Pleasanton City Council
July 21, 2026

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Figure 1: Aerial of Project Site and Surrounding Area

BACKGROUND
The Project site is one of the parcels in the East Pleasanton planning area. The owners had a long-standing interest in the City annexing the site to allow development within Pleasanton.

However, in the absence of a specific plan, the City Council did not select the Project site for housing in the 6th Cycle Housing Element Update process.

City’s
Project Site
Operation
Services
Center
Village at
Ironwood

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While remaining under the Alameda County jurisdiction, in August 2022, 330 Land Company, on behalf of the landowner, USL Pleasanton LP (USL), filed an SB 330 application with the County of Alameda for the construction of a residential community consisting of 194 residential units and 49 JADUs (hereinafter, the County Project). The County Project included on-site utility facilities for sanitary sewer, water, and stormwater retention and treatment, and thus did not propose to connect to City of Pleasanton utilities or systems.

While the application was undergoing review by County staff, the applicant team continued their efforts to discuss annexation to Pleasanton with City staff. The County Project was approved by the Alameda County Board of Supervisors, on appeal, on February 10, 2026, and this entitlement remains valid, although the entitled development is not being pursued pending the City’s consideration of the proposed annexation and development of the site under the current applications.

City Council Direction on Annexation and Development
Understanding the expressed interest by the applicant in developing the project within Pleasanton, in August 2024, the City Council discussed options and considerations for annexation of this and another property in East Pleasanton. Staff was directed to continue the discussion with the applicant and develop additional analysis to support the consideration of the advantages and disadvantages of annexation. On December 3, 2024, 330 Land Company (the applicant) submitted a preliminary review application to the City for the Arroyo Lago project.

The additional analysis was completed and presented to City Council on February 18, 2025, including evaluation of fiscal impacts, infrastructure capacity, traffic impacts, and other concerns, as well as strategies to address concerns raised by neighbors to the west of the Arroyo Lago development. After considering this information, the City Council indicated its general support for annexation and provided directions to staff to process the application, including the following design modifications to be reflected in the City application to reduce impacts of the proposed project on the existing residences located to the immediate west:
▪ Only single-story residences to be located along the westerly property line. ▪ Homes along the westerly property line to provide a rear yard setback of 14 feet. ▪ Lower the project site grades to be comparable to the existing residential lots on the west; therefore, lower the height of the wall along the westerly property line.

The City Council also provided direction to staff and the applicant to continue discussions on the key terms of a future Pre-Annexation and Development Agreement (PADA).

In accordance with the Council's direction, on December 3, 2024, the applicant submitted a preliminary review application to the City, followed by a formal application on February 25, 2025. Following direction to develop initial terms for the PADA, staff worked with the applicant to develop an outline of such terms, which were presented to the City Council on October 21, 2025 for review and direction – this direction is reflected in the draft PADA as it is included in Exhibit C and discussed in more detail below.

Annexation and the Local Agency Formation Commission (LAFCo) The project includes proposed annexation into Pleasanton, which requires separate approval by the Alameda County LAFCo, pursuant to the provisions of the Cortese Knox Hertzberg

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(CKH) Act. The Planning Commission's action includes a recommendation to the City Council to authorize moving forward with annexation proceedings through submittal of the necessary application to LAFCo. As part of the annexation process, the City would need to negotiate an agreement with Alameda County about how future property tax revenues would be shared between the County and City. Furthermore, following annexation, and pursuant to State law, the City and County would be required to negotiate and reach an agreement on how any portion of the County’s Regional Housing Needs Assessment (RHNA) units would be reallocated to Pleasanton, along with any corresponding credit for construction of units on the site. Based on discussions with the County to date, and with the City Council at the February 18, 2025 Study Session, it is expected the City would be able to benefit from any increment of units over the 189 units entitled by Alameda County and assumed in their 6th Cycle Housing Element – i.e. the 48 deed-restricted ADUs.

Formation of a Community Facilities District (CFD)
A Community Facilities District (CFD) is being formed for the proposed Project. The CFD is a mechanism, formed by the City in coordination with the applicant, that would allow for project residents to contribute to financing for maintenance, in perpetuity, of essential public infrastructure and services associated with the Property, including roads and sidewalks, the proposed trail extension, and in-tract landscaping, lighting, and utility facilities (i.e., water, sewer, and storm drainage). The proposed Project’s Homeowners’ Association (HOA) would be responsible for the long-term operation and maintenance of the park, and vegetation within the bioretention area as well as common areas. Establishing the CFD would help ensure longterm sustainability and service delivery for the future residents of the proposed Project, while also providing a structured mechanism for funding ongoing maintenance and improvements without placing undue burden on the City’s General Fund or existing municipal resources.

PROJECT DESCRIPTION
The applicant proposes the following:

1. Annexation (P25-0115) of approximately 30 acres from unincorporated Alameda County to the City of Pleasanton;

2. General Plan amendments (P25-0116) designating land uses Medium Density Residential;

3. Pre-zoning (P25-0118) of the associated land in Alameda County to PUD–MDR (Planned Unit Development - Medium Density Residential) Districts;

4. Planned Unit Development and rezoning (PUD-154) to construct 189 detached singlefamily residences with 48 deed-restricted JADUs, and install related on- and off-site improvements and infrastructure;

5. Vesting Tentative Subdivision Map Tract 8423 to subdivide approximately 30 acres into 189 single-family home lots; and

6. Pre-Annexation and Development Agreement with the Affordable Housing Agreement for vesting entitlements and fees.

Site Design and Development
The Project includes 189 new detached single-family homes with 48 JADUs, an approximately

0.7-acre private park with public access and related on- and off-site improvements and infrastructure. Figure 2 illustrates the overall site plan and the vesting tentative map layout for the proposed project.

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Figure 2: Overall Site Plan
As proposed, the lot size range from approximately 3,500 square feet to 8,305 square feet with the following designations:
▪ smaller lots, approximately 3,500 square feet (50’x70’), located on the Project’s eastern portion;
▪ medium-sized lots, approximately 4,000 square feet (50’x80’), located on the north and south sides of the park; and
▪ larger lots, approximately 5,652.5 square feet (59’x 97’). located along the Project’s westerly property line.

The homes are primarily two-story, except that one-story homes with a building height ranging from 19 to 22 feet will be constructed along the westerly property line.

The approximately 0.7-acre park, as shown in Figure 2 above, would be centrally located and publicly accessible. Discussion on the proposed park can be found in the Analysis section of the report.

The PUD development plan establishes development standards with no expansion of homes on private lots (i.e., additions) allowed. Table 1 summarizes the proposed development standards, including minimum lot area, minimum setbacks, maximum floor area ratio, and maximum building height. Elevation drawings of each model type are included in Exhibit B, Attachment 2.

Table 1: Proposed Setbacks, Height, FAR
Development Standard
50x70 Lots
(approx.)
102 Lots
50x80 Lots
(approx.)
57 lots

59.5x97 Lots
(approx.)
30 Lots
Minimum Lot Size (square feet) 3,500 4,000 5,652.5
Minimum Front Setback to Structure (feet) 10 10 10
Minimum Front Setback to Garage (feet) 18 18 18
Minimum Rear Setback to Living (feet) 10 8 15
USL Pleasanton LLC – East Lakes Site
Village at the Ironwood Residential Community
Smaller-Sized Lots
Medium-Sized Lots
Larger-Sized Lots

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Development Standard
50x70 Lots
(approx.)
102 Lots
50x80 Lots
(approx.)
57 lots

59.5x97 Lots
(approx.)
30 Lots
Minimum Rear Setback to Covered Outdoor Patio
(feet)
5 5 —
Minimum Side Setback to Structure (feet) 5 5 5
Height 30 max 30 max 22 max
House Size 2,541 to 2,548 sq.ft 2,991 to 3,398 sq.ft 2,642-2,660 sq.ft.

FAR 72.6 to 72.8% 74.8 to 84.95% 46.74 to 47.06%
Maximum Coverage (square feet) 2,100 2,400 3,391.5
Architectural Plans and Styles
The proposed architecture represents a range of typical California-style homes, including Farmhouse, Craftsman, Modern Ranch and Prairie designs. To achieve architectural variety throughout the project site, no duplicate styles are proposed adjacent to each other. Each plan would contain classic elements reflective of the architectural style, details and color schemes that would fit in and be harmonious with the area and subdivisions in the vicinity. A selection of exterior color schemes (three per elevation style) would maintain continuity with the design themes and add variety within the new subdivision. Specifically, design features would include slate and metal roofing, lap siding with adjacent trim boards, gable siding with horizontal trim, batten board siding with adjacent trim boards, fascia, eaves, knee braces, corbels, shutters, and painted garage and entry doors. The exterior color palette depends upon the architectural design type, with palettes ranging between whites, grays and browns, blues, grays, yellows, stone and terracotta, and brighter greens, blues, and reds. Please refer to sample elevations shown in Figure 3.

Figure 3: Sample Elevations of the Proposed Project

50x70 Lots
50x80 Lots

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Roadways, Circulation and Access (Figure 4)
Busch Road is an east/west street east of Valley Avenue that abuts the southern boundary of the Project site and terminates approximately 0.67 miles east of Valley Avenue. The Project includes frontage improvements along Busch Road, including the construction of a six-footwide sidewalk and curb/gutter along the Project frontage. This improvement would extend west to the westerly boundary of the City Operations Services Center/Public Works facility located at 3333 Busch Road. Busch Road would be designed as a two-lane street with a landscaped median, and the intersection design would include a new roundabout at the intersection of Busch Road and Street A.

Internal circulation would be provided by a network of new public streets (Streets A-F and Loop A), private drive aisles, and a Class I trail extension from Street D to Mohr Avenue, and is designed to facilitate external and internal circulation.

The improvement plan shows Busch Road as the main arterial street, and internal streets having right-of-way widths ranging from 43 feet to 67 feet. All public streets have two travel lanes, curbside parking, and separated sidewalks, except Street C, which includes a monolithic sidewalk in front of Lots 131-161. Please see Exhibit B, Sheet C2.1.

