Agenda packet — Pleasanton City Council, August 11, 2026 (part 1 of 3)

CITY COUNCIL

SPECIAL MEETING AGENDA
Tuesday, August 11, 2026
6:00 PM
City Council Chamber
200 Old Bernal Avenue
Pleasanton, CA 94566
NOTICE IS HEREBY GIVEN, that a special meeting of the City Council of the City of Pleasanton is called pursuant to section 54956 of the California Government Code.

The meeting will be held in-person, broadcast live on Channel 29 and streamed live for viewing at the following links TV30 https://www.tri-valleytv.org, the City's website in the Meetings portal (a red dot will indicate a live meeting) https://www.cityofpleasantonca.gov/, and the City's YouTube channel: https://www.youtube.com/user/TheCityofPleasanton.

To submit written public comment regarding an open session item on this meeting agenda visit https://onlineforms.cityofpleasantonca.gov/260426338382054. Written comments will be accepted by the City Clerk’s Office until 12:00 p.m. on the day of the Council meeting and distributed to the City Council. After 12:00 p.m., comments must be provided at the meeting.

Public participation
Speak In Person: It is requested that members of the public wishing to address the City Council submit a speaker card to the City Clerk at the meeting. When public comment is opened on an agenda item, individuals may speak once per agenda item. When your name is called, please provide comment at the podium.

Speak Remotely:
• Join the meeting using this URL: https://cityofpleasanton.zoom.us/j/85145185146 • Join by phone: +1 669 444 9171
• Webinar ID: 851 4518 5146
Use the "raise hand" function once public comment is opened on an item. You will be unmuted when your name is called and you will be re-muted after the allotted time. To raise your hand, click the "raise your hand" button or *9 on your telephone. To unmute your phone, press *6.

CALL TO ORDER
• Pledge of Allegiance
• Roll Call
Resolution No. 2026-070
Ordinance No. 2310

AGENDA AMENDMENTS

CONSENT CALENDAR
Items listed on the consent calendar are considered routine in nature and may be enacted by one motion. If discussion is required, that particular item will be removed from the consent calendar and will be considered separately.

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City Council Agenda Page 2 of 3 August 11, 2026
City Manager

1. Continued from June 16, 2026 - Introduce an ordinance updating the Pleasanton Municipal Code Title 2 to modify the duties, frequency of meetings, and maintenance of membership for the Civic Arts, Human Services, Library, and Parks and Recreation Commissions, and modify the membership and meeting frequency for the Youth Commission
Community and Economic Development

2. Introduce Revised Ordinance No. 2308 of the City Council of the City of Pleasanton approving: (1) Initiation of proceedings for Annexation (P25-0115), (2) General Plan Amendments (P25-0116), (3) Rezoning (P25-0118), (4) a Planned Unit Development (PUD-154) plan for residential development with related on- and offsite infrastructure, and (5) a Vesting Tentative Subdivision Map (Tract 8423) Associated with the Arroyo Lago Residential Project. The revisions add two new conditions of approval for wastewater treatment facility analysis and funding.

Finance

3. Accept a report on City Manager-approved contracts and purchase orders for the quarter ended June 30, 2026

4. Accept the monthly disbursements and investment report for June 2026 Fire

5. Authorize the Interim City Manager to enter into a second amendment to the Livermore-Pleasanton Fire Department (LPFD) Joint Powers Authority Agreement with Stoel Rives LLP for work related to the San Francisco Bay Regional Water Quality Control Board's PFAS investigation of various LPFD facilities in an amount not to exceed $1,000,000
Information Technology

6. Authorize the City Manager to execute a three year agreement with Darktrace Holdings, Limited, for cybersecurity detection and response software and managed detection and response services in an amount not-to-exceed $935,373

7. Authorize the City Manager to execute a purchase agreement with Spearus, LLC for replacement supervisory control and data acquisition (SCADA) server and storage infrastructure in an amount not to exceed $289,532

MEETING OPEN TO THE PUBLIC

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

PUBLIC HEARINGS AND OTHER MATTERS

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City Council Agenda Page 3 of 3 August 11, 2026
If necessary to ensure completion of the following items, the Mayor may alter time limits.

9. Receive a presentation on debt financing regarding water improvement projects and adopt a resolution declaring the City's intention to reimburse expenditures relating to capital improvement projects from the proceeds of tax-exempt obligations

10. Adopt a resolution to deny applications for: (1) a Planned Unit Development (PUD) Rezoning (P26-0360) to rezone the subject parcel from MU-T (Mixed UseTransitional) District to PUD-MU-T (Planned Unit Development-Mixed UseTransitional) District; (2) a Certificate of Appropriateness to demolish an existing 6,160-square-foot commercial office building in the Downtown Revitalization District; and (3) a PUD Development Plan (PUD-152) to construct a three-story, four-unit, residential building, with units ranging in size from 430 square feet to 13,626 square feet and associated site improvements located at 231 Old Bernal Avenue

ADJOURNMENT
Notice
Under Government Code §54957.5, any writings/documents regarding an open session item on this agenda and items received by the City Clerk’s Office by 12:00 p.m. on the day of the meeting provided to a majority of the City Council after distribution of the agenda packet will be available for public inspection on the City’s website https://www.cityofpleasantonca.gov/ and also at the Pleasanton Library located at 400 Old Bernal Ave., Pleasanton, CA 94566.

There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders, which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the decision is final (Code of Civil Procedure § 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code §65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting, regardless of whether it is a regular or special meeting.

Accessible Public Meetings
The City of Pleasanton provides reasonable accommodations for persons with disabilities to participate in public meetings. To make a request for a disability-related modification or accommodation, please contact the City Clerk’s Office at 123 Main Street, Pleasanton, CA 94566 or (925) 931-5027 at least two business days prior to the meeting date.

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Item #1

CITY COUNCIL AGENDA REPORT
August 11, 2026
Library and Recreation
TITLE: CONTINUED FROM JUNE 16, 2026 - INTRODUCE AN ORDINANCE UPDATING THE PLEASANTON MUNICIPAL CODE TITLE 2 TO MODIFY THE DUTIES,

FREQUENCY OF MEETINGS, AND MAINTENANCE OF MEMBERSHIP FOR THE

CIVIC ARTS, HUMAN SERVICES, LIBRARY, AND PARKS AND RECREATION

COMMISSIONS, AND MODIFY THE MEMBERSHIP AND MEETING FREQUENCY

FOR THE YOUTH COMMISSION

SUMMARY
In 2025, following the adoption of the Fiscal Year (FY) 2025-2027 biennial budget, which reduced available resources supporting commissions and committees, the City Council established an ad hoc subcommittee to evaluate the structure and sustainability of the City's five advisory bodies managed by the Library and Recreation Department. This proposed ordinance (Attachment 2) reflects a collaborative process - drawing on input from staff, commissioners, and the ad hoc subcommittee - to balance the meaningful contributions advisory bodies make through subject-matter expertise and community voice with the practical constraints of reduced staff resources.

RECOMMENDATION
Continued from June 16, 2026 - Introduce an ordinance updating the Pleasanton Municipal Code Title 2 to modify the duties, frequency of meetings, and maintenance of membership for the Civic Arts, Human Services, Library, and Parks and Recreation Commissions, and modify the membership and meeting frequency for the Youth Commission.

DISCUSSION
Since this item was continued from the June 16, 2026 City Council meeting (Attachment 1), the Ad-Hoc Subcommittee had one additional meeting on July 27, 2026 to discuss the proposed modifications.

During this meeting, the subcommittee discussed detailed plans for keeping commissioners engaged between quarterly meetings. This includes:
• Ad-hoc subcommittees determined by each commission, which allow commissioners to get involved more deeply in specific topic areas.
• Monthly informational emails, which allow commissioners to stay informed and up-todate between meetings.

The subcommittee clarified that quarterly meetings are the minimum, and additional meetings will be added if there is a content-based need. Additionally, the Annual Council/Commission/Committee Workplan meeting does not count toward the four-meeting minimum for these commissions.

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Minor modifications were also made to the proposed ordinance (Attachment 2), including:
• Amending the word "money" to "funding" in the Civic Arts Commission duties (2.39.020 - H).
• Removing reference to the "ONE Pleasanton Strategic Plan" and changing it to "City Council" in reference to the workplan development for all commission duties (ADevelop a commission workplan to be provided to city council for consideration during the budget process. The workplan should be based on the goals and strategies as outlined by the City Council as well as the role of the commission.") The Youth Commission term limits and composition were discussed again. This item will return to the Youth Commission for further consideration in Fall 2026.

Prepared by: Submitted by: Approved by:

Heidi Murphy, Director of
Library and Recreation
Alexa Jeffress, Assistant City Manager Joe Calabrigo, Interim City Manager
Attachments:

1. June 16, 2026 Original Report

2. Ordinance

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PLEASANTONo

CITY COUNCIL AGENDA REPORT
Item #2
June 16, 2026
Library and Recreation
TITLE: INTRODUCE AN ORDINANCE UPDATING THE PLEASANTON MUNICIPAL CODE TITLE 2 TO MODIFY THE DUTIES, FREQUENCY OF MEETINGS, AND

MAINTENANCE OF MEMBERSHIP FOR THE CIVIC ARTS, HUMAN SERVICES,

LIBRARY, AND PARKS AND RECREATION COMMISSIONS, AND MODIFY THE

MEMBERSHIP AND MEETING FREQUENCY FOR THE YOUTH COMMISSION

SUMMARY
In 2025, following the adoption of the Fiscal Year (FY) 2025-2027 biennial budget, which reduced available resources supporting commissions and committees, the City Council established an ad hoc subcommittee to evaluate the structure and sustainability of the City's five advisory bodies managed by the Library and Recreation Department. This proposed resolution (Attachment 1) reflects a collaborative process - drawing on input from staff, commissioners, and the ad hoc subcommittee - to balance the meaningful contributions advisory bodies make through subject-matter expertise and community voice with the practical constraints of reduced staff resources.

RECOMMENDATION
Introduce an ordinance updating the Pleasanton Municipal Code Title 2 to modify the duties, frequency of meetings, and maintenance of membership for the Civic Arts, Human Services, Library, and Parks and Recreation Commissions, and modify the membership and meeting frequency for the Youth Commission.

BACKGROUND
The City operates seven advisory commissions and two committees: the Civic Arts Commission, Library Commission, Parks and Recreation Commission, Human Services Commission, Youth Commission, Planning Commission, Energy and Environment Commission, Economic Vitality Committee, and the Bicycle, Pedestrian, and Trails Committee.

These bodies provide advisory support to the City Council across a broad range of policy areas.

In response to budget reductions that significantly reduced available resources supporting commissions and committees, the City Council established an ad hoc subcommittee to evaluate the structure and sustainability of the City's five advisory bodies managed by the Library and Recreation Department. The ad hoc subcommittee met in October 2025, December 2025, and April 2026 to review potential adjustments to the Civic Arts, Human Services, Library, Parks and Recreation, and Youth Commissions.

At those meetings, the ad hoc subcommittee identified key priorities:
• Commissioners should bring passion and expertise, conduct research, and provide the City Council with actionable policy recommendations.

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ATTACHMENT 1

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ATTACHMENT 2
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON AMENDING MUNICIPAL CODE TITLE 2 TO MODIFY THE DUTIES,

MEETING FREQUENCY, AND MAINTENANCE OF MEMBERSHIP OF THE

CIVIC ARTS, HUMAN SERVICES, LIBRARY, AND PARKS AND
RECREATION COMMISSIONS; AND THE MEETING FREQUENCY AND

MEMBERSHIP OF THE YOUTH COMMISSION
WHEREAS, the City's advisory commissions provide important focus on key issues for various segments of the community, for which the commissions then distill, add their own expertise, and make recommendations to the City Council; and WHEREAS, a City Council ad-hoc subcommittee was formed and met from late 2025 through early 2026, and the Civic Arts, Library, Parks and Recreation, and Youth Commissions have also met to review and make recommendations for updates to their commission's respective duties and meeting frequency.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Finds that the proposed amendments to the Pleasanton Municipal Code have no possibility to have a significant effect on the environment per Title 14 California Code of Regulations (CEQA Guidelines) § 15061(b)(3).

SECTION 2. Amends the Pleasanton Municipal Code as shown in Exhibit A, attached, and incorporated by this reference, to modify the duties, meeting frequency, and maintenance of membership of the Civic Arts, Human Services, Library, and Parks and Recreation Commissions; and the meeting frequency and membership of the Youth Commissions.

SECTION 3. A summary of this ordinance shall be published once within fifteen (15) days after its adoption in "The Valley Times," a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk's office within fifteen (15) days after its adoption.

SECTION 4. This ordinance shall be effective thirty (30) days after its passage and adoption.
{Signatures and votes to follow on the next page}

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2 The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on June 16, 2026, by the following vote:

Ayes:

Noes:

Absent:

Abstain:

______________________________
Jack Balch, Mayor
ATTEST:
____________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
____________________________
Daniel G. Sodergren, City Attorney

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3 EXHIBIT A

CIVIC ARTS COMMISSION
Amends §2.39.020 Duties, by adding the following:
§2.39.020 Duties.

The function of the commission shall be to serve in an advisory capacity to the department and the city council regarding city policies, programs, and services within its scope of expertise, specifically on matters pertaining to cultural, visual, performing, and public art.

The duties of the Pleasanton civic arts commission shall include the following:

A. Develop a commission workplan to be provided to city council for consideration during the budget process. The workplan should be based on the goals and strategies outlined in the ONE Pleasanton Strategic Planby the City Council as well as the role of the commission.

B. Review and recommend policies and plans to the city council related to arts and culture.

C. Seasonally, review the adopted civic arts budget, program and service plans, and key performance indicators.

D. Advise the city council on services and capital projects related to arts and culture.

E. Review and provide recommendations for all works of art to be acquired, relocated, altered or removed by the city as outlined in the Pleasanton Municipal Code Section 13.16.

F. As a community leader, receive arts and culture related feedback from the community.

G. Act as an advocate for arts and culture within the community.

H. Review and recommend grant funding allocations to city council for the community grant program, civic arts category, when funding is available.

I. Serve as liaison between the city and other arts and culture-related entities including, but not limited to: local municipalities, local nonprofits, Alameda County, state, and national agencies.

Amends § 2.39.050 Maintenance of membership, sections A and C, as follows:
§ 2.39.050 Maintenance of membership.

A. Persons appointed to the commission shall continue to serve as members of the commission except when:

1. The commissioner’s term of office on the commission expires;

2. The commissioner voluntarily resigns from the commission;

3. The commission is absent from one-third one quarter of the regular meetings within a six-monthtwelve-month period as provided in subsection C of this section;

4. The commissioner fails to maintain a primary residence within the city;

5. The commissioner is employed with the city in a capacity related to the

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4 duties of the commission.

C. The following procedures shall apply to termination of office as a result of absences from commission meetings:

1. At the end of each six twelve-month period, the secretary of the commission shall report the attendance record of each member of the commission to the city manager, who shall transmit the record to the city council.

2. The city manager shall notify, in writing, any commissioner who has been absent more than one-thirdquarter or more of regular meetings during the course of a twelve-month period and request that the commissioner submit, in writing, to the city council the reasons for the absences.

3. The city council shall determine if the commissioner’s reasons for the absences were justified. If the city council determines that the reasons for the failure of the member to attend the meetings in question were not justified, the city council shall terminate the term of office of the commissioner and declare the office vacant.

4. If the city council declares such office vacant, the city clerk shall notify the commissioner that the commissioner’s term has been officially terminated.

Amends § 2.39.080 Meetings, section A, as follows:
§ 2.39.080 Meetings.

A. The commission shall meet on a monthly basis at a predetermined time and place, but shall meet at least six times each calendar yearat least four times per calendar year at a predetermined time and place.

B. Special meetings may be called by the chairperson or by a majority of the commissioners, the city manager, and/or the city council, provided written notice is given 48 hours in advance of the special meeting to the following: each commissioner, local newspapers of general circulation, and anyone filing written request for notice with the city clerk. Notice of meetings shall comply in all respects with section 54950 et seq., of the government code, known commonly as the Ralph M. Brown act.

C. All meetings shall be open to the public and shall follow a prepared agenda.

Minutes of all meetings shall be kept and filed with the city clerk.

D. Four commissioners allowed to vote need to be present to constitute a quorum and a vote to approve or deny shall only occur upon a majority vote of the commissioners present who are allowed to vote.

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5 HUMAN SERVICES COMMISSION
Amends §2.28.020 Duties, as follows:
§2.28.020 Duties.

The duties of the Pleasanton human services commission shall include the following:

B. Review and recommend policies and plans to the city council related to the human services needs of the community. Emphasis will be given to the human services needs of the socially and economically disadvantaged, the elderly, and youth. socially and economically disadvantaged, the elderly, and youth.

C. Seasonally, review and advise staff on programs and service plans related to human service needs of the community and provide feedback on the evaluation metrics at workplan’s completion.

D. Advise the city council on services and capital projects related to the Eastern Alameda County Human Services Needs Assessment.

E. As community leaders, be aware of and identify human services needs and related feedback from the community and advocate for those community needs.

F. Review and evaluate requests from human services providers for financial assistance, endorsements, grants, and other types of assistance; make recommendations to the City Council regarding such requests.

G. Serve as liaison between the city and other regional human service providers including, but not limited to: local municipalities, local nonprofits, Alameda County, state, and national agencies.

Amends § 2.28.050 Maintenance of membership, sections A and C, as follows:
§ 2.28.050 Maintenance of membership.

A. Persons appointed to the commission shall continue to serve as members of the commission except when:

1. The commissioner’s term of office on the commission expires;

2. The commissioner voluntarily resigns from the commission;

3. The commission is absent from one-thirdone-quarter of the regular meetings within a six twelve-month period as provided in subsection C of this section;

4. The commissioner fails to maintain a primary residence within the city;

5. The commissioner is employed with the city in a capacity related to the duties of the commission.

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6 C. The following procedures shall apply to termination of office as a result of absences from commission meetings:

1. At the end of each sixtwelve-month period, the secretary of the commission shall report the attendance record of each member of the commission to the city manager, who shall transmit the record to the city council.

2. The city manager shall notify, in writing, any commissioner who has been absent more than one-third quarter or more of regular meetings during the course of a sixtwelve-month period and request that the commissioner submit, in writing, to the city council the reasons for the absences.

4. If the city council declares such office vacant, the city clerk shall notify the commissioner that the commissioner’s term has been officially terminated.

Amends § 2.28.080 Meetings, section A, as follows:
§ 2.28.080 Meetings.

A. The commission shall meet at least sixfour times per year on the first Wednesday of each month at a time and place set by the commission. The commission may approve an alternate meeting date.

C. All meetings shall be open to the public and shall follow a prepared agenda.

Minutes of all meetings shall be kept and filed with the city clerk.

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7 LIBRARY COMMISSION
Amends §2.34.020 Duties, by adding the following:
§ 2.34.020 Duties.

The duties of the Pleasanton library commission shall include the following:

B. Review and recommend policies to the city council related to library services.

C. Seasonally, review the adopted library budget, program and service plans, and key performance indicators.

D. Advise the city council on capital projects related to library facilities.

E. As community leaders, receive library related feedback from the community.

F. Act as an advocate for library and cultural programs, services and facilities within the community.

G. Serve as liaison between the city and other library-related entities including, but not limited to: local municipalities, local nonprofits, Alameda County, state, and national agencies.

Amends § 2.34.050 Maintenance of membership, sections A and C, as follows:
§ 2.34.050 Maintenance of membership.

A. Persons appointed to the commission shall continue to serve as members of the commission except when:

1. The commissioner’s term of office on the commission expires;

2. The commissioner voluntarily resigns from the commission;

3. The commission is absent from one-third quarter of the regular meetings within a sixtwelve- month period as provided in subsection C of this section;

4. The commissioner fails to maintain a primary residence within the city;

5. The commissioner is employed with the city in a capacity related to the duties of the commission.

C. The following procedures shall apply to termination of office as a result of absences from commission meetings:

1. At the end of each sixtwelve- month period, the secretary of the commission shall report the attendance record of each member of the commission to the city manager, who shall transmit the record to the city council.

2. The city manager shall notify, in writing, any commissioner who has been

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8 absent more than one-third of regular meetings during the course of a sixmonth period and request that the commissioner submit, in writing, to the city council the reasons for the absences.

4. If the city council declares such office vacant, the city clerk shall notify the commissioner that the commissioner’s term has been officially terminated.

Amends § 2.34.080 Meetings, section A, as follows:
§ 2.34.080 Meetings.

A. Regular meetings shall be held at least sixfour times per year on the first Thursday of each month at a time and place set by the commission. The commission may approve an alternate meeting date.

B. Special meetings may be called by the chair or by a majority of the commissioners, the city manager, and/or the city council provided written notice is given 48 hours in advance of the special meeting to the following: each commissioner, local newspapers of general circulation, and anyone filing written request for notice with the city clerk. Notice of meetings shall comply in all respects with Section 54950 et seq., of the Government Code, known commonly as the Ralph M. Brown Act.

C. All meetings shall be open to the public and shall follow a prepared agenda.

Minutes of all meetings shall be kept and filed with the city clerk.

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9 PARKS AND RECREATION COMMISSION
Amends §2.32.020 Duties, by adding the following:
§ 2.32.020 Duties.

The function of the commission shall be to serve in an advisory capacity to the department and city council regarding city policies, programs, and services within its scope of expertise, specifically on matters pertaining to public parks, offstreet trails, open space, and recreation. The duties of the parks and recreation commission shall include the following:

A. Develop a commission workplan to be provided to the city council for consideration during the budget process. The workplan should be based on the goals and strategies outlined in the ONE Pleasanton Strategic Planby the City Council as well as the role of the commission.

B. Review and recommend policies to the city council related to parks, trails and recreational facilities, programs and services.

C. Seasonally, review and advise city staff on program and service plans related to the parks and recreational needs of the community and provide feedback on the evaluation metrics at workplan's completion.

D. Advise the city council on capital projects related to parks, trails and recreational facilities.

E. As community leaders, receive parks, trails, and recreation related feedback from the community.

F. Act as an advocate for parks, trails, and recreation related programs, services and facilities within the community.

G. Serve as liaison between the city and other regional parks, trails and recreational-based entities including, but not limited to: local municipalities, local nonprofits, Alameda County, state, and national agencies.

Amends § 2.32.050 Maintenance of membership, sections A and C, as follows:
§ 2.32.050 Maintenance of membership.

A. Persons appointed to the commission shall continue to serve as members of the commission except when:

1. The commissioner’s term of office on the commission expires;

2. The commissioner voluntarily resigns from the commission;

3. The commission is absent from one-thirdquarter of the regular meetings within a sixtwelve-month period as provided in subsection C of this section;

4. The commissioner fails to maintain a primary residence within the city;

5. The commissioner is employed with the city in a capacity related to the duties of the commission.

C. The following procedures shall apply to termination of office as a result of absences from commission meetings:

6. At the end of each sixtwelve-month period, the secretary of the

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10 commission shall report the attendance record of each member of the commission to the city manager, who shall transmit the record to the city council.

7. The city manager shall notify, in writing, any commissioner who has been absent more than one-thirdquarter or more of regular meetings during the course of a sixtwelve-month period and request that the commissioner submit, in writing, to the city council the reasons for the absences.

8. The city council shall determine if the commissioner’s reasons for the absences were justified. If the city council determines that the reasons for the failure of the member to attend the meetings in question were not justified, the city council shall terminate the term of office of the commissioner and declare the office vacant.

9. If the city council declares such office vacant, the city clerk shall notify the commissioner that the commissioner’s term has been officially terminated.

Amends § 2.32.080 Meetings, section A, as follows:
§ 2.32.080 Meetings.

A. Regular meetings shall be held at least sixfour times per year on the second Thursday of each month at a time and place set by the commission. The commission may approve an alternate meeting date.

B. Special meetings may be called by the chairperson or by a majority of the commissioners, the city manager, and/or the city council, provided written notice is given 48 hours in advance of the special meeting to the following: each commissioner, local newspapers of general circulation, and anyone filing written request for notice with the city clerk. Notice of meetings shall comply in all respects with Section 54950 et seq., of the Government Code, known commonly as the Ralph M. Brown Act.

C. All meetings shall be open to the public and shall follow a prepared agenda.

Minutes of all meetings shall be kept and filed with the city clerk.

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11 YOUTH COMMISSION
Amends §2.29.030 Memberships-Appointments, section B, as follows:
§ 2.29.030 Memberships—Appointments.

A. The commission shall have 15 regular commissioners, all of whom shall be residents of the city.

B. The 15 regular commissioners shall include: three students from middle school; six students who are high school freshmen or sophomores; and six students who are high school juniors or seniors. three students from middle school and twelve students from high school.

C. Commissioners shall be appointed by the Mayor subject to ratification by the city council, as provided in the adopted city resolution establishing procedures for appointments to boards and commissions.

D. Commissioners shall be eligible to participate in all activities of the commission.

E. Commissioners shall be compensated as established by city council resolution or as allowed by state law.

Amends § 2.29.080 Meetings, section A, as follows:
§ 2.29.080 Meetings.

A. Regular meetings shall be held on the second Wednesday of each month, SeptemberOctober through MayApril, at a time and place set by the commission.

The commission may approve an alternate meeting date.

B. Special meetings may be called by the chairperson or by a majority of the commissioners, the city manager, and/or the city council, provided written notice is given 48 hours in advance of the special meeting to the following: each commissioner, local newspapers of general circulation, and anyone filing written request for notice with the city Clerk. Notice of meetings shall comply in all respects with Section 54950 et seq., of the Government Code, known commonly as the Ralph M. Brown Act.

C. All meetings shall be open to the public and shall follow a prepared agenda.

Minutes of all meetings shall be kept and filed with the city Cclerk.

D. Eight commissioners need to be present to constitute a quorum and a vote to approve or deny shall only occur upon a majority vote of the commissioners present who are allowed to vote.

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Item #2

CITY COUNCIL AGENDA REPORT
August 11, 2026
Community and Economic Development
TITLE: INTRODUCE REVISED ORDINANCE NO. 2308 OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING: (1) INITIATION OF PROCEEDINGS FOR ANNEXATION (P25-0115), (2) GENERAL PLAN AMENDMENTS (P25-0116), (3) REZONING (P25-0118), (4) A PLANNED UNIT DEVELOPMENT (PUD-154) PLAN

FOR RESIDENTIAL DEVELOPMENT WITH RELATED ON- AND OFF-SITE INFRASTRUCTURE, AND (5) A VESTING TENTATIVE SUBDIVISION MAP (TRACT 8423) ASSOCIATED WITH THE ARROYO LAGO RESIDENTIAL PROJECT. THE REVISIONS ADD TWO NEW CONDITIONS OF APPROVAL FOR WASTEWATER TREATMENT FACILITY ANALYSIS AND FUNDING.

SUMMARY
At the July 27, 2026 City Council meeting, the City Council granted an approval for the Arroyo Lago subdivision, including introduction of an Ordinance initiating proceedings for annexation, adopting General Plan Amendments, pre-/re-zoning the property, approving a Planned Unit Development Plan, and approving a Vesting Tentative Map, subject to Conditions of Approval.

Shortly before the City Council meeting, the Dublin San Ramon Service District (DSRSD) submitted a comment letter (Attachment 2) concerning the proposed project and requesting that the City incorporate two additional conditions related to wastewater treatment facility analysis and funding.

Given the lateness of DSRSD’s request, the conditions were not incorporated into the Conditions of Approval as approved and adopted by City Council on July 27, 2026. However, staff concurs with DSRSD that adding the conditions would clarify the obligations of the developer with respect to the needed study(ies) and any fair share costs for improvements.

Therefore, it is recommended that the City Council introduce the revised ordinance approving the Project, with the addition of the two new conditions reflected as Conditions of Approval 134 and 135, in Attachment 1.

RECOMMENDATION
Introduce REVISED Ordinance No. 2308 approving: (1) Initiation of proceedings for Annexation (P25-0115), (2) General Plan Amendments (P25-0116), (3) Rezoning (P25-0118), (4) a Planned Unit Development (PUD-154) plan for residential development with related onand off-site infrastructure, and (5) a Vesting Tentative SUBDIVISION Map (Tract 8423) Associated with the Arroyo Lago Residential Project, incorporating two new conditions of approval for wastewater treatment facility analysis and funding.

BACKGROUND
DSRSD provides wastewater treatment services to the City of Pleasanton. In their July 27, 2026 letter, the District identified a concern about projects involving annexation which were not contemplated as part of its existing Master Plans, Such projects would require analysis of their impacts on the District’s ability to comply with current regulations and treatment capacity

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needs. Similar concerns were raised by DSRSD during the City's review of the Arroyo Lago project; and as a result, on October 15, 2025, DSRSD and the applicant (330 Land Company, LLC) signed an agreement in which the applicant “will fund the preparation of additional utility analyses to determine the impacts on the District’s system….” In addition, in the same agreement, the applicant agreed "to mitigate any impacts identified by the analysis." Funding for the study was subsequently provided by the applicant to DSRSD.

