the severity of the nuisance, the City may suspend all construction work until the condition is corrected. Any of the following conditions shall be considered severe: Leaking chemicals that can cause environmental damage; open excavations or any excavation deeper than 4 feet that lacks proper shoring; unsecured materials that can fall to the ground causing damage or injury; open or exposed utilities that could cause electrical shock or contamination of sewer, potable water systems, groundwater wells, or storm drainage networks. If the project developer fails the address the nuisance as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the project developer or levied as a lien against the project developer’s property. (Address this condition during construction)
83.82. NOISE: Construction noise is regulated under Pleasanton Municipal Code Chapter
9.04. Noise is prohibited outside of the hours of 8 a.m. and 8 p.m. daily except Sundays
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and holidays when noise is prohibited outside the hours of 10 a.m. and 6 p.m. Noise is defined as a level exceeding 83 dBA at a distance of 25 feet or 86 dBA at any point beyond the boundary of the property under construction. If the project developer fails to address the noise as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the project developer or levied as a lien against the project developer’s property. Exceptions to these regulations require a special permit granted by the City for circumstances when strict compliance would be impractical or unreasonable, and contingent upon proper noticing to surrounding property owners that includes the dates and times when noise levels will be exceeded and the specific reasons why an exception to the regulation has been granted. (Address this condition during construction)
84.83. DAMAGE TO EXISTING PUBLIC OR PRIVATE IMPROVEMENTS: The project developer shall repair damage to existing public or private improvements on and near the project site and along the haul route at the project developer’s expense if caused by construction activities. (Address this condition prior to acceptance of improvements or issuance of an Occupancy Permit)
85.84. GEOGRAPHIC INFORMATION SYSTEMS: The City’s Geographic Information Systems (GIS) staff publishes digital maps that enable first responders to efficiently navigate to locations where calls for service have been requested. The maps are also shared with agencies and departments that provide other critical services to residents such as mail delivery. To keep these maps current, the City requires as-built plan or map information to be submitted by project developers in formats that integrate with ArcGIS by ESRI.
The “Digital Submittal Requirements” are available for download at the following weblink: https://www.cityofpleasantonca.gov/gov/depts/gis.asp (Address this condition prior to project acceptance or final occupancy).
FIRE DEPARTMENT – 925-454-2361
The Fire Prevention Bureau reviews building/civil drawings for conceptual on-site fire mains and fire hydrant locations only. Plan check comments and approval DO NOT include: 1.) Installation of the on-site fire mains and fire hydrants. Specific installation drawings submitted by the licensed underground fire protection contractor shall be submitted to the Fire Prevention Bureau for approval; and 2.) Backflow prevention or connections to the public water mains.
86.85. FIRE HAZARDS: The project developer shall keep the site free of fire hazards from the start of lumber construction until the final inspection.
87.86. FIRE CODE: All construction shall conform to the requirements of the current Pleasanton Fire Code and local ordinances. All required permits shall be obtained prior to work commencement.
88.87. SITE SAFETY: Site safety during construction shall be in accordance with Fire Code chapter 33.
Ordinance No. 2306
89.88. FIRE SPRINKLERS: Automatic fire sprinklers shall be installed in all occupancies in accordance with the 2025 Pleasanton Building, Fire and Residential Codes with local amendments and ordinances.
90.89. MATERIALS AND CONSTRUCTION METHOD: All structures located in any fire hazard severity zone or wildland interface area shall comply with all applicable section of the current CBC chapter 7A.
91.90. VEGETATION MANAGEMENT COMPLIANCE: Shall be in accordance with the current CBC chapter 7A (701A.5) and the 2022 CFC section 4906, including California Public Resource Code Section 4291 or California Government Code Section 51182.
92.91. FIRE PROTECTION FACILITIES: Prior to any construction framing, the project developer shall provide adequate fire protection facilities, including, but not limited to a water supply and water flow in conformance to the City's Fire Department Standards able to suppress a major fire.
93.92. HAZARDOUS MATERIALS: Should any operation or business activity involve the use, storage or handling of hazardous materials, the project developer shall be responsible for contacting the Livermore-Pleasanton Fire Department prior to commencing operations. Please contact the Hazardous Materials Coordinator at 925-454-2361.
94.93. FIRE HYDRANTS: Fire hydrants shall be installed at spacing not greater than 300 feet in industrial and commercial developments. Fire hydrants shall be installed at spacing not greater than 400 feet in residential developments.
95.94. FIRE LANE MARKING: On-site access ways, turn arounds, and internal drives shall be designated as fire lanes and identified as such by red curb striping and posted with signs at locations approve by the Fire Department. Signs shall be according to State standards and read “No Parking – Fire Lane” and must be shown on the plans. The red curb striping, sign location(s), and sign language shall be included in the building permit submittal for review and approval by the Livermore-Pleasanton Fire Department prior to building permit issuance.
The following schedule for NO PARKING signs shall apply:
Width Requirements
36 feet or greater No requirements
Between 28 and 36 feet Post one side
Between 20 and 28 feet Post both sides
Less than 20 feet Not permitted
Cul-de-Sac Not permitted
96.95. EMERGENCY VEHICLE ACCESS ROADS: Access roads shall have 13 feet, 6 inches unobstructed vertical clearance, 20 feet of unobstructed width (26 feet where occupied
Ordinance No. 2306
building floors exceed 30 feet height), and inside turning radius of 31 feet and outside turning radius of 51 feet. Unobstructed shall mean a clear travel way, excluding parking width, and designed for an emergency vehicle weight of 70,000 pounds under all weather conditions. Unobstructed width shall not include the width of rolled curbs, sidewalks, or non-drivable surfaces. All exterior portions of buildings must be within 200 feet of an access road. Yard and parking area may be able to be located farther than 200 feet from access roads, depending on the specific use.
97.96. FIRE VEHICLE TURNAROUNDS: Where Fire Department vehicle access through or around a site involves changes in direction or curves, inside radius of 45 feet and outside radius of 55 feet shall be provided to facilitate fire truck turning radius for entry and exit from the site. Dead-end access ways and internal drives shall not exceed 300 feet in length and shall terminate in cul-de-sacs no less than 96 feet in diameter or hammer-head (tee). Standards and options are available through the Livermore- Pleasanton Fire Department, Fire Prevention Bureau.
98.97. PREMISES IDENTIFICATION: Address numbers shall be installed on the front or primary entrance for all buildings. Minimum building address character size shall be 12- inch high by 1-inch stroke. In all cases address numerals shall be of contrasting background and clearly visible in accordance with the Livermore-Pleasanton Fire Department Premises Identification Standards. This may warrant field verification and adjustments based upon topography, landscaping or other obstructions.
99.98. RESIDENTIAL – NEW CONSTRUCTION: The following items shall be provided prior to any construction above the foundation or slab.
a. Emergency vehicle access shall be provided to the site (tract), including areas where construction is occurring.
b. Designated construction material storage and construction worker parking shall not obstruct the emergency vehicle access route(s).
c. On-site fire hydrants shall be in service. Fire hydrants shall be flushed and all valves open.
100.99. FINAL INSPECTION: Prior to request for final inspection, all access roads, on- site access and fire hydrants shall be provided. All fire hydrants shall be accepted, inspected and tested to applicable City Standards.
LANDSCAPE ARCHITECTURE DIVISION – 925-931-5672
Landscaping
101.100. LANDSCAPING: Detailed landscape and irrigation plans encompassing all planting areas, both on-site and off-site, shall be included in the building permit plans.
Ordinance No. 2306
All plans shall be prepared by a licensed landscape architect and shall provide the species, location, size, quantities, and spacing of all plants. Minimum plant sizes are 1- gallon containers for ground cover, 5-gallon containers for shrubs, and 15-gallon containers for trees. Plant species shall be of a drought-tolerant nature and the irrigation design shall utilize low-volume drip, bubbler, or other water conserving irrigation systems to the maximum extent possible. The drawings shall be subject to the review and approval of the City Landscape Architect prior to building permit issuance.
102.101. WATER EFFICIENT LANDSCAPE ORDINANCE (WELO): The project shall comply with the City of Pleasanton’s Water Efficient Landscape Ordinance (WELO) and Bay Friendly Basics Landscape Checklist. The project developer shall submit a Landscape Documentation Package in PDF format to the Landscape Architecture Division, which shall be subject to review and approval by the City Landscape Architect prior to building permit issuance. The Landscape Documentation Package shall include:
a. Project Information;
b. Water Efficient Landscape Worksheet;
c. Soil management report;
d. Landscape design plan;
e. Irrigation design plan; and
f. Grading design plan.
103.102. CERTIFICATE OF COMPLETION: Upon completion of construction and prior to final inspection by the Building and Safety Division, the project developer’s landscape architect shall submit a Certificate of Completion Package in PDF format to the Landscape Architecture Division for review and approval. The Certificate of Completion Package shall include:
a. Project information sheet;
b. Certificate of installation according to the landscape documentation package;
c. Irrigation scheduling;
d. Schedule of irrigation, landscape and irrigation maintenance;
e. Landscape irrigation audit report; and
f. Soil management report (if not previously submitted).
Ordinance No. 2306
104.103. LANDSCAPING INSTALLATION: Prior to building permit final all landscaping shall be installed as shown on the approved building permit set and shall be inspected and approved by the Landscape Architecture Division.
105.104. CONCRETE CURBS: 6-inch vertical concrete curbs, with curb cuts or flush curbs with wheel stops, if determined to be acceptable by the Director of Engineering/City Engineer and Director of Community Development, shall be installed between all paved and landscape areas, in conformance with the City’s Standard Specifications and Details.
106.105. EROSION CONTROL: For purposes of erosion control, the project developer shall plant a hydro seed mixture designed by the project developer’s landscape architect and approved by the Landscape Architecture Division prior to installation. The erosion control shall be maintained by the project developer until permanent landscaping is in place.
107.106. BACKFLOW AND IRRIGATION METER SCREENING: All backflow prevention devices and above ground irrigation controls shall be located and screened to minimize their visual impacts. These devices with their proposed screening shall be shown on the landscaping and utility plans submitted with the building permit plans or improvement plans and shall be subject to the review and approval of the City Landscape Architect prior to their installation. If above-ground, they shall be painted forest green or an equivalent dark-green color. Screens shall consist of berms, walls, or landscaping satisfactorily integrated into the landscape plan. Landscape screens shall include shrubbery designed by species and planting density to establish a complete screen within 1 year from the date of planting. Weather protection devices, such as measures to protect pipes from freezing, shall require approval by the City Landscape Architect prior to use; at no time shall fabric or other material not designed and/or intended for this purpose be wrapped around or otherwise placed on these devices. Project Specific Condition.
108.107. MAINTENANCE: The project developer and all future owners of the property shall, at no expense to the City, maintain all the landscaped areas related to the project in a healthful, attractive and reasonably weed-free manner consistent with the approved landscape plan, for the duration of the existence of the project.
109.108. SITE LIGHTING: All site lighting shall be designed for consistency with the International Dark-Sky Association’s (IDA) Model Lighting Ordinance. This project site shall be considered to be in an LZ-1 zone for design purposes. Lighting shall be subject to review and approval by the City Landscape Architect prior to building permit issuance. Project Specific Condition.
Trees
Ordinance No. 2306
110.109. TREE REPORT: The project developer shall provide an update to the tree report prepared by Jim Clark with Hortscience Barltett Consulting, dated December 7, 2020, including the memo dated March 22, 2023, and comply with the recommendations of the updated tree report. The updated report shall include an evaluation based on the latest site and grading plans. No tree trimming or pruning other than that specified in the tree report shall occur. The project developer shall arrange for the Project Arborist to conduct a field inspection prior to building permit issuance to ensure all recommendations have been properly implemented. The Project Arborist shall certify in writing all recommendations have been followed. Project Specific Condition.
111.110. TREE REMOVAL MITIGATION: Any trees approved to be removed by the City shall have its full value paid into the City’s Urban Forestry Fund. A credit for replanting trees shall be as follows:
a. $250 credit for a 15-gallon size replacement tree;
b. $500 credit for a 24-inch box size replacement tree; and
c. $1,000 credit for a 36-inch box size replacement tree.
Project Specific Condition.
112.111. TREE DISPOSITION PLAN: Provide a tree disposition plan that shows trees to remain, trees to be removed, the value of each tree, the total value of the trees to remain and be protected, and the total value of trees to be removed. The plan shall also include the tree protection recommendations from the arborist report. Project Specific Condition.
113.112. TREE BOND: Any tree affected by development/construction must be protected per the Municipal Code. The project developer shall post cash, letter of credit, or other security satisfactory to the Director of Engineering/City Engineer, for all Heritage Trees and any other significant tree as deemed by the City Landscape Architect. This bond or security will be for the value of the tree(s), up to a maximum of $200,000, and shall be held for a minimum of 1 year following acceptance of public improvements or completion of construction, whichever is later, and shall be forfeited if the trees are destroyed or substantially damaged. An arborist shall be onsite during any tree work (i.e. root pruning, trimming, setting up tree protection, etc.). The bond or security may be released early with a certification letter by the arborist confirming he/she was present during said tree work and work was performed in accordance with the arborist’s recommendations. Project Specific Condition.
114.113. ROOT CONTROL BARRIER: The project developer shall provide root control barriers and 4-inch perforated pipe for all trees located within 8 feet of pavement or other hardscape, determined by the City Landscape Architect. Root barriers shall be located along the edge of the pavement wherever the tree is within 8 feet of pavement
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or hardscape. Information and details shall be included in the landscape plan submittal for review and approval by the Landscape Architecture Division.
115.114. TREE PRUNING: Pruning shall be conducted by a certified arborist familiar with the International Society of Arboriculture (ISA) pruning guidelines and shall comply with the guidelines established by the ISA, Tree Pruning Guidelines, current edition, to maintain the health of the trees.
116.115. TREE PROTECTION FENCING: Prior to issuance of a grading or building permit, the project developer shall install temporary 6-foot-tall chain-link fencing (or other fence type acceptable to the Landscape Architecture Division) outside of the existing tree drip lines. The location of the tree protection fencing shall be shown on the demolition plans (if applicable), grading, building, and/or landscape plans. The fencing shall remain in place until final landscape inspection by the Landscape Architecture Division. Removal of such fencing prior to approval may result in a “stop work order.”
OPERATIONS SERVICES DEPARTMENT – ENVIRONMENTAL SERVICES/UTILITIES DIVISION – 925-931-5500
117.116. SEWER LINE: The sewer line shall be private from the new manhole on (insert street name) into the development. Prior to building permit submittal, the project plans shall be revised to reflect this requirement.
118.117. BACKFLOW PREVENTION ASSEMBLIES: Backflow preventer assemblies shall be designed and installed in accordance with current City Standards 704, 705, 706; State Health and Safety Code; Title 17; and as required by the Director of Operations and Water Utilities. All backflow preventer assemblies shall be tested and certified by a City approved tester with the certification submitted to the City’s contractor, Aqua Backflow. Testing will be performed at the time City water is turned on to the site. If an existing backflow preventer is on the site it shall be tested and certified by an approved tester with the certification submitted to the City’s contractor, Aqua Backflow, before project water is drawn through it. An all-weather cover shall be placed over all backflow prevention assemblies 4 inch and smaller.
119.118. RECYCLED WATER: Recycled water should be used on site during the grading and construction period. However, under any declared stage of water shortage, recycled water must be used throughout the grading and construction period.
TRAFFIC ENGINEERING DIVISION – 925-931-5677
Traffic Control
120.119. TRAFFIC CONTROL PLAN (TCP): A comprehensive traffic control plan shall be submitted to the City Traffic Engineer for review and approval. Best management
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practices to minimize traffic impacts shall be used during construction, including scheduling of major truck trips and deliveries, to avoid peak travel hours. The TCP shall have proper lane closure procedures such as flagger stations, signage, cones, and other warning devices implemented during construction. The TCP shall also include time of day/hours of lane closures and total number of days.
121.120. TRUCK ROUTES: The haul route for all materials to and from the project site shall be reviewed and approved by the City Traffic Engineer prior to building permit issuance and shall include the provision to monitor the street surfaces used for the haul route so that any damage and debris attributable to the haul trucks is identified and corrected at the expense of the project developer.
122.121. TRAFFIC SIGNAGE AND STRIPING – ON SITE: All on site traffic related signage and striping shall be included in the building permits plans for review and approval by the City Traffic Engineer prior to building permit issuance.
123.122. TRAFFIC SIGNAGE AND STRIPING – OFF SITE: All off site traffic related signage and striping shall be included in the improvement plans for review and approval by the City Traffic Engineer prior to permit issuance.
124.123. TRAFFIC IMPACT FEES: The project developer shall pay any traffic impact fees for the development as determined by the City Traffic Engineer through the Pre- Annexation and Development Agreement. The fee shall be paid prior to building permit issuance.