Figure 4: Roadway, Circulation and Access

59.5x97 Lots

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In addition, ADA curb ramps and crosswalks shall be constructed on the north, south and east legs of the roundabout at the intersection of Street A and Street F.

Zone 7 Easement
The above-described trail extension, as well as the utility connection described below, are proposed to run through property owned by the Zone 7 Water Agency (Zone 7) north of the Village at Ironwood and adjacent to the Ironwood subdivision. This requires the applicant to secure easement rights to construct improvements on land owned by Zone 7 or enter into an agreement with the City to make this work feasible, as is common under the Subdivision Map Act (Government Code §§ 66410, et seq.).

Infrastructure Improvements
Water
Water service for the Project would be provided by the City via connections to an existing 12- inch-diameter water line along Busch Road and an existing 16-inch-diameter water line on Mohr Avenue to the west, connected through the proposed Zone 7 easement. The Project plan shows a proposed 8-inch diameter water line for these connections. To determine adequate water supply flow for the Project, a Hydraulic Analysis was prepared by Akel Engineering Group, Inc. The Akel report analyzed the existing system and recommended that a 12-inch line is needed instead of the proposed 8-inch line. A condition of approval has been added to address this item.

Sanitary Sewer
Sanitary sewer conveyance for the Project would be provided by the City via connection to an existing off-site 8-inch-diameter sewer line on Mohr Avenue. The Project would construct a new 8-inch-diameter sewer line extending from the northwest corner of the project site, following the existing utility road on land owned by Zone 7 to Mohr Avenue. Connecting the sanitary sewer line requires an easement from Zone 7, which will be procured by the Applicant or may be secured by the City in accordance with the Subdivision Map Act.

Dublin San Ramon Service District (DSRSD) provides sanitary sewer services to Pleasanton.

Sewage would be treated at the Dublin San Ramon Sanitary District (DSRSD) facility in Pleasanton. At DSRSD's request, the applicant is partially funding an evaluation of WWTP upgrades to address new permitting mandates, which will be used to establish project-specific impact fees for this development.

Stormwater and Bioretention
Stormwater generated by the Project would be collected via storm gutters along the proposed internal streets and conveyed through on-site 18-inch underground storm drainpipes.

Stormwater would then be conveyed easterly through an approximately 45-inch-diameter underground pipe located on the adjoining land, also owned by USL, to a proposed primary bioretention area located approximately 0.45 miles east of the project site, adjacent to El Charro Road.

The primary bioretention area would include a treatment area of approximately 40,000 square feet. The bioretention area would contain two layers: an approximately 18-inch layer of bioretention soil mix and an approximately 12-inch layer of Class II permeable rock. After treatment, the stormwater would be pumped from the bioretention basin into a storm drain

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force main located on El Charro Road, which would flow south to Busch Road, then west to connect with an existing City storm drainpipe in Busch Road.

Grading
Grading is proposed for both on- and off-site improvements. It is estimated that approximately 150,000 cubic yards of fill material would be imported to the project site. As the project site is currently located in unincorporated Alameda County until it is annexed to Pleasanton, the applicant has obtained a grading permit from the County to commence with surcharging of the project site via the shifting of dirt from an on-site borrow pit to another on-site location where it would be loaded upon the imported fill to accelerate soil consolidation and improve the soil’s bearing capacity. Mass grading is anticipated to be completed in Summer 2027 as noted in the Addendum.

ANALYSIS
Annexation
The project site is located outside of Pleasanton city limits, but within the City’s Sphere of Influence (SOI) and Urban Growth Boundary (UGB). As such, annexation of the project site by the City is required prior to development as specified in the current project applications. The annexation is consistent with applicable Alameda County LAFCo policies, which promote orderly and logical boundary adjustments.

Annexation of the project site would represent a logical extension of the City’s boundaries and ensure that development occurs in a comprehensive manner consistent with the City’s General Plan and the PMC. Annexation would allow the City to apply its development standards, infrastructure requirements, and environmental review processes to the Project, while LAFCo would retain authority to review and approve the boundary change to ensure consistency with regional policies.

Further, the General Plan has the following criteria in evaluating annexation proposals:

1. Public agencies should be capable of providing adequate or expandable services such as water, sewer, police, fire, transportation, solid-waste disposal, parks, and schools to the area in order to support the proposed development.

2. The proposed annexation should be a logical extension of an existing planned or developed area.

3. The land should not be under an agricultural preserve or open space contract.

4. The quality of the development proposed for the area to be annexed should enhance the existing community.

Based on the Project, staff finds that the listed criteria are met. As discussed above, the City Council discussed the merits of annexation at study sessions in August 2024 and February 2025, and concurred with the analysis provided by staff that annexation would result in improved planning, fiscal, and environmental outcomes compared to the project developing in Alameda County, and supporting the submittal of an annexation application.

General Plan Land Use and Policy Conformance
Despite its location in unincorporated Alameda County, the project site is within the City’s Sphere of Influence, General Plan Planning Area, and the City’s UGB.

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The project site is within the East Pleasanton area, where the General Plan designates the entire East Pleasanton Area, including this site, as the East Pleasanton Specific Plan Area, with a broad range of potentially allowable land uses, including commercial, residential, public, and open space uses, but no formal land use designation for the project site. The General Plan contemplates development of a Specific Plan for the area; since this planning has yet to occur, the specific land use of a site is being evaluated through a site-specific project review.

As proposed, the project is a single-family residential community with a density of 6.3 dwelling units per acre, which falls within the Pleasanton General Plan Medium Density Residential (MDR) density range of 2 to 8 dwelling units/acre. The application proposes a General Plan amendment to designate this site as MDR.

As proposed, the Project supports/promotes the following General Plan goals, Programs, and Policies:

Land Use
▪ Policy 8: Preserve and enhance the character of existing residential neighborhoods. ▪ Policy 8.1: Enforce the provisions of the City's Zoning Ordinance and related planning ordinances to maintain the character of existing residential neighborhoods. ▪ Program 8.2: Use the City's development review procedures to minimize intrusions into existing neighborhoods.
▪ Policy 23: Maintain a permanent Urban Growth Boundary (UGB) beyond which urban development shall not be permitted.
▪ Program 23.2: Extend urban services only to areas within the Urban Growth Boundary, with the following possible exceptions for selected urban services: (1) areas beyond the boundary where the public health and safety present overriding considerations; (2) as to water service, areas which are within the boundaries of the former Pleasanton County Township Water District and where the service extension is consistent with the 1967 Joint Powers Agreement between the City and the District; (3) on reclaimed land which is currently designated as Sand and Gravel Harvesting in East Pleasanton when the potential future use is non-urban.
▪ Policy 25: Annex urbanized pockets of unincorporated land adjacent to the city limits in areas where landowners are willing to accept City services and development standards.

Sustainability
▪ Program 2.6: Require design features in new development and redevelopment areas to encourage transit, bicycle, and pedestrian access, such as connections between activity centers and residential areas, and road design that accommodates transit vehicles, where feasible.

Community Character
▪ Goal 1: Preserve and enhance Pleasanton's community character. ▪ Policy 17: Maintain, enhance, and protect the quality, character, and distinctiveness of residential neighborhoods.

Consistent with these policies and programs in the areas of Land Use, Sustainability, and Community Character, the Project would have comparable density, grade elevations, building setbacks, and heights with the existing residential development to the immediate west. This approach aligns with the General Plan's direction to preserve and enhance the character of

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existing residential neighborhoods and minimize intrusions into them. Further, the formation of the maintenance CFD would privately fund the maintenance cost, thus reducing fiscal impacts on operational costs. Hence, the Project meets relevant General Plan policies and programs.

Zoning and Use Conformance
The project site is not currently pre-zoned to a specific zoning district, given that it is outside city limits. Zoning must be consistent with the General Plan land-use designation. With the Project having a proposed General Plan land use designation of MDR, the project site will be pre-zoned to Planned Unit Development and ultimately zoned Planned Unit Development – Medium Density Residential (PUD-MDR) District.

Inclusionary Zoning Ordinance (IZO) and Affordable Housing Pleasanton Municipal Code (PMC) Section 17.44.040(A) provides that for all new single-family residential projects of 10 units or more, at least 15 percent of the project’s dwelling units shall be affordable to very low, low-income, and/or moderate-income households, with such units provided on-site.

However, the IZO also includes provisions for alternative compliance in Section 17.44.080, as follows: “In general, and where specified by this chapter, projects shall be required to construct inclusionary units on-site and in conjunction with market rate units within the same project in all new residential projects. However, pursuant to state law and in the interests of avoiding undue impediments to housing production, the city acknowledges that it may be beneficial to provide alternative means of compliance with this chapter.”
On this basis, the IZO permits a developer to satisfy the inclusionary requirement through alternative means. Alternatives described in the ordinance include alternative unit type, size, configuration or clustering of units; off-site development; land dedication; payment of the Affordable Housing Fee; and other alternative methods of compliance.

Alternative Method of Compliance and Affordable Housing Agreement At the City Council Work Session on October 21, 2025, staff presented the applicant’s proposal to provide 48 deed-restricted JADUs to satisfy the City’s IZO. While not in strict alignment with the IZO, accepting deed-restricted JADUs would potentially allow the units to be counted against the City’s lower-income RHNA. Staff recommended at the work session that the applicant be allowed to satisfy the IZO requirement by deed-restricting the 48 proposed Junior ADUs, to which the City Council did not object, based on this benefit and the applicant’s position that providing the units on site in another way, such as deed-restricting primary units or paying the Lower-Income Housing Fee in lieu fee, would not be financially feasible. It should be noted that the JADUs will not be required to be rented; however, if they are leased to a third-party, the tenants in the restricted units must meet qualifying income standards.

In accordance with PMC Section 17.44.060, an Affordable Housing Agreement (AHA) with the applicant is required. The form of the AHA is reflected in the Pre-Annexation and Development Agreement (PADA).

Climate Action Plan (CAP2.0)
Staff completed an analysis of how the proposed Project is consistent with or implements the applicable measures outlined in the City of Pleasanton’s CAP. The proposed Project is consistent with multiple goals and strategies outlined in the CAP; however, it does not comply

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with all-electric residential unit requirements, nor does it incorporate a battery storage backup system for the units. Under legal rulings issued since the CAP’s adoption, the City can no longer impose an all-electric residential unit requirement. With regard to the battery storage backup system, the applicant has indicated that it would prefer this be a buyer’s purchase option. As this is an enforceable CAP requirement, the construction plans shall include this item. A condition of approval addresses the backup system requirement.