DISCUSSION
In their July 27 letter, DSRSD has requested that the requirement to fund any additional technical studies and pay any fair share costs of needed upgrades be imcluded in the project Conditions of Approval to memorialize and ensure that such provisions can be effectively enforced. Specifically, DSRSD requested the following conditions be included in the City’s approval of the Project:

These conditions were not incorporated into the Conditions of Approval as approved and adopted by City Council on July 27, 2026. However, City staff concurs with DSRSD that adding the conditions would clarify the obligations of the developer with respect to the needed study(ies) and any fair share costs for improvements. Therefore, it is recommended that the City Council introduce the revised ordinance approving the Project, with the addition of the two new Conditions of Approval (COAs 134 and 135) in Attachment 1. Attachment 1 also includes the Project plans and other exhibits that were previously reviewed and approved by the City Council. All other components of the Project that were reviewed and approved by the City Council on July 27, 2026, remain unchanged, and the requested approval is only with respect to the two new conditions.

Prepared by: Submitted by: Approved by:

Jenny Soo, Associate
Planner
Ellen Clark, Director of Community and
Economic Development
Joe Calabrigo, Interim
City Manager
Attachments:

1. Ordinance

2. DSRSD Letter

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ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING (1) INITIATION OF PROCEEDINGS FOR ANNEXATION (P25-0115), (2) GENERAL PLAN AMENDMENTS (P25-0116), (3) REZONING (P25-0118), (4) A PLANNED UNIT DEVELOPMENT (PUD-154) PLAN FOR RESIDENTIAL DEVELOPMENT WITH RELATED ON- AND OFF-SITE INFRASTRUCTURE, AND (5) A VESTING TENTATIVE SUBDIVISION MAP (TRACT 8423) ASSOCIATED WITH THE

ARROYO LAGO RESIDENTIAL PROJECT
WHEREAS, on February 25, 2026, 330 Land Company (the “Applicant”), on behalf of USL Pleasanton Lakes LP, (the “Property Owner”), applied for: (1) Annexation (P25-0115) of APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2, totaling approximately 30 acres (the Project Site) from unincorporated Alameda County to the City of Pleasanton (“City”); (2) General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (3) Pre-zoning (P25-0118) said parcels in County to PUD–MDR (Planned Unit Development - Medium Density Residential) District; (4) a rezoning and Planned Unit Development (PUD-154) to construct 189 detached single-family residences with 48 deedrestricted Junior Accessory Dwelling Units, and install related on- and off-site improvements and infrastructure; (5) a Vesting Tentative Subdivision Map 8423 to subdivide said parcels totaling approximately 30 acres into single-family lots, private open space and private access easements; and (6) a Pre-Annexation and Development Agreement (“PADA”) (collectively, hereinafter “the Project”); and
WHEREAS, the Project site is a vacant site located on the north side of Busch Road consisting of APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2; and WHEREAS, the Project site is part of the area to be regulated by the East Pleasanton Specific Plan (when adopted), and currently has no General Plan land use designation; and WHEREAS, the Project site is proposed to be pre- and re-zoned to Medium Density Residential; and
WHEREAS, the Applicant and the City have negotiated a proposed Pre-Annexation and Development Agreement (“PADA”) to strengthen the public planning process, encourage private participation in comprehensive planning, secure certain community benefits, and reduce the economic risk of development of the Project; and WHEREAS, the City of Pleasanton, as Lead Agency for the Project’s compliance with the California Environmental Quality Act (“CEQA”), prepared an Addendum to the Environmental Impact Report (“EIR”) (SCH 2023050339) prepared and certified by the County of Alameda for the Project, in compliance with CEQA Guidelines Sections 15162 and 15164, addressing minor revisions to the proposed annexation of the Project to the City; and WHEREAS, at its duly noticed public meeting of June 24, 2026, and prior to making a recommendation on the Project, the Planning Commission considered the Addendum and ATTACHMENT 1

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adopted Resolution No. PC-2026-15, recommending that the City Council adopt the Addendum as prepared in compliance with CEQA Guidelines Sections 15162 and 15164, and finding that the Addendum adequately described the Project, its significant environmental impacts, and mitigation measures; and
WHEREAS, at its duly noticed public meeting of June 24, 2026, the Planning Commission considered the Project and all public testimony, and adopted Resolution No. PC2026-16, recommending that the City Council approve the (1) Annexation (P25-0115) of APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2, totaling approximately 30 acres (the Project Site) from unincorporated Alameda County to the City of Pleasanton (“City”); (2) General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (3) Pre-zoning (P25-0118) said parcels in County to PUD–MDR (Planned Unit Development - Medium Density Residential) District; (4) a rezoning and Planned Unit Development (PUD-154) to construct 189 detached single-family residences with 48 deedrestricted Junior Accessory Dwelling Units, and install related on- and off-site improvements and infrastructure; and (5) a Vesting Tentative Subdivision Map 8423 to subdivide said parcels totaling approximately 30 acres into single-family lots, private open space and private access easements; and
WHEREAS, at its duly noticed public meeting of June 24, 2026, the Planning Commission considered the Project and all public testimony, and adopted Resolution No. PC2026-17, recommending that the City Council approve the Project Pre-Annexation and Development Agreement; and
WHEREAS, the duly noticed City Council meeting of July 21, 2026 was postponed to July 27, 2026 due to the Little Fire; and
WHEREAS, at its duly noticed public meeting on July 27, 2026 meeting, and prior to taking action on the Project, the City Council considered the Addendum and adopted Resolution No. 2026-XX, finding the Addendum as prepared in compliance with CEQA Guidelines Sections 15162 and 15164, and finding that the Addendum adequately described the Project, its significant environmental impacts, and mitigation measures; and WHEREAS, at its duly noticed public meeting July 27, 2026, the City Council considered (1) Annexation (P25-0115) of APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2, totaling approximately 30 acres (the Project Site) from unincorporated Alameda County to the City of Pleasanton (“City”); (2) General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (3) Pre-zoning (P25-0118) said parcels in County to PUD–MDR (Planned Unit Development - Medium Density Residential) District; (4) a rezoning and Planned Unit Development (PUD-154) to construct 189 detached single-family residences with 48 deed-restricted Junior Accessory Dwelling Units, and install related on- and off-site improvements and infrastructure; and (5) a Vesting Tentative Subdivision Map 8423 to subdivide said parcels totaling approximately 30 acres into single-family lots, private open space and private access easements as recommended by the Planning Commission; and

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WHEREAS, at its duly noticed public meeting July 27, 2026, the City Council also considered the PADA as recommended by the Planning Commission; and WHEREAS, at its duly noticed public meeting of July 27, 2026, the City Council considered the written agenda report, all public testimony, relevant exhibits, and staff/Planning Commission recommendations.

WHEREAS, at its duly noticed public meeting of July 27, 2026, the City Council introduced Ordinance No. 2026-XX approving the Project; and WHEREAS, immediately before the July 27, 2026 meeting, but after the specified time at which written public comments could be distributed to the City Council, the Dublin San Ramon Services District (DSRSD) submitted a comment letter requesting that the City include two conditions addressing the Project’s agreement in wastewater treatment facility analysis and funding; and
WHEREAS, at the duly noticed public meeting of August 11, 2026, the City Council considered the request from DSRSD, and the written agenda report addressing the comments, and all public testimony.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:

Section 1: Findings for Approval of Initiation of Annexation Proceedings With respect to the requested initiation of annexation proceedings (P25-0115), the City Council makes the following findings:

A. LAFCO promotes the timely conversion of land to urban uses and will effectuate this goal through encouraging infill development on incorporated vacant lands located adjacent to already developed areas.

The Project promotes the timely conversion of land to an urban residential use consisting of 189 single-family homes and will effectuate this by developing infill parcels on vacant lands located adjacent to the already-developed Pleasanton residential community of Village at the Ironwood.

B. The fundamental policy of LAFCO in considering the development status of land, located in or adjacent to an established city SOI boundary and contiguous to a city boundary, shall be that such urban development is preferred in cities.

Annexing the Project Site into the boundaries of the City of Pleasanton would ensure that the proposed urban development is located within the city, not unincorporated County lands.

C. Developed lands that benefit from municipal services, and are contiguous to a city boundary, should be annexed to the city providing such services.

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The proposed Project is contiguous to city boundaries on both its western and southern property lines, and will benefit from municipal services, including water service and sanitary sewer conveyance.

D. Land may not be annexed to a city unless it is contiguous to the city at the time the proposal is initiated unless the land is owned by the city, is being used for municipal purposes at the time proceedings are initiated, is within the same county as the city, and does not exceed 300 acres in area.

The Project site is contiguous to the City of Pleasanton on its western and southern boundaries.

E. A city shall prezone undeveloped property to be annexed before the Commission takes action on the annexation.

The Project includes a request to prezone the property, which is undeveloped, to Planned Unit Development - Medium Density Residential, to accommodate the proposed development.

F. The city shall be the Lead Agency and LAFCo shall be the Responsible Agency, for environmental review of any prezone and related change of organization.

The City of Pleasanton, in its role as lead agency for the Project, has conducted environmental review of the proposed pre-zone and annexation of the Project site and has documented its analysis in an Addendum to the EIR that was prepared and certified by Alameda County.

G. Applications for annexation of islands subject to Williamson Act Land Conservation contracts will not be deemed complete unless a meeting to consider the proposal has been conducted by the affected city and related minutes, staff reports, or written comments are included.

The Project site is not an island and is not subject to a Williamson Act Land Conservation contract.

H. Applications for annexation of tidelands or submerged lands owned by the State Lands Commission or its trustees will not be deemed complete unless a determination of boundaries and issues by the State Lands Commission is provided to LAFCO.

The Project site does not consist of tidelands or submerged lands owned by the State Lands Commission or its trustees.

Section 2: Findings for Approval of Pre-Zoning
With respect to Case No. P25-0118, the City Council makes the following findings and determinations with respect to each of the considerations for a prezoning as required by Sections 18.136.090 and 18.04.010 of the PMC:

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A. To provide a precise guide for the physical development of the city in such a manner as to achieve progressively the arrangement of land uses depicted in the general plan adopted by the city council;
Insomuch as the Project requests a General Plan amendment to designate Project land uses Medium Density Residential, the Project will achieve the land uses depicted in the General Plan.

B. To foster a harmonious, convenient, workable relationship among land uses; The pre-zoning of the Project site to PUD will foster a harmonious, convenient, workable relationship among land uses by allowing for new residential development to locate immediately adjacent to the existing residential community of the Villages at the Ironwood.

C. To promote the stability of existing land uses that conform with the general plan and to protect them from inharmonious influences and harmful intrusions; The pre-zoning of the Project site will promote the stability of existing land uses that conform to the General Plan through its accompanying requested General Plan amendment to reflect the Project’s proposed development and will protect from inharmonious influences and harmful intrusions by setting the stage to allow the Project site to be developed with homes.

D. To insure that public and private lands ultimately are used for the purposes which are most appropriate and most beneficial from the standpoint of the city as a whole;
The pre-zoning of the Project site to PUD will ensure that these privately owned lands are used for residential uses, which are most appropriate and beneficial at this location from the standpoint of the city as a whole.

E. To prevent excessive population densities and overcrowding of the land with structures;
The Project will prevent excessive population densities by developing at approximately

6.3 dwelling units per acre, which is within the density range permitted by General Plan land use designation ‘Medium Density Residential’ (2-8 dwelling units per acre).

Similarly, the Project will prevent overcrowding of the land with structures insomuch as it will observe the proposed setback requirements (10’ minimum front setback to structure, 18’ minimum front setback to garage, 8-15’ minimum rear setback to living area, and 5’ minimum side setbacks to structure), as well as satisfy the proposed floor area ratio requirements (ranging from 47%-85%).

F. To promote a safe, effective traffic circulation system;

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The Project proposes a safe, effective traffic circulation system in its proposed network of new public streets, private drive aisles, and improvements to existing streets, including Busch Road and El Charro Road.

G. To foster the provision of adequate off-street parking and off-street truck-loading facilities;
The Project will foster the provision of adequate off-street parking with each proposed residential unit. There is no off-street truck-loading facility requirement for this residential development.

H. To facilitate the appropriate location of community facilities and institutions; The Project facilitates the appropriate location of community facilities and institutions by including a 0.7-acre park in the center of the development that will be open to both Project residents and members of the public. In addition, the Project includes a Class 1 trail extension from the Project’s proposed Street D to existing Mohr Avenue.

I. To promote commercial and industrial activities in order to strengthen the city's tax base;
This finding does not apply to this Project.

J. To protect and enhance real property values;
The Project will protect and enhance property values by adding new, quality housing stock to the City of Pleasanton, developing a currently vacant site into attractive homes, landscaped parks and frontages, and adding a trail extension to the area.

K. To safeguard and enhance the appearance of the city.

As proposed, the Project will include 189 single-family homes developed in Farmhouse, Craftsman, Modern Ranch, and Prairie architectural styles in a variety of exterior color schemes. It will likewise include the development of a 0.7-acre public park landscaped with drought-resistant grasses and shrubs and ornamental fencing, the extension of a public trail, and the improvement of Busch Road, including street trees and landscaping along the Project frontage, thus safeguarding and enhancing the appearance of the city.

Section 3: Findings for Approval of PUD Development Plan (PUD-154).

With respect to Case No. PUD-154, the City Council makes the following findings and determinations with respect to each of the considerations for a PUD Development Plan as required by Section 18.68.110 of the PMC:

A. Whether the plan is in the best interests of the public health, safety, and general welfare:

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The Project, as conditioned, meets applicable City standards concerning public health, safety, and welfare. The Project includes installation of all required infrastructure and utilities to serve the development, as well as roadway and traffic improvements along Busch Road, including sidewalks and travel lane striping to enhance safety and access.

The Project, by conditions of approval, is required to participate in wastewater treatment facility analysis and funding. The design incorporates emergency vehicle access, fire protection measures, and compliance with applicable Building and Fire Codes. The design of the project includes grading design that minimizes grade differences between the project and adjacent homes to the west, and improves conditions relative to the light, privacy and enjoyment of those homes.

Stormwater runoff would be managed through an off-site drainage facility and water quality treatment measures consistent with City and regional requirements. Construction impacts would be minimized through standard conditions of approval, including construction-hour limitations and dust-control measures. While the Project would result in significant and unavoidable vehicle miles traveled (VMT) impacts and vehicle queueing, as documented in the Findings for Approval of the CEQA Addendum these impacts are typical of residential development in similar locations and are outweighed by the Project’s public benefits, including housing production, open space preservation, and public access improvements. Therefore, the Project is in the best interests of the public health, safety, and general welfare, and this finding can be made.

B. Whether the plan is consistent with the City's General Plan and any applicable specific plan:

The Project is consistent with the General Plan, as amended, including the land use designation of Medium Density Residential. The proposed medium density is comparable to the existing residential neighborhoods to the west. The proposed development would contribute toward meeting the City’s regional housing needs allocation (RHNA). The Project also supports General Plan policies related to land use, sustainability and community character. Therefore, the Project is consistent with the General Plan, and this finding can be made.

C. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site:

The Project site is located in the East Pleasanton area. The proposed development is designed to be compatible with this setting by medium-density homes.

The site layout considers the existing neighborhood in that the pad elevation, building height, in the form of single-story homes, and rear yard setback of the homes along the westerly property line are comparable to those of the existing residences. Architectural design and landscaping further ensure compatibility with the surrounding environment.

Therefore, the Project is compatible with surrounding development and site characteristics, and this finding can be made.

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D. Whether grading takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooding to have as minimal an effect upon the environment as possible.

The amount of grading has been designed to respond to existing topography while providing a suitable relationship between the proposed development and existing development to the west. Drainage improvements, including off-site stormwater treatment facilities, would be implemented to ensure that post-development runoff does not exceed pre-development conditions and to prevent flooding or erosion. Erosion control and dust suppression measures would be implemented during construction per applicable regulations and Project conditions of approval. Mitigation measures identified in the Addendum address geology, soils, and hydrology to ensure impacts are reduced to less than significant levels. Therefore, grading is appropriately designed, and this finding can be made.

E. Whether streets, buildings, and other manmade structures have been designed and located in such a manner to complement the natural terrain and landscape:

The area comprises a relatively flat, open site with minimal existing natural vegetation and without substantial topographic variation or prominent land features. The project is compatible with this context, providing a regular layout of lots and homes, with a variety of architectural features and a mix of single- and two-story designs that fit the landscape and topography. The Project’s internal circulation system forms a looped system that facilitates an easy, unobstructed flow pattern.

Building placement, orientation, and design have been carefully considered to reduce visual prominence and integrate with the surrounding landscape. Landscaping with native and drought-tolerant species further enhances the site’s natural character.

Therefore, streets and buildings have been designed to complement the natural terrain, and this finding can be made.

F. Whether adequate public safety measures have been incorporated into the design of the plan:

The Project includes multiple public safety features, including roadway improvements and site access designed to meet City and Livermore Pleasanton Fire District standards for visibility and emergency response, ingress and egress. Internal roadways are designed to accommodate emergency vehicles, including adequate turning radii and access to all structures.

The Project incorporates fire protection measures. All structures would be constructed in accordance with applicable Building and Fire Codes and would include fire suppression systems. Therefore, adequate public safety measures have been incorporated into the Project design, and this finding can be made.

G. Whether the plan conforms to the purposes of the PUD District:

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The proposed PUD Development Plan conforms to the purposes of the PUD District by allowing flexibility in site design to achieve a development that is responsive to the site’s environmental constraints while meeting City goals and policies. The Project provides public benefits, such as a private park with a public access easement, and provides housing at a density consistent with the applicable land use designations of the East Pleasanton area.

Through the PUD process, the Project has been designed to balance development with environmental preservation, infrastructure improvements, and community benefits. This approach reflects the intent of the PUD ordinance to encourage innovative and sensitive site planning. Therefore, the Project conforms to the purposes of the PUD District, and this finding can be made.

Section 4: Findings for Approval of Vesting Tentative Subdivision Map 8423.

With respect to Tract 8423, the City Council makes the following findings and determinations with respect to Pleasanton Municipal Code Section 19.20.110(A):

A. The tentative subdivision map is consistent with the General Plan and any applicable Specific Plan.

The proposed vesting tentative map for Tract 8423 is consistent with the General Plan insomuch as it implements the following General Plan goals, programs, and/or policies:

1. 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”) in that it will include a Class 1 trail extension between the Project site and Mohr Avenue to facilitate transit, bicycle, and pedestrian access.

2. Land Use 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”) as it will annex a portion of unincorporated land immediately adjacent to city limits where the applicant is willing to accept City services and comply with City development standards, as reflected in the requested PUD for the Project.

3. Land Use Policy 23 (“Maintain a permanent Urban Growth Boundary [UGB] beyond which urban development shall not be permitted”) as the Project site is within the City’s UGB.

B. The findings for denial of a tentative map set forth in Government Code § 66474 cannot be made with respect to the proposed tentative map.

The proposed tentative map for Tract 8423 is not inconsistent with the General Plan, as set forth in finding 4(A) above, and no Specific Plan applies to it. Moreover, the design or improvement of the proposed subdivision is not inconsistent with applicable general and specific plans, as set forth in finding 4(A) above. The Project site is not physically

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unsuitable for the type of development proposed, as analyzed in the Addendum prepared for the Project. The Project site is likewise not physically unsuitable for the proposed density of development (6.3 dwelling units per acre), as the proposed General Plan land use designation allows development of 2-8 dwelling units per acre. As analyzed in the EIR and the subsequent Addendum, the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Similarly, the design of the subdivision and type of improvements (single-family homes) are not likely to cause serious public health problems. Finally, the design of the proposed subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision, as no such easements are located on the Project site.

C. The discharge of waste from the proposed subdivision into an existing community sewer system would not result in violation of existing requirements prescribed by a California regional water quality control board pursuant to Division 7 (commencing with Section 13000) of the Water Code.

The discharge of waste from the proposed Tract 8423 would not result in a violation of applicable regional water quality control board requirements, as analyzed in the EIR and subsequent Addendum.

THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES FURTHER ORDAIN AS FOLLOWS:

1. That the conditions of project approval set forth herein include certain fees, dedication requirements, reservations requirements, and other exactions, and that pursuant to Government Code Section 66020(d)(1), these conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions.

2. That the Applicant is hereby further notified that the ninety (90) days approval period in which a protest of these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a) can be filed, begins on July 21, 2026, and that if a protest is not filed within this ninety (90)-day period complying with all of the requirements of Section 66020, the Applicant will be legally barred from later challenging such exactions.

Section 5: The City Council has considered the findings made and hereby:

1. Adopts the findings set forth in Sections1-4 of this Ordinance, subject to the attached Draft Conditions of Approval in Exhibit A; and

2. Approves: (1) Initiation of proceedings for Annexations (P25-0115), (2) General Plan Amendments (P25-0116), (3) Rezoning (P25-0118) (4) a Planned Unit Development (PUD-154) plan for residential development with related on- and off-site infrastructure,

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and (5) a Vesting Tentative Subdivision Map (Tract 8423), subject to the draft conditions of approval listed in the attached Exhibit B.

Section 6: The Zoning Map of the City of Pleasanton, on file with the City Clerk, designating and dividing the City into zoning districts, is hereby amended by the Zoning Unit Map attached hereto as Exhibit C, incorporated herein by this reference. The General Plan Land Use Map will be updated as a part of the East Pleasanton land use update.

Section 7: A summary of this ordinance shall be published once within fifteen (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.

Section 8: This ordinance shall be effective thirty (30) days after its passage and adoption.

The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on August 11, 2026 by the following vote:

Ayes:

Noes:

Absent:

Abstain:

Jack Balch, Mayor
ATTEST:

Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:

Daniel G. Sodergren, City Attorney

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Ordinance No. August 11, 2026

EXHIBIT A

CONDITIONS OF APPROVAL
P25-0115 (Annexation), P25-0116 (General Plan Amendment), P25-0118 (Prezoning), PUD-154 (Planned Unit Development and Rezoning), and Vesting Tentative Subdivision Map 8423
APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2 August 11, 2026
The applicant, including all successors in interest (collectively, “Applicant”), is hereby notified, as part of this approval, that (s)he is required to satisfy and maintain compliance with the conditions of approval below. Where approval by the Director of Community and Economic Development, Planning Division, City Engineer, City Attorney, Chief Building and Safety Official, Fire Department or other City staff is required, review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted practices related to the approval. In addition to complying with the conditions below, the Applicant is required to comply with all applicable federal, state, and local laws that pertain to this project, whether or not specifically noted herein.

The recommendations from the Planning Commission to the City Council are for the following development on an approximately 30-acre site to the immediate east of 3333 Busch Road: (1) Adopting an Addendum to an Environmental Impact Report (EIR) (SCH 2023050339) in compliance with California Environmental Quality Act (CEQA) and CEQA Guidelines Sections 15162 and 15164; (2) Approving a resolution to initiate the proceedings for annexation (P25-0115) totaling approximately 30 acres from unincorporated Alameda County to the City of Pleasanton; (3) Adopting General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (4) Approving the Pre-Zone (P25-0018) of said parcels in County to PUD–MDR (Planned Unit Development - Medium Density Residential) District; (5) Adopting a Planned Unit Development and Rezoning (PUD-154) to construct 189 detached single-family residences with 48 deed-restricted Junior Accessory Dwelling Units, and install related on- and off-site improvements and infrastructure; (6) Approving Vesting Tentative Subdivision Map 8423 to subdivide said parcels totaling approximately 30 acres into single-family lots, private open space and private access easements; and (7) Approving a Pre-Annexation and Development Agreement; located on vacant parcels identified as Assessor’s Parcel Number APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2.

Development shall be substantially as shown on the project materials listed below:
a. Project plans, Vesting Tentative Map, and Architectural plans, Exhibit B, prepared by KTGY and CBG, for USL Pleasanton Lakes LP’s Arroyo Lago Residential Development, dated “Received” on February 26, 2026, and kept on

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file in the Planning Division of the Community and Economic Development Department (CEDD).
b. Addendum to the Environmental Impact Report (SCH 2023050339) prepared by FirstCarbon Solutions, for Arroyo Lago, dated June 2026, and kept on file with the Planning Division of the Community and Economic Development Department.
c. Pre-Annexation and Development Agreement between the City of Pleasanton and 330 Land Company, LLC.

The project materials listed above are collectively the “Approved Plans”.

THIS APPROVAL IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:

1. APPROVAL AND REVISIONS: The proposed development shall be constructed and operated in substantial conformance with the “Approved Plans”, except as modified by the following conditions. Minor changes to the plans may be allowed subject to the approval of the Director of Community and Economic Development if found to be in substantial conformance with the approved exhibits. Planning Division approval is required before any changes are implemented in site design, grading, architectural design, building/house colors or materials, green building measures, landscape material, etc.

2. EXPIRATION: The PUD development plan shall lapse concurrently with the termination of the Pre-Annexation and Development Agreement. If the final map is recorded, then the PUD development approval shall not lapse. Project Specific Condition.

3. CONDITIONS OF APPROVAL CHECKLIST: The Applicant shall submit a “Conditions of Approval Checklist” indicating all conditions in Exhibit A have been satisfied, incorporated into the building permit plans or improvement plans, and/or addressed. Said checklist shall be incorporated as one of the first four plan sheets of all building permit and engineering permit plan submittals for review by the City prior to issuance of permits.

4. PUD PERIOD: The Vesting Tentative Tract Map, building and/or improvement permit submittals will only be accepted after annexation has been granted by LAFCo. Project Specific Condition.

5. LIABILITY AND INDEMNIFICATION: To the extent permitted by law, the project Applicant shall hold harmless, defend (with counsel acceptable to the City), and indemnify the City, its City Council, its officers, commissions, employee and agents (the “Indemnified Parties”) from and against any claim, action, or proceeding brought by a third party against the Indemnified Parties and/or the Applicant to attack, set aside, or void the approval of the project or any permit

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authorized hereby for the project, including any environmental determination made with regard thereto. This indemnification shall be included, but not be limited to, reimbursing the City for attorneys’ fees and costs incurred in defense of the litigation on a monthly basis. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. City shall promptly notify the Applicant of any claim, action, or proceeding and shall engage cooperate fully in the defense. To the extent the above indemnification is limited by Government Code Section 66474.9, any limitations shall only apply to the Vesting Tentative Tract Map (Tract 8423), and the remainder of this obligation shall be unaffected by said Government Code section.

6. ANNEXATION: The proposed development approvals shall be null and void if Annexation with Alameda County Local Agency Formation Commission (Alameda LAFCO) fails. No permit application shall be accepted until the annexation process is completed. Project Specific Condition

7. PRE-ANNEXATION AND DEVELOPMENT AGREEMENT (PADA): Prior to issuance of a Building Permit for the first residential unit, the Applicant shall execute the City Council-approved Pre-Annexation and Development Agreement. Project Specific Condition

8. COMMUNITY FACILITY DISTRICT (CFD): The project shall annex into a community facilities district (“CFD”) prior to issuance of a Building Permit for the first residential unit the project. The CFD shall provide adequate annual funding for maintenance (consistent with typical City service levels), in perpetuity, of intract public streets, sidewalks, lighting, in-tract utility facilities, and storm drainage (proposed to be located on private property to the east of the Project Site).

Project Specific Condition

ENVIRONMENTAL

9. MITIGATION MEASURES: As identified in the Environmental Impact Report (SCH No. 2023050339)(EIR), Findings of Fact (FOF), and Mitigation Monitoring and Reporting Program (MMRP) as part of the Addendum to the EIR (SCH No. 2023050339), implementation of mitigation measures is required to reduce environmental impacts to the extent feasible. The adopted mitigation measures applicable to the Project include, but are not limited to, those related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology/Water Quality, Noise, Transportation, and Utilities.

All mitigation measures identified in the certified EIR and adopted MMRP shall be fully implemented by the Applicant. These measures shall be incorporated into all applicable improvement plans, grading plans, building plans, and construction documents, and shall be subject to review and approval by the Director of Community and Economic Development and/or applicable City departments prior to issuance of grading or building permits, as specified in the MMRP.

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Ongoing Monitoring and Enforcement: All mitigation measures shall be monitored in accordance with the adopted MMRP. The Applicant shall be responsible for all costs associated with implementation, monitoring, and reporting. The Applicant shall create and provide a mitigation measures checklist indicating all mitigation measures have been satisfied, incorporated into the building permit plans or improvements plans, and/or addressed. Said checklist shall be incorporated as one of the first four plan sheets of all building permit and engineering permit plan submittals for review by the City prior to issuance of permits. Compliance shall be verified by the City prior to issuance of applicable permits and throughout construction and operation, as specified. Project Specific Condition

10. HAZARD AND HAZARDOUS MATERIAL HANDLING: The following conditions were identified for implementation in the EIR prepared with regard to the Arroyo Lago Residential Project (SCH 2023050339) and apply to the Project:
a. During site redevelopment, the Applicant shall implement corrective actions and soils management protocols identified in the Final Soil Report submitted to the Alameda County Department of Environmental Health (“ACDEH”) for review and approval.
b. Prior to the start of site grading, the Applicant shall submit the project schedule to the Alameda County Department of Environmental Health (“ACDEH”) for review and approval.
c. Prior to the import of soil to the project site, the Applicant shall submit soil import documentation to the ACDEH for review and approval. d. Prior to the reuse of excavated stockpile material on the project site, the Applicant shall submit a Stockpile Characterization Sampling, Evaluation, and Reuse Plan to the ACDEH for review and approval.
e. Prior to the beginning of construction, the Applicant shall submit a soil excavation report to the ACDEH for review and approval. Project Specific Conditions
PLANNING DIVISION – 925-931-5600

11. USES: Uses allowed and conditionally allowed within the Project shall be those of the One-Family Residential zoning district.