125.124. DUBLIN CANYON ROAD: The project developer shall work with City staff to finalize the design and striping of the Dublin Canyon Road corridor, east of Section 3 to the proposed Greek Orthodox Church, prior to issuance of Building permits (See Sheet TM 11A). Prior to submittal of improvement plans to the City, the Project Developer shall coordinate with the City’s Traffic and Engineering Divisions on finalizing the roadway design for Dublin Canyon Road. The design shall include, but not be limited to, lane configuration and striping along Dublin Canyon Road east of the driveway of Lots 29 and 30 to the Greek Orthodox Church located at 11300 Dublin Canyon Road (APN 941-2857-1)
In addition to the Dublin Canyon Road improvements required for the Project Developer’s project, the Project Developer shall construct the roadway improvements along Dublin Canyon Road east of the driveway of Lots 29 and 30 to the Greek Orthodox Church. The Project Developer shall be reimbursed through the City’s Capital Facilities Fee program for the reasonable and documented construction costs associated with improvements constructed east of the driveway of Lots 29 and 30 to the Greek Orthodox Church. The reimbursement amount shall be based on a cost estimate prepared and submitted by the Project Developer and shall be subject to the review and approval of the City Engineer prior to issuing permits. Project Specific Condition.
Ordinance No. 2306
POLICE DEPARTMENT – 925-931-5144
126.125. FLOCK CAMERA: The existing 1B Pole located along the project frontage of Dublin Canyon Road shall be relocated in kind at the developer’s cost. Prior to submitting to the City for permits, the developer shall work with Traffic Division and Police Department staff regarding the timing of relocation and operation of the FLOCK camera. The relocated pole details shall be included in the building and improvement plans for review and approval by the City’s Traffic Engineer and Police Department prior to permit issuance. Project Specific Condition.
END
ORDINANCE NO. 2307
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON
APPROVING THE PRE-ANNEXATION AND DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF PLEASANTON AND PONDEROSA HOMES II, INC. FILED UNDER CASE NOS. P18-0078, P18-0078, P18-0081, PUD-130, AND TRACT 8569
WHEREAS, on March 30, 2018, Ponderosa Homes II, Inc. (the “Applicant”) applied for:
(1) Annexations (P18-0078) of parcels totaling approximately 130.98 acres; (2) General Plan Amendments (P18-0078) redesignating areas currently denominated: (a) Open Space-Public Health and Safety to Low Density Residential (for new residential uses), and (b) Low Density Residential to Open Space – Public Health and Safety or Open Space-Parks and Recreation (for private or public open space uses); (3) Rezoning (P18-0081) parcels from Pre-zoned- PUD-OS-A&G/OS-PH&S/LDR/HOZ to PUD-OS-A&G/OS-PH&S/LDR District; (4) a PUD development plan (PUD-130) to construct 28 single-family residential units, demolish and reconstruct two single-family homes, install related on- and off-site modifications and infrastructure, construct a staging area for public access to the Pleasanton Ridge, and dedicate land to the East Bay Regional Park District (EBRPD); (5) a Vesting Tentative Tract Map (TRACT 8569) to subdivide 128.5 acres into: (a) 30 single-family lots and roadway; (b) private open space; and (c) public open space dedicated to the EBRPD; and (6) a Pre- Annexation and Development Agreement for the proposed project located at 10807 Dublin Canyon Road (APN 941-2700-2), 10971 Dublin Canyon Road (APN 941-2700-1)11021 Dublin Canyon Road (APN 941-2500-002), APN 941-2500-003, 11033 Dublin Canyon Road (APN 941-2600-002-6). Subsequently, Applicant and the City began (hereinafter “Project”); and
WHEREAS, the Property is designated Low Density Residential, Open Space-Public Health and Safety, Open Space-Agriculture and Grazing, Housing Element Site Overlay, and Unincorporated in the General Plan; and
WHEREAS, the Property is Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR/HOZ to PUD-OS- A&G/OS-PH&S/LDR/HOZ (Planned Unit Development-Open Space-Agriculture and grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone on the City’s zoning map; and
WHEREAS, the Applicant is the owner of the Project site; and
WHEREAS, the City of Pleasanton (“City”) is the lead agency for the Project for purposes of the California Environmental Quality Act (CEQA) as codified at California Public Resources Code §§ 21,000, et seq., and as further governed by the State CEQA Guidelines, found at 14 CCR §§ 15,000, et seq.), pursuant to California Public Resources Code Section 21067 and 14 CCR Section 15367; and
WHEREAS, as the lead agency, the City has caused a Draft and Final Environmental Impact Report (collectively, the “EIR,” SCH No. 2019080461) to be prepared to study any environmental impacts associated with the Project; and
Ordinance No. 2307
WHEREAS, at its duly noticed public meeting of April 22, 2026, the Planning Commission conducted a public hearing at which it considered the agenda report, all public testimony, relevant exhibits, and staff recommendations regarding the approvals of the Project entitlements and the Pre-Annexation and Development Agreement labeled as Attachment 1 included hereto and made a part hereof; and
WHEREAS, on April 22, 2026, by adoption of Resolution No. PC-2026-08, the Planning Commission recommended the City Council certify the EIR for the Project; and
WHEREAS, at its duly noticed public meeting of May 19, 2026, the Planning Commission conducted a public hearing at which it considered the agenda report, all public testimony, relevant exhibits, and staff recommendations regarding the approvals of the Project entitlements and the Pre-Annexation and Development Agreement labeled as Exhibit A included hereto and made a part hereof
WHEREAS, the City Council found the Pre-Annexation and Development Agreement was consistent with the General Plan and would provide substantial public benefits, including open space preservation, transportation and infrastructure improvements, and financial contributions toward public facilities.
WHEREAS, at its duly noticed public meeting of May 19, 2026, the City Council considered the written agenda report, all public testimony, relevant exhibits, and staff/Planning Commission recommendations; and
WHEREAS, the City Council finds the provisions of the Pre-Annexation and Development Agreement for the Project is consistent with the City’s General Plan and the City would receive at least equitable financial and other public benefits over the initial term of the Pre-Annexation and Development Agreement.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Pleasanton, based on the entire record of proceedings, including the oral and written agenda reports and all public comment and testimony:
Section 1: The recitals set forth above are adopted as if restated here in full.
Section 2: Pursuant to California Government Code Section 65867.5, the City Council, prior to taking action on the Project, finds the approval of the Pre-Annexation and Development Agreement, based on the terms, would provide substantial public benefits, including open space preservation, transportation and infrastructure improvements, and financial contributions toward public facilities, and is consistent with the General Plan, insomuch as it:
a. contains all terms required by state law, as reflected in California Government Code Section 65865.2, including the duration (10 year initial term, with option to extend an additional 18 months), as well as the permitted uses of the property, density or intensity of use, maximum height and size of proposed building, and provisions for reservation or dedication of land for public purposes, as set forth in the Project entitlement approvals described above;
Ordinance No. 2307
b. is consistent with the General Plan, per California Government Code Section 65867.5(b), in that it will implement various General Plan policies and programs, including:
i. General Plan Housing Element Program 1.10 (“Complete annexation of the housing sites in unincorporated Alameda County [i.e., Lester and Merritt rezone parcels]…”) in that the Agreement will result in the annexation of the Project site, also known as the Lester rezone parcel, into the City of Pleasanton; ii. General Plan Land Use Program 10.1 (“Use planned unit development [PUD] zoning for residential properties that have unique characteristics or to accommodate development that does not fit under standard zoning classifications”) in that the Agreement and Project approvals will allow for the use of PUD zoning to govern the Project site and its unique characteristics; and iii. General Plan Open Space and Conservation Program 7.1 (“Support expansion of the East Bay Regional Park District’s Pleasanton Ridge Park in areas designated as Open Space”) insomuch as the Agreement will result in the ultimate dedication of over 75 acres of open space, staging, and trail facilities to the East Bay Regional Park District in an area designated Open Space;
provides, as required by California Government Code Section 65867.5(c), that the tentative map prepared for the subdivision will comply with California Government Code Section 66473.7.
Section 3: The City Council has considered the findings made in City Council Ordinance 2307, and hereby adopts the same findings by this reference, and based upon the City Council’s own independent review and considerations, the City Council Approves the Pre- Annexation and Development Agreement with Foothill Boulevard Holding Company, LLC, a copy of which is attached hereto as Exhibit A and incorporated herein by this reference, and hereby authorizes the City Manager to execute the Pre-Annexation and Development Agreement in substantial conformance with the form attached in Exhibit A, subject to minor amendments and approval by the City Manager and City Attorney.
Section 4: Severability. In case any provision in this Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired thereby and such provision shall be ineffective only to the extent of such invalidity, illegality or unenforceability.
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. Effective Date. This Ordinance shall become effective thirty (30) days after the date of its passage and adoption.
Ordinance No. 2307
The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on May 19, 2026, and was adopted at a regular meeting on May 19, 2026 by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
Abstain: None
______________________________
Jack Balch, Mayor
ATTEST:
___________________________
Jocleyn Kwong, City Clerk
Dated: _____________________
APPROVED AS TO FORM:
______________________________
Daniel Sodergren, City Attorney
Item #4
CITY COUNCIL AGENDA REPORT
June 2, 2026
Library and Recreation
TITLE: APPROVE ANNUAL STREET CLOSURES FOR 2026
SUMMARY
This report identifies community parades and special events that require temporary street closures and parking restrictions for the 2026 calendar year.
RECOMMENDATION
Approve annual street closures for 2026.
BACKGROUND
During 2026, 22 special events are anticipated which will require street closures or parking restrictions. The number of street closures will be increased by seven (7) from 2025.
DISCUSSION
If approval is granted for the stated events (Attachment 1), staff will continue to work with the Special Event Committee (consisting of staff from various city departments) to process all event applications. Event organizers are required to submit a special event application, an insurance policy to indemnify the City from liability associated with the event, and detailed information about the operation of the event. To date, 20 of the anticipated 22 events have already submitted their special event applications.
The Special Event Committee will ensure event organizers effectively manage community notifications of potential event impacts and associated roadway closures.
As with previous street closures, prior to each event, the Police Chief will declare that an unusual condition exists, thereby allowing city streets to be temporarily closed and authorizing parking controls on affected streets to be enforced.
EQUITY AND SUSTAINABILITY
Not applicable, as this item is a routine matter of City business.
OUTREACH
Not applicable, as this item is a routine matter of City business.
STRATEGIC PLAN ALIGNMENT
This action supports the ONE Pleasanton strategic plan goal of Building a Community Where Everyone Belongs to foster community engagement and conduct effective planning to promote a livable and economically vibrant community.
FISCAL IMPACT
These closure events will require Police Department overtime hours for street closures and event staffing relating to 22 special events (21 with fiscal impact) this year, an anticipated increase by seven (7) events from 2025. City staff will need regular and overtime hours to prepare for, set up, and remove barriers, cones, and barricades for the special events noted in this report. The number of Police and Public Works staff hours will be determined based on the event logistics and details of each individual event. Direct City support, minus approved discounts, will be recovered on an actual cost basis for most special events; pre-event estimates are provided to event organizers. Staff will recommend appropriate budget amendments based on actual revenues and costs incurred for these special events as part of the FY 2026/27 Mid-Year budget update process.
Prepared by: Submitted by: Approved by:
Michele Crose, Assistant
Director of
Library/Recreation
Heidi Murphy, Director of Library and
Recreation
Interim City Manager
Attachments:
1. Street Closure Attachment 1 2026
Attachment 1
Recommended Special Event Street Closures 2026
Event Date: Event Name: Location:
(*) April 19 PPIE Run for Education Main St./various neighborhoods June 5-7 PDA Weekend on Main Street Main St
June 6 Christian Cycling’s Dash for Cash Franklin/Johnson June 5 PDA Concert in the Park Neal St. From Railroad and First St.
June 12 PDA Concert in the Park Neal St. From Railroad and First St.
June 19 PDA Concert in the Park Neal St. From Railroad and First St.
June 26 PDA Concert in the Park Neal St. From Railroad and First St.
July 3 PDA Concert in the Park Neal St. From Railroad and First St.
July 10 PDA Concert in the Park Neal St. From Railroad and First St.
July 17 PDA Concert in the Park Neal St. From Railroad and First St.
July 24 PDA Concert in the Park Neal St. From Railroad and First St.
July 31 PDA Concert in the Park Neal St. From Railroad and First St.
August 7 PDA Concert in the Park Neal St. From Railroad and First St.
August 14 PDA Concert in the Park Neal St. From Railroad and First St.
August 15 Soccer Parade Main St. and nearby streets August 21 PDA Concert in the Park Neal St. From Railroad and First St.
August 28 PDA Concert in the Park Neal St. From Railroad and First St.
October 2 PDA Weekend on Main Street Main St
(**) October Spirit Halloween Run Main St. and nearby streets (**) October FHS Band Review Main St. and nearby streets November 8 Veterans Day Parade Main St. and nearby streets December 5 Hometown Holiday Parade Main St and nearby streets
(*) Event has been completed
(**) Anticipated events as no special event applications have been received yet
Item #5
CITY COUNCIL AGENDA REPORT
June 2, 2026
Public Works - Engineering Division
TITLE: ADOPT RESOLUTIONS PRELIMINARILY APPROVING THE ENGINEER’S REPORTS FOR LANDSCAPE MAINTENANCE DISTRICTS 1984-1
(PONDEROSA-DEL PRADO), 1993-1 (WINDSOR), 1993-2 (BONDE RANCH), 1994-1 (OAK TREE FARM), AND 1995-1 (MOLLER RANCH), DECLARING THE CITY’S INTENTION TO ASSESS THE PROPERTIES FOR THE COST TO OPERATE AND MAINTAIN THE DISTRICTS; AND SETTING JULY 21, 2026, AT 7:00 P.M. AS THE DATE AND TIME FOR THE PUBLIC HEARING
SUMMARY
The annual Engineer’s Reports for the Landscape Maintenance Districts (LMDs) 1984-1 (Ponderosa-Del Prado), 1993-1 (Windsor), 1993-2 (Bonde Ranch), 1994-1 (Oak Tree Farm), and 1995-1 (Moller Ranch) have been prepared for fiscal year (FY) 2026/27. These districts were established to maintain the common landscaped and lighted areas within each development in accordance with City-approved development plans.
Over time, maintenance levels within these LMDs were reduced to keep assessment rates flat.
As a result, current revenues are insufficient to maintain the improvements at their intended service levels or to address necessary maintenance and infrastructure replacement needs.
Fund reserves have also been depleted due to rising maintenance and water costs, while revenues remained unchanged from FY 1999/2000 until last fiscal year, when rates were restored to levels consistent with those approved at district formation.
All district assessments will remain the same as last year. The Windsor LMD is in the worst financial condition, but the City is working with the homeowners association (HOA) to take over maintenance responsibilities to address the shortfall. The other districts, although significantly improved by the restoration of the original assessment rates, will require further increases in the future.
Under Proposition 218, any increase in assessments above the originally approved maximum requires voter approval by those property owners in each district. The Ponderosa-Del Prado and Bonde Ranch LMDs are undergoing a parallel Proposition 218 process. Accordingly, the Engineer’s Reports for those two districts reflect the assessments that may be levied if the Proposition 218 vote does not pass. The Moller Ranch and Oak Tree Farm LMDs were approved with an inflation factor, but, based on a recent court case, Thacker vs. the City of Fairfield, it is questionable whether those inflation factors can be used to raise assessments, so this year the assessments will remain the same as last year and will continue that way unless that court case is further litigated.
The Engineer’s Reports determine the annual assessments to be levied on property owners within each district to cover the cost of administration, electricity, water, landscape maintenance, irrigation, and infrastructure replacement. Under the Landscaping and Lighting
Act of 1972, annual assessments are collected through the Alameda County Assessor’s Office and applied to each property owner’s tax bill.
Staff recommends that the City Council adopt resolutions preliminarily approving the Engineer’s Reports for LMDs 1984-1, 1993-1, 1993-2, 1994-1, and 1995-1, and set July 21, 2026, as the date of the public hearing.
RECOMMENDATION
Adopt resolutions:
1. Preliminarily approving the Engineer’s Reports for Landscape Maintenance Districts 1984-1 (Ponderosa-Del Prado), 1993-1 (Windsor), 1993-2 (Bonde Ranch), 1994-1 (Oak Tree Farm), and 1995-1 (Moller Ranch);
2. Declaring the City’s intention to assess properties for the cost of operating and maintaining the districts; and
3. Setting July 21, 2026, at 7:00 p.m. as the date and time for the public hearing and authorizing the City Clerk to publish a notice of annual hearing in accordance with California Streets and Highways Code section 22626(a).
BACKGROUND
The Landscaping and Lighting Act of 1972, codified in Division 15, Part 2, Chapter 2, Sections 22500 et seq. of the California Streets and Highways Code, authorizes local agencies to levy annual assessments on real property that receives special benefit from the installation, maintenance, and servicing of landscaping and lighting improvements. Proposition 218, codified in Article XIII D of the California Constitution, establishes procedural and substantive requirements for property-related assessments, including preparation of an Engineer’s Report, public notice and hearing procedures.