Planning Unit Development (PUD)
As specified in PMC Chapter 18.68, a PUD development plan allows flexibility in applying Municipal Code standards to achieve an innovative overall plan for project sites and the area.

The applicant developed the current site plan, which reflects prior direction from the City Council and incorporates staff comments through numerous discussions.

The Project is similar to the residential development approved in the County, with certain changes, including modifications to the grading plan facilitated by the ability to connect to City utilities, which would be an improvement over the County project. Staff finds that the proposed siting, massing, and lot and unit sizes are appropriate for this site and would result in an attractive development for this area. The buildings would be in keeping with the scale and massing of the surrounding homes, specifically the recently approved Villages at the Quarry residential development across the street. As noted, the single-story home design and proposed grading plan would reduce impacts and improve compatibility with the adjacent Village at Ironwood development to the west. Further the PUD supports the annexation and extension of public services to the site in a logical and orderly manner, by providing flexibility in certain development standards that allow the project to remain feasible to develop.

Site Layout
The site layout provides building setbacks compatible with the nearby residential development.

The proposed driveway depth of 18 feet is shorter than the more typically required 23 feet. As the intent of a PUD development is to allow flexibility in development standards, and the applicant stated this driveway depth is sufficient to accommodate parking of a regular-sized vehicle, while accommodating other site planning features such as appropriate sidewalk widths, landscaping, travel lanes, and on-street parking, staff finds the proposed setbacks to be acceptable as proposed.

The site layout shows the centrally located park, and the internal roadway network is geometrically designed with straight roadways. All streets, except for the east side of Street C, have separated sidewalks. Speed lumps have been proposed for north/south streets to serve as traffic-calming measures and to deter speeding.

Architecture and Design
The proposed residential architecture is designed to reflect a California community, featuring Farmhouse, Craftsman, Modern Ranch, and Prairie styles. Homes would feature varied architectural styles, materials, detailing, and overall elevations to create visual interest and avoid uniformity.

The scale and mass of homes have been carefully considered. Specifically, the homes along the westerly property line would be one-story with a 15-foot rear-yard setback so that the new homes would not appear to loom over the existing one-story homes to the immediate west.

Additionally, the 15-foot rear yard setback would provide an adequate buffer between homes.

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Accessory Structures
Given the proposed depth of the rear yard, no accessory structures, attached or detached, could be accommodated except for the 59.5 x 97 lots (Lots 131-161) located along the westerly property line. For these lots, only Class II accessory structures1 could be allowed.

This notwithstanding, staff notes that detached ADUs would have to be allowed on any lot, if consistent with State law and PMC standards.

Noise Impacts
The Project would generate negligible urban noise from sources such as traffic, vehicles starting, outside activities in yards and at the park, people talking, etc. However, given the existing noise levels produced by nearby land uses, noise levels would not change substantially from that currently experienced in the area. Construction equipment would be required to meet DMV noise standards and be equipped with muffling devices. Once constructed, the occupants of the residential units would be required to meet the City’s noise ordinance; the Project cannot produce a noise level more than 60 dBA at any point outside of the property plane. The Project, based on its proposed residential use is not expected to generate any unusual sources of noise.

Noise from existing, nearby land uses may impact the proposed Project, such as the PGS Transfer Station to the immediate south, the City’s Public Works Department daily operations, LPFD and Police training activities at 3333 Busch Road to the west, and other industrial uses on Busch Road and on the west side of Valley Avenue. Staff has included a condition of approval requiring a disclosure of nearby land uses and activities be recorded to inform future residents of these active noise sources.

Noise impacts were analyzed in the CEQA Addendum. The analysis included ambient noise, short-term construction noise, traffic noise, and noise from daily residential activities. The analysis concluded that noise impacts would be mitigated to a less than significant level with the incorporation of mitigation measures.

Traffic Circulation and Roadway Improvements
The proposed project would generate new vehicular traffic, which would utilize the City’s roadway network. A Traffic Impact Assessment (TIA) was prepared for the project which was tiered off the Transportation Impact Study prepared for the County EIR. The TIA also analyzed three new long-term scenarios, including a General Plan buildout condition scenario that 1 Per 18.08.454 of the Pleasanton Municipal Code, “Class II accessory structure” means a subordinate structure, the use of which is appropriate, subordinate and customarily incidental to that of the main structure or Class I accessory structure, or the main use of the land, and which is located on the same site with the main structure or use. Class II accessory structures shall include those accessory structures not designed for habitation, and include plant shelters and lathe area and tool storage sheds with a height no greater than six feet and an area no greater than 80 square feet.

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includes the Kiewit and Arroyo Lago projects and assumes El Charro Road is not extended, and a scenario that assumes El Charro Road is extended between Stoneridge Drive and Busch Road.

The TIA indicates that “Under Existing and Existing Plus Project conditions, all study intersections are expected to operate acceptably at level of service (LOS) D or better, except for the Santa Rita Road at Valley Avenue intersection, which operates at LOS E during the evening peak hour. Minor signal timing adjustments, such as allocating additional green time to the eastbound left-turn movement, would improve operations at this intersection to LOS D. The 95th percentile queueing analysis indicates that while a few turn movements are projected to exceed available storage, optimizing signal timing would reduce queues to available storage lengths.”
The TIA also states that “Under General Plan buildout conditions, the intersection of Santa Rita Road at Valley Avenue is forecast to operate below the city’s LOS D standard across all scenarios during the morning and evening peak hours; also, 95th percentile queues are expected to exceed available storage for key movements at the intersection. With implementation of the city’s planned intersection upgrades -- specifically the addition of southbound and westbound left-turn lanes and optimization of signal timing splits—overall operations would improve to LOS D or better. Queueing conditions would also improve, with 95th-percentile queues expected to remain within available storage lengths following these improvements. Consistent with the El Charro Road Extension Assessment, these results also confirm that extending El Charro Road would further enhance corridor performance and reduce congestion on Santa Rita Road.”
The TIA confirms that the proposed Project can be accommodated within the City’s circulation system with the implementation of the targeted intersections. The City Traffic Engineer reviewed the TIA and concurred with its analysis.

In addition to the improvements identified in the TIA, the Project would be required to develop all internal streets to the City’s standards and to make frontage improvements along Busch Road, including sidewalk, curb/gutter, travel lane striping, etc. Specifically, the Project is required to construct a roundabout at the Busch Road/Street B intersection.

The Project is also required to construct the extension of a Class I trail with a minimum width of 10 feet along the east side of Street A from Street D to Busch Road. The trail design must meet the standards set forth in the Bicycle and Pedestrian Master Plan and the Trails Master Plan. The required improvements have been reflected in the Project’s conditions of approval.

Further, as analyzed in the CEQA Addendum, the Project would result in Vehicle Miles Traveled (VMT) impacts that exceed applicable adopted regulatory thresholds. While feasible mitigation measures would be implemented to reduce VMT, including design features that support alternative modes of transportation, these impacts would remain significant and unavoidable. Additional discussion on this item is in the Environmental Assessment section of this report.

Notwithstanding the VMT findings, the proposed circulation improvements would enhance local traffic operations and safety on Busch Road and the local road network.

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Grading and Drainage
In consideration of the existing residential development on the west side, the proposed Project’s grading has been modified to reduce the relative elevation differences between the proposed project and adjacent homes, further reducing the potential for shadowing, light spill, and glare intrusion onto nearby residential properties. As shown on the Grading Plan (C3.1/Exhibit B), the proposed lots along the west property line would have a comparable pad elevation as the existing homes. Please refer to Figure 5.

Figure 5: Pad Elevation Comparison
A comprehensive drainage strategy has been incorporated into the Project design to ensure that post-development runoff does not exceed pre-development conditions. Stormwater runoff would be managed through a combination of on-site detention, drainage improvements, and best management practices (BMPs) in compliance with City standards and regional requirements. The Project would be required to prepare and implement a Stormwater Control Plan, consistent with the requirements of the Alameda County Clean Water Program, to address water quality, erosion control, and long-term maintenance of drainage facilities. With implementation of these measures, grading and drainage impacts would meet all regulatory requirements, and any potential environmental impacts would be less than significant.

In larger storm events, stormwater would be temporarily stored in a detention basin just northeast of the bioretention area. The detention basin has been sized to accommodate backto-back 100-year storm events in accordance with all applicable standards and requirements, allowing stormwater discharge to be metered to ensure that the capacity of the City’s storm drain system is not exceeded.

Given that this stormwater retention area is located on an off-site piece of land owned by the applicant (Figure 6), staff has included a condition of approval requiring a storm drain easement to be granted to the City for maintenance of the stormwater retention facility.

P25-0116. P25-0116, P25-0018, PUD-154 and Tract 8123 (Arroyo Lago) Planning Commission 18 of 22
Figure 6 : Off-Site Stormwater Retention Facility
Landscaping and Park (Figure 7)
Landscaping within the project site would include street trees except for the eastern side of Street C, which would have a monolithic sidewalk and planting in the park. Trees would also be installed along the north side of the project site boundary along Lake I, along the front yards of the proposed homes, along the Busch Road frontage, and within the Busch Road median.

Proposed trees would include the crape myrtle, Chinese pistache, native oak, Indian hawthorn, little leaf linden, and Chinese elm species.

The approximately 0.7-acre park would be owned and maintained by the HOA, with an easement to allow for public access. The park would be landscaped with various droughtresistant grasses and shrubs, both native and non-native, consistent with the Model Water Efficient Landscape Ordinance (MWELO). Paving across the park, streets, and other landscaped areas would consist of concrete and decomposed granite, with accent paving used to demarcate crossings. Ornamental fencing would be used to separate residences and public spaces. Other amenities, such as benches, tables, and chairs, would be installed in the park.