12. RECORDED DISCLOSURES: The recorded Declaration of Covenants, Conditions & Restrictions of the Project (the “CC&Rs”) shall contain the following:

A clause indicating the close proximity of the Pleasanton Garbage Services Transfer Facility, Vulcan Materials Company, City’s Public Works – Operation Services, Livermore-Pleasanton Fire Department training facility, Pleasanton Police training facility, and Union Pacific Railroad; the possible impacts to homes due to activities at these facilities; and a notification of the potential for noise, odor, dust and vibration generated from the operations at these facilities.

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In addition, all lots covered by this approval shall include separately recorded disclosure statements or restrictive covenants indicating the following:
a. Any modifications to the structures are subject to prior approval by the CEDD.
b. Parking on the driveway apron of each home is prohibited. c. Boats, trailers, campers, motor homes, and other recreational vehicles are not allowed to be parked or stored on-site.
d. Garages shall not be modified or used for storage in a manner that would interfere with the ability to park cars within the garages of the units
Wording for these disclosures and covenants shall be written in plain language and shall be recorded over the project site by separate instrument. Project Specific Condition

13. HOMEOWNERS ASSOCIATION: The applicant shall prepare the CC&Rs, and shall create a Homeowners’ Association (“HOA”) to govern the Project. The CC&Rs shall include a copy of the final conditions of approval. In addition, the CC&Rs shall describe the maintenance areas and responsibilities of the Project.

The portions of the CC&Rs relevant to condition compliance hereunder are subject to review by the Public Works Department and the Community and Economic Development Department to confirm compliance with conditions prior to the recordation of the final map. The CC&Rs shall describe the maintenance responsibilities of the privately-owned driveways, as well as the HOA-owned park that primarily serves the residential development but shall also be open to the public, and landscaped area within the Project and in the off-site storm drainage facility. The CC&Rs shall include exhibits showing the location of all the improvements to be maintained by the HOA. Project Specific Condition.

Site Development and Building Design

14. DEVELOPMENT STANDARDS: No additions or accessory structures, detached or attached, shall be allowed except for the 29.5’ x 97’ lots (Lots 131-161) where Class II structures may be allowed. Project Specific Condition

15. BUILDING MATERIALS AND COLORS: The building materials and colors in the Project Plans shall be stated on the building permit plans.

16. PAVING MATERIALS: The color, material, design, and product specifications for the paving materials used on-site shall be in conformance with the Project Plans and included with the building permit submittal. Any proposed modifications to the final paving design details shall be subject to review and approval by the Planning Division prior to issuance of building permits.

17. WINDOWS: Manufacturer type, design, material, and installation details for all windows within the Project shall be specified for each unit/building in

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conformance with the Project Plans and included in the building permit submittal.

Any proposed modifications shall be subject to review and approval by the Planning Division prior to issuance of building permits.

18. SIGNAGE: The construction plans submitted for issuance of a building permit shall include design details of any site monument sign(s). Any site wayfinding shall be designed in compliance with Section 18.96.040. of the Pleasanton Municipal Code, unless otherwise approved by the Director of Community and Ecomonic Development. Said sign designs are subject to review and approval by the Director of Community and Economic Development prior to issuance of a building permit. Project Specific Condition

19. FENCE/WALL: All fencing and walls shall be in compliance with the Project plans and shall be shown on the construction plans with the building permit submittal.

The design and location must be approved by the Planning Division and comply with all applicable setback requirements.

20. MOCK-UP: The Applicant shall set up a large material and color mock-up (36’x48”) on site to confirm conformance with the Approved Plans prior to issuance of the grading permit and shall be subject to the review and approval of the Planning Division.

21. LIGHTING AND PHOTOMETRICS PLAN: The Applicant shall submit a lighting and photometrics plan with the building permit submittal. The plan shall include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. All exterior lighting including landscape lighting shall be directed downward and designed or shielded so as to not shine onto neighboring properties or streets. The photometrics shall be reviewed and approved by the City Traffic Engineer and Director of Community and Economic Development prior to building permit issuance. The type and location of all exterior light fixtures shall be reviewed and approved by the Director of Community and Economic Development prior to building permit issuance.

22. FINAL INSPECTION: Final inspection of each residence by the Planning Division is required prior to occupancy.

23. TRANSFORMERS: New electrical transformers shall be either (a) placed underground, or (b) placed above ground and screened from view. Details of the new electrical transformers, and any screening for aboveground transformers shall be architecturally compatible with the building, shall be included in the building permit submittal, and shall be subject to the review and approval of the Director of Engineering/City Engineer and Director of Community and Economic Development prior to issuance of the relevant building permit.

24. MECHANICAL EQUIPMENT – SCREENING: The Applicant shall effectively and feasibly screen from public view all ducts, meters, air conditioning equipment,

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and any other mechanical equipment, whether on the structure, on the ground, or on the roof, with materials architecturally compatible with the relevant building.

Screening details shall be shown on the plans submitted for the relevant building permit, the adequacy of which shall be determined by the City Engineer and Director of Community and Economic Development. All required screening shall be installed prior to final occupancy of the relevant building permit.

Recycling and Composting

25. RECYCLING AND COMPOSTING PROGRAMS: The Project shall comply with the current City/Pleasanton Garbage Service recycling and composting programs.

Green Building and Sustainability Measures

26. CLIMATE ACTION PLAN (“CAP”) 2.0 COMPLIANCE: The Project shall comply with CAP 2.0 requirements of providing all electric homes and providing battery storage backup system. Prior to building permit issuance for the first residential building, a GHG Emission Compliance Checklist shall be provided in compliance with CAP 2.0 to the Planning Division for review and approval by the Director of Community and Economic Development. The measures shall be shown on the building permit plans submitted to the Building and Safety Division.

The Checklist shall include notation indicating the sheet(s) the measure can be found. Prior to the relevant building permit final, all of the relevant measures indicated on the approved checklist shall be inspected and approved by the City of Pleasanton.

27. GREEN BUILDING; The applicant shall submit GreenPoint Rated Checklist from BuildItGreen.org:((https://archive.builditgreen.org/greenpoint-rated/documentschecklists) and is subject to review and approval by the Director of Community and Economic Deveclopment prior to issuance of a building permit.

Construction Practices and Noticing

28. WORK HOURS: All demolition and construction activities, inspections, plan checking, material delivery, staff assignment or coordination, etc., shall be limited to the hours of 8 a.m. to 5 p.m., Monday through Friday. No construction shall be allowed on State or Federal Holidays or Saturdays or Sundays. The Director of Community and Economic Development may allow earlier “start times” or later “stop times” for specific construction activities, e.g., concrete pouring. All construction equipment shall meet Department of Motor Vehicles (“DMV”) noise standards and shall be equipped with muffling devices. Prior to construction, the hours of construction shall be posted on site.

29. CONSTRUCTION PARKING: Campers, trailers, motor homes, or any other similar vehicles are not allowed on the construction site except when needed as

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sleeping quarters for a security guard subject to receipt of a temporary conditional use permit (per PMC 18.116.010.E).

30. CONSTRUCTION TRAILERS: A construction trailer shall be allowed to be placed on the Project site for daily administration/coordination purposes during the construction period.

31. CONSTRUCTION PARKING MANAGEMENT PLAN: The Applicant shall prepare a construction parking management plan to address construction parking demands during the construction phase of the Project. The construction parking management plan shall be subject to the review and approval by the City Traffic Engineer and Director of Community and Economic Development prior to issuance of a grading permit or the first building permit, whichever comes first.

The following items shall be incorporated into the construction and parking management plan:
a. Show truck route for construction and delivery trucks that does not include neighborhood residential streets, unless approved by the City Traffic Engineer.
b. Show construction vehicles and equipment parking area, materials storage, temporary fencing, construction trailer location, and construction contractors/workers parking area.
c. Sidewalk closure or narrowing is not allowed during on-site construction activities without prior approval by the City.

For purposes of this COA, Santa Rita Road, Busch Road, Stanley Boulevard, Valley Avenue and Boulder Street extension through Villages at the Quarry project shall not be considered “neighborhood residential streets.”

32. NOTICE OF CONSTRUCTION: Prior to construction, the Applicant shall notify the owners and occupants within the Ironwood Community, i.e. the Village at Ironwood, Meridian at Ironwood, Ponderosa Homes, and Ponderosa Apartments, Villages at the Quarry (located at 3300 Busch Road), and Pleasanton Garbage Services (located at 3310 Busch Road) of the construction schedule in writing.

Such notice shall include contact names and numbers for the Applicant and contractor. Project Specific Condition.

33. DISTURBANCE COORDINATOR: Prior to the issuance of a grading permit, the Applicant shall designate a “disturbance coordinator” who shall be responsible for responding to any complaints regarding construction noise, dust, construction parking, etc. The coordinator (who may be an employee of the general contractor) shall determine the cause of the complaint and shall require the implementation of measures warranted to correct the problem. A telephone number of the disturbance coordinator shall be posted on the construction site fence and on the notification sent to neighbors adjacent to the Project site. The

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sign shall also list an emergency after-hours contact number for the disturbance coordinator or designee.

Fees

34. FEES: Unless otherwise specified by the Project Pre-Annexation and Development Agreement, the Applicant shall pay any and all fees to which the property may be subject, prior to issuance of grading and/or building permits, or prior to recordation of the final map, whichever is applicable. The type and amount of the fees shall be those in effect at the time the permit is issued and/or as stipulated in the Pre-Annexation and Development Agreement. Project Specific Condition.

35. SCHOOL IMPACT FEES: Applicant shall pay school fees as required by the Pleasanton Unified School District (“PUSD”) prior to building permit issuance.

Applicant shall provide written proof of compliance with this condition to the City, on a form generated by the PUSD, prior to building permit issuance.

BUILDING AND SAFETY DIVISION – 925-931-5300

36. PHASED OCCUPANCY: If building occupancy is proposed to be phased, the Applicant shall submit a phasing plan to the Chief Building and Safety Official for review and approval.

37. BUILDING SURVEY: The Applicant shall submit a building survey and/or record of survey and a site development plan in accordance with the provisions of Chapter 18.68 of the PMC. These plans shall be approved by the Chief Building Official prior to building permit issuance. The site development plan shall include all required information to design and construct site, grading, paving, drainage, and utilities.

38. PAD AND SETBACK CERTIFICATION: The Applicant shall submit a pad elevation certification prepared by a California licensed land surveyor or registered civil engineer to the Chief Building Official and Director of Community and Economic Development certifying the pad elevations and building locations (setbacks) are conforming to the approved plans, prior to receiving a foundation inspection for the structures.

39. WINDOWS/NOISE: Interior noise levels shall conform to the noise level specified in the Noise Element of the Pleasanton General Plan. The construction plans submitted for permit issuance shall include the window’s Sound Transmission Class (STC) ratings to ensure compliance with the General Plan. Project Specific Condition

40. AIR FILTERS: The construction plans submitted for issuance of a building permit shall include the installation of an air filtration system on any heating, ventilation,

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and air conditioning (“HVAC”) system of the air intakes (i.e. outside air) serving the new residences. The air filtration system shall be a Minimum Efficiency Reporting Value (“MERV”) 13 air filtration system. Project Specific Condition

41. EXCESS SOIL AND SOIL STOCKPILING: All excess soil from the Project site shall be off-hauled from the site and disposed of in a lawful manner. No temporary stockpiling of dirt on the Project site shall occur without the specific review and approval by the Director of Community and Economic Development or unless approved as part of a grading permit. Notwithstanding anything to the contrary in the foregoing, on-site surcharging that is necessary to allow for the proposed geotechnical remediation shall be permitted, provided that it is subject to a valid permit. Project Specific Condition

PUBLIC WORKS DEPARTMEMNT

42. GEOTRACKER: According to the State of California’s GeoTracker website, Case #RO0003228 remains open in long-term management status with Alameda County Department of Environmental Health (ACDEH), the agency providing regulatory oversight. The specific area of concern within the property was labeled AOC 6 on a Project Location map by Haley Aldrich in July 2020 comprising the southern portion of the subject property (also known as the “Busch Pit”). ACDEH imposed conditions of site redevelopment activities including corrective actions and soil management protocols as presented in their letter dated 7-18-2017.

Those conditions include:
a. Prior to the start of site grading, provide a project schedule including details of the sequencing of corrective actions.
b. Prior to import of soil, submit documentation of proposed fill materials including sources, sampling, profiling protocols, and analytical reports with relevant environmental screening levels.

Applicant shall fulfill these ACDEH requirements. (Condition to be fulfilled prior to issuance of a Grading Permit.)

43. PG&E EASEMENTS. Sheet C1.0 of the VTM illustrates two easements held by PG&E (99-370054 and 2013-097366) with notes indicating these easements will be quitclaimed and that the facilities will be removed/undergrounded. Provide evidence that PG&E consents to the relinquishment of these easement rights and the removal/undergrounding of their facilities or redesign portions of the subdivision such that said easements can remain. (Condition to be fulfilled prior to issuance of a Site Improvement Permit.)

44. EASTERN BUSCH ROAD. According to the City of Pleasanton General Plan’s circulation element (Chapter 3, Table 3-8), Busch Road is intended to be a 4-lane divided roadway between Valley Avenue and El Charro Road to support anticipated development in East Pleasanton. According to Parcel Map 11230

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(354 PM 91), the Busch Road public right-of-way is currently 100’-wide along the property frontage. The road improvements along the frontage do not currently conform to City standards. Section 19.40.010 of the Pleasanton Municipal Code requires subdividers to improve streets adjacent to the subdivision. The list of improvements to be installed by the Applicant are listed in this code section.

Section 19.36.050 defines the subdivider’s obligations with respect to right-ofway improvements. (Condition to be fulfilled prior to issuance of a Site Improvement Permit.)

45. PSE DEDICATION. The Applicant shall dedicate a 10’-wide Public Service Easement (PSE) abutting the northern side of the Busch Road right-of-way consistent with Pleasanton Municipal Code §19.36.110. Similarly, Applicant shall dedicate a 5’-wide PSE across the south side of Parcel W where it abuts Street D, as well as other areas shown on the tentative map. Said PSEs shall be available for utility infrastructure such as meters, vaults, boxes, pedestals, etc.

All PSEs shall be granted pursuant to California Government Code Section 66439(d)(3). (Condition to be fulfilled prior to issuance of a Site Improvement Permit.)

46. PUBLIC TRAIL. According to the City’s adopted Trails Master Plan dated 5-07- 2019, Figure 3-2 on Page 63, a Class 1 multi-use trail connection between the development and the existing Mohr Avenue and Martin Avenue trail is desired by the community. A trail extension will require an easement granted by Zone 7 Water Agency across APNs 946-1250-6-5 and 946-1250-41 (Lake “I” properties).

The City currently has no easement rights across Zone 7 property, so the Applicant will be required to obtain rights on behalf of the City to construct the trail or enter into an agreement whereby the City may opt to procure such rights.

The trail connection shall have an all-weather and disabled-compliant surface similar to the illustrations on Page 81 of the Master Plan thus providing a reliable public route to Mohr Elementary School. (Condition to be fulfilled prior to issuance of a Site Improvement Permit.)

47. SECURITY FENCING FOR LAKE “I”. Lake “I” and the surrounding Chain of Lakes properties owned by Zone 7 are currently protected from unauthorized public access by fencing and gates. This fencing will be removed with the subdivision improvements. If Zone 7 desires replacement fencing and gates, the Applicant shall collaborate with said agency on features needed to secure the Zone 7 properties. (Condition to be fulfilled prior to issuance of a Site Improvement Permit.)

48. TITLE DISCLOSURE. The following title disclosure must be included with the sale of each lot within the subdivision: (Condition to be fulfilled prior to issuance of occupancy permits for each home.)
“The City of Pleasanton Public Works campus is located immediately west of the Arroyo Lago subdivision. Operations within the campus may result in traffic

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noise, dust and/or odor impacts. The City has an outdoor shooting range which is used solely by law enforcement personnel during day and nighttime hours, including weekends, which may result in noise and other impacts from discharging firearms. Noise levels from the gun range may reach or exceed 70 dBA. The Livermore-Pleasanton Fire District has a training tower and facility site which is used periodically for fire suppression and emergency rescue exercises; noise from emergency vehicle equipment, as well as smoke may result in impacts to residents within the Arroyo Lago subdivision. The campus’ normal hours of operation are currently Monday through Friday from 7 a.m. to 3:30 pm, although after-hours operations occur periodically.”

49. LOT LINE ADJUSTMENT. Because the proposed improvements extend to the east beyond the boundary of Parcel A of PM 11230, a lot line adjustment must be processed to transfer a portion of Parcel B to Parcel A. Said LLA shall be accomplished ahead of the final map. The applicant shall apply for said process through the Community Development Department. (Condition to be fulfilled prior to final map approval.)

50. CORROSION POTENTIAL. The Design Level Geotechnical Report identified soil corrosion as a potential threat to buried metal piping. Specific recommendations for the protection of buried metal pipes shall be provided with the construction plans and shall thereafter be adhered to. (Condition to be fulfilled prior to final improvement plan approval.)

51. WATER: The City’s consultant, Akel Engineering Group, prepared a site-specific hydraulic analysis (dated November 2025) of the water network shown on the VTM. The analysis revealed that pipe sizes/alignments are necessary to provide flow and pressure for the development. The installed pipe sizes for the needed water network shall be consistent with this analysis.

Because this water pipeline could serve properties other than Arroyo Lago, the analysis also included a methodology for shared infrastructure costs with other neighboring undeveloped properties that would benefit from the proposed water main. The total estimated cost of the water pipeline needed to serve Arroyo Lago is $1,967,000. The fair share allocation of this total cost to Arroyo Lago is estimated to be $439,000 with the remaining $1,528,000 allocated to other neighboring developments. Pleasanton Municipal Code §19.40.060 states, “…the city may require that improvements installed by the subdivider for the benefit of the subdivision contain supplemental size, capacity, number, or length for the benefit of property not within the subdivision, and that those improvements be dedicated to the public.

In the event of the installation of improvements required by this section, the city shall enter into an agreement with the subdivider for reimbursement for that

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portion of the costs of those improvements, including an amount attributable to interest, in excess of the construction required for the subdivision.” It shall be the Applicant’s obligation to pursue said agreement with the City. In the absence of an agreement, the Applicant shall accept full financial responsibility for the total cost of the water pipeline.

The Applicant shall note that a segment of the pipeline crosses Lake “I” properties as owned by Alameda County Flood Control & Water Conservation District (Zone 7): APNs 946-1250-6-5 and 946-1250-41
Maintenance of the installed water pipeline can be performed by the City assuming the network is constructed according to Pleasanton standards, accepted by the City Council, and incorporated into an on-going funding district such as a Community Facilities District. (Condition to be fulfilled prior to final improvement plan approval.)

52. SANITARY SEWER: The City’s consultant, Woodard & Curran, prepared a sitespecific hydraulic analysis dated June 9, 2026, of the sanitary sewer network shown on the VTM. The analysis revealed that pipe improvements/upgrades are necessary to provide adequate sewer conveyance and freeboard for the development. To serve Arroyo Lago alone, approximately 1,100 lineal feet of sewer pipe upgrades are needed along Kamp Drive from Head Way to Stoneridge Drive (upgrade from 10”-diameter to 12”) and along Santa Rita Road under Arroyo Mocho via installation of an additional 15”-diameter siphon. The sewer network shall be improved/upgraded consistent with this analysis.

Because this sewer network could serve properties other than Arroyo Lago, the analysis included a methodology for shared infrastructure costs with other neighboring undeveloped properties that would benefit from the sewer improvements. The cost allocation should reflect the $222,275 contribution already secured via Conditions of Approval from the Tract 8680 (Seefried Industrial) development.

Pleasanton Municipal Code §19.40.060 allows the Applicant to enter into a reimbursement agreement with the City for supplemental sizing of required infrastructure. It shall be the Applicant’s obligation to pursue said agreement with the City. In the absence of an agreement, the Applicant shall accept full financial responsibility for the total cost of the sanitary sewer improvements needed to serve Arroyo Lago.

The Applicant shall note that a segment of the pipe crosses Lake “I” properties as owned by Alameda County Flood Control & Water Conservation District (Zone 7):

APNs 946-1250-6-5 and 946-1250-41. The City currently has no easement rights across Zone 7 property, so the applicant will be required to obtain rights on

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behalf of the City or enter into an agreement whereby the City may opt to procure such rights to implement the sewer design as shown.

Maintenance of the installed sewer network can be performed by the City assuming the network is constructed according to Pleasanton standards, accepted by the City Council, and incorporated into an on-going funding district such as a Community Facilities District. (Condition to be fulfilled prior to final improvement plan approval.)

53. ACCENT PAVING. Accent paving is proposed within the public road network in addition to traditional hot-mix asphalt (HMA) surfacing. The type of accent paving is subject to review and approval by the City Engineer to assure any future maintenance of this surfacing does not burden the City’s Operations staff.

If the City Engineer determines that a burden will exist, the accent paving shall either be removed from the project, or an alternative funding mechanism created to address this potential maintenance burden. (Condition to be fulfilled prior to final improvement plan approval).

54. CONDITIONS OF APPROVAL: These Conditions of Approval shall be depicted on a plan sheet(s) in the submitted plans for construction. (Fulfill this condition prior to plan approval.)

55. ENGINEERING DIVISION FEES FOR SERVICE: The Engineering Division assesses fees for services including plan-check, permit issuance, and inspection according to the City’s adopted Master Fee Schedule. These fees are separate and distinct from fees assessed by the Community Development Department (including Planning and Building Division fees). The Applicant is responsible for payment of all Engineering Division fees prior to services rendered or permit issuance, whichever is first. (Fulfill this condition prior to plan approval.)

56. CITY ENGINEER SIGNATURE BLOCK: The following signature block shall be depicted on the first sheet of the plans submitted for construction: “Approval of these plans is for work within the street right-of-way and public utility systems within Public Services Easements unless otherwise noted. Approval of these plans does not release the developer of the responsibility for the correction of mistakes, errors, or omissions contained therein. If during the course of construction of the improvements public interest requires a modification or a departure from the specification and details of the City of Pleasanton or these plans, the City Engineer shall have the authority to require such modification or departure and to specify the manner in which same is to be made. Approved as to design only based upon information submitted hereon this [DAY] of [MONTH], [YEAR]. [NAME], P.E., City Engineer, [DATE] (Fulfill this condition prior to plan approval.)

57. ADHERENCE TO CITY STANDARDS: All public improvements shall be designed and constructed in conformance with the City of Pleasanton Municipal

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Code and the City’s adopted Standard Specifications and Details in effect at the time of issuance of the permit(s). Said standards are available for download at:
https://www.cityofpleasantonca.gov/our-government/public-works/engineering/ (Fulfill this condition during all aspects of design and construction.)

58. ROADWAY DESIGN STANDARDS: All roads constructed or improved by the Applicant shall conform to the design standards contained in Pleasanton Municipal Code Chapter 19.36. For standards not explicitly described in the Code, the following State of California Department of Transportation (Caltrans) standards shall be followed: Highway Design Manual, and the California Manual on Uniform Traffic Control Devices (CA MUTCD), latest editions. The City also references design standards from “A Policy on Geometric Design of Highways and Streets” (latest edition) as published by the American Association of State Highway and Transportation Officials (AASHTO). Any deviations from standards must be approved by the City Engineer. (Address this condition prior to plan approval.)

59. HOT-MIX ASPHALT PAVEMENT DESIGN STANDARDS: Public roadways and parking lots shall be surfaced with hot-mix asphalt (HMA) as designed according to Chapter 630 “Flexible Pavement” of the Caltrans Highway Design Manual, unless otherwise approved by the City Engineer. The following minimum standards shall apply to the design:
a. Minimum design life = 20 years
b. R-value of the underlying soil shall be R = 5 minimum. A higher R-value will be allowed only through analytic testing by a licensed geotechnical engineer or engineering geologist.
c. Asphalt Binder classification shall be PG 64-10
d. Minimum Traffic Index (TI) shall be as follows. A lower TI will be considered only when justified by analytic calculations performed by a licensed civil or traffic engineer according to the Caltrans Highway Design Manual Chapter 613
i. Local Street: TImin = 5.0
ii. Residential collector street: TImin = 6.0
iii. Arterial street: TImin = 9.0
e. Minimum thickness of HMA layer = 3 inches

60. STREETLIGHTS: Streetlights to be owned and maintained by the City shall include a light-emitting diode (LED) lamp and driver compliant with UL 1598. The luminaire must be dark-sky compliant with correlated color temperature (CCT) not greater than 4,000K.

For free-standing streetlights on dedicated poles, the electricity shall be fed from an unmetered secondary electrical circuit provided by PG&E. A photocell on each fixture shall control operation of the lamp. Free-standing fixtures are subject to PG&E’s LS2A “Customer-owned Street and Highway Lighting” rate schedule.

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The applicant shall provide verification of total energy consumption of luminaire to PG&E prior to connection. Billing for LS2A electricity consumption must be transferred to the City upon acceptance of the streetlight installation.

Streetlights must have an electronic type photo control meeting ANSI standard C136.10 with a turn on value of 1.0 foot-candles and a turn off value of 1.5 footcandles. Electro-mechanical or thermal type photo controls and not allowed.

Streetlights must have badge numbers on each pole. Badge numbers must be affixed to the pole 9 feet from ground level facing the street-side and be legible from the ground.

A streetlight wattage sticker needs to identify the actual total wattage consumed, be visible from the ground, be of a size and type acceptable to PG&E showing total fixture energy use in watts and must be installed on each fixture. (Fulfill this condition prior to plan approval.)

61. CLEAN WATER PROGRAM (HYDROMODIFICATION PROJECTS): Because the project creates and/or replaces more than 43,560 square feet (1.00 acre) of impervious surface, increases impervious surface over pre-project conditions, and is located in a susceptible area, it is considered a Hydromodification (HM) Project according to Provision C.3.g of the Municipal Regional Stormwater National Pollutant Discharge Elimination System (NPDES) Permit. Said permit regulates stormwater runoff in Pleasanton. The Alameda Countywide Clean Water Program developed a C.3 Guidance Manual to assist applicants in addressing these regulations. The Guidance Manual is available for download at:
https://www.cleanwaterprogram.org/businesses/development.html HM projects must include stormwater treatment measures in the site design to cause no increase in the erosion potential of the receiving stream over the preproject (existing) condition. To demonstrate compliance, the City encourages use of the Bay Area Hydraulic Model (BAHM). The model software can be downloaded at no cost from Clear Creek Solutions. (Fulfill this condition prior to plan approval)

62. OPERATION AND MAINTENANCE AGREEMENT: Regulated projects are subject to a Stormwater Treatment Measure Maintenance Agreement between the City and property owner to assure long-term maintenance of the installed measures. The City will provide a template agreement. Once executed, the agreement must be recorded against the property. (Fulfill this condition prior to project acceptance.)

63. GEOTECHNICAL RECOMMENDATIONS: Recommendations from the project’s geotechnical investigation, as prepared by a California-licensed Geotechnical Engineer or Certified Engineering Geologist, shall be incorporated into the design

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of the improvements and/or explicitly noted on the plans. The author(s) of the geotechnical investigation shall certify on the plans that the design complies with their recommendations. During construction, the Applicant must follow all such recommendations. (Fulfill this condition prior to plan approval.)

64. SUBDIVISION MAPS: The subdivision of land is governed by Pleasanton Municipal Code Title 19, as well as the California Government Code §§66410- 66499.85 (Subdivision Map Act). All maps are subject to review and approval by the City Engineer. Recordation of the subdivision map shall be coordinated by the Applicant’s title company, with one full-sized mylar copy of the recorded map returned to the City.

The following statement shall be included on the cover sheet of the map: “I, [NAME ], P.E., City Engineer of the City of Pleasanton, County of Alameda, State of California, do hereby state that I have examined the herein embodied map entitled “[MAP NAME/NUMBER]” consisting of [NUMBER OF SHEETS] sheets, this statement being on Sheet 1 thereof and that the [PARCEL OR TRACT] map was presented to me as provided by local ordinance. This map conforms with the requirements of the Subdivision Map Act and of any local ordinances applicable at the time of approval of the tentative map, and the subdivision as shown is substantially the same as it appeared on the tentative map, if any, and any approved alterations thereof. The name of the subdivider is as shown on the statement of owner upon this sheet.”
[NAME], P.E., Registration No. [TO BE PROVIDED BY CITY], City Engineer, City of Pleasanton, County of Alameda, State of California [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]” (Fulfill this condition prior to map approval.)

65. CITY CLERK’S STATEMENT: For final maps, the following statement shall be included on the cover sheet of the map: “I, Jocelyn Kwong, City Clerk and Clerk of the Council of the City of Pleasanton, County of Alameda, State of California, do hereby state that this final map entitled “[MAP NAME/NUMBER]” consisting of [NUMBER OF SHEETS] sheets, this statement being on Sheet [NUMBER] thereof, was presented to said Council of the City of Pleasanton, as provided by law at a regular meeting held on the [DAY] day of [MONTH], [YEAR] and that said Council of the City of Pleasanton did thereupon by motion duly passed and adopted at said meeting, approved said map and accepted on behalf of the public all parcels of land and easements as offered for dedication to the City of Pleasanton for public use in conformity with the terms of the offer of dedication.

The names of the subdividers are as shown on the Owner’s Statement upon Sheet 1. In witness whereof, I have hereunto set my hand this [DAY] of [MONTH], [YEAR]. Jocelyn Kwong, City Clerk, City of Pleasanton, Alameda County, State of California [SIGNATURE LINE]”. (Fulfill this condition prior to map approval.)