The City currently administers five LMDs. All five were formed before the adoption of Proposition 218 in 1996 and are structurally underfunded. Beginning in 2020, the City evaluated options for adjusting assessments and discussed those options with owners within each district. In 2025, the City restored assessments for four districts to the rates originally approved at district formation. Assessments for LMD 1993-1 (Windsor) remained unchanged as the approved rate was already consistent with the current assessment.
LMDs 1994-1 (Oak Tree Farm) and 1995-1 (Moller Ranch) include an inflation factor in their formation documents, and their assessments were updated last year. As a result, a Proposition 218 ballot proceeding is not currently anticipated for those districts at this time. However, the recent court decision in Thacker vs. the City of Fairfield, will require that the City conducts a Proposition 218 process for both districts unless further litigation is pursued and the City is able to increase assessments based on the approved amount and inflation. The City and the LMD 1993-1 (Windsor) homeowners association (HOA) are continuing discussions regarding a possible transfer of additional maintenance responsibilities to reduce district costs.
LMDs 1984-1 (Ponderosa-Del Prado) and 1993-2 (Bonde Ranch) were prioritized for a Proposition 218 process, and a parallel effort is underway to replace those districts with proposed Districts 2026-1 (Ponderosa-Del Prado) and 2026-2 (Bonde Ranch). The Engineer’s Reports for existing LMDs 1984-1 and 1993-2 included with this agenda item would be implemented only if the Proposition 218 ballot proceedings for the replacement districts are not
approved by district voters.
On March 17, 2026, the City Council adopted Resolutions 2026-009 and 2026-0010, initiating proceedings to form two new districts to replace the existing Ponderosa-Del Prado and Bonde Ranch districts. On May 5, 2026, the City Council adopted resolutions preliminarily approving the Engineer’s Reports for the two proposed new districts and ordering Proposition 218 assessment ballot proceedings.
For each LMD, City staff follows the statutorily required annual administration process. Staff conducts field inspections, oversees the City’s maintenance contractor, addresses property owner concerns, and processes contractor payments. Annual administration generally includes the following steps:
1. Solicit competitive bids from contractors for required maintenance work;
2. Review bids and recommend an award to the lowest responsive and responsible bidder;
3. Review maintenance costs, estimate annual costs such as water and electricity, and prepare a budget to be included in the annual Engineer's Report and City budget;
4. Prepare the Engineer’s Report for each district, including the proposed annual assessment amounts;
5. Present the Engineer's Report to the City Council at a public hearing; and
6. Following Council action, adopt the annual assessments and coordinate with the City’s Finance Department and City Clerk to authorize the collection of assessments through the Alameda County Assessor’s Office and receipt of the assessments as special revenue.
DISCUSSION
The City currently operates five LMDs that are assessed annually. The assessments include an additional 1.7 percent County administration fee. Assessments on City-owned parcels located within the Ponderosa-Del Prado, Bonde Ranch, Oak Tree Farm, and Moller Ranch districts do not include the 1.7 percent County administration fee, as the Finance Department transfers the money from the General Fund into the applicable district fund without involving the County.
All district assessments will remain the same as last year when the assessments for each District were restored back to the level approved at formation. The City is working with the Windsor HOA to take over maintenance responsibilities to address the maintenance shortfall for the Windsor LMD, the Ponderosa-Del Prado and Bonde Ranch LMDs are undergoing a parallel Proposition 218 process to approve an updated assessment consistent with Proposition 218 at a sustainable maintenance level, and the Moller Ranch and Oak Tree Farm LMDs were approved at a level up to $1,000 per property with an inflation factor, but will remain the same as last year and will continue that way unless the recent court case is further litigated.
The table below lists the assessments to be collected within each district this fiscal year, as well as the total expected special revenue and the total available reserves:
Table 1. Summary of LMD Assessments
* Includes 1.7% county administration fee
Each Engineer’s Report includes a reserve fund to provide for replacement of capital improvements such as planting, irrigation, decorative entry walls, signage, and lighting.
Currently, the reserve funds are insufficient to cover these replacement costs.
In addition, irrigation systems have been shut off in Bonde Ranch and Oak Tree Farm, and in portions of Moller Ranch and Ponderosa-Del Prado, due to significant repair needs. These shutoffs have contributed to landscape decline and will limit the City’s ability to undertake future landscape renovations.
Assembly Bill 1572 will also require the removal of nonfunctional turf in Windsor and Moller Ranch by January 1, 2029, resulting in additional maintenance costs. In Windsor, the HOA is currently performing landscape maintenance and paying irrigation water costs to help address reserve depletion; however, that arrangement alone will not provide the changes necessary for long-term fiscal sustainability, and staff is continuing to work with the HOA on assuming additional responsibilities.
Landscape Maintenance District 1984-1, Ponderosa-Del Prado LMD 1984-1, established in 1984, provides for the maintenance of public landscaping along Paseo Santa Cruz, between Corte Santa Maria and Corte Pacifica, within the Ponderosa Homes Subdivision. Maintenance includes trees, shrubs, groundcover, and irrigation systems.
The current annual assessment of $60.08 per parcel is no longer sufficient to fund necessary maintenance, emergency repairs, or long-term capital improvements. While current assessment revenue supports basic maintenance and operational costs, including water, electricity, and administrative expenses, it is insufficient to fund system upgrades, plant replacements, and emergency repairs.
LMD Name LMD
Number
Current
Assessment
Per Year
Private
Property
Assessment
x Number of
Parcels*
Public
Property
Assessment x
Number of
Parcels
Total
Special
Revenue
Per Year
Total
Available
Reserves
Ponderosa-
Del Prado 1984-1 $60.08/
parcel
$61.10 x 343
parcels
$60.08 x 1
parcel $21,017 $58,600
Windsor 1993-1 $265.11/
parcel
$269.62 x 90
parcels N/A $24,266 $6,200
Bonde
Ranch 1993-2 $389.56/
parcel
$396.18 x
102
parcels
$389.56 x 1
parcel $40,800 $17,300
Oak Tree
Farm 1994-1 $617.41/
parcel
$627.91 x 41
parcels
$617.41 x 1
parcel $26,362 $29,100
Moller
Ranch 1995-1 $675.63/
parcel
$687.12 x 99
parcels
$675.63 x 2
parcels $69,376 $268,100
The district’s capital repair and replacement anticipated year-end fund balance is approximately $58,600. In addition, estimated capital needs over the next ten years total approximately $600,000, including irrigation system replacement, plant and tree replacements, pruning, and consultant services.
The district faces an immediate annual funding shortfall for necessary pruning and irrigation improvements, with only approximately $7,200 available to address those needs and no funds available to replenish reserves.
If the Proposition 218 property owner ballot proceeding does not pass, staff will need to implement additional cost-reduction measures, including permanent shutoff of portions of the irrigation system. This would lead to accelerated landscape deterioration, increased long-term repair costs, and increased liability exposure for the City.
Staff believes the recommended actions are necessary to maintain service levels, protect community assets, and support the long-term sustainability of LMD 1984-1. • irrigation infrastructure;
• tree pruning and removal; and
• fence and gate repair and replacement.
Landscape Maintenance District 1993-1, Windsor
LMD 1993-1, established in 1993, provides for the maintenance of public landscaping within the Windsor subdivision. The maintenance scope includes masonry walls, trees, shrubbery, groundcover, irrigation systems, entry features, and common area drainage ditches. The district also funds water and electricity associated with irrigation. These improvements are located within Lot A and Lot C of the subdivision.
The current annual assessment of $265.11 per parcel is no longer sufficient to maintain district improvements at prior service levels. Despite reductions in service, increased costs for water, maintenance, and repairs, combined with an aging irrigation system and maturing landscape, have depleted the district’s reserves. In recent years, multiple irrigation failures have caused substantial water loss, unusually high water bills, and costly emergency repairs; and tree and limb failures have required extensive pruning and removal work.
Despite efforts to limit maintenance and an agreement under which the HOA pays the water bill and routine landscape maintenance costs, the district’s capital repair and replacement anticipated year-end fund balance is approximately $6,200 due to emergency irrigation repairs and necessary tree work. The majority of last year’s budget was used to address irrigation repairs, tree removals, and tree pruning.
As of February 2024, the HOA entered into an agreement with the City to reduce district maintenance costs, and in FY 2025/26, that arrangement reduced costs by approximately $11,000.
While the HOA’s assumption of these responsibilities has generated meaningful cost savings, the City remains responsible for maintaining other district improvements, including:
• sound wall repairs;
• irrigation infrastructure;
• tree pruning and removal;and
• drainage maintenance, paving, furnishings, and other non-plant-related services.
The HOA agreement is a positive step toward restoring financial balance; however, long-term sustainability will still require either an increase in the annual assessment via a future Proposition 218 vote or the HOA assuming additional maintenance responsibilities. The current assessment of $265.11 per parcel remains unchanged, and no increase is proposed at this time.
Staff estimates, however, that the assessment would ultimately need to increase by approximately $400 per parcel, together with an annual inflation escalator, to support future district needs at the current level of HOA maintenance. If the HOA no longer pays for basic maintenance services and water, the assessment would need to increase to approximately $800 annually.
Any increase above the current maximum would require a Proposition 218-compliant property owner ballot proceeding. The estimated cost of that process is approximately $36,000 and no funding is available in the reserve to cover the costs.
In addition, Assembly Bill 1572 requires removal of nonfunctional turf by January 1, 2029. As a result, a portion of the district’s lawn areas will need to be replaced with low-water-use plantings or mulch. The cost of this work is estimated at a minimum of $25,000, and could be much larger depending on the extent of improvements. That cost is expected to impact the district in 2027/28. Combined with other long-term capital improvements and major maintenance costs, total projected expenses over the next ten years are estimated at approximately $700,000.
Although no immediate assessment changes are proposed, staff believes future action will be necessary to:
• increase annual assessments to a sustainable level;
• add an inflation adjustment mechanism;
• address state-mandated landscaping requirements; and
• rebuild reserves to fund future capital repairs and system replacement.
Without these actions, or the HOA assuming additional responsibilities, the district risks noncompliance with state mandates, further deterioration of its assets, and greater long-term costs.
Landscape Maintenance District 1993-2, Bonde Ranch
Landscape Maintenance District 1993-2, established in 1993, provides for the maintenance of entry features, open space areas, firebreaks, trees, shrubbery, groundcover, and irrigation systems for the Bonde Ranch subdivision, encompassing Tracts 6483 and 6518.
The current annual assessment of $389.56 per parcel is no longer sufficient to maintain district improvements at prior service levels. Current revenue supports reduced maintenance, payment of County assessment fees, and City administration fees, but it does not fund the capital repair and replacement work necessary to preserve and restore key infrastructure.
The district’s capital repair and replacement anticipated year-end fund balance is approximately $17,300. The reserve is inadequate to address significant near-term capital needs, including:
• irrigation system replacement;
• tree and shrub replacement;
• mulch replenishment;
• fence repair and painting; and
• basic landscape rehabilitation.
In recent years, water service to the district has been shut off due to persistent irrigation leaks, resulting in widespread landscape decline. Many trees and shrubs have died or are in poor condition due to the lack of irrigation. Restoring even minimal landscape quality will require a functioning irrigation system to support plant replacement and ongoing maintenance.
Increasing costs for capital improvements, electricity, water, and maintenance, including weed management, which now accounts for approximately 40 percent of the annual district budget, continue to strain the district’s financial capacity. Current-year costs for basic maintenance, water, and electricity are projected at approximately $35,800, leaving insufficient funds to replenish the reserve.
Total estimated capital and improvement needs over the next decade are approximately $800,000, including:
• irrigation system replacement;
• landscape restoration;
• major fence repairs;and
• state-mandated fire mitigation improvements.
A Proposition 218 process is currently underway to raise assessments to a sustainable level.
However, if the Proposition 218 property owner ballot proceeding does not pass, staff will need to further reduce maintenance, and property owners should expect continued deterioration of the district's landscape and infrastructure.
Landscape Maintenance District 1994-1, Oak Tree Farm
LMD 1994-1, established in 1994, provides for the maintenance of open space areas, entry features, decorative lighting, firebreaks, trees, shrubbery, groundcover, and irrigation systems within the Oak Tree Farm subdivision.
The current annual assessment of $617.41 per parcel is sufficient to fund reduced maintenance services, including County assessment fees, City administration fees, and minor improvements. However, it is not sufficient to fund critical capital repairs, irrigation system
restoration, major oak tree pruning, or emergency repair services.
To address ongoing leaks, the irrigation system has been shut off, adversely affecting plant health. City staff continue to work with the maintenance contractor to maximize efficiency.
Despite these efforts, an increase in the annual assessment will be necessary to restore previous service levels and maintain the district’s long-term sustainability.
The district’s capital repair and replacement anticipated year-end fund balance is approximately $29,100; and is being used for necessary near-term improvements, including:
• irrigation system replacement;
• plant replacement;
• decorative fence repair;
• lighting replacement; and
• extensive tree pruning.
Staff held several meetings with property owners during FY 2025/26 to identify projects and establish priorities. In early 2026, staff implemented the first maintenance project, which included tree pruning and tree removal along Foothill Road as well as clearance pruning around street lights, at a cost of $11,520. A second project to repair and replace the ranch fence is expected to be completed before the end of the FY 2025/26 at a cost of $34,393.
This fiscal year, maintenance, water, minor pruning, LED street light conversions, and electricity costs are projected at approximately $26,500 and incidental and administrative costs are projected to cost approximately $4,700. The funds are not sufficient for the next round of proposed improvements, and a $4,800 drawdown of the reserve is required.
Total estimated capital needs over the next decade are approximately $400,000.
Landscape Maintenance District 1995-1 (Moller Ranch)
LMD 1995-1, established in 1995, provides for the maintenance of open space areas, entry features, lighting, firebreaks, trees, shrubbery, groundcover, and irrigation systems within the Moller Ranch subdivision.
The current annual assessment of $675.63 per parcel is sufficient to fund the district’s reduced level of maintenance, including water and electricity costs, County assessment fees, City administration fees, and general operations. However, this amount is not sufficient to build the capital repair and replacement reserve needed to address aging infrastructure and long-term capital improvements.
The district’s capital repair and replacement anticipated year-end fund balance is approximately $268,100, but this is insufficient to cover several near-term improvements, including:
• extensive irrigation system replacement;
• plant and tree replacement;
• decorative fence repairs; and
• lighting and other feature replacements.
Due to multiple irrigation system failures, a portion of the irrigation system has been shut off, affecting the health of established landscaping.
In prior years, staff met with the Moller Ranch HOA to discuss the need for increased assessments. Although initial support was limited, the HOA expressed interest in understanding the long-term cost-benefit of a rate increase. Discussions resumed in summer 2024 regarding a possible Proposition 218 process to support the district's long-term capital and maintenance needs.
Maintenance, water, and electricity costs are projected to total approximately $117,000 this fiscal year, driven by major irrigation repairs, turf conversion, and tree pruning, resulting in an estimated reserve draw of approximately $54,000.
Over the next decade, the total cost of necessary improvements is estimated at approximately $1,000,000, including irrigation and landscape restoration, fence replacement, and other capital needs.
Increases to Assessments
Without the proposed formation of replacement districts for Ponderosa-Del Prado and Bonde Ranch as approved by a vote of the district owners this year, without an increase to assessments based on the approved inflation factor for Moller Ranch and Oak Tree Farm, and without an agreement to take over the maintenance for Windsor, then all 5 districts will require an assessment increase through a future Proposition 218-compliant process.
The information in this report regarding future assessment increases is provided for informational purposes only and to support the public hearing scheduled for July 21, 2026. No additional City Council action regarding assessment increases is required at this time. Any future recommended action will be brought to the City Council under a separate item.
PUBLIC COMMENT
As part of the annual noticing process for preliminary approval of the Engineer’s Report, staff provides general information to residents within the LMDs. The annual notice includes the name and telephone number of a staff contact for questions.
If staff receives questions prior to the public hearing on July 21, 2026, staff will provide the City Council with those questions and responses at or before the hearing.
In addition, staff conducted extensive outreach for the Ponderosa-Del Prado and Bonde Ranch Landscape Maintenance Districts, as described in the May 5, 2026, agenda report regarding formation of replacement districts.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
This action does not result in a direct physical change in the environment. In addition, maintenance work within each LMD is categorically exempt from CEQA under Guidelines Section 15302, “Replacement or Reconstruction.” Further, under CEQA Guidelines Section 15378(b)(4), this action is not a “project” as it is a government funding mechanism that does not involve a commitment to a specific project that may result in a potentially significant physical impact on the environment.
EQUITY AND SUSTAINABILITY
Not applicable, as this item is a routine matter of City business.
OUTREACH
The City Clerk will provide notice to owners of real property within each LMD regarding the public hearing and any related public meetings concerning the proposed annual assessments.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the citywide ONE Pleasanton Strategic Plan Goal of Funding our Future by supporting financial health and sound fiscal policies through long-term planning, cost recovery, increased revenue, and cost containment.
FISCAL IMPACT
The LMDs are special assessment districts administered by the City. Revenue collected for each LMD may be used only within that district and may not be commingled with funds from any other district.