All Project landscaping would meet applicable standards and other requirements, including the City’s Standard Specifications and Details. Project Site Detention Facility

P25-0116. P25-0116, P25-0018, PUD-154 and Tract 8123 (Arroyo Lago) Planning Commission 19 of 22
Figure 7: Park and Typical Front Yard Planting
Pre-Annexation and Development Agreement (PADA)
The Pre-Annexation and Development Agreement (PADA) between the City and the applicant would establish the terms and conditions under which the Project may proceed. The key provisions of the PADA are in Exhibit C, and are summarized as follows:
▪ Term of 10 years, with no extensions included.
▪ Completion of public improvements, including the private park with public access allowed, trail to Mohr Avenue; Busch Road improvements as described, including completion of a six-foot sidewalk along Busch Road in front of the City Operations Services Center (OSC); and upstream improvements to the City water and sewer system. Certain of these improvements would be eligible for fee credits or third-party reimbursement by other benefitting projects.
▪ Vesting of Development Impact Fees and City Water and Sewer Connection Fees to the rates in place as of December 2024, subject to any established annual escalator. ▪ Formation of a CFD to address long-term maintenance of public improvements. ▪ Improvements to be designed and constructed per City’s specifications. ▪ Point of Sale Designation for certain construction materials and fixtures. ▪ Developer public benefit contribution in the form of a $3.0 Million contribution towards design and construction of a future El Charro Road Extension. ▪ Affordable Housing Agreement, addressing the provision of 48 deed-restricted Junior ADUs.

As described, the City Council discussed the major terms of the PADA at an October 15, 2025 Study Session, and agreed in concept with each of them, with final approval of the PADA to be considered by the City Council as part of the overall project approvals.

Based on these terms, staff concludes that the PADA would provide substantial public benefits, including open space preservation, transportation and infrastructure improvements, and financial contributions toward public facilities. In exchange, the applicant receives certainty regarding applicable development regulations and project timing. Accordingly, staff finds that the agreement would result in a balanced exchange of benefits and recommends that the Planning Commission forward a recommendation of approval to the City Council.

It is noted that securing the proposed easement across Zone 7’s property is essential to

P25-0116. P25-0116, P25-0018, PUD-154 and Tract 8123 (Arroyo Lago) Planning Commission 20 of 22
facilitate the utilities configuration and grading plan reflected in the project plans. The draft PADA assumes this easement will be secured prior to construction of the project. In discussion with the applicant, they have indicated a preference for the PADA to include a further “backstop” provision that would recognize their ability to abandon the City project and annexation efforts should the easement not be granted. Staff do not support the addition of this language, since it could infer City support, in the agreement, for the County project that the City has previously opposed on numerous grounds.

PLANNED UNIT DEVELOPMENT CONSIDERATIONS
PMC Section 18.68.110 sets forth the purposes of the PUD District and considerations to be addressed in reviewing a PUD development plan. These purposes and considerations are set forth in the draft Resolution included as Exhibit B and include whether the plan is in conformance with the City’s General Plan; is in the interest of public health, safety, and general welfare; and whether the plan would be compatible with developed properties in the vicinity. As described in Exhibit A and based on the information and analysis provided in this report, the staff recommends that the Commission make the required findings to recommend approval of the PUD development plan to the City Council.

ENVIRONMENTAL ASSESSMENT
An Addendum to the Project FEIR (SCH No.2023050339), certified by the Alameda County Board of Supervisors on February 10, 2026, was prepared for the Project to be annexed and developed within the City of Pleasanton in accordance with the CEQA Guidelines.

CEQA Guidelines Section 15164 (a) provides that the Lead Agency (here, the City) shall prepare an Addendum to a previously certified Environmental Impact Report (EIR) if some changes or additions are necessary but none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred (CEQA Guidelines § 15164(a)).

The Addendum addresses minor revisions to the proposed project associated with the proposed annexation of the project site into the City, such as changes to the project grading, and to reflect the proposed connection to City utilities. With the annexation, the City would assume land-use jurisdiction over the proposed project and would rely on the County FEIR as the primary environmental document, with the City serving as the Lead Agency once the project was annexed into the city. Pursuant to CEQA Guidelines Section 15164, the Addendum evaluated the proposed changes and documents the basis for the conclusion that the proposed changes would not result in new significant environmental impacts or a substantial increase in the severity of previously identified impacts, and further, that no new information of substantial importance has occurred. Therefore, concluding that preparation of a subsequent or supplemental EIR was not required. It is noted that Alternative 2 in the Project FEIR reflected the annexation and development of the project within the City of Pleasanton and was identified as the environmentally superior alternative in the FEIR.

The Addendum includes applicable mitigation measures identified and discussed in the County FEIR, as well as related implementation measures to ensure compliance therewith, which would be implemented by the proposed Project.

As required by Public Resources Code Section 21081.6 (a)(1), a Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the proposed project in order to monitor

P25-0116. P25-0116, P25-0018, PUD-154 and Tract 8123 (Arroyo Lago) Planning Commission 21 of 22
the implementation of the mitigation measures that have been adopted for the proposed project. Any long-term monitoring of mitigation measures imposed on the overall development will be implemented through the MMRP.

Significant and Unavoidable Impacts
The County Project’s EIR identifies transportation-related vehicle miles traveled (VMT) impacts as significant and unavoidable. The County Project’s EIR incorporates several Transportation Demand Management (TDM) measures, including construction of JADUs, traffic calming features and off-site sidewalk and bicycle land improvements, to reduce VMT impacts. A Statement of Overriding Considerations was used in approving the County Project, finding that the project's benefits outweighed the significant and unavoidable VMT impacts.

The Addendum identified similar Project VMT impacts as significant and unavoidable. While the thresholds used in VMT assessment are different between those of the County’s and the City’s, the Addendum uses the same Alameda Countywide Travel Demand (Alameda CTC) to assess mitigation measures to reduce VMT. The assessment reveals, similar to the County Project, the following TDM measures could reduce VMT impacts:
▪ 25 percent deed-restricted junior ADUs, contributing an approximately 0.4–1.2 percent VMT reduction.
▪ Traffic calming features on all project streets (1 percent reduction), which was required as MM TRANS-2.
▪ 1,000 feet of off-site sidewalk and bicycle lane improvements (0.5 percent reduction).

These TDMs have already been incorporated into the proposed Project and would achieve a maximum reduction of 2.7 percent.

While mitigation measures would reduce VMT, they would not achieve the level of reduction necessary to meet applicable thresholds, and no additional feasible mitigation measures or alternatives have been identified to further reduce these impacts. As such, both project-level and cumulative VMT impacts remain significant and unavoidable, which is typical for low-density residential development in areas with limited transit access.

Statement of Overriding Considerations (SOC)
A Statement of Overriding Considerations was used in certifying the County Project EIR. The proposed Project includes minor changes to the County Project and does not create any significant new impacts not already studied in the EIR. The Project itself, however, still results in similar significant and unavoidable impacts (VMT) as identified in the certified EIR. Based on the Addendum and Project’s MMRP, the proposed Project has been analyzed in compliance with CEQA.

PUBLIC NOTICE
Notice of this public hearing was sent to property owners and tenants/occupants within 1,000 feet of the site as shown in Exhibit D, and staff-approved Project identification signage has been posted on the site by the applicant. At the time of this report’s publication, staff had not received any public comments. Public comments received after publication will be forwarded to the Commission.

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SUMMARY/CONCLUSION
The City has worked closely with the applicant on the proposed Project, from revising the proposal in response to staff’s comments to collaborating on the formation of a Community Facility District to fund facility maintenance. The Project is designed to be compatible with the surrounding residential communities, including the recently approved but yet-to-be-constructed Villages at the Quarry residential development that is located across Busch Road. Staff finds the annexation, General Plan amendments, rezoning, PUD development plan, Vesting Tentative Subdivision Map, and Pre-Annexation and Development Agreement merit a favorable recommendation to the City Council from the Planning Commission, subject to the Draft Conditions of Approval.

Primary Author: Jenny Soo, Associate Planner, 925-931-5615or [email protected] Reviewed/Approved By:

Derek Farmer, Assistant Director of Community and Economic Development, Planning Manager Ellen Clark, Director of Community and Economic Development Katherine Wisinski, Assistant City Attorney

© Latitude Geographics Group Ltd.
4,423.9

THIS MAP IS NOT TO BE USED FOR NAVIGATION
NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US 4,423.9 Feet
Notes
Notes
Legend
This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
0 2,211.96
1: 26,543
Fire Station
School
Park
Parcels
APN 946-4634-1 & APN 946-4634-2

Arroyo Lago Residential Development
P25-0115, P25-0116, P25-0118, PUD-154, and Tract 8423
Actions on CEQA Addendum, General Plan amendments,
pre-zoning/rezoning, Planned Unit Development, Vesting
Tentative Tract Map, and Pre-Annexation and Development Agreement
City Council, July 21, 2026
Project Entitlements

1. General Plan Amendment

2. Pre/Rezoning of the Project site

3. Planned Unit Development

4. Vesting Tentative Subdivision Map

5. Pre-Annexation and Development Agreement

Project Background
• East Pleasanton Area and Prior Interest in Annexation, but planning not completed by City
• August 2022: Application with Alameda County for residential project consistent with County General Plan
• February 2026: Alameda County Board of Supervisors Project Approval and EIR Certification
Project Background (cont’d)
City Council Workshops
August 2024: Direction to Study Pros and Cons of Annexation February 2025: Present Initial Analysis and Findings
• Beneficial fiscal, traffic, utilities, and environmental impacts compared to County project – direction to process the annexation application
• Modifications to grading, setbacks and home design to reduce neighbor impacts
• Continue negotiation on key terms of PADA

Project Background (cont’d)
City Council Workshops
October 2025: PADA Key Draft Terms
• Affordable Housing/IZO – Provide deed-restricted JADUs • Fees vested to December 2024 Rates (project “in process” at time of fee adoption)
• Formation of Community Facilities District for Maintenance of public infrastructure
• $3 Million Contribution toward the design and construction of El Charro Road
February 2025: Formal Application Submitted to Pleasanton Project
Location

Project Site
and
Components
- 189 Homes
- 48 JADUs
- 0.7-ac Park
Project Components (Cont’d)
Architectural styles include Farmhouse, Craftsman, Modern Ranch and Prairie designs

Planning Commission – June 24, 2026
• Adopted Resolutions recommending the City
Council:
1) Adopt the Addendum to the County EIR
2) Approve the Project
3) Approve the PADA on the condition that PADA Section

3.2.h be revised to increase the applicant's contribution to the improvement of El Charro Road to its full fair share of $8 Million.