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66. SUBDIVISION IMPROVEMENT AGREEMENT: Subdivision improvements required as part of the subdivision, both onsite and offsite, must be either completed to the satisfaction of the City Engineer prior to map approval, or guaranteed by a Subdivision Agreement. The agreement requires the Applicant to post financial security in the form of either a cash deposit, letter of credit, or surety bonds in amounts equivalent to the value of the public improvements. If surety bonds are utilized, the form of the bond language shall be consistent with California Government Code §66499.1 for faithful performance and §66499.2 for labor and materials. The amounts of the bonds shall be 100% of the total estimated value of required subdivision improvements consistent with §66499.3.

In addition, the City requires a warranty bond (often referred to as a maintenance bond) for 10% of the estimated value. The warranty bond shall be active for 1 year following formal acceptance of the improvements. All submitted securities are subject to review and approval by the City Attorney. In addition, final maps and the associated Subdivision Agreement are subject to approval by the City Council. (Fulfill this condition prior to map approval.)

67. CITY SURVEYOR: The City utilizes the services of an outside consultant to certify the technical accuracy of subdivision maps as City Land Surveyor pursuant to California Government Code §66451.1. In order to provide this service, the consultant will submit a proposal to the City for the estimated cost of the work. The estimate will be presented to the Applicant together with the City’s administrative markup according to the City’s adopted Master Fee Schedule.

Review of the subdivision map cannot commence until the Applicant has submitted payment to the City for these costs. If the ultimate fee at the conclusion of the work is less than this payment, the Applicant will be refunded the difference. If the ultimate fee is more than this payment, then the Applicant shall submit payment for the difference before the consultant certifies the map.

The following statement shall be included on the cover sheet of the map: “I, [NAME PROVIDED BY CITY], P.L.S, Acting City Surveyor for the City of Pleasanton, Alameda County, California, do hereby state that I have examined this map entitled “[MAP NAME/NUMBER]”, and I am satisfied that said map is technically correct. [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]” (Address this condition prior to map approval.)

68. DEDICATIONS TO THE CITY: Dedications to the City shall conform to the following standards whether dedicated on a subdivision map or by recorded separate instrument: (Fulfill this condition prior to recordation of map or separate instrument title documents granting rights to the City.) For final maps, right-of-way dedications for roadways or similar access shall be offered irrevocably to the City in fee for public purposes pursuant to California Government Code Section 66439(d)(3) including the right to install and operate public utilities. Right-of-way is defined in Pleasanton Municipal Code §13.04.010

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Public Service Easements (PSE) shall be granted to the City in accordance with Pleasanton Municipal Code §19.24.190 and 19.36.110. PSEs shall be offered as an easement for public purposes including but not limited to installation, construction, access, and maintenance of all public services facilities above and below the ground surface including poles, wires, conduits, vaults, cabinets, sanitary sewers, storm drains, gas lines, and water lines as well as all those public utilities and appurtenances thereto as subject to regulation under Pleasanton Municipal Code Chapter 13.04. Consistent with California Government Code Section 66439(d)(3), the offer shall include the statement, “The real property described below is dedicated as an easement for public purposes…”

69. DATUM FOR VERTICAL CONTROL: Vertical control surveying for all improvements to be constructed shall be based on the North American Vertical Datum of 1988 (NAVD 88). Any benchmarks used that relied on the National Geodetic Vertical Datum of 1929 (NGVD 29) shall be converted to NAVD 88 when presented on plans. The location of the benchmark and source of data must also be disclosed on the plans. (Fulfill this condition prior to plan approval.)

70. SURVEY MONUMENTS FOR HORIZONTAL CONTROL: Final maps shall include sufficient durable survey monuments to allow the subdivision to be retraced in conformance with Pleasanton Municipal Code §19.24.220. Setting of monuments shall be in accordance with California Government Code §66495- 66498. The surveyor shall give notice to the City Engineer when final monuments have been set, and when payment for said work has been received from the subdivider. (Fulfill this condition prior to acceptance of improvements.)

71. STORMWATER HYDRAULICS: The City’s storm drainage network has been designed in accordance with the Alameda County Hydrology and Hydraulics Manual published by the Alameda County Flood Control & Water Conservation District. Said manual is available for download at:
https://acfloodcontrol.org/the-work-we-do/the-work-we-do/resources/ The City is located in Zone 7, and its storm drain pipe network is considered a secondary facility. Any connections to, additions, or upgrades to the City’s pipe network shall be designed in accordance with the manual. Calculations submitted for review/approval shall be presented in a format consistent with the “Calculation Form – District Rational Method” available in the manual. The calculations shall demonstrate adequate freeboard given the design storm event assuming all bioretention areas are overflowing. Said calculations shall be prepared, stamped, and signed by a California-licensed civil engineer. (Fulfill this condition prior to plan approval.)

72. EMERGENCY OVERLAND STORMWATER FLOW/SUMP PROPERTIES: All properties shall be designed with an emergency overland flow path to direct

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storm runoff to the nearest public street or open flood control facility in the event on-site pipes become plugged. The flow path shall be lower than the finish floor elevation of all habitable structures. The flow path cannot rely on neighboring properties unless a storm drain easement across the neighbor is obtained.

Sump properties must be designed to discharge the 50-year recurrence interval storm event through the pipe network before habitable structures become inundated. (Fulfill this condition prior to plan approval.)

73. STORM DRAIN FORCE MAIN: The SDFM intended to discharge stormwater from the detention basin to the City pipe network on Busch Road is shown extending across property owned by Amazon (APN 946-1250-19-6). The Applicant shall provide evidence of property rights acquired from Amazon for this private pipeline. Alternatively, the Applicant shall relocate the pipeline onto property where easement rights can be obtained. (Fulfill this condition prior to plan approval.)

74. STORM DRAIN PUMP EQUIPMENT: The planned bioretention area and detention basin to be located east of the current El Charro Road alignment will be served by pumping equipment. Said equipment could be damaged if the controls become inundated. Because this area is identified as Zone A on FEMA Flood Insurance Rate Maps and is thus subject to floodwaters, any pump equipment associated with the storm drain network shall be elevated at least one foot above the expected flood elevation. (Fulfill this condition prior to plan approval.)

75. STORM DRAIN BEYOND SUBDIVISION BOUNDARY: The Applicant shall grant a storm drain easement (SDE) to the City for any portion of the storm drain network that extends beyond the subdivision boundary including the pipe network, bioretention area, detention basin, pump system, and force main to the east.

Maintenance of these improvements shall be by the City with funding from the Community Facilities District except as follows: Any weed abatement or ornamental landscaping maintenance within the bioretention or surrounding/appurtenant areas shall be the responsibility of a private entity such as the homeowner’s association or underlying property owner. (Fulfill this condition prior to map approval.)

76. SANITARY SEWER DESIGN STANDARDS: Connections to the City’s sanitary sewer network shall conform to Pleasanton Municipal Code Title 15 “Sewerage”.

All buildings inhabited by human beings which are not more than 250 feet from the City’s sewer network shall be connected. All premises, parcels, and/or lots shall have independent connections to the City’s sewer network. The public sanitary sewer system shall be designed to satisfy the following minimum standards:

Minimum Manning Coefficient (n) within the pipe = 0.013 Minimum flow velocity = 2 feet per second at least once per day Maximum flow velocity = 10 feet per second

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Maximum depth of flow to pipe diameter (d/D) = 0.75 for dry weather flow conditions
Minimum pipe sizes:

Laterals = 4 inches diameter
Main = 8 inches diameter
Force main = 6 inches diameter
Minimum slope per table:

Pipe size in
diameter
Minimum slope
4 inches 0.02 (lateral)
6 inches 0.005 (lateral)
8 inches 0.003
10 inches 0.0025
12 inches 0.0020
15 inches or larger 0.0015
Maximum manhole spacing = 350 feet
Minimum curvature for curved sewer mains: 200 feet or not less than recommended by pipe manufacturer
Minimum pipe cover = 5 feet
Backflow prevention devices must be installed if the lowest plumbing fixture if the building is lower than the downstream cleanout overflow device or manhole to assure effluent discharge outside of the building in case the downstream pipe network becomes obstructed.

77. POTABLE WATER SYSTEM DESIGN STANDARDS: All permanent connections to the City’s potable water network shall conform to Pleasanton Municipal Code §14.04.050. Any required water pressure and/or flow needed by the applicant beyond that available from the network at the point-of-connection must be provided by the applicant as a private improvement on the customer side of the meter or backflow prevention device. All extensions or upgrades to the potable water network shall be designed to satisfy the following minimum standards:
(Address this condition prior to plan approval)
Minimum number of valves:
3 at cross intersections
2 at “T” intersections
500 feet maximum spacing
1 valve at each fire hydrant lateral
Minimum number of fire hydrants (subject to approval by Livermore-Pleasanton Fire Department (LPFD) Fire Marshal: 1 hydrant within 250 feet of any existing or proposed structure
Minimum pipe size: 8-inch diameter
Minimum depth of cover over pipe: 42 inches

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Blowoff requirements:

At all dead ends whether temporary or permanent
At all low points in the line
Minimum fire flows in gallons per minute (gpm): 2,000 to 2,500 gpm for 2 hours (single family residential)
Minimum pressures:
40 psi (peak hour demand)
20 psi (maximum day demand plus fire flows)
Dwelling unit equivalent flows: 160 gallons per day (single family residential)

78. BACKFLOW PREVENTION ASSEMBLIES: Backflow preventer assemblies shall be designed and installed in accordance with current City Standard Drawings 704, 705, 706; Pleasanton Municipal Code Chapter 14.16, State Health and Safety Code; State Water Resources Control Board adopted Cross-Connection Control Policy Handbook (CCCPH); and as required by the Public Works Department. Backflow Preventers (BFP) shall be selected from the latest “List of Approved Backflow Prevention Assemblies” available from the Foundation for Cross-Connection Control and Hydraulic Research at the University of Southern California. All backflow preventer assemblies shall be tested and certified by a City approved tester with the certification submitted to the City. Testing will be performed at the time City water is turned on to the site. If an existing backflow preventer is on the site, it shall be tested and certified by a City-approved tester with the certification submitted to the City before project water is drawn through it. An all-weather cover shall be placed over all backflow prevention assemblies 4 inches and smaller, and follow City Standard Specification 19-02N for backflow enclosure requirements. (Fulfill this condition prior to plan approval.)

79. SINGLE-FAMILY RESIDENTIAL FIRE PROTECTION SYSTEMS AND BACKFLOW PREVENTION: Single-family residential water services which include a fire protection system must be equipped with either Double Check (DC) valve backflow protection (requiring annual testing) or satisfy CCCPH section

3.2.2(e)(3) with pass-through/purge design of fire protection system with signage posted at fixture to bring attention to the system design with pass-through/purge.

If applicant selects to install DC, assembly shall be designed and installed in accordance with current City Standards 704, 705, and PMC 14.16; including installation as close as possible to the service line before the first branch line leading off the service line. (Fulfill this condition prior to plan approval.)

80. UTILITY ENCLOSURES: Proposed utility enclosures including vaults, meter boxes, splice boxes, and pedestals shall be installed in the public right-of-way, in a public service easement (PSE), or in a utility company specific easement. The locations for utility enclosures shall be considered in the following order of preference: (1) PSE area behind public sidewalk; (2) parkstrip area between the roadway curb & gutter and the sidewalk; (3) within the public sidewalk set flush to grade; (4) within driveway approach areas set flush to the surface with trafficPage 58 of 373 Ordinance No. August 11, 2026
rated lids. In no case shall an above-ground pedestal or utility cabinet obstruct sight-line visibility for vehicle drivers at intersections or driveways. Above-ground pedestals or utility cabinets are preferred within the side-yard area of a corner residential lot rather than the front-yard. Deviations from this standard must be approved by the City Engineer. (Fulfill this condition prior to plan approval.)

81. DRY UTILITIES (ELECTRICITY, CATV, TELECOM): All dry utilities including electricity, telecommunications, cable television, street lights, alarm systems, etc. required to serve the project shall be installed underground from the point-ofconnection at the utility purveyor’s network to the service point. Aerial drops from utility poles will not be allowed without prior approval of the City Engineer. (Fulfill this condition prior to plan approval.)

82. ENCROACHMENT PERMIT: Any work performed within the City’s right-of-way, City easements, or City-owned property shall be subject to an Encroachment Permit as defined in Pleasanton Municipal Code Chapter 13.04. All encroachment permit work is subject to adopted City of Pleasanton Standard Specifications and Details, and shall be performed by properly-licensed contractors as determined by the City Engineer. Said contractors must provide evidence of proper licensure (typically a Class “A” General Engineering Contractor license or appropriate Class “C” Specialty Contractor license as issued by the California Contractors State License Board), insurance and Cityissued Business License upon application for a permit. (Fulfill this condition prior to permit issuance.)

83. HAUL ROUTE: Deliveries to and from the project site shall conform to the Commercial Vehicle Regulations included in Pleasanton Municipal Code Chapter

11.48. Vehicles with gross weights exceeding 3 tons but less than 8 tons are prohibited on any City roadway other than those designated a Commercial Vehicle Route unless a Transportation Permit has first been obtained. Said Commercial Vehicle Routes include First Street, Stanley Boulevard, and Sunol Boulevard. In addition to weight restrictions, vehicles that exceed 96 inches in width and/or 60 feet in length are also required to obtain a Transportation Permit.

For information about Transportation Permits call 925-931-5677. (Fulfill this condition prior to permit issuance.)

84. CONSTRUCTION GENERAL PERMIT: This application is subject to a Construction General Permit according to the National Pollutant Discharge Elimination System (NPDES) General Permit No. CAS000002. The general permit is applicable to development sites that disturb one or more acres of land surface. The Applicant will be required to register the project with the State Water Board’s Stormwater Multi-Application and Report Tracking System (SMARTS) website. A Qualified SWPPP Developer (QSD) and a Qualified SWPPP Practitioner (QSP) must be responsible for permit compliance. The SMARTS system will generate a Waste Dischargers Identification (WDID) number,

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which must be printed on the grading and/or erosion control plans. (Fulfill this condition prior to permit issuance.)

85. TEMPORARY TRAFFIC CONTROL: Work in the public right-of-way or publiclyaccessible easement areas require submittal, review, approval, and implementation of a temporary traffic control plan. The plan shall be in writing and subject to review and approval of the City’s Traffic Engineer. The plan must conform to the California Manual on Uniform Traffic Control Devices (CA MUTCD), with specific emphasis on Part 6 “Temporary Traffic Control”.

If Flaggers will be utilized, said personnel must be trained in the proper fundamentals of flagging moving traffic before entering the right-of-way. The City may demand to see evidence of said training before allowing said personnel into the right-of-way.

86. HIGH VISIBILITY SAFETY APPAREL: All workers on foot who are exposed to the hazard of vehicular traffic shall wear warning garments such as vests, jackets, or shirts manufactured in accordance with the requirements of the American National Standards Institute (ANSI)/International Safety Equipment Association (ISEA) 107-2004 Performance Class 2, high visibility safety apparel and headwear, or any updates adopted by Cal OSHA. During hours of darkness, warning garments shall be retroreflective with visibility from a minimum 1,000 feet. (Fulfill this condition during construction.)

87. EXCAVATION SAFETY: All excavations must be performed in conformance with California Government Code Sections 4216, et seq. No excavation shall occur until proper notice is provided to Underground Service Alert (usanorth811.org) by calling either 811 or 800-642-2444 at least 72-hours prior to the work so buried utilities can be marked. All excavations shall be covered or barricaded to prevent entry when work is inactive. Open excavations in the public right-of-way must be covered by skid-resistant steel plates that are firmly affixed to the surface with leading edges ramped. Excavations 5-feet and deeper require a protective system as defined by Cal-OSHA. If a shoring system or trench boxes will be utilized as the protective system, said system shall either be manufactured and installed according to manufacturer recommendations, or designed by a registered professional engineer and installed according to approved plans. No excavation shall be performed atop or adjacent to a high-risk facility until authorized by the owner of the facility. High-risk facilities are defined as gas transmission pipelines and hazardous liquid pipelines as regulated by the U.S.

Department of Transportation Pipeline and Hazardous Materials Safety Administration (US DOT PHMSA)

88. POLLUTANT REDUCTION IN STORMWATER: At no time during construction of the project shall pollutants be allowed to enter, clog, or contaminate storm drain pipe networks or open stormwater channels in violation of Pleasanton Municipal Code §9.14.080 et seq. The Applicant shall contain all trash and debris for proper

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disposal to authorized landfills or recyclers. Erosion control features shall be deployed during the rainy season that extends from October 1st to April 15th each year, or any time rain is forecast outside of this period. Best Management Practices (BMPs) shall be strictly followed. Street sweepers must be employed if soil or debris is tracked onto the public roads from vehicles exiting the site.

Standard BMPs are available from the California Stormwater Quality Association (CASQA), the United States Environmental Protection Agency (EPA), Caltrans, and others. Notes and/or illustrations shall be added to the plans that describe the BMPs to be utilized during construction. The use of manufactured erosion control woven blankets and straw wattles that utilize plastic monofilament netting is specifically prohibited. (Fulfill this condition during construction.)

89. SWPPP REPORTING: Copies of any monitoring and/or sampling reports required by the stormwater pollution prevention plan (SWPPP) and submitted by the Legally Responsible Person (LRP) to the State of California’s SMARTS database shall also be submitted to the City of Pleasanton inspector assigned to the project. The LRP shall also submit to the City a copy of the required Annual Report no later than September 1st of each year that construction is active or when erosion control features have been deployed. The report must include a summary of all sampling and analysis performed (Risk Levels 2 and 3 only), a log of all inspections performed, a summary of any required corrective actions taken, and a summary of any violations. (Fulfill this condition during construction.)

90. DUST CONTROL: Dust control measures must be employed during all phases of construction to prevent airborne nuisance to neighboring properties. All stockpiles or unused materials that can create dust shall be covered or removed.

Exposed soil areas shall be routinely watered until surfacing materials or landscaping is installed. Use of dust palliatives shall conform to Caltrans Standard Specification Section 18. Any damage caused by airborne dust to neighboring properties shall be cleaned with costs paid by the Applicant. If the Applicant fails the address dust as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the applicant or levied as a lien against the Applicant’s property. (Fulfill this condition during construction.)

91. PROPERTY NUISANCE: At no time during construction of the project shall the condition of the property become a nuisance as defined in Pleasanton Municipal Code §9.28.020. The City shall have the right to inspect the property for conditions that violate the code standard. If a nuisance is found, the Applicant shall immediately submit a plan of correction. Depending on the severity of the nuisance, the City may suspend all construction work until the condition is corrected. Any of the following conditions shall be considered severe: leaking chemicals that can cause environmental damage; open excavations or any excavation deeper than 4 feet that lacks proper shoring; unsecured materials that can fall to the ground causing damage or injury; open or exposed utilities that could cause electrical shock or contamination of sewer, potable water systems,

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groundwater wells, or storm drainage networks. If the Applicant fails the address the nuisance as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the applicant or levied as a lien against the applicant’s property. (Fulfill this condition during construction.)

92. NOISE: Construction noise is regulated under Pleasanton Municipal Code Chapter 9.04. Noise is prohibited outside of the hours of 8 a.m. and 8 p.m. daily except Sundays and holidays when noise is prohibited outside the hours of 10 a.m. and 6 p.m. Noise is defined as a level exceeding 83 dBA at a distance of 25 feet or 86 dBA at any point beyond the boundary of the property under construction. If the Applicant fails to address the noise as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the Applicant or levied as a lien against the Applicant’s property.

Exceptions to these regulations require a special permit granted by the City for circumstances when strict compliance would be impractical or unreasonable, and contingent upon proper noticing to surrounding property owners that includes the dates and times when noise levels will be exceeded and the specific reasons why an exception to the regulation has been granted. (Fulfill this condition during construction.)

93. DROUGHT RESTRICTIONS: If the City Council declares a drought during a time when this development is under construction, as described in § 9.30.010, et seq., of the Pleasanton Municipal Code, the Applicant shall utilize only recycled water under Stage 1 or greater restrictions for all non-potable construction-related water needs. Recycled water is available at designated locations within the City, subject to the Applicant’s receipt of a temporary hydrant meter from the Operations Service Center located at 3333 Busch Road. The Applicant is responsible for all water costs based on current billing rates. (Address this condition during construction)

94. GEOTECHNICAL FINAL REPORT: At the conclusion of construction, the Applicant shall submit to the City a final report from the Geotechnical Engineer or Certified Engineering Geologist testifying to the successful completion of all material testing and/or observation work performed. The final report must provide assurance that all recommendations had been strictly followed. The Applicant shall bear all costs associated with this condition. (Fulfill this condition prior to acceptance of improvement or issuance of an Occupancy Permit.)

95. DAMAGE TO EXISTING PUBLIC OR PRIVATE IMPROVEMENTS: The Applicant shall repair damage to existing public or private improvements on and near the project site and along the haul route at the applicant’s expense if caused by construction activities. (Fulfill this condition prior to acceptance of improvements or issuance of an Occupancy Permit.)

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96. GEOGRAPHIC INFORMATION SYSTEMS: The City’s Geographic Information Systems (GIS) staff publishes digital maps that enable first responders to efficiently navigate to locations where calls for service have been requested. The maps are also shared with agencies and departments that provide other critical services to residents such as mail delivery. To keep these maps current, the City requires as-built plan or map information to be submitted by the applicant in a format that integrates with ArcGIS by ESRI. The “Digital Submittal Requirements” are available for download at the following weblink: (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit) https://www.cityofpleasantonca.gov/gov/depts/gis.asp

97. CONSTRUCTION SCREENING FENCE: The Applicant shall install a screening fence at the Project perimeter prior to the issuance of a building permit, and the screening fence shall remain on site throughout construction. The details of said fence shall be noted on the plans submitted for issuance of a building permit and are subject to review and approval by the Director of Community and Economic Development. Project Specific Condition

98. PORTABLE TOILETS: Portable toilets shall be setback and/or located at least ten feet from any street or gutter and a minimum of 50 feet from any storm drain inlet(s). If there are no reasonable locations for placement of a portable toilet 50 feet or more from a storm drain inlet, best management practices (BMPs) must be in place to mitigate any potential runoff from entering storm drain inlet(s); this will include secondary containment and waddle placement either around portable toilet or storm drain. Portable toilets should always be secured or weighted to prevent tipping or spilling. Portable toilets used during construction shall be kept on the project site and as far as possible from existing residences and shall be emptied regularly to prevent odor.

99. HAULING TRUCKS: All trucks hauling soil or mulch shall be covered with tarpaulins or other effective covers. Project Specific Condition LANDSCAPE ARCHITECTURE DIVISION – 925-931-5672
Landscaping
100. LANDSCAPING: Detailed landscape and irrigation plans encompassing all planting areas, both on-site and off-site, shall be included in the building permit plans. All plans shall be prepared by a licensed landscape architect and shall be in compliance with the Project Plans and shall provide the species, location, size, quantities, and spacing of all plants. Minimum plant sizes are 1-gallon containers for ground cover, a mix of 1- and 5-gallon containers for shrubs, and 15-gallon containers for trees. Plant species shall be of a drought-tolerant nature and the irrigation design shall utilize low-volume drip, bubbler, or other water conserving irrigation systems to the maximum extent feasible. The drawings shall be subject

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to the review and approval of the City Landscape Architect prior to building permit issuance.
101. WATER EFFICIENT LANDSCAPE ORDINANCE (WELO): The Project shall comply with the City of Pleasanton’s Water Efficient Landscape Ordinance (WELO) and Bay Friendly Basics Landscape Checklist. The Applicant shall submit a Landscape Documentation Package in PDF format to the Landscape Architecture Division, which shall be subject to review and approval by the City Landscape Architect to confirm compliance with the Project Plans prior to building permit issuance. The Landscape Documentation Package shall include:
a. Project Information;
b. Water Efficient Landscape Worksheet;
c. Soil management report;
d. Landscape design plan;
e. Irrigation design plan; and
f. Grading design plan.
102. CERTIFICATE OF COMPLETION: Upon completion of construction and prior to final inspection by the Building and Safety Division, the Applicant’s landscape architect shall, for each neighborhood within each phase, submit a Certificate of Completion Package in PDF format to the Landscape Architecture Division for review and approval. The Certificate of Completion Package shall include:
a. Project information sheet;
b. Certificate of installation according to the landscape documentation package;
c. Irrigation scheduling;
d. Schedule of irrigation, landscape and irrigation maintenance; e. Landscape irrigation audit report; and
f. Soil management report (if not previously submitted). 103. LANDSCAPING INSTALLATION: Prior to building permit final for the subject building, all landscaping associated with that building shall be installed as shown on the approved building permit set and shall be inspected and approved by the Landscape Architecture Division.
104. CONCRETE CURBS: 6-inch vertical concrete curbs, with curb cuts or flush curbs with wheel stops, if determined to be acceptable by the Director of Public Works and Director of Community Development, shall be installed between all paved and landscape areas, in conformance with the City’s Standard Specifications and Details.
105. EROSION CONTROL: For purposes of erosion control, the Applicant shall plant a hydro seed mixture designed by the applicant’s landscape architect and approved by the Landscape Architecture Division prior to installation. The erosion

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Ordinance No. August 11, 2026
control shall be maintained by the Applicant until permanent landscaping is in place.
106. BACKFLOW AND IRRIGATION METER SCREENING: All backflow prevention devices and above ground irrigation controls shall be located and screened to minimize their visual impacts to the extent feasible. These devices with their proposed screening shall be in compliance with the Approved Plans and shown on the landscaping and utility plans submitted with the building permit plans or improvement plans and shall be subject to the review and approval of the City Landscape Architect prior to their installation. If above-ground, they shall be painted forest green or an equivalent dark-green color. Screens shall consist of berms, walls, or landscaping satisfactorily integrated into the landscape plan.

Landscape screens shall include shrubbery designed by species and planting density to establish a complete screen within 1 year from the date of planting.

Weather protection devices, such as measures to protect pipes from freezing, shall require approval by the City Landscape Architect prior to use; at no time shall fabric or other material not designed and/or intended for this purpose be wrapped around or otherwise placed on these devices.
107. AGREEMENT: The Project includes landscaping or private features within the public right-of-way. The applicant shall enter into a Landscape Maintenance Agreement with the City, approved by the City Attorney, which guarantees all landscaping in the Project will be maintained at all times in a manner consistent with the approved landscape plan. Said agreement shall be recorded and run with the land for the duration of the existence of the structures located on the subject property.
108. ROAD LANDSCAPE PLANTING STRIPS: The CC&Rs shall include language regarding this maintenance obligation. The planting areas between the curb and sidewalk shall be a minimum of 5-ft wide and larger where feasible as shown on the Project Plans. Project Specific Condition
109. PARK DESIGN: The planting, amenities, materials, and layout of the HOA owned and maintained park shall be designed in compliance with the Project Plans. The final park design shall include a recreational amenity, such as a bocce ball court, playground, or similar smaller amenity appropriate for a park of this size, and will be subject to the review and approval of the City Landscape Architect. Project Specific Condition
110. TRAIL CONNECTION: The proposed trail on the east and north side of the Arroyo Lago development shall be extended along the east and north side of the existing Ironwood development to connect to the existing concrete path on Mohr Avenue. The trail shall be a minimum of 10-ft wide and shall be either concrete or asphalt concrete and shall provide a connection to the pathway along Chatham Lane. Applicant shall work with Zone 7 water agency to obtain an easement for

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Ordinance No. August 11, 2026
the trail on their property or enter into an agreement whereby the City may opt to procure such rights. Waterwise landscaping and trees shall be provided along the trail within the City property on the north side of Arroyo Lago. The planting, amenities, and materials shall be maintained by the HOA. The final trail design will be subject to the review and approval of the City Landscape Architect.

Project Specific Condition
111. MINI-TRAFFIC CIRCLE/ROUNDABOUT: Utilities shall be routed around the mini-traffic circles and roundabout on Busch Road to be a minimum of 8-ft clear of the center of the circle and shall include planting and a minimum of one 24”- box sized tree. Project Specific Condition
112. SITE LIGHTING: All site lighting shall be designed for consistency with the International Dark-Sky Association’s (IDA) Model Lighting Ordinance. This project site shall be considered to be in an LZ-1 zone for design purposes.

Lighting shall be subject to review and approval by the City Landscape Architect prior to building permit issuance.

Trees
113. STREET TREES: Each corner property shall have a minimum of 3 street trees, each street facing property shall have a minimum of 1 street tree, and each property facing onto a court shall have a minimum of 1 tree in the front yard and Street tree varieties shall be installed as shown in the Approved Plans. Varieties shall be reviewed and agreed upon by the City Landscape Architect and Applicant prior to issuance of the building permit. Project Specific Condition 114. ROOT CONTROL BARRIER: The Applicant shall provide root control barriers and 4-inch perforated pipe for all trees located within 8-feet of pavement or other hardscape, determined by the City Landscape Architect. Root barriers shall be located along the edge of the pavement wherever the tree is within 8-feet of pavement or hardscape. Information and details shall be included in the landscape plan submittal for review and approval by the Landscape Architecture Division.