As required by law, the City will continue to incur costs associated with assessments that provide a general benefit and for City-owned parcels within the districts. The City’s FY 2026/27 fiscal impact is as follows:
Table 2. Fiscal Impact to City-Owned Parcels
Consistent with the prior year and the proposed assessment amounts, staff recommends appropriation of $12,121.31 from the General Fund to the respective LMD funds.
Public Property Location Fiscal Impact
Parcel 946-4563-125 (Ponderosa-Del Prado Park) $60.08
General benefit area along the Alamo Canal in District 1984-1 (Ponderosa-Del Prado) $9,703.00
Parcel 948-0014-1-39 (water tank site) in District 1993-2 (Bonde Ranch) $389.56
Parcels 941-1803-62 and 941-1801-02 (water tank site and trails staging area) in District 1995-1 (Moller Ranch) $1,351.26 Parcel 946-4585-044 (sewer lift station) in District 1994-1 (Oak Tree Farm) $617.41
Total $12,121.31
Prepared by: Submitted by: Approved by:
Michael Stella, City
Engineer
Siew-Chin Yeong, Director of Public
Works
Interim City Manager
Attachments:
1. Summary Table of Landscaping and Lighting Maintenance Districts
2. Resolution Approving Engineer’s Report and Assessments (Ponderosa - Del Prado)
3. Resolution Approving Engineer’s Report and Assessments (Windsor)
4. Resolution Approving Engineer’s Report and Assessments (Bonde Ranch)
5. Resolution Approving Engineer’s Report and Assessments (Oak Tree Farm)
6. Resolution Approving Engineer’s Report and Assessments (Moller Ranch)
Landscape Maintenance Districts (LMD's)
Properties Assessment General Benefit Projected Amount to/(from) Anticipated fund Anticipated Starting District Name in District per Property Annual Revenue Area Revenue Total Revenue Annual Expenditures Reserve Balance Fund Balance 1984-1 Ponderosa (Del Prado) 344 61.10 $ 21,017.38$ 9,703.00$ 30,720.38$ 30,720.38$ - $ $58,653.83 $58,653.83 1993-1 Windsor 90 269.62$ 24,265.80$ - $ 24,265.80$ 22,525.90$ 1,739.90$ $7,955.57 $6,215.67 1993-2 Bonde Ranch 103 396.18$ 40,799.92$ - $ 40,799.92$ 40,799.92$ - $ $17,325.88 $17,325.88 1994-1 Oak Tree Farm 42 627.91$ 26,361.72$ - $ 26,361.72$ * 31,194.91$ (4,833.19)$ $24,319.16 $29,152.35 1995-1 Moller Ranch 101 687.12$ 69,376.14$ - $ 69,376.14$ * 123,879.33$ (54,503.19)$ $213,598.59 $268,101.78 * projected annual expenditures are higher than the total revenue to address both routine maintenance and potential non-routine maintenance such as pruning, tree removal, and AB 1572 nonfunctional turf compliance
SUMMARY TABLE
Attachment 1
ATTACHMENT 2
RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON TO
APPROVE THE INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1984 -1 PONDEROSA FOR FISCAL YEAR 2026/27; DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC
HEARING
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the City Council of the City of Pleasanton has described proposed improvements to be included for the determination of annual assessments levied for Lighting and Landscape Maintenance District No. 1984-1 Ponderosa, created under the Lighting & Landscape Act of 1972, and ordered the preparation of an Engineer’s Report to determine the annual levy of assessments for such District; and
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the Engineer has filed with the City Clerk a Preliminary Engineer’s Report for the Lighting & Landscape Maintenance District No. 1984-1 Ponderosa for Fiscal Year 2026/27.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE, AND ORDER THE FOLLOWING:
SECTION 1. The City Engineer is designated by this Council as the Engineer of Work for Lighting & Landscape Maintenance District No. 1984-1, Ponderosa, during fiscal year 2026/27. The area of land to be assessed is located in the City of Pleasanton, Alameda County.
SECTION 2. The City Council intends to continue to levy and collect assessments within Lighting & Landscape Maintenance District No. 1984-1, Ponderosa, during fiscal year 2026/27.
SECTION 3. The improvements to be made in this assessment district are generally described as follows:
Maintenance of a landscaped strip north of Corte de Flores on the west side of Paseo Santa Cruz and north of Corte Pacifica on the east side of Paseo Santa Cruz and the landscaped area on the east side of the Arroyo de la Laguna trail between the Pleasanton Canal and Arroyo del Valle.
SECTION 4. In accordance with this resolution directing the filing of an annual report, the City Engineer has filed with the City Clerk the report required by the Landscaping and Lighting Act of 1972. All interested persons are referred to that report for a full and detailed description of the improvements, the boundaries of the assessments upon assessable lots and parcels of land within the assessment district.
SECTION 5. On Tuesday, the 21st day of July 2026, at the hour of 7 p.m., the City
Council will conduct a public hearing on the question of the levy of the proposed annual assessment. The Council meeting will be held in accordance with Government Code Section 54954(e). To improve access to public information, residents may access meetings remotely through the City’s website.
SECTION 6. The City Clerk is authorized and directed to give the notice of hearing required by the Landscaping and Lighting Act of 1972.
SECTION 7. City Clerk shall certify to the passage of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June 2026 by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
___________________________
Daniel Sodergren, City Attorney
CITY OF PLEASANTON
Landscape Maintenance District No. 1984-1, Ponderosa
Engineer’s Report
Fiscal Year 2026-27
June 2026
EXHIBIT A
ii
City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Pursuant to the Landscaping and Lighting Act of 1972, government code and article XIIID of the California Constitution
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City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27
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City of Pleasanton
Mayor and City Council
Jack Balch, Mayor
Matt Gaidos, District 4, Vice Mayor
Jeff Nibert, District 1, Councilmember
Craig Eicher, District 2, Councilmember
Julie Testa, District 3, Councilmember
City Manager
Gerry Beaudin
City Engineer
Michael Stella
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City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Table of Contents
PAGE NO.
Introduction ................................ ................................ ................................ ................................ ..... 1
Executive Summary ................................ ................................ ................................ ........................ 1
Overview ................................ ................................ ................................ ................................ .......... 1 Landscape Maintenance District No. 1984-1, Ponderosa ................................ .............................. 2 Engineer’s Report and Proposed Assessments ................................ ................................ ............. 3 Legal Requirements ................................ ................................ ................................ ...................... 4
Plans & Specifications ................................ ................................ ................................ .................... 5 Introduction ................................ ................................ ................................ ................................ ... 5 Ponderosa Description of Improvements ................................ ................................ ....................... 6 Recommended Capital Improvements ................................ ................................ .......................... 7
Estimate of Cost and Budget – Fiscal Year 2025-26................................ ................................ ...... 8 Notes to Estimate ................................ ................................ ................................ .......................... 8
Method of Assessment Apportionment ................................ ................................ ....................... 10 Method of Apportionment ................................ ................................ ................................ ............ 10 Discussion of Benefits ................................ ................................ ................................ ................. 10 General vs. Special Benefits ................................ ................................ ................................ ....... 12 Calculating General Benefit and Special Benefit Paid from Other Funds ................................ ..... 13 Zones of Benefit ................................ ................................ ................................ .......................... 17 Method of Assessment ................................ ................................ ................................ ................ 18 Residential Properties ................................ ................................ ................................ ................. 19 Other Properties................................ ................................ ................................ .......................... 19 The Assessment Rate does not Increase Annually................................ ................................ ...... 19 Appeal of Assessments Levied to Property ................................ ................................ ................. 19 Assessment Funds Must be Expended Within the Maintenance District Area .............................. 20
Assessment ................................ ................................ ................................ ................................ ... 21
Certificates Page ................................ ................................ ................................ ........................... 23
Assessment Diagram ................................ ................................ ................................ .................... 24
Assessment Roll FY 2025-26 - Ponderosa LMD No. 1984-1 ................................ ........................ 25
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City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 List of Figures
Figure 1 – Estimate of Costs and Revenues ................................ ................................ .................. 8
Figure 2 – Summary Cost Estimate – Ponderosa LMD No. 1984-1 ................................ ............. 21
Figure 3 – Assessment Roll FY 2025-26 – Ponderosa LMD No. 1984-1................................ ...... 25
Figure 4 – FY 2024-25 Actual Costs and Revenues – Ponderosa LMD No. 1984-1 .................... 32
1 Introduction
Executive Summary
The Ponderosa Landscape Maintenance District, 1984-1, was created in 1984 as a means to fund the maintenance of the landscape and common areas for the Ponderosa subdivision, a 344-parcel development. The district was formed prior to the passage of Proposition 218, the “Right to Vote on Taxes Act” which requires property owner approval to impose or increase assessments.
At the time of formation, no inflation escalator was built into the assessment and the district assessment remained at $16.62 from FY 2000-01, when it was reduced from the approved amount, to FY 2025-26, when it was restored back to the approved amount of $60.08 as indicated in Resolution 88-375. The reduced assessment has led to a severe decline in the level of maintenance, a lack of sufficient funding for capital improvement projects, and forced the city to shut down a portion of the irrigation system. The lack of irrigation has led to an even further decline of the landscape to the point that the district is out of compliance with the level of maintenance required as part of the development approval, which exposes the district and the property owners to increased liability.
Last year, the City proceeded with a Proposition 218-compliant vote process to bring the district to a sustainable funding level. The process include public outreach with residents over a 6-month period, including 3 neighborhood meetings, an online survey submitted to every property owner, and a dedicated webpage. The budget for this past fiscal year required drawing down the reserve by about $32,000 due to the consultant costs, estimated at approximately $36,000, for the Proposition 218 vote. The assessment will remain the same this year as it was last year.
A separate Engineer’s Report was completed for the Proposition 218-compliant assessment. This Engineer’s Report will be adopted should the Proposition 218 vote fail to pass.
Overview
The City of Pleasanton (“City”) is located in Alameda County, and covers an area of
24.3 square miles, with over 24,500 assessor parcels, and approximately 80,000 residents. The City currently has five Landscape Maintenance Districts (“Districts”) that provide services to a combined total of 680 parcels:
• 1984-1 Ponderosa (Del Prado) – 344 parcels
• 1993-1 Windsor – 90 parcels
• 1993-2 Bonde Ranch – 103 parcels
• 1994-1 Oak Tree Farm – 42 parcels
• 1995-1 Moller Ranch – 101 parcels
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27
The five District’s benefit assessments were established prior to the approval of Proposition 218 in 1996. The purpose of these Districts is to provide funding for the installation, maintenance and servicing of local landscaping and lighting improvements (“Improvements”) within each District’s service area.
Landscape Maintenance District No. 1984-1, Ponderosa
Assessment Background
The Ponderosa Landscape Maintenance District No. 1984-1 (“District 1984-1” or “Maintenance District”) was formed in 1984 as a Condition of Approval for the Ponderosa development, to fund certain landscape improvements within the Ponderosa subdivision.
The Ponderosa single-family residential project was approved in two phases, October 1983 and January 1985. The Ponderosa Landscape Maintenance District No. 1984-1 has a total of 344 parcels, 343 are single family residences, and 1 parcel is owned by the City, which is the location of Del Prado Park.
The Ponderosa Landscape Maintenance District No. 1984-1 purpose is to fund the maintenance of the existing Ponderosa subdivision landscaping, trees, shrubbery, groundcover, irrigation systems in the area north of Corte Flores on the west side of Paseo Santa Cruz, and north of Corte Pacifica on the east side of Paseo Santa Cruz.
District 1984-1 is funded by the benefit assessment approved in 1984 (“Assessment”) and does not receive any direct revenues from property taxes or any other funding sources. Based on research of historical documents and in consultation with their consultant, SCI Consulting Group, and an attorney that specializes in assessment law, JarvisFay, the fiscal year 2025-26 assessments for District 1984-1 were restored to the amount that was approved by Resolution 88-375, which was the first assessment on record, and was for $60.08 per parcel per year. Under Proposition 218, a property owner vote is only required when these assessments are increased, and an assessment is not increased if it is set at an amount that is no more than the maximum amount initially authorized when the assessment district was created. (Cal. Const. Art.
XIII D, § 5(b); Gov. Code § 53750(h)(2)(B).) Assessment levels will remain the same this year, with a total of 344 parcels in the District, the fiscal year 2026-27 total assessment will be $21,017.38.
The fiscal year 2026-27 total assessment remains at the level approved at formation but is still insufficient to fund the maintenance of all common areas, including water costs, county assessment fees, city administration fees, replacement of plantings, irrigation systems, and other district improvements. The Engineer’s Report projects a shortage that will require the City to reduce landscape maintenance and water use so that maintenance costs remain below assessments.
An increase in the annual assessment will be necessary to meet the maintenance standards of the District into the future. The city can no longer subsidize staff
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 administration time or the consultant fees for the Engineer’s Report. The consultant fees for the Proposition 218-compliant vote cost approximately $36,000 plus staff time.
Water costs, which require a significant portion of the LMD budget, increased thirty percent in calendar year 2024, another twelve percent in 2025, and were changed to a tiered system in 2026 and are expected to continue to rise.
Even with the restoration of the approved increased assessment amount, the city will be forced to reduce maintenance and postpone facilities upgrades and tree pruning, resulting in a continuing deterioration of the grounds and facilities, which may place the district at risk to potential fines or litigation. To limit liability for the district, staff has proceeded with a 218-compliant vote running on a parallel path, with this Engineer’s Report being the fallback report if the vote does not pass. Staff conducted significant public outreach, held 3 neighborhood meetings, sent out a survey to all property owners, provided a dedicated webpage to the district, and worked to make sure the final ballot measure was reflective of the input received by the property owners. In the case the vote does not pass, another Proposition 218-compliant vote will need to be held in the future, incurring significant consultant costs, until a sustainable assessment has been agreed to by property owners.
For 2025-26 costs/revenues, see Figure 4 – FY 2025-26 Actual Costs and Revenues.
Engineer’s Report and Proposed Assessments
Each year for which the assessments will be approved, the City Council must direct the preparation of an Engineer's Report, budgets, and proposed assessments for the upcoming fiscal year. After the Engineer's Report is completed, the City Council may preliminarily approve the Engineer's Report and proposed assessments and establish the date for a public hearing on the continuation of the assessments. This Report was prepared pursuant to the direction of the City Council.
This Engineer’s Report ("Report") was prepared to establish the budget for the continued maintenance, improvements, and services (“Improvements”) that would be funded by the proposed fiscal year 2026-27 assessments, determine the benefits received by property from the Improvements, and the method of assessment apportionment to lots and parcels within the Maintenance District. This Report and the proposed assessments have been made pursuant to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code ("Act") and Article XIIID of the California Constitution (“Article”).
If the City Council approves this Engineer's Report and the proposed assessments by resolution, a notice of public hearing must be published in a local paper at least 10 days prior to the date of the public hearing. The resolution preliminarily approving the Engineer's Report and establishing the date for a public hearing is used for this notice.
Following the minimum 10-day period after publishing the notice, a public hearing is held for the purpose of allowing public testimony about the proposed assessments. This
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 hearing is currently scheduled for July 21, 2026. At this hearing, the City Council would consider approval of a resolution confirming the continuation of the assessments for fiscal year 2026-27. If so confirmed and approved, the assessments would be submitted to the County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2026-27.
Legal Requirements
Proposition 218
The City of Pleasanton’s five Landscape Maintenance Districts were formed prior to the passage of Proposition 218, “The Right to Vote on Taxes Act,” which was approved by the voters of California on November 6, 1996 and is now Article XIIIC and XIIID of the California Constitution. (Proposition 218 provides for benefit assessments to be levied to fund the cost of providing services, improvements, as well as maintenance and operation expenses to a public improvement which specially benefits the assessed property). Although these assessments are consistent with Proposition 218, the California judiciary has generally referred to pre-Proposition 218 assessments as “grandfathered assessments” and held them to a lower standard than post Proposition 218 assessments.
The existing Assessment Districts will be re-assessed consistent with the procedures and requirements imposed by Proposition 218, which provide several important requirements, including property-owner balloting and approval for the imposition of new or increased assessments if greater than the formation level assessments. No vote is required this year because the proposed increase to the assessments is less than the maximum assessment amounts approved at formation of the LMD and no change to the assessment calculation is proposed.
This Engineer’s Report is consistent with the requirements of Article XIIIC and XIIID of the California Constitution because the Improvements to be funded are clearly defined, the Improvements are directly available to and directly benefit property in the Maintenance District, and the Improvements provide a direct advantage to property in the Maintenance District that would not be received in absence of the assessments.
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Plans & Specifications
Introduction
The work and Improvements to be undertaken by the City of Pleasanton within the Landscape Maintenance District No. 1984-1, Ponderosa, and the costs thereof paid from the levy of the annual assessments, provide special benefit to Assessor Parcels within the Maintenance District as defined in the Method of Assessment herein.
The Landscaping and Lighting Act of 1972 (Streets & Highways Code § 22525 et seq.), (the “Act”), defines improvement, maintenance, servicing, and incidental expenses as follows:
“Improvement” means one or any combination of the following:
The installation or planting of landscaping.