Grading and Neighbor Adjacency

Pre-Annexation and Development Agreement
• Term of 10 years, with no extensions allowed
• Completion of off-site public improvements
• Vesting Fees to the rates in place as of December 2024, subject to any established annual escalator
• Formation of a CFD to address long-term maintenance of public improvements
• Point of Sale Designation
• Affordable Housing Agreement
• $8 Million public benefits contribution towards design and construction of a future El Charro Road Extension (PC Recommendation) • All terms consistent with City Council October 2025
Direction except Public Benefit Contribution
Public Benefit Contribution
• City Council Discussion and Direction
• Estimated Project share – just over $8 Million
• Applicant disagreed, stating:
• financially infeasible
• contribute $0 if developed in the County with similar roadway impacts • Agreed to pay $3 Million
• Staff found $3 Million as reasonable and appropriate
• City Council concurred with staff on the $3 Million contribution • Planning Commission Discussion and Recommendation
• Improvement to the El Charro Road is important to developments in East Pleasanton • All projects in the East Pleasanton area should pay their full share • The applicant should pay its full share of $8 Million

Addendum to Certified County EIR
• No new impacts or increased severity of previously identified impacts.
• Transportation
• CEQA Guidelines Sec. 15064.3(b) requires analysis per VMT threshold
• Same impact as County EIR – Significant and Unavoidable • Greenhouse Gas Emission
• Same impact as County EIR – Significant and Unavoidable • Statement of Overriding Considerations (SOC)
• Findings of Fact and SOC adopted by the County are
incorporated by reference
Recommendation
• Adopt a resolution adopting the Addendum to the County Environmental Impact Report (EIR)
• Introduce an ordinance making the findings and approving the applications for:
• (1) Initiation of proceedings for annexation
• (2) General Plan Amendments for a MDR land use designation • (3) Pre/Rezone of said site PUD–MDR District
• (4) Planned Unit Development for the construction of the Project • (5) Vesting Tentative Subdivision Map 8423
• Introduce an ordinance approving the Pre-Annexation and Development Agreement, including the Affordable Housing Agreement • Confirm public benefit contribution for El Charro ($3M vs. $8M)

Questions?

Item #17

CITY COUNCIL AGENDA REPORT
July 21, 2026
Public Works - Engineering Division
TITLE: PUBLIC HEARING: ADOPT RESOLUTIONS APPROVING THE FISCAL YEAR 2026/27 ANNUAL ASSESSMENTS 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)

SUMMARY
The annual assessments for the Landscape Maintenance Districts (LMDs) serving the Ponderosa- Del Prado, Windsor, Bonde Ranch, Oak Tree Farm, and Moller Ranch subdivisions have been calculated for fiscal year (FY) 2026/27. Each district remains underfunded, and reserves for capital replacement are limited or unavailable. Accordingly, staff recommends increasing assessments to the maximum extent permitted under Proposition 218, “The Right to Vote on Taxes Act.”
To address ongoing funding shortfalls, staff previously took the following actions:
• In February 2024, the City entered into an agreement with the Windsor at Laguna Oaks Homeowners Association (HOA), under which the HOA assumed responsibility for routine landscape maintenance and water costs within the Windsor LMD. • Staff conducted Proposition 218-compliant ballot proceedings for the Ponderosa-Del Prado and Bonde Ranch LMDs, which are running concurrently with the adoption process outlined in this agenda report. The resolutions in this agenda report for those districts will be adopted only if the Proposition 218 votes for the new districts do not pass.
• In 2025, assessment levels were restored to their original amounts in compliance with Proposition 218.

RECOMMENDATION

1. Open and hold a public hearing to receive comments regarding the levy of annual assessments for each Landscape Maintenance District;

2. Adopt a resolution confirming the Engineer’s Report and levying assessments for each property within its respective Landscape Maintenance District, with the Ponderosa-Del Prado and Bonde Ranch District resolutions to be adopted only if the concurrent Proposition 218 ballot procedure for those districts, either individually or together, does not pass;

3. Authorize payment in the amount of $1,351.26 for the Moller Ranch water tank and staging area parcels from the Water Fund and General Fund, and $617.41 for the Oak Tree Farm sewer lift station parcel from the sewer fund;

4. Authorize payment in the amount of $9,763.08 for the Ponderosa-Del Prado general contribution and Del Prado Park parcel from the General Fund if the Proposition 218

ballot procedure does not pass; and

5. Authorize payment in the amount of $389.56 for the Bonde Ranch water tank parcel from the Water Fund if the Proposition 218 ballot procedure does not pass.

BACKGROUND
The Landscaping and Lighting Act of 1972 authorizes local agencies to levy annual assessments on benefited property to fund lighting and landscaping improvements. Alameda County collects the assessments on the annual property tax bill.

At its June 2 meeting, the City Council approved the updated Engineer’s Report for each district and set a public hearing for July 21, 2026.

DISCUSSION
As required by the Landscaping and Lighting Act of 1972, the City must levy an annual assessment on all benefited parcels. The June 2, 2026, resolutions authorized the City Clerk to provide notice of the public hearing to property owners.

Separate resolutions for Ponderosa-Del Prado LMD 2026-1 and Bonde Ranch LMD 2026-2 are being processed concurrently and will be adopted if the Proposition 218 ballots pass, thus replacing LMD 1984-1 and LMD 1993-2. If the Proposition 218 ballots do not pass, the continuation resolutions in this report for those districts will be adopted and LMD 2026-1 and LMD 2026-2 will be null.

If the Proposition 218 ballot measures do not pass, assessments for all districts will remain unchanged from last year. If the ballot measures pass, only Windsor, Oak Tree Farm, and Moller Ranch will remain unchanged from last year.

At its July 21, 2026, meeting, the City Council will receive public comments and may adopt resolutions confirming the Engineer's Report and levying assessments for each district for FY 2026/27.

Landscape Maintenance District 1984-1, Ponderosa-Del Prado LMD 1984-1 maintains public landscaping along Paseo Santa Cruz between Corte Santa Maria and Corte Pacifica within the Ponderosa Homes Subdivision.

The current annual assessment of $60.08 per parcel is not sufficient to fund necessary maintenance, emergency repairs, or long-term capital improvements. The anticipated year-end capital repair and replacement fund balance is approximately $58,600, while estimated capital needs over the next 10 years total approximately $600,000. The district faces an immediate annual funding shortfall for 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 ballot proceeding does not pass, staff will need to implement additional cost-reduction measures, including permanent shutoff of portions of the irrigation system. Key underfunded needs include, irrigation infrastructure, tree pruning and removal, and fence and gate repair and replacement.

Landscape Maintenance District 1993-1, Windsor
LMD 1993-1 maintains public landscaping within the Windsor subdivision, including masonry walls, trees, shrubbery, groundcover, irrigation systems, entry features, and common area drainage ditches.

The current annual assessment of $265.11 per parcel is not sufficient to maintain district improvements at prior service levels. Increased costs, aging infrastructure, and maturing landscaping have depleted reserves. The anticipated year-end capital repair and replacement fund balance is approximately $6,200.

In February 2024, the Windsor at Laguna Oaks homeowner’s association (HOA) entered into an agreement with the City to pay routine landscape maintenance and water costs, reducing FY 2025/26 costs by approximately $11,000. However the City remains responsible for maintaining other district improvements, including:
• sound wall repairs;
• irrigation infrastructure;
• treepruning and removal;and
• drainage maintenance, paving, furnishings, and other non-plant-related services.

No increase is proposed at this time. However, staff estimates the assessment would ultimately need to increase by approximately $400 per parcel, plus 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 approximately $800 annually per parcel. Any increase above the current maximum would require a Proposition 218-compliant ballot proceeding, estimated to cost $36,000.

California Assembly Bill 1572 also requires removal of nonfunctional turf by January 1, 2029.

Combined with other long-term capital improvements and maintenance needs, total projected expenses over the next ten years are approximately $700,000.

Landscape Maintenance District 1993-2, Bonde Ranch
LMD 1993-2 maintains entry features, open space areas, firebreaks, trees, shrubbery, groundcover, and irrigation systems for the Bonde Ranch subdivision.

The current annual assessment of $389.56 per parcel is not sufficient to maintain district improvements at prior service levels or fund needed capital repair and replacement work. The anticipated year-end capital repair and replacement fund balance is approximately $17,300, which is inadequate to address near-term capital needs, including:
• irrigation system replacement;
• tree and shrub replacement;
• mulch replenishment;
• fence repair and painting; and
• basic landscape rehabilitation.

Current-year costs for basic maintenance, water, and electricity are projected at approximately

$35,800 and total estimated capital and improvement needs over the next decade are approximately $800,000.

Water service has been shut off due to persistent irrigation leaks, resulting in widespread landscape decline. A Proposition 218 process is underway to raise assessments to a sustainable level. If the ballot proceeding does not pass, staff will need to further reduce maintenance, and deterioration of the district's landscape and infrastructure will continue.

Landscape Maintenance District 1994-1, Oak Tree Farm
LMD 1994-1 maintains 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, but not critical capital repairs, irrigation system restoration, major oak tree pruning, or emergency repairs. The irrigation system has been shut off to address ongoing leaks. The anticipated year-end capital repair fund balance is approximately $29,100 and is being used for near-term improvements, including:
• irrigation system replacement;
• plant replacement;
• decorative fence repair;
• lighting replacement; and
• extensive tree pruning.

In FY 2025/26, staff met with property owners to identify projects and priorities. The first maintenance project was completed in early 2026 at a cost of $11,520, and a second project to repair and replace the ranch fence was completed at a cost of $34,393.

This fiscal year, maintenance and utility costs are projected at approximately $26,500, with incidental and administrative costs of approximately $4,700. Available funds are not sufficient for the next round of improvements, and an approximately $4,800 reserve drawdown is required. Total estimated capital needs over the next decade are approximately $400,000.