TRAFFIC ENGINEERING DIVISION – 925-931-5677
115. TRAFFIC IMPACT FEES: The Applicant shall pay all applicable traffic impact fees for the Project as required under applicable law and calculated as outlined in Pleasanton Municipal Code 3.26.050 “Amount of Fee”. The fee shall be reduced by the amount of any credit authorized by Section 3.26.070 of the Pleasanton Municipal Code and as defined by the Pre-Annexation and Development

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Ordinance No. August 11, 2026
Agreement, dated ____________, 2026. Should credits exceed the amount of the fee, a reimbursement may be given pursuant to Section 3.26.080 of the Pleasanton Municipal Code. The fee shall be paid prior to building permit issuance. Project Specific Condition
116. TRAFFIC CONTROL PLAN (TCP): Comprehensive traffic control measures shall be implemented pursuant to Pleasanton Municipal Code section 13.04.240 and

13.04.250 during construction, including scheduling of major truck trips and deliveries, to avoid peak travel hours. If necessary, as determined by the Traffic Engineer, proper lane closure procedures such as flagger stations, signage, cones, and other warning devices shall be implemented during construction.

Project Specific Condition
117. TRUCK ROUTES: The haul route for all materials to and from the Project site shall be approved by the City’s Traffic Engineer prior to issuance of a building permit, and shall include the provision to monitor the street surfaces used for the haul route so that any damage and debris attributable to the haul trucks is identified and corrected at the expense of the Project Applicant. 118. SIGNAGE AND STRIPING: The plans submitted to the Building and Safety Division for plan check shall include improvement plans for this Project that contain signage and striping details for both on- and off-site. Said improvement plans shall be subject to the review and approval of the City Traffic Engineer prior to building permit issuance.
119. Street A Improvements: The Applicant shall construct the extension of the trail along the east side of Street A from Street D to Busch Rd. The design shall meet the standards within the Bicycle and Pedestrian Master Plan and the Trails Master Plan. 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. As a condition precedent to approval of the final map, the City and the applicant shall enter into a subdivision improvement agreement, subject to the City's bonding requirements, for the completion of the Street A improvements. The improvements on Street A shall be completed no later than issuance of the building permit for the 100th residential unit in the Project (including model homes, but exclusive of ADUs) or within two years of issuance of the first building permit for the Project (including model homes), whichever comes first. Project Specific Condition
120. BUSCH ROAD IMPROVEMENTS: Per Section 3.2.e, of the Pre-Annexation and Development Agreement, the development shall participate in the necessary improvements to Busch Road. Per applicable provisions of Pleasanton Municipal Code Title 19 (‘Subdivisions’), Applicant is required to make certain improvements along and to Busch Road to allow for safe pedestrian, bicycle and

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Ordinance No. August 11, 2026
vehicular ingress and egress to and from the Project Site, as reflected in the Project Approvals and DA Exhibit C. In addition, Applicant will undertake, through construction or payment of a supplemental fair share payment, additional improvements along and to Busch Road.

The Busch Road Improvements shall consist of:
▪ Construction of Busch Road along the entirety of the Project frontage, as a two-lane roadway with landscaped median, sidewalks, and buffered bike lanes (with said improvement not being eligible for fee credit); ▪ Installation of a 6 foot wide sidewalk, curb and gutter and roadway paving on the north side of Busch Road, extending from the western edge of the project site to the western boundary of the City Operations Services Facility parcel;
▪ Installation of a single-lane roundabout at the intersection of Busch Road and Street B (with said improvement not being eligible for fee credit); and ▪ Installation of a right turn lane on Busch Road, to the east of the roundabout, to allow for vehicles accessing the PGS weigh station to queue outside of the through travel lane (with said improvement not being eligible for fee credit). Project Specific Condition
FIRE DEPARTMENT – 925-454-2361
The Fire Prevention Bureau reviews building/civil drawings for conceptual on-site fire mains and fire hydrant locations only. Plan check comments and approval DO NOT include: 1.) Installation of the on-site fire mains and fire hydrants. Specific installation drawings submitted by the licensed underground fire protection contractor shall be submitted to the Fire Prevention Bureau for approval; and 2.) Backflow prevention or connections to the public water mains.
121. FIRE HAZARDS: The Applicant shall keep the site free of fire hazards from the start of lumber construction until the final inspection. 122. FIRE FLOW: Fire flow shall be in accordance with fire code appendix B table B105.1(1). Note that fire flow for sprinklered one and two family dwellings up to 3600 square feet (including attached garages) is 500 gallons-per-minute. 123. FIRE CODE: All construction shall conform to the requirements of the 2025 Pleasanton Fire Code and local ordinances. All required permits shall be obtained prior to work commencement.
124. SITE SAFETY: Site safety during construction shall be in accordance with Fire Code chapter 33.
125. FIRE SPRINKLERS: Automatic fire sprinklers shall be installed in all occupancies in accordance with the 2025 Pleasanton Building, Fire and Residential Codes

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Ordinance No. August 11, 2026
with local amendments and ordinances.
126. FIRE PROTECTION FACILITIES: Prior to any construction framing, the Applicant shall provide adequate fire protection facilities, including, but not limited to a water supply and water flow in conformance to the City's Fire Department Standards able to suppress a major fire.
127. HAZARDOUS MATERIALS: Should any operation or business activity involve the use, storage or handling of hazardous materials, the firm shall be responsible for contacting the Livermore-Pleasanton Fire Department prior to commencing operations. Please contact the Hazardous Materials Coordinator at 925-454- 2361.
128. FIRE HYDRANTS: Fire hydrants shall be installed at spacing not greater than 300 feet in industrial and commercial developments. Fire hydrants shall be installed at spacing not greater than 400 feet in residential developments. 129. FIRE LANE MARKING: On-site access ways, turn arounds, and internal drives shall be designated as fire lanes and identified as such by red curb striping and posted with signs at locations approve by the Fire Department. Signs shall be according to State standards and read “No Parking – Fire Lane” and must be shown on the plans. The red curb striping, sign location(s), and sign language shall be included in the building permit submittal for review and approval by the Livermore-Pleasanton Fire Department prior to building permit issuance. a. The following schedule for NO PARKING signs shall apply:

Width Requirements
36 feet or greater No requirements
Between 28 and 36 feet Post one side
Between 20 and 28 feet Post both sides
Less than 20 feet Not permitted
Cul-de-Sac Not permitted
130. EMERGENCY VEHICLE ACCESS ROADS: Access roads shall have 13 feet, 6 inches unobstructed vertical clearance, 20 feet of unobstructed width (26 feet where occupied building floors exceed 30 feet height), and inside turning radius of 31 feet and outside turning radius of 51 feet. Unobstructed shall mean a clear travel way, excluding parking width, and designed for an emergency vehicle weight of 70,000 pounds under all weather conditions. Unobstructed width shall not include the width of rolled curbs, sidewalks, or non-drivable surfaces. All exterior portions of buildings must be within 200 feet of an access road. Yard and parking area may be able to be located farther than 200 feet from access

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Ordinance No. August 11, 2026
roads, depending on the specific use.
131. PREMISES IDENTIFICATION: Address numbers shall be installed on the front or primary entrance for all buildings. Minimum building address character size shall be 12-inch high by 1-inch stroke. In all cases address numerals shall be of contrasting background and clearly visible in accordance with the LivermorePleasanton Fire Department Premises Identification Standards. This may warrant field verification and adjustments based upon topography, landscaping or other obstructions.
132. RESIDENTIAL – NEW CONSTRUCTION: The following items shall be provided prior to any construction above the foundation or slab:
a. Emergency vehicle access shall be provided to the site (tract), including areas where construction is occurring.
b. Designated construction material storage and construction worker parking shall not obstruct the emergency vehicle access route(s). c. On-site fire hydrants shall be in service. Fire hydrants shall be flushed and all valves open.
133. FINAL INSPECTION: Prior to request for final inspection, all access roads, onsite access and fire hydrants shall be provided. All fire hydrants shall be accepted, inspected and tested to applicable City Standards.

Dublin San Ramon Services District (DSRSD)
134. To determine the impacts on the DSRSD (District’s) s system, the Applicant shall prepare or agree to fund preparation of additional utility analyses, to be performed by a consultant of the District's choosing, and the results of the analyses to be approved in the District's sole discretion.
135. The Applicant shall mitigate any impacts identified by the utility analyses, including paying its fair share of any infrastructure improvements required to serve the Project in whole or in part.

END

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CITY OF PLEASANTON

PLANNINIVISION
Ordinance No.

General Plan and Zoning Unit Map No.

DRAWN BY:

J.Soo

APPROVED BY:

DATE:

July 21, 2026

SCALE:
1” = 300’

SEC. NO.:

P25-0116 (GPA)
P25-0118 (RZ)

General Plan Amendment to designate the land use of Medium Density Residential and Pre/Re-zoning of the vacant parcel with APN 946-4634-1 and an approximately 3.4-acre portion of the vacant parcel with APN 946-4634-2 to PUD–MDR (Planned Unit Development - Medium Density Residential) District.

Exhibit C
Attachment 1

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F:\3435-010\ACAD\TM\COVER PAGE.DWG2/25/2026 2:19 PM

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

SACRAMENTO
(925) 866-0322
(916) 375-1877

ARROYO LAGO

PLANNED UNIT DEVELOPMENT & VESTING TENTATIVE MAP
TRACT 8423

CITY OF PLEASANTON, ALAMEDA COUNTY, CALIFORNIA

CIVIL ENGINEER

CARLSON, BARBEE & GIBSON
2633 CAMINO RAMON, SUITE 350
SAN RAMON, CA 94583
(925) 866-3022
CONTACT: MEGAN ALFERNESS &

LEE ROSENBLATT

LANDSCAPE ARCHITECT
GATES + ASSOCIATES
2671 CROW CANYON ROAD
SAN RAMON, CA 94583
(925) 736-8176
CONTACT: ERIK GELLERMAN
FEBRUARY 2026

DEVELOPER

KTGY GROUP, INC
1814 FRANKLIN STREET, SUITE 400
OAKLAND, CA 94612
(510) 463-2010
CONTACT: AMANDA HOUSE

ARCHITECT
Architecture + Planning
The Leamington Building
1814 Franklin Street
Suite 400
Oakland, CA 94612
510.272.2910
ktgy.com

SHEET INDEX
CIVIL

LANDSCAPE

ARCHITECTURE

PLANNING SHEETS
330 LAND COMPANY, LLC
156 DIABLO ROAD, SUITE 340
DANVILLE, CA 94526
(925) 368-3128

STEVE REILLY
OWNER
USL PLEASANTON LAKES, L.P.
999 BAKER WAY, SUITE 200
SAN MATEO, CA 94404

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BUSCH ROAD
1 2
3 4
5 6

PROJECT SITE
F:\3435-010\ACAD\TM\P-1.DWG
JOB NO.: 3435-010
0 100 200 300 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
1 2
34 56

OF SHEETS
SHEET NO.

P-1
2 VESTING TENTATIVE MAP - TRACT 8423

EXISTING CONDITIONS

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 100' DATE: JANUARY 2026

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BUSCH ROAD

STREET A STREET A LOOP A

STREET B

STREET C STREET C

STREET E STREET F STREET D

OPEN SPACE
2 3
4 5 6
7 8
9 10 11
12 13
14 15 16
17 18
19 20 21
22 23
24 25 26
27 28
29 30 31
32 33
34 35 36
37 38
39 40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57 58
59 60
61 62 63
64 65
66 67 68
69 70
71 72 73
74 75
76 77 78
79 80
81 82 83
84 85
86 87 88
89 90
91 92 93
94 95
96 97 98
99 100
101
102
128
129
130
146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 116
115
114
113 112 111 110 109 108 107 106 105
121 122 123 124 125 126 127 117 118 119 120
161 160 159 158 157 156 155 154 153 152 151 150 149 148 147 162
163
164 165 166 167 168 169 170 171 172 173 174 175
176
177
178 189 188 187 186 185 184 183 182 181 180 179
104 103
1 LOOP A
LOOP A
F:\3435-010\ACAD\TM\P-2.DWG

OF SHEETS
SHEET NO.

P-2
2 JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

PRELIMINARY DEVELOPMENT PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 60' DATE: JANUARY 2026
0 60 120 180 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

59.5' X 97' LOT TYPICAL 50' X 70' LOT TYPICAL 50' X 80' LOT TYPICAL 50'X80' PRODUCT MIX
PLAN SF NO. OF LOTS % MIX TOTAL SF
50'X70' PRODUCT MIX
PLAN SF NO. OF LOTS % MIX TOTAL SF

59.5'X97' PRODUCT MIX
PLAN SF NO. OF LOTS % MIX TOTAL SF

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Architecture+ Planning
888.456.5849
ktgy.com
Elevation 4B(R) - Craftsman
Elevation 2A(R) - Farmhouse
330 LAND COMPANY, LLC ARROYO LAGO
Elevation 5XA - Farmhouse
50x70 Lots
Elevation 3B - Craftsman
50x80 Lots

SCHEMATIC DESIGN
Elevation 4C(R) - Contemporary Farmhouse
Elevation l C - Contemporary Farmhouse
0 4 8 16
STREET SCENE AO.O

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Architecture+ Planning
888.456.5849
ktgy.com
Front Elevation 8DR-Modern Prairie
330 LAND COMPANY, LLC ARROYO LAGO - 59.5X97 LOTS
Front Elevation 7 A -Farmhouse

59.5x97 Lots

SCHEMATIC DESIGN
0 4 8
Front Elevation 7B - Craftsman
16 STREET SCENE A0.0.1

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meters meters A/C PAD Optional Covered Outdoor Room Optional Covered Outdoor Room Optional Covered Outdoor Room A/C PAD A/C PAD PRODUCT TYPE Min. Lot Size TRADITIONAL 50 X 80 Min. Front Setback to Structure Min. Front Setback to Garage Min. Rear Setback to Living Min. Rear Setback to Covered Outdoor Patio Max. Lot Coverage Max. Coverage S.F. 4,000 S.F. 10' 18' 8' 5' 60% 2,400 S.F. ABCDE DEFINITION OF STRUCTURE OR BUILDING COVERAGE INCLUDES THE PRIMARY STRUCTURE, ALL ACCESSORY STRUCTURES (eg. carports, garages, covered patios, storage sheds, trash dumpster enclosures, etc.) AND ARCHITECTURAL FEATURES (eg. chimneys, balconies, decks above 1st floor, porches, stairs, etc.) NOTE: 1. ANY DEVELOPMENT STANDARDS NOT CALLED OUT IN THE PRELIMINARY DEVELOPMENT PACKAGE WILL ADHERE TO THE COUNTY OF ALAMEDA ZONING ORDINANCE FOR R-1 ZONING. 2. FOOTPRINTS SHOWN IN THE DIAGRAM ARE CONCEPTUAL AND ARE NOT INDICATIVE OF THE ACTUAL PROPOSED HOME PLANS. THE PROPOSED RESIDENTIAL DEVELOPMENT WILL BE DEVELOPED AS PER THE REGULATIONS BELOW A B D A B D A B D CCC Min. Side Setback to Structure E 5' E E E E E Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS SCHEMATIC DESIGN A0.1 DEVELOPMENT STANDARDS 0 4 8 12

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A/C PAD A/C PAD A/C PAD Optional Covered Outdoor Patio Optional Covered Outdoor Patio Optional Covered Outdoor Patio Opt. Expanded Porch Where 10' Side Yard Condition Occurs A B PRODUCT TYPE Min. Lot Size COTTAGE 50 X 70 Min. Front Setback to Structure Min. Front Setback to Garage Min. Rear Setback to Living Max. Lot Coverage Max. Coverage S.F. 3,500 S.F. 10' 18' 10' 5' 60% 2,100 S.F. ABCDE DEFINITION OF STRUCTURE OR BUILDING COVERAGE INCLUDES THE PRIMARY STRUCTURE, ALL ACCESSORY STRUCTURES (eg. carports, garages, covered patios, storage sheds, trash dumpster enclosures, etc.) AND ARCHITECTURAL FEATURES (eg. chimneys, balconies, decks above 1st floor, porches, stairs, etc.) NOTE: 1. ANY DEVELOPMENT STANDARDS NOT CALLED OUT IN THE PRELIMINARY DEVELOPMENT PACKAGE WILL ADHERE TO THE COUNTY OF ALAMEDA ZONING ORDINANCE FOR R-1 ZONING 2. FOOTPRINTS SHOWN IN THE DIAGRAM ARE CONCEPTUAL AND ARE NOT INDICATIVE OF THE ACTUAL PROPOSED HOME PLANS. THE PROPOSED RESIDENTIAL DEVELOPMENT WILL BE DEVELOPED AS PER THE REGULATIONS BELOW D A B D A B D Min. Rear Setback to Opt. Covered Outdoor Patio C CC Min. Side Setback to Structure 5' E E E E E E E Architecture + Planning 888.456.5849 ktgy.com ARROYO LAGO - 50X70 LOTS SCHEMATIC DESIGN 330 LAND COMPANY, LLC A0.2 DEVELOPMENT STANDARDS 0 4 8 12

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PRODUCT TYPE Min. Lot Size FARMHOUSE 59.5 X 97 Min. Front Setback to Structure Min. Front Setback to Garage Min. Rear Setback to LivingMax. Lot CoverageMax. Coverage S.F. 5,652.5 S.F. 10' 18' 15' 60% 3,391.5 S.F. ABCDDEFINITION OF STRUCTURE OR BUILDING COVERAGE INCLUDES THE PRIMARY STRUCTURE, ALL ACCESSORY STRUCTURES (eg. carports, garages, covered patios, storage sheds, trash dumpster enclosures, etc.) AND ARCHITECTURAL FEATURES (eg. chimneys, balconies, decks above 1st floor, porches, stairs, etc.) NOTE: 1. ANY DEVELOPMENT STANDARDS NOT CALLED OUT IN THE PRELIMINARY DEVELOPMENT PACKAGE WILL ADHERE TO THE COUNTY OF ALAMEDA ZONING ORDINANCE FOR R-1 ZONING 2. FOOTPRINTS SHOWN IN THE DIAGRAM ARE CONCEPTUAL AND ARE NOT INDICATIVE OF THE ACTUAL PROPOSED HOME PLANS. THE PROPOSED RESIDENTIAL DEVELOPMENT WILL BE DEVELOPED AS PER THE REGULATIONS BELOW A B A B CC Min. Side Setback to Structure 5' D D D A/C PAD D A/C PAD Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC ARROYO LAGO - 59.5X97 LOTS SCHEMATIC DESIGN A0.3 DEVELOPMENT STANDARDS 0 4 8 12

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09-16-2022

PERSPECTIVE RENDERING
50X80 LOTS A0.4

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09-16-2022

PERSPECTIVE RENDERING
50X70 LOTS A0.5

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PERSPECTIVE RENDERING

59.5'X9 ' LOTS

SINGLE-STORY
A0.6 NOTES:

Landscape show for illustrative purposes only. See landscape drawings for specific selections.

Color and materials shown for illustrative purposes only, see color and material boards for specific selections.

Architecture + Planning
888.456.5849
ktgy.com
330 LAND COMPANY, LLC
#
ARROYO LAGO - 59.5X97 LOTS
ALAMEDA COUNTY, CA 2020-1091

SCHEMATIC DESIGN
OCTOBER 20, 2024
7

Page 82 of 373 ends

Architecture+ Planning
888.456.5849
ktgy.com
-
Front Elevation 1 B - Craftsman
Scheme 7
330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS
Front Elevation 1 A - Farmhouse
Scheme 1
••
. . .

Front Elevation 1 C - Contemporary Ranch

SCHEMATIC DESIGN
0 2 4
Scheme 13
PLAN 1 FRONT ELEVATIONS
8 A1 .0

Page 83 of 373 ends

18'-0"
80'-0"
50'-0" 12'-0"
10'-0" 48'-0" 22'-0" 50'-0" 5'-0" 40'-0" 5'-0" 19'-6" x 11'-2" Dining Kitchen 19'-10" x 16'-4" Great Room Bath 3 11'-10" x 13'-10" Bedroom 4 Entry Porch 20'-2" x 20'-0" Garage 19'-2" x 10'-4" Outdoor Room pantry Opt. Cab. UP 17R First Floor 1,345 s.f. w/h recycle trash compost 6'-0" 6'-4"7'-4" 7'-4" Opt. Covered a/c
Low
Linen 37'-6" l.f. W.I.C. 18'-6" x 15'-0" Primary Bedroom14'-0" x 11'-4" Bedroom 2 Primary Bath 11'-2" x 11'-4" Opt. Bedrm 5 Loft / 11'-8" x 11'-2" Bedroom 3 Laund. Bath 2 DN
17R Second Floor 1,646 s.f. 10'-2" x 11'-6" Bedroom 5
Low
Linen Opt. Bedroom 5 Free Standing Tub 5'-4" 6'-10" A1.1 FLOOR PLAN 1 4 BEDROOMS + LOFT OPT. BEDROOM 5 3 BATHS 2,991 S.F. Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS SCHEMATIC DESIGN 0 2 4 8

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11'-10" x 13'-10" Bedroom 4 Entry Porch First Floor 1,345 s.f. 14'-0" x 11'-4" Bedroom 2 11'-2" x 11'-4" Opt. Bedrm 5 Loft / Bath 2 Second Floor 1,646 s.f. 11'-10" x 13'-10" Bedroom 4 Entry Porch First Floor 1,345 s.f. 14'-0" x 11'-4" Bedroom 2 11'-2" x 11'-4" Opt. Bedrm 5 Loft / Bath 2 Second Floor 1,646 s.f. A1.1.1 FLOOR PLAN 1 ADDENA Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS SCHEMATIC DESIGN 0 2 4 8 PLAN 1B PLAN 1C

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Front Elevation 1A - Farmhouse 6:12 6:12 6:12
R. 5:12 R. ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :6:12 U.N.O 3.5:12 6:12
6:12
6:12 6:12
RIDGE RIDGE HIP VALLEY HIP VALLEY HIP HIP 3.5:12 at Opt. Outdoor Room Right Elevation Rear Elevation 9'-034" 9'-034" +/- 30'-3" F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" +/- 30'-3" F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A1.2 PLAN 1A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA # 2 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 1A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Deocrative Post and Trim Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 86 of 373 ends

Front Elevation 1B - Craftsman 4:124:12 4:12
R. 4:12 RIDGE ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :4:12 U.N.O 4:12 4:12
RIDGE RIDGE VALLEY 3.5:12 at Opt. Outdoor Room VALLEY
4:12
4:12
4:12
RIDGE
4:12
VALLEY VALLEY Right Elevation Rear Elevation
9'-034" 9'-034" +/- 27'-4" F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" F.F. P.L. P.L. F.F. Opt. Outdoor Room +/- 27'-4" Left Elevation Opt. Outdoor Room A1.3 PLAN 1B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 1B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 87 of 373 ends

Front Elevation 1C - Contemporary Ranch 4:124:12 4:12
R. 4:12 RIDGE ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :4:12 U.N.O 6:12 4:12
RIDGE RIDGE VALLEY 3.5:12 at Opt. Outdoor Room VALLEY
4:12
6:12
VALLEY 3.5:12 VALLEY Right Elevation Rear Elevation
9'-034" 9'-034" +/- 29'-2" F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" F.F. P.L. P.L. F.F. Opt. Outdoor Room +/- 29'-2" Left Elevation Opt. Outdoor Room A1.4 PLAN 1C - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 1C - Material Legend: Flat Concrete Tile Roofing Stucco Finish Cememtitious Lap Siding Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 88 of 373 ends

Architecture+ Planning
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Front Elevation 2B - Craftsman
Scheme 8
330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS
ALAMEDA COUNTY, CA # 2020-1091
.,
Front Elevation 2A - Farmhouse
Scheme 2
·.

Front Elevation 2C - Contemporary Farmhouse

SCHEMATIC DESIGN
08/17/22
0 2 4
Scheme 14
PLAN 2 FRONT ELEVATIONS
8 •
A2.0

Page 89 of 373 ends

18'-0"
80'-0"
44'-3" 17'-9"
10'-0" 61'-0" 9'-0" First Floor 1,574 s.f. 20'-2" x 20'-0" Garage Kitchen 18'-6" x 11'-0" Dining 27'-8" x 16'-0" Great Room Entry 20'-10" x 10'-8" Outdoor Room Pantry 12'-0" x 12'-9" Suite Bedroom 4 Bath 4 50'-0" 5'-0" 40'-0" 5'-0" UP 17R Zone Drop Media Opt. f.p. & Laundry Pdr. coats/ storage w/h recycle trash compost a/c 5'-0" 20'-10" 19'-2" 5'-0" 6'-0" 8'-4" 5'-6" 6'-0" Opt. Covered Second Floor 1,732 s.f. 18'-6" x 19'-6" Primary Bedroom Primary Bath 12'-6" x 14'-2" Bedroom 3 Suite Bath 3 34'-0" l.f. W.I.C. coffee vanity Free Standing Tub Bath 2 DN 17R low linen Bedroom 2 12'-2" x 12'-0" Loft / Opt. Bedroom 5 13'-10" x 12'-11" Bath 3 Bedroom 5 11'-4" x 12'-11" low linen Opt. Bedroom 5 4'-6" 5'-6" A2.1 FLOOR PLAN 2 4 BEDROOMS + LOFT OPT. BEDROOM 5 4.5 BATHS 3,306 S.F. Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 2 4 8

Page 90 of 373 ends

First Floor 1,574 s.f. Entry 12'-0" x 12'-9" Suite Bedroom 4 Bath 4 Pdr. Second Floor 1,732 s.f. linen Bath 2 Bedroom 2 12'-2" x 12'-0" Loft / Opt. Bedroom 5 13'-10" x 12'-11" First Floor 1,574 s.f. Entry 12'-0" x 12'-9" Suite Bedroom 4 Bath 4 Pdr. Second Floor 1,732 s.f. Bath 2 Bedroom 2 12'-2" x 12'-0" Loft / Opt. Bedroom 5 13'-10" x 12'-11" A2.1.1 FLOOR PLAN 2 ADDENA Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 2 4 8 PLAN 2B PLAN 2C

Page 91 of 373 ends

Front Elevation 2A - Farmhouse ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :6:12 U.N.O6:12 6:12 6:12 6:12 3.5:12 3.5:126:12 6:12 6:12

RIDGE RIDGE
RIDGE

VALLEY HIP
RIDGE
6:12 HIP HIP VALLEY VALLEY HIP HIP HIP
6:12 3.5:12 at Opt. Outdoor Room Right Elevation Rear Elevation 9'-034" 9'-034" +/- 29'-2 F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" +/- 29'-2 F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A2.2 PLAN 2A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 2A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Decorative Shutters Deocrative Post and Trim Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 92 of 373 ends

Front Elevation 2B - Craftsman ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :4:12 U.N.O 4:12 4:12 4:12 3.5:12 4:12

RIDGE RIDGE
R. VALLEY
RIDGE
VALLEY
4:12 3.5:12 at Opt. Outdoor Room VALLEY
4:12
VALLEY
R.