The installation or construction of statuary, fountains, and other ornamental structures and facilities.
installation or construction of public lighting facilities, including, but not limited to, traffic signals.
installation or construction of any facilities which are appurtenant to any of the foregoing, or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities.
The installation of park or recreational improvements, including, but not limited to, all of the following:
preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
The acquisition of land for park, recreational, or open-space purposes.
The acquisition of any existing improvement otherwise authorized pursuant to this section.
The acquisition or construction of any community center, municipal auditorium or hall, or similar public facility for the indoor presentation of performances, shows, stage productions, fairs, conventions, exhibitions, pageants, meetings, parties, or other group events, activities, or functions, whether those events, activities, or functions are public or private.
“Maintain” or “maintenance” means the furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:
Repair, removal, or replacement of all or any part of any improvement. for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury.
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 The removal of trimmings, rubbish, debris, and other solid waste.
The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
“Service” or “servicing” means the furnishing of:
Electric current or energy, gas, or other illuminating agent for any public lighting facilities or for the lighting or operation of any other improvements.
Water for the irrigation of any landscaping, the operation of any fountains, or the maintenance of any other improvements.
“Incidental expenses” include all of the following:
The costs of preparation of the report, including plans, specifications, estimates, diagram, and assessment.
The costs of printing, advertising, and the giving of published, posted, and mailed notices.
Compensation payable to the county for collection of assessments.
Compensation of any engineer or attorney employed to render services in proceedings pursuant to this part.
Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements.
Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.
Costs associated with any elections held for the approval of a new or increased assessment.
The City of Pleasanton’s work and Improvements (“Improvements”) for the property within the Maintenance District that is owned or maintained by the City of Pleasanton, are consistent with these definitions. Plans and specifications for these Improvements are filed with the City of Pleasanton Landscape Architect and are incorporated herein by reference.
Ponderosa Description of Improvements
The improvements which are the subject of this Report are briefly described as follows:
Landscaping, including trees, shrubs and irrigation system all as delineated on the landscape and irrigation plans for Tract 5256 (Phase III Landscape Maintenance District 1984-1) and Tract 4986 (Arroyo de la Laguna Improvements).
Said improvements are within the following areas:
North of Corte de Flores on the west side of Paseo Santa Cruz approximately 160 feet long by 6 feet wide, and north of Corte Pacifica on the east side of Paseo Santa Cruz approximately 1,370 feet long by 6 feet wide.
Plans and specifications for the improvements to this Landscape Maintenance District are those prepared by The Environmental Center, dated October 30, 1984, and January
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 13, 1986. These plans and specifications have been filed separately with the City Clerk of the legislative body and are incorporated in this Report by reference.
Recommended Capital Improvements
Improvements in Landscape Maintenance District No. 1984-1, Ponderosa, are overdue for much needed upgrades and repairs. However, the Maintenance District reserve fund balance is insufficient to make these improvements.
The City drafted a schedule of recommended capital improvement projects that need to be addressed, such as the replacement of the irrigation system and planting improvements, and their respective estimated cost, as well as a planned replacement/renovation schedule. To fund the necessary capital improvements, fund the approved and projected water rate increases, and maintain the District to a similar level to when the District was created staff estimates that the annual assessments would need to be increased to around $150-160 depending on level of maintenance and the special benefit received by the individual properties. Anticipated capital improvement costs over the next decade are around $600,000.
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Estimate of Cost and Budget – Fiscal Year 2026-27
The following budget shows the estimate of cost of the Improvements to be funded by the Maintenance District in Fiscal Year 2026-27.
Figure 1 – Estimate of Costs and Revenues
City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa
2026-27 Estimate of Costs
Budget
Installation, Maintenance, and Servicing Costs
Landscaping (maintenance)
Basic maintenance $4,461.17
Other maintenancei $8,902.35
Extra workii $7,2057.00
Water – All planting $5,300.00
Power – One controller $350.00
Total for Installation, Maintenance and Servicing $26,070.52 Incidental and Administration Costsiii
City of Pleasanton Assessment Administration $1,800.00
County Fees for Collection of Assessment
Consultant Fees for Engineer’s Report
$349.86
$2,500.00
Total Incidental and Administrative Costs $4,649.86
Amount to/(from) Reserve Fundiv
Reserve/Long-term Replacement Fund for scheduled long-term replacement of various district improvements $0
General Fund Contribution for General Benefitsv ($9,703.00) Total Costs $21,017
Budget Allocation to Property
Single Family
Number of Equivalent Assessment Total
Parcels/Units Units (SFE)vi Rate Assessmentvii
344 344 $61.10 $21,017.38
Explanation of Annual Assessment Rate per Unit:
343 units @ $61.10 assessment per year (= $60.08 + $1.02 County Collection Fee) 1 unit @ $60.08 assessment per year (City parcel, savings of the $0.28 County Collection Fee) Notes to Estimate
i. Cost for the routine maintenance of the general benefit area paid for by the City of Pleasanton
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 ii. Contingency to address maintenance that is not routine in nature, such as repair or replacement of broken irrigation valves and lines or pruning/removing failed trees or tree limbs. iii. Incidental and administration cost estimates include City staff hours dedicated to the administration of the assessment (including staff time to bid work, monitor contracts and contractors, respond to residents’ inquiries, etc.), county charges for inclusion of assessments on property tax bills, and other incidental costs. iv. The district’s anticipated year-end fund balance is approximately $58,600. The projected 2026-27 expenses, if current maintenance levels and water use were maintained, are higher than the projected annual revenues. Therefore, and since the fund balance will not be sufficient to cover this gap, the City will need to reduce maintenance and water use to begin to return the account to a balanced budget.
Reserve/replacement funds are held in an interest-bearing account until needed for repairs to the irrigation system, landscaping or other District features.
v. The City will make a contribution of $9,703 from the General Fund for the cost of maintenance of the “general benefit” area along Arroyo, that was at one time included in this district. vi. The rate shown here is for a single-family home or its equivalent. For the definition of the term Single Family Equivalent (SFE) and rates for other types of property, see the section titled, “Method of Assessment” and the sections following it in this report.
vii. The Act requires that proceeds from the assessments must be deposited into a special fund that has been set up for the revenues and expenditures of the Maintenance District. Moreover, funds raised by the assessment shall be used only for the purposes stated within this Report. Any balance remaining at the end of the Fiscal Year, June 30, must be carried over to the next Fiscal Year. The District may also establish a reserve fund for contingencies and special projects as well as a capital improvement fund for accumulating funds for larger capital improvement projects or capital renovation needs. Any remaining balance would either be placed in the reserve fund, the capital improvement fund, or would be used to reduce future years' assessments. The Landscape Maintenance District 1984-1 reserve/replacement funds are held in an interest-bearing account until needed for repairs to the irrigation system, landscaping or other District features.
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Method of Assessment Apportionment
Method of Apportionment
This section of the Engineer's Report includes an explanation of the benefits to be derived from the installation, maintenance and servicing of Improvements and landscaping for the Maintenance District and the methodology used to apportion the total assessment to the properties within the Maintenance District.
The method used for apportioning the assessment is based upon the relative special benefits to be derived by the properties in the Maintenance District over and above general benefits conferred on real property or to the public at large. The assessment is apportioned to lots and parcels in proportion to the relative cost of the special benefits from the Improvements. Special benefit is calculated for each parcel in the Maintenance District using the following process:
i. Identification of all benefit factors derived from the Improvements. ii. Calculation of the proportion of these benefits that are general. iii. Determination of the relative special benefit per property type. iv. Calculation of the specific assessment for each individual parcel based upon special vs. general benefit, location, property type, property characteristics, improvements on property and other supporting attributes.
The parcels within the Landscape Maintenance District No. 1984-1, Ponderosa, consist of all Assessor Parcels within the boundaries as defined by the Assessment Diagram included within this Report and the Assessor Parcel Numbers listed within the included Assessment Roll. The method used for apportioning the assessments is based upon the proportional special benefits to be derived by the properties in the Maintenance District, over and above general benefits conferred on real property or to the public at large.
The apportionment of special benefit is a two-step process: the first step is to identify the types of special benefit arising from the Improvements, and the second step is to allocate the assessments to property based on the estimated relative special benefit for each type of property.
Discussion of Benefits
The assessments can only be levied based on the special benefit to property. This benefit is received by property over and above any general benefits. With reference to the requirements for assessments, Section 22573 of the Landscaping and Lighting Act of 1972 states:
"The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the Improvements."
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Proposition 218, as codified in Article XIIID of the California Constitution, has confirmed that assessments must be based on the special benefit to property:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel."
In this case, the 2008 Silicon Valley Taxpayers Association, Inc. vs Santa Clara County Open Space Authority (“SVTA”) decision provides enhanced clarity to the definition of special benefits to properties from similar public improvements in three distinct areas:
i. Proximity
ii. Expanded or improved access
iii. Views
The SVTA decision also clarifies that a special benefit is a service or improvement that provides a direct advantage to a parcel, and that indirect or derivative advantages resulting from the overall public benefits from a service or improvement are general benefits.
Proximity, improved access and views, in addition to the other special benefits listed herein further strengthen the basis of these assessments.
The following benefit categories summarize the types of special benefit to residential and other lots and parcels resulting from installation, maintenance and servicing of landscaping, irrigation, sidewalks, signs, lights, and other improvements to be provided with the assessment proceeds. These categories of special benefits are derived from the statutes passed by the California Legislature and studies which describe the types of special benefit received by property from maintenance and improvements such as those provided by the City of Pleasanton, Landscape Maintenance District No. 1984-1, Ponderosa. These types of special benefit are summarized as follows:
i. Improved access to landscaped areas and other permanent public improvements ii. Proximity to improved landscaped areas and other permanent public improvement.
iii. Improved views.
iv. Extension of a property’s outdoor areas and landscaped areas for properties within close proximity to the Improvements.
v. Creation of individual lots for residential use that, in absence of the assessments, would not have been.
The above benefit factors, when applied to property in the Maintenance District, specifically increase the utility and usefulness of the property within the Maintenance District. For example, the assessments will provide funding to improve and maintain the public landscaping next to the parcels within the Maintenance District. Such improved and well-maintained landscaping enhances the overall quality, desirability, utility and safety of the properties.
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 General vs. Special Benefits
Article XIIID, Section 4(a) of the California Constitution requires any local agency proposing to increase or impose a benefit assessment to “separate the general benefits from the special benefits conferred on a parcel.” The rationale for separating special and general benefits is to ensure that property owners subject to the benefit assessment are not paying for general benefits. Property may be assessed to fund improvements to the extent of the special benefits conferred by the Improvements; but general benefits are not assessable. Accordingly, a separate estimate of the special and general benefit is given in this section.
Article XIIID never defines the term “general benefit.” The definition of special benefit in Section 2(i) includes the statement that general enhancement of property value does not constitute special benefit. General benefit may be described as “an indirect, derivative advantage” resulting from the improvements. One infers from Article XIIID that all benefit is either general or special.
In other words:
Total
Benefit = General
Benefit + Special
Benefit
There is no widely accepted or statutory formula for quantifying the amount of any general benefit that is identified.
In this Report, the general benefit is first identified, generously estimated, and then budgeted so that it is funded, as required by Proposition 218, by sources other than the Assessment.
A formula to estimate the general benefit is listed below:
General
Benefit =
Benefit to Real
Property Outside the
Assessment District
+
Benefit to Real Property Inside
the Assessment District that is
Indirect and Derivative
+
Benefit to
the Public
at Large
Special benefit, on the other hand, is defined in the California constitution as “a particular and distinct benefit over and above general benefits conferred on real property located in the district or to the public at large”. A special benefit is conferred to a property if the property “receives a direct advantage from the improvement (e.g., proximity to setback landscaping).” In the Maintenance District, as noted, properties have close and unique proximity, views of and access to the Improvements, and uniquely improved utility and desirability from the Improvements, and other properties and the public at large do not receive such benefits because they do not have proximity, access to or views of the Improvements. Therefore, the overwhelming proportion of the benefits conferred to property is special, and only minimal general benefit is conferred on property outside the Maintenance District or to the public at large.
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27
This Engineer’s Report includes a specific, quantified calculation of general benefits, as described below, that is based in part on the use by people outside of the Maintenance District. Moreover, the proportionality of the Assessments to the special benefits conferred on each parcel, based in large part on proximity, is established as well.
Calculating General Benefit and Special Benefit Paid from Other Funds In this section, the total general benefit, which must be paid from other non-assessment funds, is conservatively estimated, quantified, described, and separated, and then budgeted to absolutely ensure that it is funded by sources other than this assessment.
Benefit to Property Outside the Maintenance District = 1.9% In summary, real property located within the boundaries of the Maintenance District distinctly and directly benefit from closer proximity, access and views of the Improvements funded by the Assessments, the creation of developable parcels, and from the extension of usable land area provided by the assessments. The Improvements are specifically designed to serve local properties in the Maintenance District, not other properties nor the public at large.
The Maintenance District has been narrowly drawn to include those parcels that receive a direct advantage from the Improvements. The public at large and other properties outside the Maintenance District receive only limited benefits from the Improvements because they do not have proximity, good access or views of the Improvements. These are special benefits to property in the Maintenance District in much the same way that sewer and water facilities, sidewalks and paved streets enhance the utility and desirability of specific proximate properties and make them more functional to use, safer and easier to access.
Properties within the proposed Maintenance District receive almost all the special benefits from the Improvements because properties in the Maintenance District enjoy unique and close proximity and access to the Improvements that are enjoyed less by other properties or the public at large. The landscaping Improvements are specifically designed to benefit the properties in the Maintenance District.
Furthermore, there are multiple, proximate open space, landscaped areas, and other improvements outside of the Maintenance District, funded by other sources, that provide most of the open space and landscaping benefits to nearby parcels that are outside of the Maintenance District.
In other words, the landscaping Improvements maintained by the proposed Assessments specially benefit the properties within the Maintenance District, but other nearby improvements primarily benefit other proximate properties.
Nonetheless, there are certain properties that are outside the boundaries of the Maintenance District that may benefit from the landscape improvements. A total of no more than 6 proximate parcels have been identified that receive some special benefit from the improvements including improved views, proximity and/or
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Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 access, but do not receive extension of outdoor areas nor the special benefit of parcel creation. Since these adjacent properties only receive a 3 of the 5 major special benefits, a 60% factor is applied.
Total General Benefit to Properties Outside of the District = 1.9%
Assumptions
11 parcels outside and adjacent to the District
344 parcels in the Maintenance District
Calculation
General Benefit to Property outside the Improvement District = (11 / (11 + 344)) * 60% = 1.9 %
Although it can reasonably be argued that Improvements inside, but near the Maintenance District boundaries are offset by similar landscape improvements provided outside, we use the more generous approach of finding that 1.9% of the Improvements may be of benefit to property outside of the Maintenance District.
Benefit to Property Inside the District that is Indirect and Derivative = 0.0% The “indirect and derivative” benefit to property within the Maintenance District is particularly difficult to calculate. A solid argument can be presented that all benefit within the Maintenance District is special because the Improvements are clearly “over and above” and “particular and distinct” when compared with the unique proximity, access and views of the Improvements enjoyed by benefiting properties in the Maintenance District.
Nevertheless, the SVTA decision indicates that there may be general benefit “conferred on real property located in the district.” A measure of the general benefits to property within the Maintenance District is the percentage of land area within the Maintenance District that is publicly owned, open to the public, and used for regional purposes such as major roads, rail lines, hospitals, and other regional facilities because such properties, while physically within the Maintenance District, are used for regional purposes and could provide indirect benefits to the public at large. In this case, essentially 0% of the land area is used for such regional purposes.
Benefit to the Public at Large = 10%
The general benefit to the public at large can be estimated by the proportionate amount of time that the Maintenance District’s public landscaped areas and facilities are used and enjoyed by individuals who are not residents, employees, customers, or property owners in the Assessment Area. Based on surveys and research in which visitors to similar landscape, open space and parks, at various times of the day, evening, and week, were asked to look at a District map and to identify whether they lived or worked within the City, less than 5% of the use of
15 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 similar landscape, open space, parks or recreation areas is by the public at large.
When people outside the Maintenance District use landscape, open space, parks, or recreation areas, they diminish the availability of such facilities for people within the Maintenance District. Therefore, another 5% of general benefits are allocated for people within the Maintenance District. Combining these two elements of general benefit, we find that 10% of the benefits from the Improvements are general benefits to the public at large.
Total General Benefits to be Financially Contributed from Other Funds =
11.9%
Using a sum of these three measures of general benefit, we find that approximately 11.9% of the benefits conferred by the Improvements may be general in nature and should be funded by sources other than the Assessments.
General Benefit Calculation
1.9% (Outside the Maintenance District)
+ 0.0% (Inside the Maintenance District – indirect and derivative) + 10.0% (Public at Large)
= 11.9% (Total General Benefit)
Source of Financial Contributions from Other Funds to Satisfy the 11.9% Requirement
The general benefit contribution is paid in part from other “in-kind”, non-monetary contributions from the City in the form of infrastructure critical to the continued maintenance of the Maintenance District Improvements, as described below.