Landscape Maintenance District 1995-1 (Moller Ranch)
LMD 1995-1 maintains 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 reduced maintenance and operations, but not to build the capital repair and replacement reserve needed to address aging infrastructure and long-term capital improvements. The anticipated year-end capital repair and replacement 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.

Current-year costs for basic maintenance, water, and electricity are projected at approximately $117,000 this year driven by major irrigation repairs, turf conversion, and tree pruning, resulting in an estimated reserve draw of approximately $54,000. Total estimated capital and improvement needs over the next decade are approximately $1,000,000.

The following table shows the recommended assessments for each LMD:

Table 1. LMD Assessments
* Includes 1.7% county administration fee
Increases to Assessments
In 2025, the City restored assessments to the amounts originally approved at formation for all LMDs and implemented a Proposition 218-compliant ballot procedure for the Ponderosa-Del Prado and Bonde Ranch, which are running concurrently with the adoption process outlined in this agenda report.

For Moller Ranch and Oak Tree Farm, it was previously anticipated that the originally authorized assessment amounts would be sufficient to address current and projected maintenance and capital needs, including phased changes and an annual inflation escalator based on the CPI. However, due to the August 2025 appellate ruling in Thacker v. City of Fairfield, the Engineer’s Reports do not increase rates under the approved assessment range in the formation documents, and do not include an annual inflation escalator. A Proposition 218-compliant vote for both Moller Ranch and Oak Tree Farm will be required in the future.

The information in this report regarding future assessment increases is informational only. A formal recommendation and request for City Council action will be brought forward at a later date.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Maintenance work within each LMD is categorically exempt from CEQA under Guidelines 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
PonderosaDel 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

Section 15302, “Replacement or Reconstruction.” Under CEQA Guidelines Section 15378(b)(4), assessment increases are not considered a “project” as they are 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
Notices were sent to property owners within each LMD of the date and time of the public hearing so the City Council may receive protests regarding the proposed assessments.

STRATEGIC PLAN ALIGNMENT
Approval of this action advances the citywide ONE Pleasanton Strategic goal of Funding our Future, Strategy 1 - Develop a long-term strategy for funding operations and maintenance needs to ensure reliability of community-owned facilities and infrastructure and continuity of City services.

FISCAL IMPACT
The LMDs are special assessment districts managed by the City. Funds collected within each LMD may be used only for that district and may not be commingled with funds from other districts. As required by law, the City will continue to incur a fiscal impact for assessments that provide a general benefit and for City-owned parcels. The City will pay the following LMD assessments:

Table 2. City LMD Assessments
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
Consistent with the prior year's assessments, staff recommends appropriating $12,121.31 from the applicable funds to the LMDs. Of this amount, $10,152.64 is contingent on the Proposition 218 ballot procedures not passing for the Ponderosa-Del Prado and Bonde Ranch LMDs, consisting of $9,763.08 for Ponderosa-Del Prado and $389.56 for Bonde Ranch. The

remaining appropriations of $1,351.26 for Moller Ranch and $617.41 for Oak Tree Farm are required regardless of the ballot outcomes. If the ballot procedures pass for Ponderosa-Del Prado and Bonde Ranch, the appropriations for those districts will instead be as outlined in the Proposition 218 agenda reports for the new districts. The proposed FY 2026/27 budget includes these expenses.

Prepared by: Submitted by: Approved by:

Michael Stella, City
Engineer
Siew-Chin Yeong, Director of Public
Works
Joe Calabrigo, Interim
City Manager
Attachments:

1. Resolution for Ponderosa-Del Prado LMD 1984-1

2. Resolution for Windsor LMD 1993-1

3. Resolution for Bonde Ranch LMD 1993-2

4. Resolution for Oak Tree Farm LMD 1994-1

5. Resolution for Moller Ranch LMD 1995-1

Attachment 1
RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING THE ENGINEER’S REPORT AND THE CONTINUATION OF THE LEVY

AND COLLECTION OF ASSESSMENTS WITHIN THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1984-1 PONDEROSA-DEL PRADO FOR FISCAL YEAR 2026/27
WHEREAS, on June 2, 2026, the City Council adopted a resolution entitled “A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON DECLARING 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,” whereby the City Council proposed the continuation of the Lighting & Landscape Maintenance District No. 1984-1 Ponderosa-Del Prado (the “District”) pursuant to the Landscaping and Lighting Act of 1972, constituting Part 2 of Division 15 of the California Streets and Highways Code (the “Act”); and WHEREAS, the City Council designated the Engineer of Work for purposes of these proceedings (the “Engineer of Work”) and directed the Engineer of Work to prepare an Engineer’s Report (the “Report”) in accordance with the Act and Article XIIID of the California Constitution; and
WHEREAS, the Report was duly made and filed with the City Clerk, and considered by this Council and found to be sufficient, then it was determined that the Report should stand as the Engineer's Report for all subsequent proceedings pursuant to that resolution, and that July 21, 2026, at the hour of 7:00 p.m. at the City Council Chambers, located at 200 Old Bernal Avenue, Pleasanton, California, was appointed as the time and place for a hearing by this Council on the question of the levy of the proposed assessment, notice of which hearing was given as required by law; and
WHEREAS, at the appointed time and place the hearing was held, and all persons interested and desiring to be heard were given an opportunity to be heard, and all matters pertaining to the continuation of the levy were heard and considered by this Council, and all oral and written protests or communications were duly heard, considered and overruled, and this Council thereby acquired jurisdiction to order the levy and the confirmation of the diagram and assessment prepared by and made a part of the Engineer's Report to pay the costs and expenses thereof.

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

SECTION 1. The public interest, convenience and necessity require that the continuation of the levy be made.

SECTION 2. The land within the District will be specially benefited by the improvements and assessed to pay the costs and expenses of the improvements, and the exterior boundaries of the District, are as shown by a map in the Report filed in the office of the City Clerk, which map is made a part of this resolution by reference.

SECTION 3. The improvements to be made in the District are generally 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.

SECTION 4. The assessments are in compliance with the provisions of the Act and Article XIII D of the California Constitution, and the City Council has complied with all laws pertaining to the levy of annual assessments pursuant to the Act and Article XIII D of the California Constitution.

SECTION 5. Reference is hereby made to the Report for a full and detailed description of the improvements, the boundaries of the District and the proposed assessments upon assessable lots and parcels of land within the District. The Engineer's Report as a whole and each part thereof, to wit:
i. the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses; ii. the diagram showing the assessment district, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the District; and iii. the assessment of the total amount of the cost and expenses of the proposed maintenance of the improvements upon the several lots and parcels of land in the District in proportion to the estimated special benefits to be received by such lots and parcels, respectively, from the maintenance, and of the incidental expenses are finally approved and confirmed.

SECTION 6. Final adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, estimate of the costs and expenses, the diagram and the assessment, as contained in the Report as determined and ordered, is intended to and shall refer and apply to the Report, or any portion as amended, modified, or revised or corrected by, or pursuant to and in accordance with, any resolution or order, if any, duly adopted or made by this Council.

SECTION 7. The assessment is hereby levied to pay the costs and expenses of the maintenance of the improvements for fiscal year 2026/27.

SECTION 8. Based on the oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, the City Council expressly finds and determines that:
(a) each of the several lots and parcels of land will be specially benefited by the maintenance of the improvements at least in the amount if not more than the amount, of the assessment apportioned against the lots and parcels of land, respectively; and (b) there is substantial evidence to support the finding and determination as to special benefits.

SECTION 9. Immediately upon the adoption of this resolution, but in no event later than August 10 following such adoption, the Engineer of Work shall file a certified copy of the diagram and assessment and a certified copy of this resolution with the County Auditor. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment.

SECTION 10. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the Lighting & Landscape Maintenance District No. 1984-1 Ponderosa-Del Prado.

SECTION 11. The moneys representing assessments collected by Alameda County shall be deposited in the City Treasury to the credit of the special fund known as the “Lighting & Landscape Maintenance District No. 1984-1 Ponderosa-Del Prado” previously established.

Moneys in the fund shall be expended only for the maintenance, servicing, construction or installation of the improvements.

SECTION 12. The adoption of this resolution constitutes the continuation of assessments for the fiscal year commencing July 1, 2026, and ending June 30, 2027.

SECTION 13. This resolution shall be operative only if the property owner ballot proceeding for the corresponding new Ponderosa-Del Prado Landscape Maintenance Assessment District 2026-1 is not approved. If that ballot proceeding results are approved, this resolution shall not take effect, and the assessment for the District shall instead be governed by the resolution adopted for the new District. This resolution shall take effect immediately upon its adoption. 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 July 21, 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 21st day of July 2026 by the following vote:

Ayes:

Noes:

Absent:

Abstain:
_____________________________
Jocelyn Kwong, City Clerk
Dated: _______________________
APPROVED AS TO FORM:
____________________________
Daniel Sodergren, City Attorney

Attachment 2
RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING THE ENGINEER’S REPORT AND THE CONTINUATION OF THE LEVY

AND COLLECTION OF ASSESSMENTS WITHIN THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1993-1 WINDSOR FOR FISCAL YEAR 2026/27 WHEREAS, on June 2, 2026, the City Council adopted a resolution entitled “A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON DECLARING THE

INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1993-1 WINDSOR FOR FISCAL YEAR 2026/27; DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC HEARING,” whereby the City Council proposed the continuation of the Lighting & Landscape Maintenance District No. 1993-1 Windsor (the “District”) pursuant to the Landscaping and Lighting Act of 1972, constituting Part 2 of Division 15 of the California Streets and Highways Code (the “Act”); and
WHEREAS, the City Council designated the Engineer of Work for purposes of these proceedings (the “Engineer of Work”) and directed the Engineer of Work to prepare an Engineer’s Report (the “Report”) in accordance with the Act and Article XIIID of the California Constitution; and
WHEREAS, the Report was duly made and filed with the City Clerk, and considered by this Council and found to be sufficient, then it was determined that the Report should stand as the Engineer's Report for all subsequent proceedings pursuant to that resolution, and that July 21, 2026, at the hour of 7:00 p.m. at the City Council Chambers, located at 200 Old Bernal Avenue, Pleasanton, California, was appointed as the time and place for a hearing by this Council on the question of the levy of the proposed assessment, notice of which hearing was given as required by law; and
WHEREAS, at the appointed time and place the hearing was held, and all persons interested and desiring to be heard were given an opportunity to be heard, and all matters pertaining to the continuation of the levy were heard and considered by this Council, and all oral and written protests or communications were duly heard, considered and overruled, and this Council thereby acquired jurisdiction to order the levy and the confirmation of the diagram and assessment prepared by and made a part of the Engineer's Report to pay the costs and expenses thereof.