RIDGE
4:12
4:12
4:12 Right Elevation Rear Elevation
9'-034" 9'-034" +/- 26'-2 F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation Opt. Outdoor Room9'-034" 9'-034" +/- 26'-2 F.F. P.L. P.L. F.F. Left Elevation Opt. Outdoor Room A2.3 PLAN 2B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 2B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 93 of 373 ends

Front Elevation 2C - Contemporary Farmhouse ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :5:12 U.N.O 4:12 4:12 4:12 4:12

3.5:12 3.5:12
6:12
6:12
6:12
6:12

RIDGE RIDGE RIDGE
RIDGE
VALLEY
VALLEY Right Elevation Rear Elevation
9'-0
3 4
" 9'-0
3 4
" +/- 28'-4 F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation Opt. Outdoor Room 9'-0
3 4
" 9'-0
3 4
" F.F. P.L. P.L. F.F.
+/- 28'-4 Left Elevation Opt. Outdoor Room A2.4 PLAN 2C - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 2C - Material Legend: Flat Concrete Tile Roofing Stucco Finish Cememtitious Lap Siding Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 94 of 373 ends

Architecture+ Planning
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Front Elevation 3B - Craftsman
Scheme 9
330 LAND COMPANY, LLC ARROYO LAGO - 50X80 LOTS
ALAMEDA COUNTY, CA # 2020-1091
-
Front Elevation 3A - Farmhouse
Scheme 3
. .
.
. • -
Front Elevation 3C - Contemporary Farmhouse

SCHEMATIC DESIGN
08/17/22
0 2 4
Scheme 15
PLAN 3 FRONT ELEVATIONS
8 A3.0

Page 95 of 373 ends

18'-0"
80'-0"
53'-6" 8'-6"
10'-0" 53'-0" 17'-0" First Floor 1,647 s.f. 20'-2" x 20'-0" Garage Bath 4 Entry 19'-2" x 13'-6" Dining 20'-0" x 16'-6" Great Room Kitchen Pdr. 19'-4" x 9'-10" Outdoor Room Media Opt. f.p. & UP 18R Drop Pantry Zone coats/ storage 50'-0" 5'-0" 40'-0" 5'-0" w/h recycle trash compost 6'-0" 8'-4" 6'-4" 6'-6" 12'-1" x 17'-6" Bedroom 4 / Opt. Jr. ADU Opt. Covered a/c Second Floor 1,751 s.f. Primary Bath 32'-0" l.f. W.I.C. 15'-4" x 13'-4" Opt. Bedroom 5 Loft / 13'-0" x 12'-0" Bedroom 2 Suite 12'-2" x 12'-6" Bedroom 3 Laund. Bath 2 Bath 3 DN 17R linen Free Standing Tub Primary Bedroom 17'-2" x 15'-2" 15'-6" x 11'-0" Bedroom 5 Opt. Bedroom 5 5'-4"
5'-6"
4'-0" 12'-2" x 17'-6" Jr. ADU Opt. Jr. ADU A3.1 FLOOR PLAN 3 4 BEDROOMS + LOFT OPT. BEDROOM 5 4.5 BATHS 3,398 S.F. Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 2 4 8

Page 96 of 373 ends

First Floor 1,647 s.f. Bath 4 Entry 12'-1" x 17'-6" Bedroom 4 / Opt. Jr. ADU Second Floor 1,759 s.f. 15'-4" x 13'-4" 12'-2" x 12'-6" Bedroom 3 Laund. Bath 3 First Floor 1,647 s.f. Bath 4 Entry 12'-1" x 17'-6" Bedroom 4 / Opt. Jr. ADU Porch Second Floor 1,751 s.f. 12'-2" x 12'-6" Bedroom 3 Laund. Bath 3 A3.1.1 FLOOR PLAN 3 ADDENA Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 2 4 8 PLAN 3B PLAN 3C

Page 97 of 373 ends

Front Elevation 3A - Farmhouse ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :4:12 U.N.O 6:12 6:12
6:12

RIDGE HIP VALLEY HIP
6:12
6:12
6:12
6:12 6:12 4:12 VALLEY
RIDGE HIP HIP 6:12 3.5:12 at Opt. Outdoor Room Right Elevation Rear Elevation 9'-034" 9'-034" 30'-10" F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" 30'-10" F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A3.2 PLAN 3A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 3A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Decorative Shutters Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 98 of 373 ends

Front Elevation 3B - Craftsman ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :4:12 U.N.O 4:12 4:12
RIDGE
VALLEY
4:12
4:12
4:12
4:12 4:12 VALLEY
RIDGE 4:12 3.5:12 at Opt. Outdoor Room VALLEY
4:12
VALLEY
RIDGE
RIDGE 4:12
RID. 4:12VALLEY
4:12 Right Elevation Rear Elevation
9'-034" 9'-034" 27'-6" F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation 9'-034" 9'-034" 30'-6" F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A3.3 PLAN 3B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 3B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 99 of 373 ends

Front Elevation 3C - Contemporary Farmhouse ROOF PLAN OVERHANG : 12" RAKE : 12" ROOF PITCH :5:12 U.N.O 5:12 5:12
RIDGE
VALLEY
6:12
6:12
6:12
6:12 5:12
RIDGE 5:12 3.5:12 at Opt. Outdoor Room
6:12
VALLEY
RIDGE
RIDGE6:12
V.
5:12 VALLEY
VALLEY RIDGE Right Elevation Rear Elevation
9'-0
3 4
" 9'-0
3 4
" 29'-2" F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-0 3 4
" 9'-0
3 4
" 29'-2" F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A3.4 PLAN 3C - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 50X80 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 0 4 8 16 0 4 8 16 0 4 8 16 3C - Material Legend: Flat Concrete Tile Roofing Stucco Finish Cememtitious Lap Siding Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 100 of 373 ends

Architecture+ Planning
888.456.5849
ktgy.com
Front Elevation 4B - Craftsman
(Right Elevation)
Scheme 10
330 LAND COMPANY, LLC ARROYO LAGO - 50X70 LOTS
ALAMEDA COUNTY, CA # 2020-1091
•
Front Elevation 4A - Farmhouse
(Right Elevation)
•
Front Elevation 4C - Contemporary Farmhouse
(Right Elevation)

SCHEMATIC DESIGN
08/17/22
0 2 4 8
Scheme 16
PLAN 4 FRONT ELEVATIONS A4.0

Page 101 of 373 ends

18'-0"
UP
17R 20'-0" x 20'-0" Garage Entry 16'-9" x 15'-6" Great Room Kitchen coats/ storage First Floor 1,088 s.f. 37'-0" 15'-0"
10'-0" 45'-0" 15'-0" 55'-0" 5'-0" 40'-0" 10'-0"
5'-0" Opt. Covered Outdoor Room 18'-11" x 10'-0" Porch zone drop 11'-6" x 11'-7" Bedroom 4 Bath 3 reduced porch at 5'-0" sideyard condition a/c 6'-0" 5'-3" 6'-0" 5'-10" 5'-6" recycle trash compost 11'-0" x 15'-6" Dining Free Standing Tub DN
17R Primary Bath 19'-0" x 16'-2" Primary Bedroom 11'-0" x 11'-0" Bedroom 2 29'-0" l.f. W.I.C. 11'-10" x 11'-0" Bedroom 3 Bath 2 Laund. Linen Second Floor 1,453 s.f. Loft 14'-0" x 15'-5" 4'-0" 8'-6" 3'-6" 7'-0" A4.1 FLOOR PLAN 4 4 BEDROOMS + LOFT 3 BATHS 2,541 S.F. Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8

Page 102 of 373 ends

UP
17R 20'-0" x 20'-0" Garage Entry coats/ storage First Floor 1,088 s.f. Porch zone drop 11'-6" x 11'-7" Bedroom 4 Bath 3 reduced porch at 5'-0" sideyard condition compost DN
17R 11'-0" x 11'-0" Bedroom 2 11'-10" x 11'-0" Bedroom 3 Bath 2 Laund. Linen Second Floor 1,453 s.f. Loft 14'-0" x 15'-5" 20'-0" x 20'-0" Garage Entry coats/ storage First Floor 1,088 s.f. Porch zone drop 11'-6" x 11'-7" Bedroom 4 Bath 3 reduced porch at 5'-0" sideyard condition compost DN
17R 11'-0" x 11'-0" Bedroom 2 11'-10" x 11'-0" Bedroom 3 Bath 2 Laund. Linen Second Floor 1,453 s.f. Loft 14'-0" x 15'-5" A4.1.1 FLOOR PLAN 4 ADDENA Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8 PLAN 4B PLAN 4C

Page 103 of 373 ends

Front Elevation 4A (Garage Side) 6:12 6:12
6:12
6:12 6:12
6:12
6:12
6:12 6:12 VALLEY

VALLEY HIP HIP HIP HIP

RIDGE RIDGE
R. ROOF PLAN OVERHANG : 12" RAKE : 12" ROOF PITCH :6:12 U.N.O 3.5:12 at outdoor room opt. Front Elevation 4A - Farmhouse (Right Elevation) Rear Elevation 9'-034" 9'-034" 29'-5" +/- F.F. P.L. P.L. F.F. Left Elevation Opt. Outdoor Rm. (Right Elevation) Front Elevation 4A - Farmhouse Rear Elevation9'-034" 9'-034" 29'-5" +/- F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A4.2 PLAN 4A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 0 4 8 16 4A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Deocrative Post and Trim Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 104 of 373 ends

Front Elevation 4B (Garage Side) ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :4:12 U.N.O 4:12
4:12
4:12
4:12
4:12 4:12 4:12 4:12 4:12

RIDGE RIDGE
RIDGE
VALLEY
VALLEY 3.5:12 at outdoor room opt. Front Elevation 4B - Craftsman (Right Elevation) Rear Elevation 9'-034" 9'-034" 26'-5" +/- F.F. P.L. P.L. F.F. Left Elevation Opt. Outdoor Rm. (Right Elevation) Front Elevation 4B - Craftsman Rear Elevation9'-034" 9'-034" 26'-5" +/- F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A4.3 PLAN 4B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 0 4 8 16 4B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Trim Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 105 of 373 ends

Front Elevation 4C (Garage Side) ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :6:12 U.N.O 6:12
6:12
6:12
4:12
6:12 4:12 4:12 6:12 6:12

RIDGE RIDGE
RIDGE
VALLEY
VALLEY 3.5:12 at outdoor room opt. Front Elevation 4C - Contemporary Farmhouse (Right Elevation) Rear Elevation 9'-034" 9'-034" F.F. P.L. P.L. F.F.
29'-5" +/- Left Elevation Opt. Outdoor Rm. (Right Elevation) Front Elevation 4C - Contemporary Farmhouse Rear Elevation 9'-034" 9'-034" F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A4.4 PLAN 4C - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 0 4 8 16 4C - Material Legend: Flat Concrete Tile Roofing Metal Roofing Stucco Finish Cememtitious Lap Siding Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 106 of 373 ends

Architecture+ Planning
888.456.5849
ktgy.com
Front Elevation 5A - Farmhouse
□□□□□□□
□□□□□□□
□□□□□□□
Front Elevation 58 - Craftsman
Scheme 11
330 LAND COMPANY, LLC ARROYO LAGO - 50X70 LOTS
ALAMEDA COUNTY, CA # 2020-1091
••
•. =----..........

Front Elevation 5C - Contemporary Farmhouse

SCHEMATIC DESIGN
08/17/22
0 2 4
Scheme 17
PLAN 5 FRONT ELEVATIONS
8 •
A5.0

Page 107 of 373 ends

18'-0"
70'-0" First Floor 1199 s.f. 50'-0" 5'-0" 40'-0" 5'-0" 20'-0" x 20'-0" Garage 42'-0" 10'-0" Bath 3Bedroom 4 Suite 12'-2" x 14'-5" Kitchen Great Room 18'-6" x 15'-4" Entry Porch Pdr. UP 17R pantry 10'-0" 42'-10" 17'-2"
7'-2" Opt. Covered Outdoor Room 13'-7" x 10'-0"
6'-0" 7'-6" 4'-8" 6'-0" 3'-512" 4'-0" recycle trash compost Dining 17'-2" x 11'-0" a/c Opt. Bedroom 5 Second Floor 1421 s.f. Free Standing Tub Primary Bedroom 17'-2" x 15'-0" Primary Bath Loft / Opt. Bedroom 5 16'-10" x 11'-0" linen Bedroom 3 11'-0" x 11'-0" Bedroom 2 11'-0" x 11'-2" Laund. Bath 2 W.I.C. 28'-0" l.f. DN 17R Bedroom 5 10'-8" x 11'-0" 8'-0" 5'-0" 3'-6" A5.1 FLOOR PLAN 5 4 BEDROOMS + LOFT OPT. BEDROOM 5 3.5 BATHS 2,620 S.F. Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8

Page 108 of 373 ends

First Floor 1199 s.f. 20'-0" x 20'-0" Garage Great Room 18'-6" x 15'-4" Entry Porch Pdr. UP 17R compost Second Floor 1421 s.f. Loft / Opt. Bedroom 5 16'-10" x 11'-0" linen Bedroom 3 11'-0" x 11'-0" Laund. DN 17R First Floor 1199 s.f. 20'-0" x 20'-0" Garage Great Room 18'-6" x 15'-4" Entry Porch Pdr. UP 17R Second Floor 1421 s.f. Loft / Opt. Bedroom 5 16'-10" x 11'-0" linen Bedroom 3 11'-0" x 11'-0" Laund. DN 17R A5.1.1 FLOOR PLAN 5 ADDENA Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8 PLAN 5B PLAN 5C

Page 109 of 373 ends

Front Elevation 5A - Farmhouse 6:12 6:12
6:12
6:12
6:12
6:12 4:12 4:12 4:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE
VALLEY
VALLEY HIP HIP HIP HIP ROOF PLAN OVERHANG : 12" RAKE : 12" ROOF PITCH :6:12 U.N.O Right Elevation Rear Elevation 9'-034" 9'-034" 27'-8" +/- F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" 27'-8" +/- F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A5.2 PLAN 5A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 5A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 110 of 373 ends

Front Elevation 5B - Craftsman 6:12 6:12
4:12
4:12 4:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE
VALLEY
4:12
4:12
4:12
VALLEY

VALLEY VALLEY
RIDGE
4:12 ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :6:12 U.N.O Right Elevation Rear Elevation 9'-034" 9'-034" 27'-8" +/- F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" F.F. P.L. P.L. F.F. Opt. Outdoor Room 27'-8" +/- Left Elevation Opt. Outdoor Room A5.3 PLAN 5B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 5B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Deocrative Post and Corbel Decorative Railing Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 111 of 373 ends

Front Elevation 5C - Contemporary Farmhouse 6:12 6:12
6:12
6:12 4:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE
6:12
6:12 ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :6:12 U.N.O 4:12 VALLEY
VALLEY
VALLEY
VALLEY Right Elevation Rear Elevation
9'-0
3 4
" 9'-0
3 4
" 27'-8" +/- F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation 9'-0
3 4
" 9'-0
3 4
" F.F. P.L. P.L. F.F. Opt. Outdoor Room
27'-8" +/- Left Elevation Opt. Outdoor Room A5.4 PLAN 5C - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 3C - Material Legend: Flat Concrete Tile Roofing Stucco Finish Cememtitious Lap Siding Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing

Page 112 of 373 ends

Front Elevation 5XB - Craftsman Front Elevation 5XA - Farmhouse Front Elevation 5XC - Contemporary Farmhouse A5.5 PLAN 5X FRONT ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC

Page 113 of 373 ends

18'-0"
70'-0" First Floor 1199 s.f. 55'-0" 5'-0" 40'-0" 10'-0" 20'-0" x 20'-0" Garage 42'-0" 10'-0" Bath 3Bedroom 4 Suite 12'-2" x 14'-5" KitchenEntry Porch Pdr. UP 17R pantry 10'-0" 42'-10" 17'-2"
5'-0" Opt. Covered Outdoor Room 13'-7" x 12'-2"
6'-0" 7'-6" 4'-8" 6'-0" 3'-512" 4'-0" a/c recycle trash compost 5'-0" 5'-0" Great Room 18'-6" x 15'-4" Dining 17'-2" x 11'-0" Opt. Bedroom 5 Second Floor 1449 s.f. Free Standing Tub Primary Bedroom 17'-2" x 15'-0" Primary Bath Loft / Opt. Bedroom 5 18'-4" x 11'-0" linen Bedroom 3 11'-0" x 11'-0" Bedroom 2 11'-0" x 11'-2" Laund. Bath 2 W.I.C. 28'-0" l.f. DN 17R Bedroom 5 12'-0" x 11'-0" 8'-0" 5'-0" 3'-6" A5.6 FLOOR PLAN 5X 4 BEDROOMS + LOFT OPT. BEDROOM 5 3.5 BATHS 2,648 S.F. Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8

Page 114 of 373 ends

Front Elevation 5XA - Farmhouse 6:12 6:12
6:12
6:12
6:12
6:12 4:12 4:12 4:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE
VALLEY
VALLEY HIP HIP HIP HIP ROOF PLAN OVERHANG : 12" RAKE : 12" ROOF PITCH :6:12 U.N.O 4:12
VALLEY RIDGE VALLEY 6:12 6:12 HIP Right Elevation A5.7 PLAN 5XA - EXT. ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 5A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Deocrative Post and Trim Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16

Page 115 of 373 ends

Front Elevation 5XB - Craftsman 6:12 6:12
4:12
4:12 4:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE
VALLEY
4:12
4:12
4:12
VALLEY

VALLEY VALLEY
RIDGE
4:12 ROOF PLAN OVERHANG : 18" RAKE : 12" ROOF PITCH :6:12 U.N.O 4:124:12 RIDGE 6:12 6:12 Right Elevation Entry Porch Pdr. UP 17R 10'-0" 42'-10" Great Room 18'-6" x 15'-4" A5.8 PLAN 5XB - EXT. ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 5B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Deocrative Post and Corbel Decorative Railing Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16

Page 116 of 373 ends

Front Elevation 5XC - Contemporary Farmhouse 6:12 6:12
6:12
6:12 4:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE
6:12
6:12 ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :6:12 U.N.O 4:12 VALLEY
VALLEY
VALLEY
VALLEY
4:12 HIP 6:12 6:12 Right Elevation Entry Porch Pdr. UP 17R 10'-0" 418'-6" x 15'-4" A5.9 PLAN 5XC - EXT. ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 3C - Material Legend: Flat Concrete Tile Roofing Stucco Finish Cememtitious Lap Siding Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16

Page 117 of 373 ends

Architecture+ Planning
888.456.5849
ktgy.com
I II
I 11
I 11
' ,lj 11
. - . -
.
- - .
•
I
I
I
I
••
Front Elevation 6A - Farmhouse •
□□□□□□□
□□□□□□□
I II 11:JI II II II 1 \
.- - •,
- .
. - .

Front Elevation 6B - Craftsman
Scheme 12
330 LAND COMPANY, LLC ARROYO LAGO - 50X70 LOTS
ALAMEDA COUNTY, CA # 2020-1091
Scheme 6
Front Elevation 6C - Contemporary Farmhouse

SCHEMATIC DESIGN
08/17/22
Scheme 18
0 2 4
PLAN 6 FRONT ELEVATIONS
8 A6.0

Page 118 of 373 ends

18'-0"
70'-0" First Floor 1,242 s.f. 50'-0" 5'-0" 40'-0" 5'-0" 12'-1" x 14'-4" Bedroom 4 / 20'-2" x 20'-0" Garage Entry Kitchen 10'-0" x 15'-2" Dining 16'-6" x 17'-0" Great Room UP 17R zone drop pantry Micro 42'-0" 10'-0" Bath 3 Pdr.
12'-0" 44'-0" 4'-0" 10'-0"
5'-0" Opt. Covered Outdoor Room 18'-11" x 9'-0" Porch
3'-6" 6'-6" 4'-6" 5'-6" 5'-0" a/c recycle trash compost 12'-1" x 14'-4" Jr. ADUBath 3 Opt. Jr. ADU Opt. Jr. ADU Second Floor 1,641 s.f. DN 17R Bath 2 Free Standing Tub low linen W.I.C. 28'-0" l.f. Primary Bedroom 18'-0" x 16'-6" Primary Bath Bedroom 2 12'-3" x 12'-7" Bedroom 3 12'-4" x 11'-11" Laund. Loft / Opt. Bedroom 5 11'-7" x 16'-7" Opt. Bedroom 5 W D low linen 6'-0" 6'-0" 3'-6" 5'-0" Bedroom 5 11'-7" x 10'-6" A6.1 FLOOR PLAN 6 4 BEDROOMS + LOFT OPT. BEDROOM 5 3.5 BATHS 2,883 S.F. Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8

Page 119 of 373 ends

First Floor 1,242 s.f. 12'-1" x 14'-4" Bedroom 4 / 20'-2" x 20'-0" Garage Entry Bath 3 Pdr. Porch compost Opt. Jr. ADU Second Floor 1,633 s.f. Bath 2 Bedroom 2 12'-3" x 12'-7" Bedroom 3 12'-4" x 11'-11" Laund. Loft / Opt. Bedroom 5 11'-7" x 16'-7" W D First Floor 1,242 s.f. 12'-1" x 14'-4" Bedroom 4 / 20'-2" x 20'-0" Garage Entry Bath 3 Pdr. Porch Opt. Jr. ADU Second Floor 1,633 s.f. Bath 2 Bedroom 2 12'-3" x 12'-7" Bedroom 3 12'-4" x 11'-11" Laund. Loft / Opt. Bedroom 5 11'-7" x 16'-7" W D A6.1.1 FLOOR PLAN 6 ADDENA Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 2 4 8 PLAN 6B PLAN 6C

Page 120 of 373 ends

Front Elevation 6A - Farmhouse 6:12 6:12
6:12
6:12
6:12
6:12 3.5:12 4:12
6:12
6:12 at opt. outdoor room

RIDGE RIDGE HIP HIP HIP HIP VALLEY VALLEY
RIDGE
RIDGE ROOF PLAN OVERHANG : 12" RAKE : 12" ROOF PITCH :6:12 U.N.O 4:12 Right Elevation Rear Elevation 9'-034" 9'-034" 30'-1" +/- F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation9'-034" 9'-034" 30'-1" +/- F.F. P.L. P.L. F.F. Opt. Outdoor Room Left Elevation Opt. Outdoor Room A6.2 PLAN 6A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 6A - Material Legend: Flat Concrete Tile Roofing Cememtitious Board & Batt Siding Deocrative Post and Trim Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 121 of 373 ends

Front Elevation 6B - Craftsman 4:12 4:12
4:12
4:12 3.5:12
4:12
4:12 at opt. outdoor room

RIDGE RIDGE VALLEY VALLEY

RIDGE ROOF PLAN
RIDGE OVERHANG : 18" RAKE : 12" ROOF PITCH :4:12 U.N.O
RIDGE
4:12
4:12
4:12
VALLEY
VALLEY Right Elevation Rear Elevation
9'-034" 9'-034" 26'-10" +/- F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation Opt. Outdoor Room 9'-034" 9'-034" 26'-10" +/- F.F. P.L. P.L. F.F. Left Elevation Opt. Outdoor Room A6.3 PLAN 6B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 0 4 8 16 6B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 122 of 373 ends

Front Elevation 6C - Contemporary Farmhouse 6:12 6:12
6:12
6:12 3.5:12 at opt. outdoor room

RIDGE RIDGE
RIDGE ROOF PLAN OVERHANG : 12" RAKE : 6" ROOF PITCH :6:12 U.N.O 6:12
6:12 4:12 6:12
6:12
VALLEY
VALLEY
VALLEY

VALLEY HIP
VALLEY
HIP
RIDGE Right Elevation Rear Elevation
9'-0
3 4
" 9'-0
3 4
" 30'-0" +/- F.F. P.L. P.L. F.F. Left Elevation Right Elevation Opt. Outdoor Room Rear Elevation Opt. Outdoor Room 9'-0
3 4
" 9'-0
3 4
" 30'-0" +/- F.F. P.L. P.L. F.F. Left Elevation Opt. Outdoor Room A6.4 PLAN 6C - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com # ARROYO LAGO - 50X70 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN AUGUST 17, 2022 330 LAND COMPANY, LLC 0 4 8 16 0 4 8 16 6C - Material Legend: Flat Concrete Tile Roofing Metal Roofing Stucco Finish Cememtitious Lap Siding Decorative Gable End Detail Enhanced Head and Sill Trim Metal Roofing 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16

Page 123 of 373 ends

Front Elevation 7 A - Farmhouse
Front Elevation 7B - Craftsman
Architecture+ Planning
888.456.5849
ktgy.com
330 LAND COMPANY, LLC
Scheme 7
ARROYO LAGO - 59.5X97 LOTS
ALAMEDA COUNTY, CA # 2020-1091
Scheme 1

SCHEMATIC DESIGN
OCTOBER 20, 2025
•.
. .
•
Front Elevation 7D - Modern Prairie
Scheme 13
0 2 4 8
PLAN 7 FRONT ELEVATIONS A?.O

Page 124 of 373 ends

20'-0"
97'-0" 20'-1" x 20'-0" Garage
62'-0" 15'-0"
15'-0" 59'-6" 5'-0" 49'-6" 5'-0" a/c/
recycle trash compost Kitchen
8'-0" 5'-0" First Floor 2642 SQ. FT. W/H Pdr.
70'-0" 5'-0" 21'-0" 8'-4" 13'-10" 6'-4"10'-0"
heatpump
6'-0" 6'-0"
4'-4" 36" opt. dr. walk in pantry Butler's pantry
Entry Porch linen Bath2 W.I.C. 32'-0" l.f. Primary Bedroom 16'-6" x 14'-0" Primary Bath Bedroom 2 12'-11" x 12'-0" Bedroom 3 13'-1" x 11'-3" Formal Dining / Opt. Office / Opt. Bedrm 4 / Bath 3 19'-3" x 11'-0"Dining 13'-0" x 13'-0" Great Room 20'-3" x 18'-4" Covered Outdoor Room 18'-2" x 9'-0" 8'-4" W D 36" drop zone Laund. linen 5'-0" 6'-0" 5'-0" 3'-6"
1'-0" 5'-0" 5'-0"
2'-0" 18"X72" Future ESS Space Note: Two Level 2 EV Ready Spaces Elec. Comm. opt. Dbl. dr. Office 19'-3" x 11'-0" Pdr. walk in pantry Butler's pantry Entry linen Bedroom 3 13'-1" x 11'-3" 8'-4" Pdr. walk in pantry Butler's pantry Entry Bath Bedroom 3 13'-1" x 11'-3" 8'-4" Bath3 Bedroom 4 11'-1" x 11'-0" 3 BEDROOMS + FORMAL DINING OPT. OFFICE / OPT. BEDROOM 4 2.5 BATHS (3.5 BATH AT BEDRM OPT) 2,642 S.F.

Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 OPT. OFFICE OPT. BEDROOM 4 / BATH 3 A7.1 FLOOR PLAN 7 0 2 4 8

Page 125 of 373 ends

Porch Bath2 Bedroom 2 12'-11" x 12'-0" Bedroom 3 13'-1" x 11'-3" Porch Bath2 Bedroom 2 12'-11" x 12'-0" Bedroom 3 13'-1" x 11'-3" A7.1.1 FLOOR PLAN 7 ADDENA Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 2 4 8 PLAN 7B PLAN 7D

Page 126 of 373 ends

Front Elevation 7A - Farmhouse 4:12 4:12
4:12
8:12
8:12
8:12
8:12 8:12 RIDGE
RIDGE

RIDGE VALLEY
HIP
HIP

VALLEY VALLEY
VALLEY ROOF PLAN 7A OVERHANG : 12" RAKE : 6" ROOF PITCH : 4:12 U.N.O Right Elevation Rear Elevation 9'-034" 20'-10" +/- P.L. F.F. Left Elevation A7.2 PLAN 7A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 7A - Material Legend: Flat Concrete Tile Roofing Cementitious Board & Batt Siding Cementitious Horizontal Siding Enhanced Head and Sill Trim Decorative Coach Light

Page 127 of 373 ends

Front Elevation 7B - Craftsman 4:12 4:12 RIDGE ROOF PLAN 7B OVERHANG : 18" RAKE : 12" ROOF PITCH : 4:12 U.N.O RIDGE VALLEY VALLEY 4:12 4:12
4:12
4:12
RIDGE
RIDGE
Right Elevation
9'-034" 22'-0" +/- P.L. F.F. Rear Elevation Left Elevation A7.3 PLAN 7B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 7B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim

Page 128 of 373 ends

Front Elevation 7D - Modern Prairie 4:12 4:12
4:12
4:12
4:12
RIDGE
HIP HIP ROOF PLAN 7D OVERHANG : 24" RAKE : N/A ROOF PITCH : 4:12 U.N.O 4:12 HIP 4:12 4:12
VALLEY
VALLEY
HIP
HIP
HIP
HIP
RIDGE
RIDGE
HIP HIP 4:12 Right Elevation
9'-034" 19'-5" +/- P.L. F.F. Rear Elevation Left Elevation A7.4 PLAN 7D - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 7D - Material Legend: Flat Concrete Tile Roofing Stucco Finish Enhanced Head and Sill Trim Decorative Coach Light

Page 129 of 373 ends

' --
Architecture+ Planning
888.456.5849
ktgy.com
Front Elevation 8A - Farmhouse
Scheme 4
Front Elevation 8B - Craftsman
Scheme 9
330 LAND COMPANY, LLC ARROYO LAGO - 59.5X97 LOTS SCHEMATIC DESIGN ALAMEDA COUNTY, CA # 2020-1091 OCTOBER 20, 2025
Front Elevation 8D - Modern Prairie
0 2 4
Scheme 15
8 PLAN 8 FRONT ELEVATIONS A8.0

Page 130 of 373 ends

20'-0"
97'-0"
62'-0" 15'-0"
15'-0" 59'-6" 5'-0" 17'-5" 5'-0"
72'-0" 5'-0" 22'-0"10'-0" 21'-1" x 20'-0" Garage
a/c/
recycle trash compost Kitchen First Floor 2660 SQ. FT. heatpump 5'-0" 11 1/4" 6'-0 1/4" 3'-6" Entry Porch Primary Bath Bedroom 2 11'-5" x 11'-0" 7'-0" Pdr. D W Laund. 6'-0" 5'-0" 6'-0" 8'-6"
drop zone walk in pantry
6'-6"W.I.C. 35'-0" l.f. Primary Bedroom 16'-6" x 14'-0" 36" Dining Room 13'-1" x 17'-3" Great Room 16'-0" x 17'-10" 36" Bath2 Office / Opt. Bedroom 4 14'-5" x 11'-0" opt. twin Sinks opt. bdrm 4 Bath3 Bedroom 3 13'-1" x 12'-5" Covered Outdoor Room 18'-1" x 8'-0" 14'-0" 18'-1" opt. Dbl. dr. opt. dr. W/H 7'-0" 20'-6" 5'-0" linen opt. dr. Note: Two Level 2 EV Ready Spaces 18"X72" Future ESS Space Elec. Comm. Entry Porch Bedroom 2 11'-5" x 11'-0" Pdr. walk in pantry W.I.C. 35'-0" l.f. Bath2 Bedroom 4 14'-5" x 11'-0" Bedroom 3 13'-1" x 12'-5" opt. twin Sinks opt. bdrm 4 Bath3 linen 3 BEDROOMS + OFFICE OPT. BEDROOM 4 3.5 BATHS 2660 S.F. Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 OPT. BEDROOM 4 A8.1 FLOOR PLAN 8 0 2 4 8

Page 131 of 373 ends

Entry Porch Bath3 Bedroom 3 13'-1" x 12'-5" Entry Porch Bath3 Bedroom 3 13'-1" x 12'-5" A8.1.1 FLOOR PLAN 8 ADDENA Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 2 4 8 PLAN 8B PLAN 8D

Page 132 of 373 ends

Front Elevation 8A - Farmhouse 4:12 4:123:12 4:12
4:12
4:12
4:12

RIDGE RIDGE
RIDGE

HIP VALLEY
VALLEY
HIP
VALLEYROOF PLAN 8A OVERHANG : 12" RAKE : 6" ROOF PITCH : 4:12 U.N.O Right Elevation 9'-5 5
64" 20'-10" +/- P.L. F.F. Rear Elevation Left Elevation A8.2 PLAN 8A - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 4 8 16 8A - Material Legend: Flat Concrete Tile Roofing Cementitious Board & Batt Siding Cementitious Horizontal Siding Enhanced Head and Sill Trim0 4 8 16 0 4 8 16 0 4 8 16