Also, general benefit contributions come from the “annuity” value of the improvements that were constructed by the developer.
The City of Pleasanton owns, maintains, rehabilitates, and replaces the curb and gutter along the border of the Maintenance District. This curb and gutter serve to support, contain, retain, manage irrigation flow and growth, and provide a boundary for the Improvements. The contribution from the City of Pleasanton toward general benefit from the maintenance, rehabilitation, and replacement of the curb and gutter is conservatively estimated to be 10%, based upon the relative cost to construct and maintain this critical local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local curb and gutter, the budget would increase by at least 10%.
The City of Pleasanton owns and maintains a storm drainage system along the border of the Maintenance District. This system serves to prevent flooding and associated damage to the improvements and to manage urban runoff including local pollutants loading from the improvements. The contribution from the City of Pleasanton toward general benefit from the maintenance, rehabilitation, and
16 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 replacement of the local storm drainage system is conservatively estimated to be 10%, based upon the relative cost to construct and maintain this critical local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local storm drainage system, the budget would increase by at least 10%.
The City of Pleasanton owns and maintains local public streets throughout the Maintenance District. These public streets provide access to the Improvements for its enjoyment as well as efficient maintenance. The contribution from the City of Pleasanton toward general benefit from the maintenance, rehabilitation, and replacement of the local public streets is conservatively estimated to be 10%, based upon the relative cost to construct and maintain this critical local infrastructure. In other words, if the Maintenance District were required to construct and maintain the local public streets, the budget would increase by at least 10%.
The value of the initial Improvements constructed by the Developer can be quantified and monetized as an annuity to be amortized. Since the initial Improvements were performed and paid for by non-assessment funds, this “annuity” can be used to offset general benefit costs and is conservatively estimated to contribute 20%. In other words, if the Maintenance District were required to construct all the Improvements, the annual budget would increase by at least 20%.
In other words, there is a 11.9% contribution needed to offset the general benefits conferred by the Improvements, and there is a 50% contribution from City of Pleasanton supporting local infrastructure, along with the amortized value of initial construction. This 50% contribution more than satisfies the general benefit requirements.
The estimates used above for the City of Pleasanton’s “in-kind,” non-monetary contributions for the maintenance, rehabilitation and replacement of the curbs and gutters, storm drainage systems, local streets (the “supportive infrastructure”), and the value of the initial Improvements constructed by the Developer, are based on industry standards; typical and standard quantity ratios between this supportive infrastructure (including the City’s relative associated maintenance costs) and similar Improvements; and on the assessment Engineer’s professional experience on planning and working in such projects.
The City will also make a contribution of $9,703 from the General Fund for the cost of maintenance of the “general benefit” area along Arroyo, that was at one time included in this district.
17 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Source of Contributions from Other Funds to Satisfy 11.9% Requirement
City non-monetary contributions:
10.0% (Curb and gutter)
+ 10.0% (Storm drainage system)
+ 10.0% (Public roads)
+ 20.0% (Amoritized value of initial construction)
= 50.0% (Total General Benefit paid from Other Funds)
City Monetary Contributions
+ $9,703 General Fund contribution for maintenance of area along Arroyo
Zones of Benefit
The boundaries of the Assessment Area are carefully drawn to only include the properties that are proximate to the Improvements and that would materially benefit from the Improvements.
In SVTA, the court noted that even a local agency-wide assessment district is appropriate under the right conditions:
“Thus, if an assessment district is narrowly drawn, the fact that a benefit is conferred throughout the district does not make it general rather than special. In that circumstance, the characterization of a benefit may depend on whether the parcel receives a direct advantage from the improvement (e.g., proximity to a park) or receives an indirect, derivative advantage resulting from the overall public benefits of the improvement (e.g., general enhancement of the district's property values).”
The court therefore acknowledged the appropriateness of a District-wide assessment so long as each parcel receives a direct advantage from the assessment-funded improvement or service. As demonstrated in this Report, each parcel in the Maintenance District receives a direct advantage and special benefit from the Improvements.
In the Maintenance District, the advantage that each parcel receives from the Improvements is direct, and the boundaries are narrowly drawn to include only parcels that benefit from the Assessment. Therefore, the even spread of assessment throughout the narrowly drawn district is indeed consistent with the SVTA decision. The benefits from the Improvements within the Maintenance District do not vary further based on proximity of the parcels to the Improvements because the increased benefits of greater proximity to the Improvements are generally offset by a parallel increase in
18 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 negative factors such as higher levels of traffic, noise, etc. that comes with increased proximity.
Consequently, since all parcels in the Maintenance District have good access and proximity to the Improvements and the benefits to relatively closer proximity are offset by other factors, additional proximity is not considered to be a factor in determining benefit within the Maintenance District. Therefore, zones of benefit are not justified or needed within the Maintenance District.
Method of Assessment
As previously discussed, the Assessments provide comprehensive Improvements that clearly confers direct and special benefits to properties in the Maintenance District.
The allocation of special benefits to property is primarily based on the type of property and the size of property. These benefits can also partially be measured by the occupants on property in the Maintenance District because such parcel population density is a measure of the relative benefit a parcel receives from the Improvements. It should be noted that many other types of “traditional” assessments also use parcel population densities to apportion the assessments. For example, the assessments for sewer systems, roads and water systems are typically allocated based on the population density of the parcels assessed. Therefore, the apportionment of benefit is reasonably based on the type of parcel, the size of parcels and the population density of parcels.
A critical step in apportioning assessments is to determine the relative special benefit for each property. This process involves determining the relative benefit received by each property in relation to a single-family home, or, in other words, on the basis of Single-Family Equivalent (SFE) units. This SFE methodology is commonly used to distribute assessments in proportion to estimated special benefit and is generally recognized as providing the basis for a fair and appropriate distribution of assessments.
For the purposes of this Engineer’s Report, all properties are designated an SFE value, which is each property’s relative benefit in relation to a single-family home on one parcel. In this case, the "benchmark" property is the single family detached dwelling which is one Single Family Equivalent unit or one SFE.
Finally, the special benefits to be derived from the Assessments will be conferred on property and are not based on a specific property owner’s use of the Improvements, a specific property owner’s occupancy of property, or the property owner’s demographic status such as age or number of dependents. The benefits derived to property are related to the average number of people who could potentially live on, work at, or otherwise could occupy a property, not how the property is currently used by the present owner. Therefore, the number of people who could, or potentially, live on, work at, or otherwise occupy a property is one indicator of the relative level of benefit received by a property.
19 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 In conclusion, the Assessment Engineer determined that the appropriate method of assessment apportionment should be based on the type of property, the relative size of the property, property location, its relative population, and its proximity to the landscaping and open space facilities. This method is further described below.
Residential Properties
The Ponderosa development is a residential single family development project consisting of a total of 344 parcels, 343 single family home parcels, and 1 City owned parcel that is the location of Del Prado Park. As such, each residential property receives similar benefit from the proposed Improvements.
Therefore, the Engineer has determined that the appropriate method of apportionment of the benefits derived by all parcels is on a dwelling unit or single-family residence basis. All improved properties, or properties proposed for development, are assigned one Single Family Equivalent unit or 1 SFE factor equal to the number of dwelling units developed or planned for the property.
Other Properties
Article XIIID stipulates that publicly owned properties must be assessed unless there is clear and convincing evidence that those properties receive no special benefit from the Assessment.
All properties that are specially benefited are assessed. Other publicly owned property that is used for purposes similar to private residential, commercial, industrial, or institutional uses is benefited and assessed at the same rate as such privately owned property.
Miscellaneous, small, and other parcels such as roads, right-of-way parcels, and common areas typically do not generate significant numbers of employees, residents, customers, or guests, who would have access to or use the Improvements. These miscellaneous parcels therefore receive no benefit from the Improvements and are assessed an SFE benefit factor of 0 SFEs.
The Assessment Rate does not Increase Annually
It should be noted that the Maintenance District assessment rates cannot be increased beyond the original amount approved at formation, which in the case of the Ponderosa- Del Prado Landscape Maintenance District was $60.08 annually, as identified in Resolution 88-375. The city is restoring the assessment amount per Resolution 88-375, but increasing the annual assessment rate to 1988 levels is not going to be enough.
The assessment will need to be increased significantly with an annual Consumer Price Index escalator, which will require approval of the property owners via a Proposition 218 assessment ballot proceeding.
Appeal of Assessments Levied to Property
Any property owner who feels that the assessment levied on their property is in error as a result of incorrect information being used to apply the foregoing method of
20 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 assessment may file a written appeal with the City of Pleasanton City Engineer or his or her designee. Any such appeal is limited to correction of an assessment during the then current Fiscal Year and applicable law. Upon the filing of any such appeal, the City of Pleasanton City Engineer or his or her designee will promptly review the appeal and any information provided by the property owner. If the City of Pleasanton City Engineer or his or her designee finds that the assessment should be modified, the appropriate changes shall be made to the Assessment Roll. If any such changes are approved after the Assessment Roll has been filed with the County for collection, the City Engineer or his or her designee is authorized to refund to the property owner the amount of any approved reduction.
Assessment Funds Must be Expended Within the Maintenance District Area The net available Assessment funds, after incidental, administrative, financing, and other costs, shall be expended exclusively for Improvements within the boundaries of the Maintenance District and appropriate incidental and administrative costs as defined in the Plans and Specifications section.
21 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Assessment
WHEREAS, the City of Pleasanton City Council directed the undersigned Engineer of Work to prepare and file a report presenting an estimate of costs, a diagram for the Maintenance District, and an assessment of the estimated costs of the Improvements upon all assessable parcels within the Maintenance District;
NOW, THEREFORE, the undersigned, by virtue of the power vested in me under the Act, Article XIIID of the California Constitution, and the order of the City Council of the City of Pleasanton, hereby makes the following assessment to cover the portion of the estimated cost of the Improvements, and the costs and expenses incidental thereto to be paid by the Maintenance District.
The amount to be paid for said Improvements and the expense incidental thereto, to be paid by the Maintenance District for the Fiscal Year 2026-27 is generally as follows:
Figure 2 – Summary Cost Estimate – Ponderosa LMD No. 1984-1
Budget Item Budgeted
Cost
Installation, Maintenance, and Servicing Costs $26,070.52 Incidental and Administration Costs $4,649.86
Amount to/(from) Reserve Fund $0.00
General Fund contribution for General Benefits $(9,703.00) Total Budget $21,017.38
As required by the Act, an Assessment Diagram showing the exterior boundaries of the Maintenance District is hereto attached and incorporated herein by reference. The distinctive number of each parcel or lot of land in the Maintenance District is its Assessor Parcel Number appearing on the Assessment Roll.
I do hereby assess and apportion the net amount of the cost and expenses of the Improvements, including the costs and expenses incident thereto, upon the parcels and lots of land within the Maintenance District, in accordance with the special benefits to be received by each parcel or lot, from the Improvements, and more particularly set forth in the Estimate of Cost and Method of Assessment in the Report.
22 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 The Assessment is made upon the parcels or lots of land within the Maintenance District in proportion to the special benefits to be received by the parcels or lots of land, from the Improvements.
The Maintenance District’s assessment rate for fiscal year 2026-27 are the same as last year, consistent with Resolution 88-375, and in the amount of $60.08 per single family equivalent (SFE) benefit unit.
Each parcel or lot of land is described in the Assessment Roll by reference to its parcel number as will be shown on the Assessor's Maps of Alameda County for the Fiscal Year 2025-26. For a more particular description of the property, reference is hereby made to the deeds and maps on file and of record in the office of the County Recorder of the County.
I hereby will place opposite the Assessor Parcel Number for each parcel or lot within the Assessment Roll, the amount of the assessment for the Fiscal Year 2026-27 for each parcel or lot of land within the Maintenance District.
City Engineer/Engineer of Work
By:
Michael Stella, License No. C54642
23 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Certificates Page
LANDSCAPE MAINTENANCE DISTRICT 1984-1, PONDEROSA CITY OF
PLEASANTON, ALAMEDA COUNTY, CALIFORNIA
(Pursuant to the Landscaping and Lighting Act of 1972)
The undersigned respectfully submits the enclosed Engineer's Report and does hereby certify that this Engineer's Report and the Assessment have been prepared by me as directed by the City Council.
Michael Stella, City Engineer, License No. C54642
City of Pleasanton, Alameda County, California
By:
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was filed with me on the _________day of______________, 2026.
Jocelyn Kwong, City Clerk
City of Pleasanton, Alameda County, California
By:
I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was approved and confirmed by the City Council of the City of Pleasanton, Alameda County, California, on the ______________day of____________, 2026.
Jocelyn Kwong, City Clerk
City of Pleasanton, Alameda County, California
By:
I HEREBY CERTIFY that a certified copy of the enclosed Engineer's Report, including Assessment Roll and Assessment Diagram was filed with the County Auditor of the County of Alameda, on the ______________day of_______________, 2026.
Jocelyn Kwong, City Clerk
City of Pleasanton, Alameda County, California
By:
24 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Assessment Diagram
The Maintenance District includes all properties within the Ponderosa subdivision, as displayed on the following Assessment Diagram. The lines and dimensions of each lot or parcel within the Maintenance District are those lines and dimensions as shown on the maps of the Assessor of Alameda County for Fiscal Year 2026-27, and are incorporated herein by reference, and made a part of this Diagram and this Report.