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

SECTION 1. The public interest, convenience and necessity require that the continuation of the levy be made.

SECTION 2. The land within the District will be specially benefited by the improvements and assessed to pay the costs and expenses of the improvements, and the exterior boundaries of the District, are as shown by a map in the Report filed in the office of the City Clerk, which map is made a part of this resolution by reference.

SECTION 3. The improvements to be made in the District are generally described as follows:

The maintenance and repair of designated landscaped areas and open space areas, entry features, masonry soundwalls, common area drainage ditches, irrigation systems, trees and plantings in designated landscaped areas, furnishing of water and power for irrigation systems, and street lights, together with all appurtenant and incidental expenses within Tract 6320, City of Pleasanton.

SECTION 4. The assessments are in compliance with the provisions of the Act and Article XIII D of the California Constitution, and the City Council has complied with all laws pertaining to the levy of annual assessments pursuant to the Act and Article XIII D of the California Constitution.

SECTION 5. Reference is hereby made to the Report for a full and detailed description of the improvements, the boundaries of the District and the proposed assessments upon assessable lots and parcels of land within the District. The Engineer's Report as a whole and each part thereof, to wit:
i. the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses; ii. the diagram showing the assessment district, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the District; and iii. the assessment of the total amount of the cost and expenses of the proposed maintenance of the improvements upon the several lots and parcels of land in the District in proportion to the estimated special benefits to be received by such lots and parcels, respectively, from the maintenance, and of the incidental expenses are finally approved and confirmed.

SECTION 6. Final adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, estimate of the costs and expenses, the diagram and the assessment, as contained in the Report as determined and ordered, is intended to and shall refer and apply to the Report, or any portion as amended, modified, or revised or corrected by, or pursuant to and in accordance with, any resolution or order, if any, duly adopted or made by this Council.

SECTION 7. The assessment is hereby levied to pay the costs and expenses of the maintenance of the improvements for fiscal year 2026/27.

SECTION 8. Based on the oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, the City Council expressly finds and determines that:
(a) each of the several lots and parcels of land will be specially benefited by the maintenance of the improvements at least in the amount if not more than the amount, of the assessment apportioned against the lots and parcels of land, respectively; and (b) there is substantial evidence to support the finding and determination as to special benefits.

SECTION 9. Immediately upon the adoption of this resolution, but in no event later than August 10 following such adoption, the Engineer of Work shall file a certified copy of the diagram

and assessment and a certified copy of this resolution with the County Auditor. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment.

SECTION 10. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the Lighting & Landscape Maintenance District No. 1993-1 Windsor.

SECTION 11. The moneys representing assessments collected by Alameda County shall be deposited in the City Treasury to the credit of the special fund known as the “Lighting & Landscape Maintenance District No. 1993-1 Windsor” previously established. Moneys in the fund shall be expended only for the maintenance, servicing, construction or installation of the improvements.

SECTION 12. The adoption of this resolution constitutes the continuation of assessments for the fiscal year commencing July 1, 2026, and ending June 30, 2027.

SECTION 13. This resolution shall take effect immediately upon its adoption. 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 July 21, 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 21st day of July 2026 by the following vote:

Ayes:

Noes:

Absent:

Abstain:
_____________________________
Jocelyn Kwong, City Clerk
Dated: _______________________
APPROVED AS TO FORM:
____________________________
Daniel Sodergren, City Attorney

Attachment 3
RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING THE ENGINEER’S REPORT AND THE CONTINUATION OF THE LEVY

AND COLLECTION OF ASSESSMENTS WITHIN THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1993-2 BONDE RANCH FOR FISCAL YEAR 2026/27 WHEREAS, on June 2, 2026, the City Council adopted a resolution entitled “A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON DECLARING THE

INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1993-2 BONDE RANCH FOR FISCAL YEAR 2026/27;

DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC HEARING,” whereby the City Council proposed the continuation of the Lighting & Landscape Maintenance District No. 1993-2 Bonde Ranch (the “District”) pursuant to the Landscaping and Lighting Act of 1972, constituting Part 2 of Division 15 of the California Streets and Highways Code (the “Act”); and WHEREAS, the City Council designated the Engineer of Work for purposes of these proceedings (the “Engineer of Work”) and directed the Engineer of Work to prepare an Engineer’s Report (the “Report”) in accordance with the Act and Article XIIID of the California Constitution; and
WHEREAS, the Report was duly made and filed with the City Clerk, and considered by this Council and found to be sufficient, then it was determined that the Report should stand as the Engineer's Report for all subsequent proceedings pursuant to that resolution, and that July 21, 2026, at the hour of 7:00 p.m. at the City Council Chambers, located at 200 Old Bernal Avenue, Pleasanton, California, was appointed as the time and place for a hearing by this Council on the question of the levy of the proposed assessment, notice of which hearing was given as required by law; and
WHEREAS, at the appointed time and place the hearing was held, and all persons interested and desiring to be heard were given an opportunity to be heard, and all matters pertaining to the continuation of the levy were heard and considered by this Council, and all oral and written protests or communications were duly heard, considered and overruled, and this Council thereby acquired jurisdiction to order the levy and the confirmation of the diagram and assessment prepared by and made a part of the Engineer's Report to pay the costs and expenses thereof.

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

SECTION 1. The public interest, convenience and necessity require that the continuation of the levy be made.

SECTION 2. The land within the District will be specially benefited by the improvements and assessed to pay the costs and expenses of the improvements, and the exterior boundaries of the District, are as shown by a map in the Report filed in the office of the City Clerk, which map is made a part of this resolution by reference.

SECTION 3. The improvements to be made in the District are generally described as follows:

The maintenance and repair of street lights, designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, together with all appurtenant and incidental expenses within Tract 6483, City of Pleasanton. The district property behind the Ventana Hills neighborhood has been removed from the Bonde Ranch Lighting and Landscape Maintenance District, as indicated in the updated map, and is now incorporated into the Bonde Ranch Open Space.

SECTION 4. The assessments are in compliance with the provisions of the Act and Article XIII D of the California Constitution, and the City Council has complied with all laws pertaining to the levy of annual assessments pursuant to the Act and Article XIII D of the California Constitution.

SECTION 5. Reference is hereby made to the Report for a full and detailed description of the improvements, the boundaries of the District and the proposed assessments upon assessable lots and parcels of land within the District. The Engineer's Report as a whole and each part thereof, to wit:
i. the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses; ii. the diagram showing the assessment district, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the District; and iii. the assessment of the total amount of the cost and expenses of the proposed maintenance of the improvements upon the several lots and parcels of land in the District in proportion to the estimated special benefits to be received by such lots and parcels, respectively, from the maintenance, and of the incidental expenses are finally approved and confirmed.

SECTION 6. Final adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, estimate of the costs and expenses, the diagram and the assessment, as contained in the Report as determined and ordered, is intended to and shall refer and apply to the Report, or any portion as amended, modified, or revised or corrected by, or pursuant to and in accordance with, any resolution or order, if any, duly adopted or made by this Council.

SECTION 7. The assessment is hereby levied to pay the costs and expenses of the maintenance of the improvements for fiscal year 2026/27.

SECTION 8. Based on the oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, the City Council expressly finds and determines that:
(a) each of the several lots and parcels of land will be specially benefited by the maintenance of the improvements at least in the amount if not more than the amount, of the assessment apportioned against the lots and parcels of land, respectively; and (b) there is substantial evidence to support the finding and determination as to special benefits.

SECTION 9. Immediately upon the adoption of this resolution, but in no event later than August 10 following such adoption, the Engineer of Work shall file a certified copy of the diagram and assessment and a certified copy of this resolution with the County Auditor. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment.

SECTION 10. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the Lighting & Landscape Maintenance District No. 1993-2 Bonde Ranch.

SECTION 11. The moneys representing assessments collected by Alameda County shall be deposited in the City Treasury to the credit of the special fund known as the “Lighting & Landscape Maintenance District No. 1993-2 Bonde Ranch” previously established. Moneys in the fund shall be expended only for the maintenance, servicing, construction or installation of the improvements.

SECTION 12. The adoption of this resolution constitutes the continuation of assessments for the fiscal year commencing July 1, 2026, and ending June 30, 2027.

SECTION 13. This resolution shall be operative only if the property owner ballot proceeding for the corresponding new Bonde Ranch Landscape Maintenance Assessment District 2026-2 is not approved. If the ballot proceeding results are approved, this resolution shall not take effect, and the assessment for the District shall instead be governed by the resolution adopted for the new District. This resolution shall take effect immediately upon its adoption. 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 July 21, 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 21st day of July 2026 by the following vote:

Ayes:

Noes:

Absent:

Abstain:
_____________________________
Jocelyn Kwong, City Clerk
Dated: _______________________
APPROVED AS TO FORM:
____________________________
Daniel Sodergren, City Attorney

Attachment 4
RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING THE ENGINEER’S REPORT AND THE CONTINUATION OF THE LEVY

AND COLLECTION OF ASSESSMENTS WITHIN THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1994-1 OAK TREE FARM FOR FISCAL YEAR 2026/27 WHEREAS, on June 2, 2026, the City Council adopted a resolution entitled “A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON DECLARING THE

INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1994-1 OAK TREE FARM FOR FISCAL YEAR 2026/27;

DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC HEARING,” whereby the City Council proposed the continuation of the Lighting & Landscape Maintenance District No. 1994-1 Oak Tree Farm (the “District”) pursuant to the Landscaping and Lighting Act of 1972, constituting Part 2 of Division 15 of the California Streets and Highways Code (the “Act”); and WHEREAS, the City Council designated the Engineer of Work for purposes of these proceedings (the “Engineer of Work”) and directed the Engineer of Work to prepare an Engineer’s Report (the “Report”) in accordance with the Act and Article XIIID of the California Constitution; and
WHEREAS, the Report was duly made and filed with the City Clerk, and considered by this Council and found to be sufficient, then it was determined that the Report should stand as the Engineer's Report for all subsequent proceedings pursuant to that resolution, and that July 21, 2026, at the hour of 7:00 p.m. at the City Council Chambers, located at 200 Old Bernal Avenue, Pleasanton, California, was appointed as the time and place for a hearing by this Council on the question of the levy of the proposed assessment, notice of which hearing was given as required by law; and
WHEREAS, at the appointed time and place the hearing was held, and all persons interested and desiring to be heard were given an opportunity to be heard, and all matters pertaining to the continuation of the levy were heard and considered by this Council, and all oral and written protests or communications were duly heard, considered and overruled, and this Council thereby acquired jurisdiction to order the levy and the confirmation of the diagram and assessment prepared by and made a part of the Engineer's Report to pay the costs and expenses thereof.