Page 133 of 373 ends

Front Elevation 8B - Craftsman 4:12 4:12 RIDGE ROOF PLAN 8B OVERHANG : 18" RAKE : 12" ROOF PITCH : 4:12 U.N.O 4:12 4:12
4:12
4:12

VALLEY VALLEY
RIDGE
RIDGE
Right Elevation
9'-034" 21'-10" +/- P.L. F.F. Rear Elevation Left Elevation A8.3 PLAN 8B - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC # ARROYO LAGO - 59.5X97 LOTS ALAMEDA COUNTY, CA 2020-1091 SCHEMATIC DESIGN OCTOBER 20, 2024 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 8B - Material Legend: Flat Concrete Tile Roofing Cememtitious Lap Siding Stone Veneer Deocrative Post and Corbel Decorative Gable End Detail Enhanced Head and Sill Trim

Page 134 of 373 ends

Front Elevation 8D - Modern Prairie 4:12 4:12 HIP ROOF PLAN 8D OVERHANG : 24" RAKE : N/A ROOF PITCH : 4:12 U.N.O4:12 4:12
4:12
4:12
4:12
4:12 4:12 HIP VALLEY VALLEYVALLEY
HIP
HIP

HIP HIP
RIDGE 4:12
RIDGE
RIDGE

HIP HIP
Right Elevation
9'-034" 19'-5" +/- P.L. F.F.
1'-0" Rear Elevation Left Elevation A8.4 PLAN 8D - EXTERIOR ELEVATIONS 0 2 4 8 Architecture + Planning 888.456.5849 ktgy.com 330 LAND COMPANY, LLC ARROYO LAGO - 59.5X97 LOTS SCHEMATIC DESIGN 0 4 8 16 0 4 8 16 0 4 8 16 0 4 8 16 8D - Material Legend: Flat Concrete Tile Roofing Stucco Finish Enhanced Head and Sill Trim Decorative Coach Light

Page 135 of 373 ends

ROOF MAlERIAL:

FLAT SLATE
"BEL AIR" PROFILE
METAL ROOFING:

BATTEN BOARD SIDING 1
INCLUDING � ADJACENT TRIM BOARDS
BATTEN BOARD SIDING 2
INCLUDING � Af>JACENT TRIM BOARDS

FASCIA/ EAVES /
KNEEBRACES /CORBELS/ I TRIM3
GARAGE DOORS�

SHUITTRSI
ENTRY oooRsl
ROOF MAlERIAl:

FLAT SLATE
"BEL AIR" PROFILE
METAL ROOFING:

LAPSJOING
INCLUDING � ADJACENT TRIM BOARDS
51\JCCO BODY�

FASCIA/ EAVES /
CORBELS AT EYEBROW I ROOF ONLY / TRIM 2
GARAGE DOORS�
ENTRY oooRsl
1 4602

CONCORD BLEND

ZINC GRAY
SW 7069

IRON ORE
SW 7005

PURE WHITE
SW 7006

EXTRA WHITE
SW 7069

IRON ORE
SW 7591

RED BARN
SW 7591

RED BARN
13 4595

DARK CHARCOAL

STORM GRAY
SW 6252

I CE CUBE
SW 6252

I CE CUBE
SW 7005

PURE WHITE
SW 7067
C!TYSCAJ'E
SW 7726
LEMON

VERBENA
Architecture+ Planning
888.456.5849
ktgy.com
'A' - FARMHOUSE ELEVATIONS
2 3 4
4588 '1595 4602 GARNET DARK CHARCOAL CONCORD BLEND BROWN RANGE WEAlHERED COPPER STORM GRAY STORM GRAY
SW 7012 SW 6000 SW 7018
CREM\Y SNOWFALL DOVETAIL
SW7012 SW 7074 SW 7029
CREAMY SOFlWARE AGREEABLE GRAY
SW 7675 SW 7006 SW 7006
SEALSKIN EXTRA WHITE 00RA WHITE
SW 7675 SW 7006 SW 7643

SEALSKIN EXTRA WHITE PUSSYWILLOW
SW 6990 SW 7006 SW 9182

CAVIAR EXTRA WHITE ROJO MARRON
SW 6990 SW6041 SW 9182

CAVIAR OTTER ROJO MARRON
'C' - CONTEMPORARY FARMHOUSE ELEVATIONS
14 4602

CONCORD BLEND

MIDNIGHT BRONZE
SW 6215

ROCKY RIVER
SW9089

LLAMA WOOL
SW 6990
CAVIAR
SW 6170

TECHNO GRAY
SW2802

ROOKWOOD RED I I '
15 4588
GARNET

BROWN RANGE

WEATHERED COPPER
SW0008

CAJUN RED
SW 7025

BACKDROP
SW 7020

BLACK FOX
SW 6082

COBBLE BROWN
SW 6473

SURF GREEN
330 LAND COMPANY, LLC
16 4595

DARK CHARCOAL

STORM GRAY
SW 7592

CRABBY APPLE
SW 7641

COLANNAOE GRAY
SW 7004

SNOWBOUND
SW 7069

IRON ORE
SW9135

WHIRLPOOL

ARROYO LAGO
Arroyo Lago - Alameda County, CA
Exterior Color Palette
5 4588
GARNET

BROWN RANGE

MIDNIGHT BRONZE
SW 7047

PORPOISE
SW 7543

AVENUE TAN
SW 7042

SHOJI WHITE
SW 7047

PORPOISE
SW 7725

YEARLING
SW 7725

YEARLING
17 4602

CONCORD BLEND

ZINC GRAY
SW 6523
DENIM
SW 7542

NATIJREL
SW8917

SHEU WHITE
SW 7004

SNOWBOUND
SW 7076

CYBERSPACE
6 -4595
DARK CHARCOA!.

STORM GRAY
SW 9164

ILLUSIVE GREEN
SW 6385

DOVER WHITE
SW 7004

SNOWBOUND
SW 7004

SNOWBOUND
SW 7605
GAlE FORCE
SW 7605

GALE FORCE
18 4588
GARNET

BROWN RANGE

WEATHERED COPPER
SW 9134
DELFT
SW 7647

CRUSHED ICE
SW 7006

EXTRA WHITE
SW 9124

VERDE MARRON
SW 9031

PRIMAVERA
R(Y'tl /..IAffl?IAl:
f1 AT <;,HAKE
PC )/,il)f-1;:{ )\A r·tnr11.E
7 5671
VU I.AGE BfLND
DIVERSE Bl:K?E
�w (.J)lt,
<:;A.i;;RE-T GRAY
8 'i:( f',�J4
HERS! !CY l'HND
�W 'lltl.2
Rf1 J() MARRON
SW 7t)3'l
WAf<M'::ifVNE
D':,V/7043
WO�LD!.Y GRAY
�'1-1 7032
WM/,1:STON[
'$W 7675
.'ilAl�ION
BINk.f.:IVfR
'fAU,[[i ')fWN[
'D' - MODERN PRAIRIE ELEVATIONS
ROOF MATERIAL:

COMP ROOF

STUCCO BODY/

TRIM/ GARAGE DOOR

FASCIA/ EAVES

TRIM WHERE NOTED

ENTRY DOORS

STONE VENEER

TIGHFIT DRYSTACK INSTALL

THUNDERSTORM GRAY
SW 7542

NATUREL
SW6174

ANDIRON
SW 7046

ANONYMOUS
SW6lll

COCONUI HUSK
LEDGECL/133
13 SCHEMATIC DESIGN
I

WEA TI-I ER ED WOOD
SW 6170

TECHNO GRAY
SW6151

QUIVER IAN
SW 0050
CLASSIC LIGHT BUfF
SW 2849
WESTCKESTl:R GRAY
SAGE
LEDGECL/1 33
14 0 2

MOIRE BLACK
SW 7059

UNUSUAL GRAY
SW 6990
CAVIAR
SW 7068

GRIZZLE GRAY
SW 6131

CHAMOIS
4 'B' - CRAFTSMAN ELEVATIONS
15 8
9 ',552
C./1NYOMGRAY
::,W 7� . .1,1
f Er-II .J..Nl"'I
GRECIAN !VCJRY
SW(K.)J)
EEDLEf'OINl NAVY
10 S�,5?
CANYON< :Ji'.A Y
�ww.1•
l'ERl�YllE BIV\�\
�w 7068
CWZtE ,;_;R/
'--.Y
SW iOltMiNDFIJL GRAY
S,W6tJ:;
H/\ROWARE
SW 7630
l\'/'J�IM
<_ HA/'[L !�ILL
'i-lN."KE(.)':.-l<JNf
l l
'-l f' .�J,1
HEFiSt·lEY Ul'ND
::>W 617-J
ARl!CHOKF
SW 70,1';
Af'}fHEllC 'f,'HllE:

SW 70�'i
;)J:SfllEIIC WHll(
':lW 70�,S
::">TN,\l'EIJCUMCRrlE
":,W 7061
NIGl!I OWl
VRATU(,:,A
Rll�Ttc LED(,F�TUNE

COLOR MATERIAL BOARD
12 :-till
Vll.lAt.if BE! ND
SW OO�'i
ANlh.�UAkl/,N
l:S(-;f.J','IN
".W ,\(}7�
REALI::.[ bf.lGf
'iW 7<:,-07
'\JONE ll<)N
':JW l:JJ7
:ilONE u1_,N
':,W "ll40
MINERAi. ( ;RAY
('(lJTnNWOOLJ
EHR0PlAN
LEIJGES.f0NE
A10.0

Page 136 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026
0 30’ 60’ 120’

CONCEPT PLAN
L-1
2 3
4 53
6 7
1 PARK ENLARGEMENT SEE NEXT PAGE

ORNAMENTAL FENCE AT TRAIL EDGE

STREET TREES/FRONT YARD TREES

MONUMENT SIGN

HYDROSEED

STREET TREES TO MATCH ADJACENT
PROPERTY TO BUSCH RD.

MEDIAN TREES ON BUSCH RD.
1 11
4 44
25673
Lagerstroemia ‘Muskogee’
Crape Myrtle
Pistachia chinensis
Chinese Pistache
Quercus spp.

Native Oak Species
Rhaphiolepis ‘Majestic Beauty’
Indian Hawthorn
Cercis occidentalis
Western Redbud
Photinia fraseri
Red Tip Photinia
Tilia cordata
Littleleaf Linden
Ulmus parvifolia
Chinese Elm

Page 137 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026
0 8’ 16’ 32’

PARK ENLARGEMENT PLAN
L-2
2 4
3 3
5 6
5 1
1 1

ACCENT PAVING

ENTRY PLAZA

BERMED LAWN

CENTER PICNIC PLAZA WITH

SHADE STRUCTURE AND SEATING
1 2
6 6
3 3
4 4
5 GARDEN WITH DECOMPOSED

GRANITE PATH AND SEATING

NATURAL PLAY TOT LOT

Page 138 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026

ENLARGEMENT PLAN - TYPICALS
L-3
A
C
B
1 2
4 3
5 1
2 3 4
5 DRIVEWAYS

PUBLIC SIDEWALK

FRONT YARD LANDSCAPING
1 2 5
3 4 ACCENT TREES

STREET TREES
6’ GOOD NEIGHBOR FENCE
1 5 3
2 ENLARGEMENT A (LOT SIZE 50’ X 80’)
ENLARGEMENT B (LOT SIZE 50’ X 70’)
0 5’ 10’ 20’
0 5’ 10’ 20’
ENLARGEMENT C (LOT SIZE 49.5’ X 95’) 0 5’ 10’ 20’

Page 139 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026

SECTIONS
L-4
SECTION A-A’
SCALE: 1/4” = 1’ - 0”
SECTION B-B’
SCALE: 1/4” = 1’ - 0”
B
A
B’
A’

Page 140 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026

SECTIONS
L-5
SECTION C-C’
SCALE: 1/4” = 1’ - 0”
SECTION D-D’
SCALE: 1/4” = 1’ - 0”
C
C’ D
D’

Page 141 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026

PLANT MATERIAL PALETTE
L-6
TREES

SHRUB AND GROUNDCOVERS
Calamagrostis x a. ‘Karl Forester’
Feather Reed Grass
Cercis occidentalis
Western Redbud
Lagerstroemia ‘Muskogee’
Crape Myrtle
Photinia fraseri
Red Tip Photinia
Pistachia chinensis
Chinese Pistache
Quercus spp.

Native Oak Species
Dietes grandiflora ‘Variegata’
Fortnight Iris
Coprosma kirkii ‘Variegata’
Striped Coprosma
Erigeron karvinskianus
Mexican Daisy
Rhaphiolepis ‘Majestic Beauty’
Indian Hawthorn
Tilia cordata
Littleleaf Linden
Festuca mairei
Atlas Fescue
Lavandula augustifolia
Lavender
Lomandra logifolia ‘Breeze’
Breeze Dwarf Mat Rush
Muhlenbergia capillaris
Pink Cloud Muhly Grass
Salvia l. ‘Santa Barbara’
Mexican Bush Sage
Rosmarinus spp.

Rosemary
Ulmus parvifolia
Chinese Elm

Page 142 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026

WATER USE CALCULATIONS
L-7

WATER TYPE POTABLE
SITE ETO= 46.2
HYDROZONE # HYDROZONE NAME PLANT WATER

USE TYPE
PLANT

FACTOR (PF)

IRRIGATION
METHOD

IRRIGATION
EFFICIENCY ETAF (PF/IE) AREA (SQ. FT) (HA) ETAF X AREA (HA) ETWU (GAL/YR)

ACRE FEET/

YEAR HCF/ YEAR PERCENTAGE OF LANDSCAPE
1 MIXED LANDSCAPE-L LOW 0.3 DRIP 0.81 0.37 147,709 54,707 1,567,028 4.81 2,094.96 91% 0.740739785 0.274348068 2 MIXED LANDSCAPE - M MOD 0.5 DRIP 0.81 0.62 2,015 1,244 35,628 0.11 47.63 1% 0.010104941 0.006237618 3 LAWN - H HIGH 0.7 SPRAY 0.75 0.93 11,796 11,010 315,359 0.97 421.60 7% 0.054773403 0.051121842 00 161,520 66,960 1,918,016 5.89 2,564.19 100% 0.805618128 0.331707528 HYDROZONE # HYDROZONE NAME
3 1 0%
TOTALS 0 0%
42,478
2,544,618

7.81 3,401.90
1,918,016 ETo = REFERENCE EVAPOTRANSPIRATION ETo = REFERENCE EVAPOTRANSPIRATION

5.89 0.55= ET ADJUSTMENT FACTOR PF = PLANT FACTOR FOR HYDROZONES 2,564.19 LA=LANDSCAPED AREA (SQUARE FEET) HA = HYDROZONE AREA (SQ.FT)

SITE IRRIGATION
EFFICIENCY SITE PLANT FACT0R
MAWA
COMPLIANT IE = IRRIGATION EFFICIENCY (0.81)-BUBBLER/DRIP

80.6% 0.33 YES IE = IRRIGATION EFFICIENCY (0.75)-ROTORS/SPRAY

PLANS WILL COMPLY WITH THE CITY OF PLEASANTON

WATER EFFICIENT LANDSCAPE ORDINANCE
TOTAL ETAF x AREA 66,960
TOTAL AREA 161,520
AVG. ETAF 41.46%
DON’T CHANGE

PLANT WATER USE TYPE

PLANT FACTOR
(PF)

IRRIGATION
METHOD

IRRIGATION

EFFICIENCY
(IE)
- - - -
LOW 0.3 DRIP 0.81
MOD 0.5 BUBBLER 0.81
HIGH 0.8 RINGS 0.81
SPRAY 0.75
ROTORS 0.75

0.62 = CONVERSION FACTOR (GALLONS/SQ.FT/YR) 0.62 = CONVERSION FACTOR (GALLONS/SQ.FT/YR)

ACRE FEET/YR
HCF/YR

MAWA FORMULA

GALLONS/YR

ESTIMATED TOTAL WATER USE (ETWU) GALLONS PER YEAR
MAWA
MAWA = (ETo)(0.62)[(LA x 0.55) + (0.45 x SLA)] ETWU= ((ETO)(.62)(ETAF x LA))

ETWU FORMULA
TOTALS

MAXIMUM APPLIED WATER ALLOWANCE (MAWA)

GALLONS PER YEAR

REGULAR LANDSCAPE AREAS

GALLONS/YR
ETWU
ETAF Calculations

WATER USE ESTIMATION

SPECIAL LANDSCAPE AREAS

REGULAR LANDSCAPE AREAS

ACRE FEET/YR
HCF/YR

Page 143 of 373 ends

ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026

MATERIALS PALETTE

FENCING MATERIALS FURNISHING
Accent Paving at Crossing
Good Neighbor Fencing Decomposed Granite
Bench Lakeside Landscape Forms Backless
Bench Lakeside Landscape Forms
Table Carousel Landscape Forms
L-8
Play Fencing

Page 144 of 373 ends

5 4 3 2
6 7 8 9 10
15 14 13 12 11
16 17 18 19 20
25 24 23 22 21
26 27 28 29 30
35 34 33 32 31
36 37 38 39 40
44 43 42 41
45 46 47 48
52 51 50 49
53 54 55 56 57
62 61 60 59 58
63 64 65 66 67
72 71 70 69 68
73 74 75 76 77
82 81 80 79 78
83 84 85 86 87
92 91 90 89 88
93 94 95 96 97
102 101 100 99 98
147
148
149
150
151
152
153
154
155
156
157
158
159
160
161
162 163 164
165
166
167
168
169
170
171
172
173
174
175
178 177 176
179
180
181
182
183
184
185
186
187
188
189
1 STREET A STREET A

BUSCH ROAD

LOOP A STREET C STREET B STREET C STREET E

STREET F

STREET D

OPEN SPACE
103
104
105
106
107
108
109
110
111
112
113
116 115 114
117
118
119
120
121
122
123
124
125
126
127
130 129 128 131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146

LOOP A LOOP A
F:\3435-010\ACAD\TM\C0.0.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

TITLE SHEET

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 100' DATE: JANUARY 2026
0 100 200 300 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456
SITE

GENERAL NOTES

VICINITY MAP
20 / PARCEL A

PROPOSED DESCRIPTION
LEGEND

EXISTING

ABBREVIATIONS

SHEET LIST TABLE
SHEET NO. SHEET TITLE

OF SHEETS
SHEET NO.

C0.0
11

Page 145 of 373 ends

BUSCH ROAD

PARCEL B
PM 11230
(PORTION)
(3.4± AC)

PARCEL A
PM 11230
(26.6± AC)
F:\3435-010\ACAD\TM\C1.0.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

EXISTING CONDITIONS

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 60' DATE: JANUARY 2026
0 60 120 180 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

OF SHEETS
SHEET NO.

C1.0
11

Page 146 of 373 ends

STREET A (PUBLIC)

LOOP A (PUBLIC)

STREET C (PUBLIC)

STREET E (PUBLIC)

STREET D (PUBLIC)

OPEN SPACE STREET F (PUBLIC)

LOOP A (PUBLIC)
45 47
46 148
48 PARCEL W
1 4 7
6 9
8 10
2 3
14 17 24 27 34 37 44
30 28 38 43
41 42
40 39
36 33
35 32
31 26
12 15 25
23 21
22 16
20 19
13 18
11 29

PARCEL J PARCEL F PARCEL H PARCEL I PARCEL G PARCEL E PARCEL D PARCEL C PARCEL B 163 177
164
178
176
162
179
175
180
174
181
172 173
183 182
170 171
188 185
168 169
187 186
166 167
189
165
184
161 160 159 158 157 156 155 154 153 152 151 150 149 147 146 145 5 PARCEL A

PARCEL PARCEL AREA (SF)
F:\3435-010\ACAD\TM\C2.1.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

SITE PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

TYPICAL SECTION
(56' PUBLIC RIGHT OF WAY)

TYPICAL SECTION
(24' PRIVATE DRIVE AISLE) SEE SHEET C2.2

TYPICAL SECTION
(67' PUBLIC RIGHT OF WAY*)

TYPICAL SECTION
(62' PUBLIC RIGHT OF WAY)

TYPICAL SECTION
(43' PUBLIC RIGHT OF WAY)

TYPICAL SECTION
(30' PRIVATE DRIVE AISLE)

OF SHEETS
SHEET NO.

C2.1
11

Page 147 of 373 ends

* BUSCH ROAD

STREET A (PUBLIC)

LOOP A (PUBLIC)

STREET B (PUBLIC)

STREET C (PUBLIC)

STREET F (PUBLIC)
(PSE)

LOOP A (PUBLIC) OPEN SPACE
49 50
51 52

PARCEL K
54 61 64
70 59 69
60 74
72 57 77
56 55
53 58
62 67
66 65
63 71
68 76
73 75
81 84 91 94 101
88 82 92
78 79
80 87
86 85
83 89
90 97
96 95
93 98
99 102
100 PARCEL L PARCEL M PARCEL N PARCEL O PARCEL P PARCEL Q PARCEL T PARCEL U PARCEL R PARCEL S 115
116
117
114
113 103
118 119 120 122 123 124 125 126 127
112 111 110 109 108 107 106 105 104
121
128
130
129
131
147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132

PARCEL V

PARCEL A

PARCEL PARCEL AREA (SF)
F:\3435-010\ACAD\TM\C2.2.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

SITE PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456 SEE SHEET C2.1
BUSCH ROAD *

OF SHEETS
SHEET NO.

C2.2
11 * FINAL BUSCH ROAD STREET SECTION TO

MATCH WHAT IS APPROVED AND

COORDINATED AS A PART OF THE VILLAGES

AT THE QUARRY PROJECT'S IMPROVEMENT
PLANS TO THE SOUTH.

Page 148 of 373 ends

STREET A
LOOP A

STREET C

STREET E STREET F STREET D

OPEN SPACE
D
D

PARCEL A
B B
A
A
C C
2 3
4 5 6
7 8
9 10 11
12 13
14 15 16
17 18
19 20 21
22 23
24 25 26
27 28
29 30 31
32 33
34 35 36
37 38
39 40 41
42 43
44 45
46 47
48 161 160 159 158 157 156 155 154 153 152 151 150 149 148 147 162
163
164 165 166 167 168 169 170 171 172 173 174 175
176
177
178 189 188 187 186 185 184 183 182 181 180 179
1 146 LOOP A

STREET A
LOT
X LOT
LOT
F:\3435-010\ACAD\TM\C3.1.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

GRADING PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

OF SHEETS
SHEET NO.

C3.1
10 SEE SHEET C3.2

SECTION D-D

SECTION B-B

SECTION A-A
SEE SHEET C5.1 FOR

OFFSITE UTILITIES

SECTION C-C

Page 149 of 373 ends

G GBUSCH ROAD

STREET A
LOOP A

STREET B

STREET C STREET F

OPEN SPACE
E
E
F
F

PARCEL A
49 50
51 52
53 54
55 56
57 58
59 60
61 62 63
64 65
66 67 68
69 70
71 72 73
74 75
76 77 78
79 80
81 82 83
84 85
86 87 88
89 90
91 92 93
94 95
96 97 98
99 100
101
102
147
113 112 111 110 109 108 107 106 105 104 103 114
115
116 117 118 119 120 121 122 123 124 125 126 127
128
129
130
146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 LOOP A X
LOT

STREET A

BUSCH ROAD
F:\3435-010\ACAD\TM\C3.2.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

GRADING PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456 SEE SHEET C3.1

SECTION F-F

SECTION E-E

SECTION G-G
SEE SHEET C5.1

FOR OFFSITE UTILITIES

OF SHEETS
SHEET NO.

C3.2
11

Page 150 of 373 ends

STREET A LOOP A

STREET C

STREET E STREET D
OPEN
SPACE
2 3
4 5 6
7 8
9 10 11
12 13
14 15 16
17 18
19 20 21
22 23
24 25 26
27 28
29 30 31
32 33
34 35 36
37 38
39 40 41
42 43
44 45
46 47
48 161 159 158 157 156 155 154 153 152 151 150 149 148 147 162
163
164 165 166 167 168 169 170 171 172 173 174 175
176
177
178 189 188 187 186 185 184 183 182 181 180 179
1 160 146 145
F:\3435-010\ACAD\TM\C4.1.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

UTILITY PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

TYPICAL UTILITY SECTION
(56' PUBLIC RIGHT OF WAY)

TYPICAL UTILITY SECTION
(24' PRIVATE DRIVE AISLE) SEE SHEET C4.2
SEE SHEET C5.1 FOR

OFFSITE UTILITIES
TYPICAL UTILITY LATERAL DETAIL SEE SHEETS C5.1 & C5.3 FOR OFFSITE UTILITIES

OF SHEETS
SHEET NO.

C4.1
11

Page 151 of 373 ends

BUSCH ROAD

STREET A

STREET B

STREET C
OPEN
SPACE
49 50
51 52
53 54
55 56
57 58
59 60
61 62 63
64 65
66 67 68
69 70
71 72 73
74 75
76 77 78
79 80
81 82 83
84 85
86 87 88
89 90
91 92 93
94 95
96 97 98
99 100
101
102
147
113 112 111 110 109 108 107 106 105 104 103 114
115
116
117 118 119 120 121 122 123 124 125 126 127
128
129
130
146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 LOOP A F:\3435-010\ACAD\TM\C4.2.DWG
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

UTILITY PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456 SEE SHEET C4.1
SEE SHEET C5.2

FOR OFFSITE FORCE MAIN

OF SHEETS
SHEET NO.

C4.2
11 SEE SHEET C5.1

FOR OFFSITE UTILITIES

Page 152 of 373 ends

BUSCH ROAD

EL CHARRO ROAD

VALLEY AVE

URBAN GROWTH BOUNDARY

CITY LIMIT LINE

AIRPORT

PROTECTION AREA
F:\3435-010\ACAD\TM\C5.1-ALT 2.DWG
JOB NO.: 3435-010

VESTING TENTATIVE MAP
TRACT 8423

OVERALL OFFSITE

UTILITY PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 200' DATE: JANUARY 2026

OF SHEETS
SHEET NO.

C5.1
11 LEGEND
0 200 400 600

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

Page 153 of 373 ends

ARROYO
LAGO

PROJECT SITE
A A
A A

BUSCH ROAD EL CHARRO ROAD
DMA 1
B B
C1
C1
C2
C2
F:\3435-010\ACAD\TM\C5.2-ALT 2.DWG
JOB NO.: 3435-010

VESTING TENTATIVE MAP
TRACT 8423

OFFSITE GRADING AND DRAINAGE

PLAN AND STORMWATER

CONTROL PLAN

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 100' DATE: JANUARY 2026
0 100 200 300

CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

SECTION A-A

SECTION B-B

DRAINAGE MANAGEMENT AREA SUMMARY

AREA ID

IMPERVIOUS

AREA (SF)

PERVIOUS

AREA (SF)

EFFECTIVE

IMPERVIOUS

AREA (SF)

TREATMENT

AREA REQUIRED
(SF)

TREATMENT

AREA PROVIDED
(SF)
·
·

NOTES LEGEND
DMA 1

OF SHEETS
SHEET NO.

C5.2
11 SECTION C1-C1
SECTION C2-C2

LOW FLOW PUMP / DIVERSION STRUCTURE DETAIL
NOTES

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CITY OF

PLEASANTON

MOHR AVE (FORMER COUNTY
ROAD NO. 7794 PER TRACT 7431)

IRONWOOD ACFC

IRONWOOD ACFC
X X

BINGHAM COURT

BRADFORD WAY CHATHAM PLACE

MOHR AVENUE

PROPOSED INLET WITH FLAP GATE FOR OVERLAND

RELEASE INTO MOHR AVENUE FROM A PORTION OF THE
ARROYO LAGO PROJECT.

GRATE ELEVATION IS BELOW ARROYO LAGO FOR OVERLAND
RELEASE. STORM WATER WILL BUBBLE UP IN LARGER STORM
EVENTS INTO MOHR AVENUE WHEN THE EXISTING 54" MOHR

AVENUE STORM DRAIN PIPE IS FULL (ONLY INITIATED IF PRIMARY

ARROYO LAGO SYSTEM IS ALSO AT CAPACITY PER STANDARDS

OR BLOCKAGE) CITY OF PLEASANTON
ACFC

ACFC IRONGATE DRIVE

SAGEWOOD COURT

UPSIZE EXISTING SD PIPE FOR

SECONDARY RELEASE OF

PORTION OF ARROYO LAGO

ARROYO LAGO

IRONWOOD
TRACT 8004
TRACT 7431

REMOVE/ABANDON

EX PIPE

X X X X X X X X X X X X X X X X X X X X
X

PRIMARY STORM DRAIN WITH

FLAPGATE TO PREVENT

BACKWATER FROM ARROYO

LAGO ENTERING SECONDARY

RELEASE PIPE
(ADDITIONAL NECESSARY

FLAPGATES SHOWN ON SHEETS
C4.1 & C4.2)
A
A
B B
F:\3435-010\ACAD\TM\C5.3.DWG
LEGEND
SCALE:

SECTION A-A
1" = 10' SCALE:

SECTION B-B
1" = 10'
JOB NO.: 3435-010
VESTING TENTATIVE MAP - TRACT 8423

OFFSITE UTILITY PLAN - MOHR

AVENUE CONNECTION

ARROYO LAGO

CITY OF PLEASANTON ALAMEDA COUNTY CALIFORNIA
SCALE: 1" = 50' DATE: JANUARY 2026
0 50 100 150 CIVIL ENGINEERS SURVEYORS PLANNERS

SAN RAMON
WWW.CBANDG.COM

ROSEVILLE
(925) 866-0322
(916) 788-4456

OF SHEETS
SHEET NO.