25 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 Assessment Roll FY 2026-27- Ponderosa LMD No. 1984-1
ASSESSMENT ASSESSOR'S ASSESSMENT COLLECTION
DIAGRAM NO. PARCEL NUMBER AMOUNT
CHARGE
.017 TOTAL
1 946-4556-010 $60.08 $1.02 $61.10
2 946-4556-009 60.08 1.02 61.10
3 946-4556-008 60.08 1.02 61.10
4 946-4556-007 60.08 1.02 61.10
5 946-4556-006 60.08 1.02 61.10
6 946-4556-005 60.08 1.02 61.10
7 946-4556-004 60.08 1.02 61.10
8 946-4556-003 60.08 1.02 61.10
9 946-4556-011 60.08 1.02 61.10
10 946-4556-012 60.08 1.02 61.10
11 946-4556-013 60.08 1.02 61.10
12 946-4556-014 60.08 1.02 61.10
13 946-4556-015 60.08 1.02 61.10
14 946-4556-016 60.08 1.02 61.10
15 946-4556-017 60.08 1.02 61.10
16 946-4556-018 60.08 1.02 61.10
17 946-4556-019 60.08 1.02 61.10
18 946-4556-020 60.08 1.02 61.10
19 946-4556-021 60.08 1.02 61.10
20 946-4556-031 60.08 1.02 61.10
21 946-4556-032 60.08 1.02 61.10
22 946-4556-033 60.08 1.02 61.10
23 946-4556-034 60.08 1.02 61.10
24 946-4556-035 60.08 1.02 61.10
25 946-4556-036 60.08 1.02 61.10
26 946-4556-037 60.08 1.02 61.10
27 946-4556-038 60.08 1.02 61.10
28 946-4556-039 60.08 1.02 61.10
29 946-4556-040 60.08 1.02 61.10
30 946-4556-041 60.08 1.02 61.10
31 946-4556-042 60.08 1.02 61.10
32 946-4556-043 60.08 1.02 61.10
33 946-4556-044 60.08 1.02 61.10
34 946-4556-045 60.08 1.02 61.10
35 946-4556-046 60.08 1.02 61.10
36 946-4556-047 60.08 1.02 61.10
37 946-4556-048 60.08 1.02 61.10
38 946-4556-049 60.08 1.02 61.10
39 946-4556-050 60.08 1.02 61.10
40 946-4556-051 60.08 1.02 61.10
41 946-4556-052 60.08 1.02 61.10
42 946-4556-053 60.08 1.02 61.10
43 946-4556-054 60.08 1.02 61.10
26 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 44 946-4556-055 60.08 1.02 61.10
45 946-4556-056 60.08 1.02 61.10
46 946-4556-057 60.08 1.02 61.10
47 946-4556-058 60.08 1.02 61.10
48 946-4556-059-2 60.08 1.02 61.10
49 946-4556-060-2 60.08 1.02 61.10
50 946-4556-061 60.08 1.02 61.10
51 946-4556-062 60.08 1.02 61.10
52 946-4556-063 60.08 1.02 61.10
53 946-4556-064 60.08 1.02 61.10
54 946-4556-065 60.08 1.02 61.10
55 946-4556-066 60.08 1.02 61.10
56 946-4556-030 60.08 1.02 61.10
57 946-4556-029 60.08 1.02 61.10
58 946-4556-028 60.08 1.02 61.10
59 946-4556-067 60.08 1.02 61.10
60 946-4556-068 60.08 1.02 61.10
61 946-4556-069 60.08 1.02 61.10
62 946-4556-070 60.08 1.02 61.10
63 946-4556-071 60.08 1.02 61.10
64 946-4556-072 60.08 1.02 61.10
65 946-4556-073-1 60.08 1.02 61.10
66 946-4556-074-1 60.08 1.02 61.10
67 946-4556-075 60.08 1.02 61.10
68 946-4556-076 60.08 1.02 61.10
69 946-4556-077 60.08 1.02 61.10
70 946-4556-078 60.08 1.02 61.10
71 946-4556-079 60.08 1.02 61.10
72 946-4556-027 60.08 1.02 61.10
73 946-4556-026 60.08 1.02 61.10
74 946-4556-025 60.08 1.02 61.10
75 946-4556-082 60.08 1.02 61.10
76 946-4556-083 60.08 1.02 61.10
77 946-4556-084 60.08 1.02 61.10
78 946-4556-085 60.08 1.02 61.10
79 946-4556-086 60.08 1.02 61.10
80 946-4556-087-1 60.08 1.02 61.10
81 946-4556-088-1 60.08 1.02 61.10
82 946-4556-089 60.08 1.02 61.10
83 946-4556-090 60.08 1.02 61.10
84 946-4556-091 60.08 1.02 61.10
85 946-4556-092 60.08 1.02 61.10
86 946-4556-093 60.08 1.02 61.10
87 946-4556-024 60.08 1.02 61.10
88 946-4556-023 60.08 1.02 61.10
89 946-4556-022 60.08 1.02 61.10
90 946-4556-094 60.08 1.02 61.10
91 946-4556-097 60.08 1.02 61.10
92 946-4556-098 60.08 1.02 61.10
93 946-4556-099 60.08 1.02 61.10
27 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 94 946-4556-100 60.08 1.02 61.10
95 946-4556-101 60.08 1.02 61.10
96 946-4556-102-1 60.08 1.02 61.10
97 946-4556-104-1 60.08 1.02 61.10
98 946-4556-105 60.08 1.02 61.10
99 946-4556-106 60.08 1.02 61.10
100 946-4556-107 60.08 1.02 61.10
101 946-4556-108 60.08 1.02 61.10
102 946-4562-040-1 60.08 1.02 61.10
103 946-4562-039 60.08 1.02 61.10
104 946-4562-038 60.08 1.02 61.10
105 946-4562-037 60.08 1.02 61.10
106 946-4562-036 60.08 1.02 61.10
107 946-4562-004 60.08 1.02 61.10
108 946-4562-003 60.08 1.02 61.10
109 946-4562-001 60.08 1.02 61.10
110 946-4562-005 60.08 1.02 61.10
111 946-4562-007 60.08 1.02 61.10
112 946-4562-010-1 60.08 1.02 61.10
113 946-4562-011 60.08 1.02 61.10
114 946-4562-013 60.08 1.02 61.10
115 946-4562-014 60.08 1.02 61.10
116 946-4562-015 60.08 1.02 61.10
117 946-4562-016 60.08 1.02 61.10
118 946-4562-045 60.08 1.02 61.10
119 946-4562-044 60.08 1.02 61.10
120 946-4562-043 60.08 1.02 61.10
121 946-4562-042 60.08 1.02 61.10
122 946-4562-041-1 60.08 1.02 61.10
123 946-4562-050-1 60.08 1.02 61.10
124 946-4562-049 60.08 1.02 61.10
125 946-4562-048 60.08 1.02 61.10
126 946-4562-047 60.08 1.02 61.10
127 946-4562-046 60.08 1.02 61.10
128 946-4562-017 60.08 1.02 61.10
129 946-4562-018 60.08 1.02 61.10
130 946-4562-019 60.08 1.02 61.10
131 946-4562-020 60.08 1.02 61.10
132 946-4562-021 60.08 1.02 61.10
133 946-4562-022 60.08 1.02 61.10
134 946-4562-023 60.08 1.02 61.10
135 946-4562-024 60.08 1.02 61.10
136 946-4562-025 60.08 1.02 61.10
137 946-4562-055 60.08 1.02 61.10
138 946-4562-054 60.08 1.02 61.10
139 946-4562-053 60.08 1.02 61.10
140 946-4562-052 60.08 1.02 61.10
141 946-4562-051-1 60.08 1.02 61.10
142 946-4562-060 60.08 1.02 61.10
143 946-4562-059 60.08 1.02 61.10
28 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 144 946-4562-058 60.08 1.02 61.10
145 946-4562-057 60.08 1.02 61.10
146 946-4562-056 60.08 1.02 61.10
147 946-4562-026 60.08 1.02 61.10
148 946-4562-027 60.08 1.02 61.10
149 946-4562-028 60.08 1.02 61.10
150 946-4562-029 60.08 1.02 61.10
151 946-4562-030 60.08 1.02 61.10
152 946-4562-031 60.08 1.02 61.10
153 946-4562-032 60.08 1.02 61.10
154 946-4562-033 60.08 1.02 61.10
155 946-4562-065 60.08 1.02 61.10
156 946-4562-064 60.08 1.02 61.10
157 946-4562-063 60.08 1.02 61.10
158 946-4562-062 60.08 1.02 61.10
159 946-4562-061-1 60.08 1.02 61.10
160 946-4562-066 60.08 1.02 61.10
161 946-4562-067 60.08 1.02 61.10
162 946-4562-068 60.08 1.02 61.10
163 946-4562-069 60.08 1.02 61.10
164 946-4562-070 60.08 1.02 61.10
165 946-4563-001 60.08 1.02 61.10
166 946-4563-002-1 60.08 1.02 61.10
167 946-4563-004-1 60.08 1.02 61.10
168 946-4563-005 60.08 1.02 61.10
169 946-4563-006 60.08 1.02 61.10
170 946-4563-007 60.08 1.02 61.10
171 946-4563-008 60.08 1.02 61.10
172 946-4563-009 60.08 1.02 61.10
173 946-4563-010 60.08 1.02 61.10
174 946-4563-011-2 60.08 1.02 61.10
175 946-4563-012-1 60.08 1.02 61.10
176 946-4563-013 60.08 1.02 61.10
177 946-4563-014 60.08 1.02 61.10
178 946-4563-015 60.08 1.02 61.10
179 946-4563-016 60.08 1.02 61.10
180 946-4563-017-1 60.08 1.02 61.10
181 946-4563-018-1 60.08 1.02 61.10
182 946-4563-019 60.08 1.02 61.10
183 946-4563-020 60.08 1.02 61.10
184 946-4563-021 60.08 1.02 61.10
185 946-4563-022 60.08 1.02 61.10
186 946-4563-023 60.08 1.02 61.10
187 946-4563-024 60.08 1.02 61.10
188 946-4563-025 60.08 1.02 61.10
189 946-4563-026 60.08 1.02 61.10
190 946-4563-027 60.08 1.02 61.10
191 946-4563-028 60.08 1.02 61.10
192 946-4563-029 60.08 1.02 61.10
193 946-4563-030-1 60.08 1.02 61.10
29 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 194 946-4563-031-1 60.08 1.02 61.10
195 946-4563-032 60.08 1.02 61.10
196 946-4563-033 60.08 1.02 61.10
197 946-4563-034 60.08 1.02 61.10
198 946-4563-035 60.08 1.02 61.10
199 946-4563-036 60.08 1.02 61.10
200 946-4563-037 60.08 1.02 61.10
201 946-4563-038-1 60.08 1.02 61.10
202 946-4563-039-3 60.08 1.02 61.10
203 946-4563-040-2 60.08 1.02 61.10
204 946-4563-041 60.08 1.02 61.10
205 946-4563-042 60.08 1.02 61.10
206 946-4563-043 60.08 1.02 61.10
207 946-4563-044 60.08 1.02 61.10
208 946-4563-045 60.08 1.02 61.10
209 946-4563-046 60.08 1.02 61.10
210 946-4563-047 60.08 1.02 61.10
211 946-4563-048 60.08 1.02 61.10
212 946-4563-049 60.08 1.02 61.10
213 946-4563-050 60.08 1.02 61.10
214 946-4563-051 60.08 1.02 61.10
215 946-4563-052 60.08 1.02 61.10
216 946-4563-053 60.08 1.02 61.10
217 946-4563-054 60.08 1.02 61.10
218 946-4563-055 60.08 1.02 61.10
219 946-4563-056 60.08 1.02 61.10
220 946-4563-057 60.08 1.02 61.10
221 946-4563-058-3 60.08 1.02 61.10
222 946-4563-060-2 60.08 1.02 61.10
223 946-4563-061 60.08 1.02 61.10
224 946-4563-062 60.08 1.02 61.10
225 946-4563-063 60.08 1.02 61.10
226 946-4563-064 60.08 1.02 61.10
227 946-4563-065 60.08 1.02 61.10
228 946-4563-066 60.08 1.02 61.10
229 946-4563-067 60.08 1.02 61.10
230 946-4563-068 60.08 1.02 61.10
231 946-4563-069 60.08 1.02 61.10
232 946-4563-070 60.08 1.02 61.10
233 946-4563-071 60.08 1.02 61.10
234 946-4563-072 60.08 1.02 61.10
235 946-4563-073 60.08 1.02 61.10
236 946-4563-074 60.08 1.02 61.10
237 946-4563-075 60.08 1.02 61.10
238 946-4563-076 60.08 1.02 61.10
239 946-4563-077 60.08 1.02 61.10
240 946-4563-078-2 60.08 1.02 61.10
241 946-4563-079-1 60.08 1.02 61.10
242 946-4563-080 60.08 1.02 61.10
243 946-4563-082 60.08 1.02 61.10
30 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 244 946-4563-083 60.08 1.02 61.10
245 946-4563-084 60.08 1.02 61.10
246 946-4563-085 60.08 1.02 61.10
247 946-4563-086 60.08 1.02 61.10
248 946-4563-087 60.08 1.02 61.10
249 946-4563-088 60.08 1.02 61.10
250 946-4563-089 60.08 1.02 61.10
251 946-4563-090 60.08 1.02 61.10
252 946-4563-091 60.08 1.02 61.10
253 946-4563-092 60.08 1.02 61.10
254 946-4563-093 60.08 1.02 61.10
255 946-4563-094 60.08 1.02 61.10
256 946-4563-095 60.08 1.02 61.10
257 946-4563-096 60.08 1.02 61.10
258 946-4563-097 60.08 1.02 61.10
259 946-4563-130 60.08 1.02 61.10
260 946-4563-129 60.08 1.02 61.10
261 946-4563-128 60.08 1.02 61.10
262 946-4563-127 60.08 1.02 61.10
263 946-4563-126 60.08 1.02 61.10
264 946-4563-140 60.08 1.02 61.10
265 946-4563-141 60.08 1.02 61.10
266 946-4563-142 60.08 1.02 61.10
267 946-4563-143 60.08 1.02 61.10
268 946-4563-182 60.08 1.02 61.10
269 946-4563-183 60.08 1.02 61.10
270 946-4563-146 60.08 1.02 61.10
271 946-4563-147 60.08 1.02 61.10
272 946-4563-148 60.08 1.02 61.10
273 946-4563-149 60.08 1.02 61.10
274 946-4563-150 60.08 1.02 61.10
275 946-4563-151 60.08 1.02 61.10
276 946-4563-152 60.08 1.02 61.10
277 946-4563-153 60.08 1.02 61.10
278 946-4563-154 60.08 1.02 61.10
279 946-4563-113 60.08 1.02 61.10
280 946-4563-112 60.08 1.02 61.10
281 946-4563-111 60.08 1.02 61.10
282 946-4563-110 60.08 1.02 61.10
283 946-4563-109 60.08 1.02 61.10
284 946-4563-108 60.08 1.02 61.10
285 946-4563-107 60.08 1.02 61.10
286 946-4563-106 60.08 1.02 61.10
287 946-4563-105 60.08 1.02 61.10
288 946-4563-104 60.08 1.02 61.10
289 946-4563-103 60.08 1.02 61.10
290 946-4563-102 60.08 1.02 61.10
291 946-4563-101 60.08 1.02 61.10
292 946-4563-100 60.08 1.02 61.10
293 946-4563-099 60.08 1.02 61.10
31 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 294 946-4563-098 60.08 1.02 61.10
295 946-4563-120 60.08 1.02 61.10
296 946-4563-121 60.08 1.02 61.10
297 946-4563-122 60.08 1.02 61.10
298 946-4563-123 60.08 1.02 61.10
299 946-4563-134 60.08 1.02 61.10
300 946-4563-133 60.08 1.02 61.10
301 946-4563-132 60.08 1.02 61.10
302 946-4563-131 60.08 1.02 61.10
303 946-4563-139 60.08 1.02 61.10
304 946-4563-138 60.08 1.02 61.10
305 946-4563-137 60.08 1.02 61.10
306 946-4563-136 60.08 1.02 61.10
307 946-4563-135 60.08 1.02 61.10
308 946-4563-114 60.08 1.02 61.10
309 946-4563-115 60.08 1.02 61.10
310 946-4563-116 60.08 1.02 61.10
311 946-4563-117 60.08 1.02 61.10
312 946-4563-118 60.08 1.02 61.10
313 946-4563-119 60.08 1.02 61.10
314 946-4563-155 60.08 1.02 61.10
315 946-4563-156 60.08 1.02 61.10
316 946-4563-157 60.08 1.02 61.10
317 946-4563-158 60.08 1.02 61.10
318 946-4563-159 60.08 1.02 61.10
319 946-4563-160 60.08 1.02 61.10
320 946-4563-161 60.08 1.02 61.10
321 946-4563-162 60.08 1.02 61.10
322 946-4563-163 60.08 1.02 61.10
323 946-4563-164 60.08 1.02 61.10
324 946-4563-165 60.08 1.02 61.10
325 946-4563-166 60.08 1.02 61.10
326 946-4563-167 60.08 1.02 61.10
327 946-4563-168 60.08 1.02 61.10
328 946-4563-169 60.08 1.02 61.10
329 946-4563-170 60.08 1.02 61.10
330 946-4563-171 60.08 1.02 61.10
331 946-4563-172 60.08 1.02 61.10
332 946-4563-173 60.08 1.02 61.10
333 946-4563-174 60.08 1.02 61.10
334 946-4563-175 60.08 1.02 61.10
335 946-4563-176 60.08 1.02 61.10
336 946-4563-177 60.08 1.02 61.10
337 946-4563-178 60.08 1.02 61.10
338 946-4563-179 60.08 1.02 61.10
339 946-4563-180 60.08 1.02 61.10
340 946-4562-071 60.08 1.02 61.10
341 946-4562-072 60.08 1.02 61.10
342 946-4562-073 60.08 1.02 61.10
343 946-4562-074 60.08 1.02 61.10
32 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27 CITY 946-4563-125 60.08 n/a 60.08
344 TOTAL ASSESSMENTS: $20,667.52 $349.86 $21,017.38
Figure 4 – FY 2025-26 Actual Costs and Revenues
2025-26 Project
Expenditures
134 Ponderosa-Del Prado
Item Budget Expenditures*
Anticipated
Remaining
Expenditures
Anticipated Year-
end Balance
Installation and Maintenance
Basic Maintenance $4,320.00 $3,600.00 $720.00 $0.00
Other Maintenance (paid by City) $8,640.00 $7,200.00 $1,440.00 $0.00 Extra Work** $7,000.00 $7,148.49 $1,057.58 ($1,206.07) Water $4,000.00 $4,456.00 $659.24 ($1,115.24)
Power $200.00 $266.00 $39.35 ($105.35)
Subtotal $24,160.00 $22,670.49 $3,916.18 ($2,426.67)
Incidental and Administrative
City of Pleasanton Assessment
Administration $1,800.00 $0.00 $1,800.00 $0.00
County Fees for Collection of
Assessment $349.86 $349.86 $0.00 $0.00
Proposition 218-compliance
process $36,000.00 $6,432.85 $25,887.15 $3,680.00
Subtotal $38,149.86 $6,782.71 $27,687.15 $3,680.00
Annual City Contribution for
General Benefit $9,703.00
Annual Assessment $21,017.38
Reserve
Starting Fund Balance (7/1/2025) $88,989.98
Budgeted Year-End Fund Balance $57,400.50
Anticipated Year-End Fund Balance $58,653.83
* Expenditures from July 1, 2025 to May 7, 2026
** Extra work typically includes tree pruning, tree removal, irrigation repairs and replacement, and planting.
33 City of Pleasanton
Landscape Maintenance District No. 1984-1, Ponderosa Engineer’s Report, Fiscal Year 2026-27
ATTACHMENT 3
RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON TO
APPROVE THE INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 199 3-1 WINDSOR FOR FISCAL YEAR 2026/27; DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION OF ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC HEARING
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the City Council of the City of Pleasanton has described proposed improvements to be included for the determination of annual assessments levied for Lighting and Landscape Maintenance District No. 1993-1 Windsor, created under the Lighting & Landscape Act of 1972, and ordered the preparation of an Engineer’s Report to determine the annual levy of assessments for such District; and
WHEREAS, as required by Section 22622 of the California Streets and Highways Code, the Engineer has filed with the City Clerk a Preliminary Engineer’s Report for the Lighting & Landscape Maintenance District No. 1993-1 Windsor for Fiscal Year 2026/27.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE, DECLARE, DETERMINE AND ORDER THE FOLLOWING:
SECTION 1. SCI Consulting Group is designated by this Council as the Engineer of Work for Lighting & Landscape Maintenance District No. 1993-1, Windsor, during fiscal year 2026/27. The area of land to be assessed is located in the City of Pleasanton, Alameda County.