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

SECTION 1. The public interest, convenience and necessity require that the continuation of the levy be made.

SECTION 2. The land within the District will be specially benefited by the improvements and assessed to pay the costs and expenses of the improvements, and the exterior boundaries of the District, are as shown by a map in the Report filed in the office of the City Clerk, which map is made a part of this resolution by reference.

SECTION 3. The improvements to be made in the District are generally described as follows:

The maintenance and repair of designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, and the furnishing of water and power for irrigation systems, together with all appurtenant and incidental expenses within Tract 6563, and 6748, and parcels B and C of Parcel Map 6359, City of Pleasanton.

SECTION 4. The assessments are in compliance with the provisions of the Act and Article XIII D of the California Constitution, and the City Council has complied with all laws pertaining to the levy of annual assessments pursuant to the Act and Article XIII D of the California Constitution.

SECTION 5. Reference is hereby made to the Report for a full and detailed description of the improvements, the boundaries of the District and the proposed assessments upon assessable lots and parcels of land within the District. The Engineer's Report as a whole and each part thereof, to wit:
i. the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses; ii. the diagram showing the assessment district, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the District; and iii. the assessment of the total amount of the cost and expenses of the proposed maintenance of the improvements upon the several lots and parcels of land in the District in proportion to the estimated special benefits to be received by such lots and parcels, respectively, from the maintenance, and of the incidental expenses are finally approved and confirmed.

SECTION 6. Final adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, estimate of the costs and expenses, the diagram and the assessment, as contained in the Report as determined and ordered, is intended to and shall refer and apply to the Report, or any portion as amended, modified, or revised or corrected by, or pursuant to and in accordance with, any resolution or order, if any, duly adopted or made by this Council.

SECTION 7. The assessment is hereby levied to pay the costs and expenses of the maintenance of the improvements for fiscal year 2026/27.

SECTION 8. Based on the oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, the City Council expressly finds and determines that:
(a) each of the several lots and parcels of land will be specially benefited by the maintenance of the improvements at least in the amount if not more than the amount, of the assessment apportioned against the lots and parcels of land, respectively; and (b) there is substantial evidence to support the finding and determination as to special benefits.

SECTION 9. Immediately upon the adoption of this resolution, but in no event later than August 10 following such adoption, the Engineer of Work shall file a certified copy of the diagram

and assessment and a certified copy of this resolution with the County Auditor. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment.

SECTION 10. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the Lighting & Landscape Maintenance District No. 1994-1 Oak Tree Farm.

SECTION 11. The moneys representing assessments collected by Alameda County shall be deposited in the City Treasury to the credit of the special fund known as the “Lighting & Landscape Maintenance District No. 1994-1 Oak Tree Farm” previously established. Moneys in the fund shall be expended only for the maintenance, servicing, construction or installation of the improvements.

SECTION 12. The adoption of this resolution constitutes the continuation of assessments for the fiscal year commencing July 1, 2026, and ending June 30, 2027.

SECTION 13. This resolution shall take effect immediately upon its adoption. 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 July 21, 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 21st day of July 2026 by the following vote:

Ayes:

Noes:

Absent:

Abstain:
_____________________________
Jocelyn Kwong, City Clerk
Dated: _______________________
APPROVED AS TO FORM:
____________________________
Daniel Sodergren, City Attorney

Attachment 5
RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING THE ENGINEER’S REPORT AND THE CONTINUATION OF THE LEVY

AND COLLECTION OF ASSESSMENTS WITHIN THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1995-1 MOLLER RANCH FOR FISCAL YEAR 2026/27 WHEREAS, on June 2, 2026, the City Council adopted a resolution entitled “A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANTON DECLARING THE

INTENTION TO ORDER IMPROVEMENTS FOR THE LIGHTING & LANDSCAPE MAINTENANCE DISTRICT NO. 1995-1 MOLLER RANCH FOR FISCAL YEAR 2026/27;

DECLARING THE INTENTION TO CONTINUE THE LEVY AND COLLECTION ASSESSMENTS; AND SETTING THE DATE FOR THE PUBLIC HEARING,” whereby the City Council proposed the continuation of the Lighting & Landscape Maintenance District No. 1995-1 Moller Ranch (the “District”) pursuant to the Landscaping and Lighting Act of 1972, constituting Part 2 of Division 15 of the California Streets and Highways Code (the “Act”); and WHEREAS, the City Council designated the Engineer of Work for purposes of these proceedings (the “Engineer of Work”) and directed the Engineer of Work to prepare an Engineer’s Report (the “Report”) in accordance with the Act and Article XIIID of the California Constitution; and
WHEREAS, the Report was duly made and filed with the City Clerk, and considered by this Council and found to be sufficient, then it was determined that the Report should stand as the Engineer's Report for all subsequent proceedings pursuant to that resolution, and that July 21, 2026, at the hour of 7:00 p.m. at the City Council Chambers, located at 200 Old Bernal Avenue, Pleasanton, California, was appointed as the time and place for a hearing by this Council on the question of the levy of the proposed assessment, notice of which hearing was given as required by law; and
WHEREAS, at the appointed time and place the hearing was held, and all persons interested and desiring to be heard were given an opportunity to be heard, and all matters pertaining to the continuation of the levy were heard and considered by this Council, and all oral and written protests or communications were duly heard, considered and overruled, and this Council thereby acquired jurisdiction to order the levy and the confirmation of the diagram and assessment prepared by and made a part of the Engineer's Report to pay the costs and expenses thereof.

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

SECTION 1. The public interest, convenience and necessity require that the continuation of the levy be made.

SECTION 2. The land within the District will be specially benefited by the improvements and assessed to pay the costs and expenses of the improvements, and the exterior boundaries of the District, are as shown by a map in the Report filed in the office of the City Clerk, which map is made a part of this resolution by reference.

SECTION 3. The improvements to be made in the District are generally described as follows:

The maintenance and repair of designated landscaped areas, open space slopes, fuel transition zones (fire breaks), entry features, open space drainage ditches, irrigation systems, trees in the open space and designated landscaped areas, and the furnishing of water and power for irrigation systems, together with all appurtenant and incidental expenses within Tract 6618, City of Pleasanton.

SECTION 4. The assessments are in compliance with the provisions of the Act and Article XIII D of the California Constitution, and the City Council has complied with all laws pertaining to the levy of annual assessments pursuant to the Act and Article XIII D of the California Constitution.

SECTION 5. Reference is hereby made to the Report for a full and detailed description of the improvements, the boundaries of the District and the proposed assessments upon assessable lots and parcels of land within the District. The Engineer's Report as a whole and each part thereof, to wit:
i. the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses; ii. the diagram showing the assessment district, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the District; and iii. the assessment of the total amount of the cost and expenses of the proposed maintenance of the improvements upon the several lots and parcels of land in the District in proportion to the estimated special benefits to be received by such lots and parcels, respectively, from the maintenance, and of the incidental expenses are finally approved and confirmed.

SECTION 6. Final adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, estimate of the costs and expenses, the diagram and the assessment, as contained in the Report as determined and ordered, is intended to and shall refer and apply to the Report, or any portion as amended, modified, or revised or corrected by, or pursuant to and in accordance with, any resolution or order, if any, duly adopted or made by this Council.

SECTION 7. The assessment is hereby levied to pay the costs and expenses of the maintenance of the improvements for fiscal year 2026/27.

SECTION 8. Based on the oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, the City Council expressly finds and determines that:
(a) each of the several lots and parcels of land will be specially benefited by the maintenance of the improvements at least in the amount if not more than the amount, of the assessment apportioned against the lots and parcels of land, respectively; and (b) there is substantial evidence to support the finding and determination as to special benefits.

SECTION 9. Immediately upon the adoption of this resolution, but in no event later than August 10 following such adoption, the Engineer of Work shall file a certified copy of the diagram

and assessment and a certified copy of this resolution with the County Auditor. Upon such filing, the County Auditor shall enter on the County assessment roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the assessment.

SECTION 10. The assessments shall be collected at the same time and in the same manner as County taxes are collected and all laws providing for the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any compensation due the County for collection, shall be paid to the Lighting & Landscape Maintenance District No. 1995-1 Moller Ranch.

SECTION 11. The moneys representing assessments collected by Alameda County shall be deposited in the City Treasury to the credit of the special fund known as the “Lighting & Landscape Maintenance District No. 1995-1 Moller Ranch” previously established. Moneys in the fund shall be expended only for the maintenance, servicing, construction or installation of the improvements.

SECTION 12. The adoption of this resolution constitutes the continuation of assessments for the fiscal year commencing July 1, 2026, and ending June 30, 2027.

SECTION 13. This resolution shall take effect immediately upon its adoption. 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 July 21, 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 21st day of July 2026 by the following vote:

Ayes:

Noes:

Absent:

Abstain:
_____________________________
Jocelyn Kwong, City Clerk
Dated: _______________________
APPROVED AS TO FORM:
____________________________
Daniel Sodergren, City Attorney