SECTION 2. The City Council intends to continue to levy and collect assessments within Lighting & Landscape Maintenance District No. 1993-1 Windsor, during fiscal year 2026/27.
SECTION 3. The improvements to be made in this assessment district are generally described as follows:
Maintenance of the masonry walls, trees, shrubbery, groundcover, and irrigation systems situated on the northeast side of Tapestry Way and Minton Court, Lot A in the northwest corner of the subdivision and also Lot C in the southwest corner of the subdivision.
SECTION 4. In accordance with this resolution directing the filing of an annual report, the City Engineer has filed with the City Clerk the report required by the Landscaping and Lighting Act of 1972. All interested persons are referred to that report for a full and detailed description of the improvements, the boundaries of the assessments upon assessable lots and parcels of land within the assessment district.
SECTION 5. On Tuesday, the 21st day of July 2026, at the hour of 7:00 pm, the City Council will conduct a public hearing on the question of the levy of the proposed annual assessment. The Council meeting will be held in accordance with Government Code Section
54954(e). To improve access to public information, residents may access meetings remotely through the City’s website.
SECTION 6. The City Clerk is authorized and directed to give the notice of hearing required by the Landscaping and Lighting Act of 1972.
SECTION 7. City Clerk shall certify to the passage of this resolution and enter it into the book of original resolutions.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Pleasanton at a regular meeting held on June 2, 2026.
I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 2nd day of June, 2026, by the following vote:
Ayes:
Noes:
Absent:
Abstain:
_____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney
Fiscal Year 2026-27
City of Pleasanton
Landscape Maintenance District No. 1993-1,
Windsor
June 2026
Pursuant to the Landscaping and LighƟng Act of 1972,
Government Code and ArƟcle XIIID of the California
ConsƟtuƟon
EXHIBIT A
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Page i
(This Page IntenƟonally LeŌ Blank)
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Page ii
City of Pleasanton Mayor and City Council
Mayor and City Council
Jack Balch , Mayor
MaƩ Gaidos, District 4, Vice Mayor
Jeff Nibert, District 1, Member
Craig Eicher, District 2, Member
Julie Testa, District 3, Member
City Manager
Gerry Beaudin
City Engineer
Michael Stella
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Page iii
Table of Contents
IntroducƟon .................................................................................................... 6 ExecuƟve Summary ........................................................................................... 6 Overview ........................................................................................................... 7 Landscape Maintenance District No. 1993-1, Windsor .................................... 7 Engineer’s Report and ConƟnuaƟon of Assessments ..................................... 10 Legal Requirements ......................................................................................... 12 Plans & SpecificaƟons .................................................................................... 13 IntroducƟon .................................................................................................... 13 Windsor DescripƟon of Improvements........................................................... 15 Recommended Capital Improvements ........................................................... 15 EsƟmate of Cost and Budget – Fiscal Year 2026-27 ......................................... 17 Notes to EsƟmate of Costs .............................................................................. 19 Method of Assessment ApporƟonment ......................................................... 21 Method of ApporƟonment ............................................................................. 21 Discussion of Benefit ....................................................................................... 22 General versus Special Benefit ........................................................................ 24 CalculaƟng General Benefit and Special Benefit Paid From Other Funds ...... 25 Source of Financial ContribuƟons from Other Funds to SaƟsfy the 10.0% Requirement ................................................................................................... 29 Zones of Benefit .............................................................................................. 31 Method of Assessment ................................................................................... 32 ResidenƟal ProperƟes ..................................................................................... 34 Other ProperƟes ............................................................................................. 34 The Assessment Rate Increases Annually by CPI ............................................ 35 Appeals of Assessments Levied to Property ................................................... 35 Assessment Funds Must Be Expended Within the Maintenance District Area ......................................................................................................................... 35
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Page iv
Assessment ................................................................................................... 36 CerƟficates Page ............................................................................................ 38 Assessment Diagram ..................................................................................... 39 Assessment Roll FY 2026-27 –Windsor LMD No 1993-1 .................................. 41
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Page v
List of Figures
Figure 1 – EsƟmate of Costs and Revenues for fiscal year 2026-27 ..................... 18 Figure 2 – Summary Cost EsƟmate – Windsor LMD No. 1993-1 .......................... 36 Figure 3 - FY 2025-26 Actual Costs and Revenues ................................................ 44
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Introduction
Executive Summary
The Windsor Landscape Maintenance District, 1993-1, was created in 1993 as a means to fund the maintenance of the landscape and common areas for the Windsor subdivision, a 90-parcel development. The district was formed prior to the passage of ProposiƟon 218, the “Right to Vote on Taxes Act” which requires property owner approval to impose or increase assessments.
At the Ɵme of formaƟon, no inflaƟon escalator was built into the assessment and the district assessment has remained at $265.11 since formaƟon. The lack of an inflaƟon escalator has led to a decline in the level of maintenance, a lack of sufficient funding for capital improvement projects, and an irrigaƟon system that is badly in need of a major renovaƟon. The level of maintenance required as part of the development approval is no longer manageable, which exposes the district and the property owners to increased liability.
In 2022, staff held outreach meeƟngs with the district property owners and HOA Board to discuss a ProposiƟon 218-compliant voƟng procedure. Although property owners were not supporƟve of an increase in assessments, the HOA agreed to take over rouƟne maintenance and pay for the costs of water. The HOA acceptance of parƟal maintenance responsibiliƟes is only a first step though, as assessment levels are $265.11 per parcel annually while maintenance costs are esƟmated to be closer to $400 per parcel annually to properly maintain the district even with the HOA paying for water and rouƟne maintenance costs, and likely about double that amount if the HOA no longer supplements services. Either the HOA will need to take over the district maintenance or a ProposiƟon 218-compliant vote will be required to address the maintenance needs of the district. The budget for this fiscal year will aim to conƟnue to pay down the deficit, but significant tree pruning work is required and the district will need to remove the nonfuncƟonal turf due to AB 1572, which will also require a significant investment over Ɵme.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Overview
The City of Pleasanton (“City”) is located in Alameda County, and covers an area of
24.3 square miles, with over 24,500 assessor parcels, and approximately 80,000 residents. The City currently has five Landscape and LighƟng Maintenance Districts (“Districts”) that provide services to a combined total of 680 parcels:
1984-1 Ponderosa (Del Prado) – 344 parcels
1993-1 Windsor – 90 parcels
1993-2 Bonde Ranch – 103 parcels
1994-1 Oak Tree Farm – 42 parcels
1995-1 Moller Ranch – 101 parcels
The five District’s benefit assessments were established prior to the approval of ProposiƟon 218 in 1996. The purpose of these Districts is to provide funding for the installaƟon, maintenance and servicing of local landscaping and lighƟng improvements (“Improvements”) within each District’s service area.
Landscape Maintenance District No. 1993-1, Windsor
Assessment Background
The Windsor Landscape Maintenance District No. 1993-1 (“District 1993-1” or “Maintenance District”) was formed in 1993 as a CondiƟon of Approval for the Windsor development, to fund certain landscape improvements within the Windsor subdivision. The Maintenance District has a total of 90 single-family residenƟal parcels.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
The Windsor Landscape Maintenance District No. 1993-1 purpose is to fund the maintenance and repair of designated landscaped areas and open space areas, entry features, masonry soundwalls, common area drainage ditches, irrigaƟon systems, trees and planƟngs in designated landscaped areas, furnishing of water and power for irrigaƟon systems, and streetlights.
District 1993-1 is funded by the benefit assessment approved in 1993 (“Assessment”), and it does not receive any direct revenues from property taxes or any other funding sources. The fiscal year 2026-27 assessments for District 1993-1 will remain at the same assessment rate of $265.11 per parcel per year.
With a total of 90 parcels in the Maintenance District, fiscal year 2026-27 total assessment will be $24,265.80.
Over the years, operaƟonal costs and uƟlity costs have increased, however the assessment revenues have remained the same. The fiscal year 2026-27 total assessment revenue will not be sufficient to fund the maintenance of all landscaped areas, including water costs, county assessment fees, city administraƟon fees, replacement of planƟngs, irrigaƟon systems, and other district improvements. The equivalent of $265.11 in today’s dollars, based on the Consumer Price Index for California, is $538.00. The Engineer’s Report projects a shortage that will require the City to reduce landscape maintenance and water use so that maintenance costs remain below assessments.
City staff began the process of potenƟally increasing the assessments for the Windsor Landscape Maintenance District in 2022 through a ProposiƟon 218 compliant voƟng procedure. However, the property owners that aƩended the neighborhood outreach meeƟng on February 2, 2022, voiced their desire that the City undertake more significant outreach to discuss increasing the assessment prior to taking the decision to vote. Staff set up a meeƟng with the Windsor neighborhood again on October 18, 2022, to discuss the assessments. A noƟficaƟon was sent via mail to all property owners and the HOA manager noƟfied the residents of the meeƟng via email. About ten residents aƩended the meeƟng to discuss the need for and process for a vote to increase the
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
assessment. The residents expressed an interest in having more control on how the money is spent and requested that the City provide addiƟonal informaƟon to them regarding the formaƟon of the Windsor Landscape Maintenance District.
On November 3, 2022, staff sent an email to the Windsor HOA property manager that defined the maintenance responsibiliƟes associated with the development and included the formaƟon documents for the development. AŌer receiving the formaƟon documents, the HOA Board expressed their interest in parƟally taking over the maintenance responsibiliƟes of the LMD rather than taking the assessment increase to a vote by the homeowners. Staff worked with the HOA Board President to determine what that shared maintenance would look like. On March 29, 2023, the Board submiƩed a leƩer staƟng their commitment to take over the monthly maintenance of the planƟng and paying the costs of water and on February 6, 2024, the HOA took over the monthly maintenance and water payments. The Windsor LMD retained the other maintenance responsibiliƟes and costs, including but not limited to irrigaƟon repairs, soundwall repair, tree pruning, etc.
Although the HOA accepted the costs for rouƟne plant maintenance and water to help to alleviate the fund balance deficit, it is not a permanent soluƟon. Either an increase in the annual assessment will be necessary to meet the maintenance standards of the District or the HOA will need to take over maintenance. The city can no longer subsidize staff administraƟon Ɵme or the consultant fees for the Engineer’s Report. The HOA has indicated that they are more inclined to take over maintenance than pay for the expensive ProposiƟon 218-compliant voƟng process, esƟmated to cost approx. $36,000, out of their assessments. Water costs are not a factor for the Windsor LMD since the HOA took over payment and that will reduce the proposed assessment increase amount, but significant tree pruning and capital improvement repair and replacement costs are substanƟal.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
AddiƟonally, Assembly Bill 1572, which was passed by the State Assembly on October 13, 2023, and relates to water use on lawns within the district, requires that no irrigaƟon be used on nonfuncƟonal turf areas prior to January 1, 2028. The district has two areas that are considered “nonfuncƟonal turf” by the bill that will need to be removed and replaced, one along Bernal Avenue and the other just on the other side of the entry wall on Tapestry Way. Depending on the level of improvements, the turf conversion could cost a minimum of $25,000 to shut off the water, mulch the area, and adjust irrigaƟon for the trees and up to $175,00 for a complete landscape and irrigaƟon renovaƟon, and will require a loan or increase to assessments in 2027 to cover the costs.
The landscape will conƟnue to decline below the necessary maintenance standards of the district established by Ordinance 2458. This may place the district at risk of fines or liƟgaƟon. To limit liability for the district, it will be necessary for the city to conƟnue to pursue a permanent soluƟon, such as the HOA taking over maintenance or a proposiƟon 218-compliant vote, incurring significant consultant costs, unƟl a sustainable assessment has been agreed to by property owners.
If addiƟonal funding from a new or increased assessment is not implemented, the City will be forced to conƟnue to reduce maintenance and postpone faciliƟes upgrades, resulƟng in a conƟnuing deterioraƟon of the grounds and faciliƟes.
For 2025-26 costs/revenues, see Figure 3 – FY 2025-26 Actual Costs and Revenues.
Engineer’s Report and Continuation of Assessments
Each year for which the assessments will be conƟnued, the City Council must direct the preparaƟon of an Engineer's Report, budgets and proposed assessments for the upcoming fiscal year. AŌer the Engineer's Report is completed, the City Council may preliminarily approve the Engineer's Report and proposed assessments, and establish the date for a public hearing on the conƟnuaƟon of the assessments.
This Report was prepared pursuant to the direcƟon of the City Council.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
This Engineer’s Report ("Report") was prepared to establish the budget for the conƟnued maintenance, improvements, and services (“Improvements”) that would be funded by the proposed fiscal year 2026-27 assessments, determine the benefits received by property from the Improvements, and the method of assessment apporƟonment to lots and parcels within the Maintenance District.
This Report and the proposed assessments have been made pursuant to the Landscaping and LighƟng Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code ("Act") and ArƟcle XIIID of the California ConsƟtuƟon (“ArƟcle”).
If the City Council approves this Engineer's Report and the conƟnuaƟon of the assessments by resoluƟon, a noƟce of public hearing must be published in a local paper at least 10 days prior to the date of the public hearing. The resoluƟon preliminarily approving the Engineer's Report and establishing the date for a public hearing is used for this noƟce.
Following the minimum 10-day Ɵme period aŌer publishing the noƟce, a public hearing is held for the purpose of allowing public tesƟmony about the proposed conƟnuaƟon of the assessments. This hearing is currently scheduled for July 21, 2026. At this hearing, the City Council would consider approval of a resoluƟon confirming the conƟnuaƟon of the assessments for fiscal year 2026-27. If so confirmed and approved, the assessments would be submiƩed to the County Auditor/Controller for inclusion on the property tax rolls for Fiscal Year 2026-27.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Legal Requirements
Proposition 218
The City of Pleasanton’s five Landscape and LighƟng Maintenance Districts were formed prior to the passage of ProposiƟon 218, “The Right to Vote on Taxes Act,” which was approved by the voters of California on November 6, 1996, and is now ArƟcle XIIIC and XIIID of the California ConsƟtuƟon. (ProposiƟon 218 provides for benefit assessments to be levied to fund the cost of providing services, improvements, as well as maintenance and operaƟon expenses to a public improvement which benefits the assessed property.) Although these assessments are consistent with ProposiƟon 218, the California judiciary has generally referred to pre-ProposiƟon 218 assessments as “grandfathered assessments” and held them to a lower standard than post ProposiƟon 218 assessments.
The exisƟng Assessment Districts will be re-assessed consistent with the procedures and requirements imposed by ProposiƟon 218, which describe several important requirements, including property-owner balloƟng and approval for the imposiƟon of new or increased assessments if greater than the formaƟon level assessments. No vote is required this year because the proposed increase to the assessments is less than the maximum assessment amounts approved at formaƟon of the LMD and no change to the assessment calculaƟon is proposed.
This Engineer’s Report is consistent with the requirements of ArƟcle XIIIC and XIIID of the California ConsƟtuƟon because the Improvements to be funded are clearly defined, the Improvements are directly available to and directly benefit property in the Maintenance District, and the Improvements provide a direct advantage to property in the Maintenance District that would not be received in absence of the assessments.
City of Pleasanton
Landscape Maintenance District No. 1993-1, Windsor
Engineer’s Report
Plans & Specifications
Introduction
The work and Improvements to be undertaken by the City of Pleasanton within the Landscape Maintenance District No. 1993-1, Windsor, and the costs thereof paid from the levy of the annual assessments, provide special benefit to Assessor Parcels within the Maintenance District as defined in the Method of Assessment herein.
The Landscaping and LighƟng Act of 1972 (Streets & Highways Code § 22525 et seq.), (the “Act”), defines improvement, maintenance, servicing, and incidental expenses as follows:
“Improvement” means one or any combinaƟon of the following:
The installaƟon or planƟng of landscaping.
The installaƟon or construcƟon of statuary, fountains, and other ornamental structures and faciliƟes.
The installaƟon or construcƟon of public lighƟng faciliƟes, including, but not limited to, traffic signals.
The installaƟon or construcƟon of any faciliƟes which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installaƟon or construcƟon of curbs, guƩers, walls, sidewalks, or paving, or water, irrigaƟon, drainage, or electrical faciliƟes.
The installaƟon of park or recreaƟonal improvements, including, but not limited to, all of the following:
Land preparaƟon, such as grading, leveling, cuƫng and filling, sod, landscaping, irrigaƟon systems, sidewalks, and drainage.
Lights, playground equipment, play courts, and public restrooms.
The maintenance or servicing, or both, of any of the foregoing, and of any improvement authorized by subdivision (i).
The acquisiƟon of land for park, recreaƟonal, or open-space purposes.
The acquisiƟon of any exisƟng improvement otherwise authorized pursuant to this secƟon.