C5.3
11

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BKS LAWFIRM, PC

BRIDGING PUBLIC & WATER LAW
1600 K Street, Suite 4A || Sacramento, CA 95814 || www.bkslawfirm.com / jennifertbuckman Jennifer T. Buckman || [email protected] || (916) 804-0173 July 27, 2026
Via email to: [email protected]; [email protected] Michael Stella, City Engineer/Assistant Public Works Director Jenny Soo, Associate Planner
City of Pleasanton
P.O. Box 520
Pleasanton, CA 94566
Re: Arroyo Lago Residential Project
Dear Mr. Stella and Ms. Soo:

In our capacity as counsel to Dublin-San Ramon Services District (the "District"), BKS Law Firm PC submits the following comments on the Arroyo Lago Residential Project on behalf of the District.

The District understands that the City Council is considering the following actions:

Arroyo Lago Residential Project: 1) Adopting a resolution to adopt an Addendum to the Environmental Impact Report (EIR) (SCH2023050339) prepared for the project, 2) Introducing an ordinance to a) initiate the proceedings for Annexation (P25-0115) of approximately 30 acres and to approve (b) General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (c) Pre/Rezoning (P25-0118) of said parcels in Alameda County to PUD–MDR (Planned Unit Development - Medium Density Residential) District; (d) a Planned Unit Development and rezoning (PUD-154) to construct 189 detached single-family residences with 48 deed-restricted Junior Accessory Dwelling Units, and install related on- and off-site improvements and infrastructure; and (e) a Vesting Tentative Subdivision Map 8423 to subdivide said parcels totaling approximately 30 acres into single-family lots, private open space and private access easements; and 3) Introducing an Ordinance approving a Pre-Annexation and Development Agreement for the Project.

By letter sent to Gerry Beaudin and Ellen Clark last September, the District's General Manager, Jan Lee, notified the City that the District is “Responsible Agency” within the meaning of State CEQA Guidelines sections 15381. The District had requested to be kept apprised of the status of the City's preparation of environmental documents for this Project.

ATTACHMENT 2

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City of Pleasanton
July 27, 2026

Page 2 ends

Unfortunately, as you know, that did not occur. The District did not receive a copy of the June 3 Addendum that the City prepared for the Project until the agenda packet was published on the City's website.

As you know, the District owns and operates the regional WWTP that provides wastewater treatment services, by contract, to customers within the City of Pleasanton.

Thus, if the Local Agency Formation Commission approves the annexation of the Project site and the East Lakes Property into the City, these properties will become covered by the contract between the City and the District, and the District will become the wastewater services provider for these properties. The District also operates wastewater disposal and recycled water production facilities under contracts with Livermore-Amador Valley Water Management Agency ("LAVWMA") and Dublin San Ramon Service District-East Bay Municipal Utilities District Recycled Water Authority ("DERWA"), respectively.

The District is concerned about the environmental impacts associated with the annexation of the Project, which would result in the District treating additional wastewater flow from the Project and other planned developments on the east side of Pleasanton (generally located within the area covered by the former East Pleasanton Specific Plan). As we understand the situation, both the Project site and another property, known as the East Lakes Property, are owned by Steelwave, and both properties are proposed to be annexed into the City. We understand the City Council has indicated an intent to move forward with annexation of both developments.

Development of the Project in conjunction with other reasonably foreseeable east side developments threatens to exceed the capacity of the District's regional WWTP to handle additional flow and solids loading. The cumulative impacts to the WWTP resulting from the Project and other reasonably foreseeable developments in the east Pleasanton area proceeding and being annexed into the City on regional wastewater generation and flows must be considered.

Likewise, the EIR that the County prepared for this Project did not identify or analyze the environmental impacts associated with the infrastructure improvements needed to provide wastewater services to this site.

To remedy these gaps in the analysis, the developer's representatives previously agreed that "In the event the Landowner, in cooperation with the City, moves forward with annexation, the Landowner will prepare or agree to fund preparation of additional utility analyses to determine the impacts on the District’s system." The District is disappointed that the City's Addendum utterly fails to mention this agreement and does not require the Landowner to fund the utility analyses that the District and the Landowner have already agreed are required.

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City of Pleasanton
July 27, 2026

Page 3 ends

These studies are critical because the District's utility master plans have not considered the impacts of the District providing wastewater treatment service to Arroyo Lago, the East Lakes Project, and other adjacent developments which are proposed for annexation to the City, and the impacts of the District providing wastewater service to this area have not yet been analyzed.

Consistent with the agreement between reached between 330 Land Company, LLC, and the District, the District therefore asks the City to include the following two conditions when the City Council approves the Project:
(1) To determine the impacts on the District’s system, the Landowner will prepare or agree to fund preparation of additional utility analyses, to be performed by a consultant of the District's choosing, and the results of the analyses to be approved in the District's sole discretion; and (2) The Landowner will be required to mitigate any impacts identified by the utility analyses, including paying its fair share of any infrastructure improvements required to serve the Project in whole or in part.

These utility analyses are necessary because the Final EIR fails to analyze the impacts to the East Amador Lift Station (EALS) and other associated improvements which will be needed to mitigate the Project's significant direct and cumulative environmental impacts. As described in Section 6.4.3 of the 2024 Woodard Curran Sewer System Capacity Evaluation Report (the "Capacity Report"), which was included in Appendix A – WWTP Supporting Information for the Final EIR, the District owns and operates EALS, which conveys flows generated within the City to the regional WWTP. Under the 1992 agreement between the City and the District, the District is required to operate and maintain EALS, and the City is responsible to pay for these improvements, since they exclusively benefit service connections within the City.

As noted in the Capacity Report, the City's 2007 Master Plan recognized that the EALS pump station is undersized for current flows and improvements are needed. Thus, the current facilities already fail to meet industry standards, and the additional connections that will result from the Project and other development in the east Pleasanton area will exacerbate this existing problem. Utility analyses must evaluate the range of improvements that will be needed to address both the current and anticipated future deficiencies due to increased flows resulting from annexation and the additional service connections generated by this Project.

It is odd that the City's comments on the County's EIR for this Project noted the lack of this analysis, but the City failed to remedy this known deficiency when it prepared the Addendum. Specifically, in its comments on the Draft EIR (PLEASANTON-62), the City indicated Alternative 2 does not include sufficient detail to enable the City to rely on the

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City of Pleasanton
July 27, 2026

Page 4 ends

Draft EIR to annex the Project into the City and approve the proposed development of the Project site. The City expressly requested that Alternative 2 include a discussion of whether this alternative would “…require new or expanded wastewater treatment facilities and whether the LAVWMA has adequate capacity to serve projected demand in addition to their existing commitments…”
As you know, Appendix G of the State CEQA Guidelines, Section XIX, subsections a and c, Utilities and Service Systems, indicates a project will have a significant environmental impact if it would "require or result in . . . the construction of new or expanded wastewater treatment . . . facilities, the construction . . . of which could cause significant environmental effects", or if it would "result in a determination by the wastewater treatment provider which serves or may serve the project" that it lacks adequate capacity "to serve the project's projected demand in addition to the provider's existing commitments." As noted above, the District and the City have both identified impacts to the EALS that will be needed to convey the additional flows from the Project and other development in the east Pleasanton area to the WWTP. The CEQA documents for this Project must identify, analyze, and adopt all feasible mitigation for these significant environmental impacts. Unless the City Council adopts the two conditions set forth above, the City's environmental documents will not meet this standard.

As you know, the significant environmental impacts to the regional WWTP resulting from Arroyo Lago, the East Lakes Project, and other future development do not result simply from the generation of additional flow. While the flow from the Project would not exceed the 7.135 million gallons per day (mgd) of "Pleasanton 'Committed Flow'" as defined in the Agreement for Wastewater Disposal Services of November 3, 1992 (sections 3 and 8(c)), the District's 1992 Agreement with the City also sets limits on "Treatment Capacity" with reference to Biological Oxygen Demand ("BOD5") and Total Suspended Solids ("TSS") in addition to flow. In other words, flow is just one component of "Treatment Capacity" under the District's 1992 Agreement with the City.

The additional flow, BOD, and TSS generated by the Project in combination with other reasonably foreseeable future developments will exceed the City's allocated capacity in the regional WWTP. Indeed, water conservation has had a major impact on the ratio of flows to solids that are received at the regional WWTP. Because of conservation and reduced per capita water use, flows to the WWTP have remained relatively constant even as growth has occurred, but solids have continued to increase. As these water use trends project into the future, solids are likely to be the constraint in treating future wastewater flows.

Moreover, the 1992 Agreement clearly states that neither the District nor the City can take any action that would cause the District to violate its National Pollution Discharge Elimination System ("NPDES") permits. (This is consistent with the Appendix G requirement that environmental documents should analyze whether the Project would "violate any

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City of Pleasanton
July 27, 2026

Page 5 ends

water quality standards or waste discharge requirements or otherwise substantially degrade water quality." See State CEQA Guidelines, Appendix G, Hydrology and Water Quality, Section X, subd. (a).) If the Project is approved without the conditions set forth in this letter, the additional contribution of wastewater from the Project and future developments will have a significant impact on DSRSD's ability to comply with Order R2- 2022-0024 NPDES Permit CA0037613, Effluent Limitations.

Likewise, unless the conditions are adopted, the impacts of the Project and related regional development will affect the District's ability to comply with the San Francisco Bay Nutrients Watershed Permit, which was adopted by the San Francisco Regional Water Quality Board in July 2024. (See, Third Nutrient Watershed Permit, Order R2-2024-0013 NPDES Permit CA0038873.) The Nutrients Watershed Permit requires Bay area agencies discharging to San Francisco Bay to collectively reduce nutrients by 40% over the next 10 years, as compared to a 2022 baseline. Any additional flow from the Project and future developments in the area will impact nutrient loading at the WWTP. If the conditions are not adopted, the District will suffer significant environmental impacts as a result of the Project's increase in the demand for the District's wastewater services.

Thank you for your consideration of these comments.

Sincerely,
Jennifer T. Buckman
cc: Joe Calabrigo, Interim City Manager
Ellen Clark, Director of Community & Economic Development Rachel Jones, Executive Director, Alameda County LAFCo
Jan Lee, General Manager
Steve Delight, Engineering Director/District Engineer
Douglas E. Coty, General Counsel

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Item #3

CITY COUNCIL AGENDA REPORT
August 11, 2026
Finance
TITLE: ACCEPT A REPORT ON CITY MANAGER-APPROVED CONTRACTS AND PURCHASE ORDERS FOR THE QUARTER ENDED JUNE 30, 2026

SUMMARY
On December 16, 2025, the City Council approved amendments to the Purchasing Policy, including increasing the City Manager’s approval authority for informal bidding for General Goods and Services and Professional Services. This report provides an update on City Manager-approved contracts and purchase orders for the quarter ended June 30, 2026.

RECOMMENDATION
Staff recommends that the City Council accept the report on City Manager-approved agreements for the quarter ended June 30, 2026.

BACKGROUND
Changes to the City's Purchasing policy in 2025 included increasing the City Manager’s approval authority for informal bidding for General Goods and Services (e.g. Equipment, Office Supplies and Repair Services) and Professional Services (e.g. Consulting and Engineering) from $100,000 to $200,000. At the time, the City Council requested reports on contracts and purchase orders approved within the expanded dollar range of $100,001 to $200,000. This report summarizes contracts and purchase orders approved by the City Manager within the last quarter that fall within the expenditure range.

DISCUSSION
The attached report provides the City Council with a list of the City Manager-approved contracts and purchase orders within the requested range. The City Manager approved eleven contracts and purchase orders valued between $100,001 to $200,000. The eleven agreements had a combined value of $1,679,327 and related to the operations of five departments.

EQUITY AND SUSTAINABILITY
Not applicable, as this matter is a routine administrative item of City business.

OUTREACH
No outreach was conducted as this item is a routine administrative matter of City business.

STRATEGIC PLAN ALIGNMENT
This matter is aligned with the ONE Pleasanton strategic plan goal of Funding Our Future supporting the City’s financial health and sound fiscal policies.

FISCAL IMPACT
There is no direct fiscal impact for accepting the report on the City Manager approved

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agreements.

Prepared by: Submitted by: Approved by:

Raquel Zegarra, Junior
Accountant
Susan Hsieh, Director of Finance Joe Calabrigo, Interim City Manager
Attachments:

1. Attachment 1 - List of Contracts and POs Approved for the Quarter Ended June 30, 2026

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Attachment 1
Report on City Manager Approved Agreements for Quarter Ended June 30, 2026 Vendor Department Description Amount
OVERDRIVE INC LIBRARY & RECREATION LIBRARY DIGITAL MATERIALS $ 145,000 ENT NETWORKS INC. INFORMATION TECHNOLOGY CONTRACTED TECHNICIANS 180,000 $ FIRST CARBON SOLUTIONS COMMUNITY & ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW SERVICES 124,171 $ ROTH STAFFING COMPANIES, L.P. PUBLIC WORKS TEMPORARY STAFFING 190,000 $ SEWERAI CORPORATION PUBLIC WORKS SEWER LINES & MANHOLE CONDITION ASSESSMENTS 190,000 $ DHR CONSTRUCTION, INC. PUBLIC WORKS CALLIPPE TEE RENOVATIONS PROJECT 100,883 $ ASTROTURF CORPORATION PUBLIC WORKS BERNAL PARK SYNTHETIC TURF REPAIRS 199,262 $ DKF SOLUTIONS GROUP, LLC PUBLIC WORKS WATER OPERATIONS MANUAL & EMERGENCY RESPONSE 164,105 $ 72 HOUR LLC PUBLIC WORKS TWO FORD HYBRID INTERCEPTOR VEHICLES - POLICE 125,935 $ AKEL ENGINEERING GROUP, INC. PUBLIC WORKS HYDRAULIC MODEL & WATER NETWORK ANALYSIS SERVICES 109,972 $ AMERICAN INTEGRATED SERVICES, INC. POLICE DEPARTMENT HOMELESS ENCAMPMENT SITE CLEANUP 150,000 $ Total 1,679,327 $

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Item #4

CITY COUNCIL AGENDA REPORT
August 11, 2026
Finance
TITLE: ACCEPT THE MONTHLY DISBURSEMENTS AND INVESTMENT REPORT FOR JUNE 2026

SUMMARY
Attached is the City of Pleasanton monthly disbursement and investment report for June 2026.

The report provides a transparent view of the City's financial transactions and payments for review by the City Council.

RECOMMENDATION
Accept claim disbursements in the amount of $19,065,594 and the investment report for the month of June 2026.

BACKGROUND
The City's Investment Policy requires the Director of Finance to submit a monthly transaction report to the City Council within 60 days of the end of the reporting period in accordance with California Government Code Section 53607.

The Investment Policy also requires the Director of Finance to submit a quarterly report to the City Council on the status of the City's investment portfolio no later than 45 days after the end of each month. This report shall include the types of investments, amounts invested with various institutions, purchase and maturity dates, and yield on investments. The Director of Finance affirms that the investment portfolio complies with the investment policy and will meet cash flow needs for the next six months.

This report also includes check and electronic payment information for June 2026.

The City transitioned to a new reporting format that incorporates Chandler Asset Management's Investment Report, beginning with the report for the quarter ended March 2026.

The average purchase yield (also known as book yield) indicates the annual rate at which the City is currently earning income. The average market yield indicates the average rate at which new and maturing funds are reinvested. The City uses total return to demonstrate how the portfolio has grown over time. Total return includes growth from income, realized gains and losses from sales before maturity, and unrealized gains and losses (gains and losses on paper) from changes in market value. Total return is compared to the City's risk and performance-measurement benchmark, which is similar in duration to the City's portfolio duration: the ICE BofA 1-5 Year Unsubordinated US Treasury & Agency Index.

DISCUSSION
The market value of the City of Pleasanton's primary investment portfolio increased by $15.1 million from $260.3 million to $275.4 million during the quarter ended June 30, 2026. The increase was mainly due to revenue from property tax. For the portion of the City's investment

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portfolio managed by Chandler Asset Management, market value increased by $7.8 million, from $193.2 million to $201.0 million, with an average market yield of 4.26 percent, and average days to maturity (ADM) of 1,009 days. The average market yield is slightly higher than the 4.16 percent for the ICE BofA 1-5 Year Unsubordinated US Treasury & Agency Index.

Local Agency Investment Fund
The City's investment in the Local Agency Investment Fund (LAIF) increased from $66.5 million to $74.0 million for the quarter ending March 31, 2026. The quarterly LAIF apportionment interest rate was 3.92 percent with an ADM of 269 days. The average monthly effective yield was 3.82 percent in June, 3.81 percent in May, and 3.81 percent in April. The average monthly effective yield for the twelve months ended June 30, 2026 is 4.00 percent.

The returns for the two Certificates of Deposit with Fremont Bank and United Business Bank are 3.25 percent and 3.35 percent, respectively.

Asset Composition
Table 1 summarizes the Asset Composition of the portfolio as of June 30, 2026.

Table 1. Asset Composition
The entire portfolio, exclusive of CDs and LAIF was held in third-party safekeeping for the benefit of the City of Pleasanton at Bank of New York Mellon. Bank of New York Mellon is a contractual agent for the City. As of June 30, 2026, all investments in the portfolio are authorized by State of California Government Section 53600 et. Seq. and the City's investment policy.

Economic Update Highlights
The following are some highlights from the Economic Update included in the Investment Report prepared by Chandler Asset Management in Attachment 1.

The Federal Reserve has held the funds rate at 3.50%–3.75%. Updated projections expect at least one rate hike this year, with the possibility of multiple increases. Front-end rates absorbed the bulk of the Federal Reserve's updated rate outlook, while longer maturities were partially anchored by a late-month decline in oil profits.

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Securities rated below "AA-/AA3"
Table 2. Securities rated below "AA-/AA3"
Purchases, Maturities, and Sales
Investment activity for the quarter, including purchases, maturities and sales are found in Attachment 1, Investment Report, Transaction Ledger. Staff will continue to monitor cash flows to ensure fund availability to meet capital projects and unexpected events.

Table 3 summarizes Certificate of Deposit activity for the quarter ending June 30, 2026.

Table 3. Certificate of Deposit Purchases and Maturities

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Section 115 Trust Fund
In December 2018, the City Council approved investing $28.0 million into a Section 115 Trust Fund to help smooth the City's growing pension liabilities. The investment is held in two separate portfolios: $6.7 million in a Conservative portfolio, to pay the annual unfunded liabilities if necessary, and $21.3 million in a long-term Capital Growth portfolio. In March and December 2020, two additional $5.0 million contributions were deposited into the Conservative portfolio, increasing the total invested to $16.7 million.

As illustrated in Table 4, the Conservative portfolio balance was $22.2 million at the end of June 30, 2026, an increase of $0.6 million from the prior quarter. The investment return for the quarter ended June 30, 2026, was 2.69 percent, and the five-year annualized return was 3.96 percent.

Table 4. Conservative PARS Plan Account Balance
The Capital Growth portfolio addresses the longer-term pension liabilities with an initial investment of $21.3 million. The focus of this portfolio is on achieving higher earnings over the next 10 years or so before the City needs to draw upon it to help meet pension obligations. As illustrated in Table 5, the Capital Growth portfolio balance was $41.9 million at the end of June 30, 2026, an increase of $3.9 million from the prior quarter. The investment return for the quarter was 10.39 percent, and the five-year annualized return was 7.76 percent.

Combined, the two portfolios total $64.1 million. These funds are held by a third party for the benefit of the City of Pleasanton at US Bank. US Bank is the contractual agent for PARS trust investments that are managed by PFM Asset Management (formerly Highmark Capital Management).

Table 5. Capital Growth PARS Plan Account Balance

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EQUITY AND SUSTAINABILITY
Not applicable, as this item is a routine administrative matter of City Business.

OUTREACH
No outreach was conducted, as this item is a routine administrative matter of City Business.

STRATEGIC PLAN ALIGNMENT
Not applicable, as this item is a routine administrative matter.

FISCAL IMPACT
There is no fiscal impact associated with acceptance of this report.

Prepared by: Submitted by: Approved by:

Dawn DeMarcus, Senior
Budget and Finance Analyst
Susan Hsieh, Director of Finance Joe Calabrigo, Interim City Manager
Attachments:

1. Disbursements & Investment Report

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Attachment 1
June 2026 DISBURSEMENTS
CHECK REGISTER*

DATE CHECK NUMBER AMOUNT
6/4/2026 87836-87911 $ 473,125
6/11/2026 87931-88095 2,894,083
6/18/2026 88107-88234 617,206
6/26/2026 88247-88413 4,885,007
$ 8,869,421

ACH PAYMENTS

DATE CHECK NUMBER AMOUNT
6/4/2026 87831-87835 439,323 $
6/11/2026 87912-87930 4,101,700
6/18/2026 88096-88106 530,591
6/26/2026 88235-88246 337,745
Payroll & Tax Related ACH Payments 921,626
$ 6,330,983

WIRE TRANSFERS

DATE AMOUNT
$ -

PAYROLL TRANSFERS

DATE AMOUNT
6/10/2026 2,011,317 $
6/24/2026 1,853,873
$ 3,865,190
TOTAL DISBURSEMENTS $ 19,065,594
* Detailed registers available upon request.

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INVESTMENT REPORT
City of Pleasanton | As of June 30, 2026
CHANDLER ASSET MANAGEMENT | chandlerasset.com
Chandler Team:

For questions about your account, please call (800) 317-4747, or contact [email protected]
Information contained herein is confidential. We urge you to compare this statement to the one you receive from your qualified custodian. Please see Important Disclosures at the end of the statement.

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TABLE OF CONTENTS

ECONOMIC UPDATE

ACCOUNT PROFILE

PORTFOLIO HOLDINGS

TRANSACTIONS
1

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ECONOMIC UPDATE
2

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▪
▪
▪
Energy prices and inflation remained the primary drivers of the macro backdrop as the U.S.-Israel-Iran conflict entered its third month, disrupting global oil supply. Headline CPI accelerated at the fastest pace in more than three years, reflecting volatility in the energy component. Crude oil, however, retraced roughly 20% from its May–early June peak as diplomatic progress between the United States and Iran pointed to a potential framework for de-escalation. The labor market remained resilient, with continued payroll growth and subdued jobless claims. Risk assets held firm, as equities hovered near record highs and credit spreads remained historically tight amid broadly better-than-expected corporate earnings. Taken together, the current market environment has further constrained the case for near-term monetary policy easing, leading the Chandler team to push out its expected timing for rate cuts beyond the six-month investment horizon.

The Federal Reserve’s June FOMC meeting ended with policymakers unanimously holding the target range at 3.50%–3.75%, a notable shift from the 8–4 split at April’s meeting, which marked Jerome Powell’s final session as Chair. Under new Chair Kevin Warsh, sworn in on May 22, the Committee released an unusually concise statement that referenced Middle East tensions and energy supply disruptions while removing prior forward guidance that had suggested a bias toward rate cuts. Updated projections leaned more hawkish, with 9 of 18 officials expecting at least one rate hike this year and 6 anticipating multiple increases. The shift signals that restoring price stability has reemerged as the central focus of monetary policy deliberations.

The Treasury yield curve flattened modestly in June as short-term yields responded to a more hawkish shift in Federal Reserve guidance.

The 2-year yield rose to 4.15% from 3.98% the prior month, while the 10-year yield edged down slightly to 4.44% from 4.45%. As a result, the 2s/10s spread narrowed to 29 basis points, down from roughly 47 basis points a month earlier and significantly below the 69 basis point spread at the start of the year. Meanwhile, the 3-month/10-year spread remained positive at 64 basis points. Front-end rates absorbed the bulk of the Fed’s updated rate outlook, while longer maturities were partly anchored by a late-month decline in oil prices.

ECONOMIC UPDATE
3

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-400
-200
0 200
400
600
800
1,000 MOM Change In Thousands (000's)
Nonfarm Payroll (000's)
Non-farm Payroll (000's)
3-month average (000's)

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%
Unemployment Rate
Underemployment Rate (U6)
Unemployment Rate (U3)
Rate (%)
Nonfarm payrolls increased by just 57,000 in June, well below the 113,000 consensus and marking a sharp slowdown from May’s pace. The unemployment rate edged down to 4.2%, though the decline was driven by a drop in labor force participation to 61.5%, its lowest level since March 2021. Revisions further weakened the report’s signal. April payrolls were revised down by 31,000 to 148,000, while May was lowered by 43,000 to 129,000, resulting in a combined two-month downward revision of 74,000.

Source: US Department of Labor Source: US Department of Labor

EMPLOYMENT
4

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0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
Job Openings
Recession
Historical Average In Thousands (000's)
Job openings were essentially unchanged at 7.6 million in May, remaining elevated by historical standards even as hiring momentum moderates. Gains in wholesale trade and accommodation and food services were offset by declines in health care and social assistance, as well as finance and insurance. April openings were revised down by 33,000 to 7.6 million, while hires were revised up by 99,000, highlighting ongoing churn but a broadly stable labor market backdrop.

Source: US Department of Labor

JOB OPENINGS & LABOR TURNOVER SURVEY
5

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Source: Bloomberg Indices Source: Bloomberg Indices

ENERGY MARKETS
Crude oil prices declined sharply in June as supply disruptions tied to the Middle East conflict began to ease. Tanker traffic through the Strait of Hormuz normalized, and signs of progress in U.S.–Iran negotiations helped unwind the geopolitical risk premium that had driven prices higher earlier in the year. West Texas Intermediate settled near $69.37 per barrel on June 30, while Brent crude closed around $72.96, both well below their recent peaks. Brent’s 21% monthly decline marked its steepest drop since March 2020, while WTI fell more than 20%, its largest monthly loss since late 2021. Beyond crude, broader energy markets also softened. Refined product cracks narrowed as gasoline and diesel demand showed signs of seasonal moderation, while U.S. natural gas prices remained range-bound amid ample storage and steady production. Taken together, the retracement in oil and broader energy prices reflects a rapid compression in geopolitical risk premia and improved near-term supply visibility, even as underlying structural risks in the region remain unresolved.

2.00 2.50

3.00 3.50

4.00 4.50

5.00 5.50

6.00 6.50
US Fuel Prices
Average Retail Price US Diesel
Average Retail Price US Gas
($) Per Gallon
40 60
80 100
120
140
160
Oil Prices
West Texas Intermediate (WTI Spot
Cushing)
Dated Brent (Global Spot)
Price Per Barrel (WTI Spot)
6

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0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%
Personal Consumption Expenditures (PCE)
PCE Price Deflator YOY %
Change
PCE Core Deflator YOY %
Change
Fed Target
YOY (%) Change

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%

9.0%

10.0%
Consumer Price Index (CPI)
CPI YOY % Change
Core CPI YOY %
Change
YOY (%) Change
Inflation decelerated sharply in June, with the Consumer Price Index falling 0.4% on the month—its largest decline since the onset of the pandemic in 2020—and bringing the annual rate down to 3.5% from 4.2% in May. Core CPI (excluding food and energy) was flat on the month and rose 2.6% year over year, both coming in softer than expected after energy-driven pressures pushed inflation to a three-year high earlier in the quarter. The CPI report suggests at least a near-term reprieve in inflation. However, the latest available Personal Consumption Expenditures (PCE) price index tells a firmer story: headline PCE rose 0.4% in May and 4.1% year over year, up from 3.8% in April and marking the highest annual rate of the current cycle. Core PCE increased 0.3% on the month and 3.4% over the year. Energy prices remained the primary driver of recent headline acceleration, reflecting supply disruptions tied to the Iranian conflict, although price volatility remains elevated.

Source: US Department of Labor Source: US Department of Commerce

INFLATION
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0.0%

5.0%

10.0%

15.0%

20.0%
Retail Sales YOY % Change
YOY (%) Change
Retail sales presented a firmer picture of consumer spending in June, rising 0.2% on the month and 6.7% year over year, while May’s gain was revised up to 1.0%. The control group, which feeds directly into GDP, increased a solid 0.5%, suggesting demand remains more resilient than sentiment alone would indicate. Consumer confidence improved modestly, with the Conference Board’s index edging up 0.6 points to 91.2 in June. However, the headline gain obscures continued weakness in labor market perceptions, as the share of respondents reporting jobs as “hard to get” climbed to a five-and-a-half-year high. Overall, spending has remained notably more resilient than sentiment in recent months.
0 20
40 60
80 100
120
140
160
Index Level
Consumer Confidence
Recession
Source: US Department of Commerce Source: The Conference Board All time high is 144.70 (1/31/00); All time low is 25.30 (2/28/09)

CONSUMER
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-25.0%
-20.0%
-15.0%
-10.0%
-5.0%

0.0%

5.0%

10.0%

15.0%
Leading Economic Indicators (LEI)
Recession
YOY (%) Change
-1.00
-0.75
-0.50
-0.25

0.00 0.25

0.50 0.75

1.00 Chicago Fed National Activity Index (CFNAI)
Recession
3 Month Average
The Conference Board’s Leading Economic Index (LEI) edged up 0.1% in May to 99.3, following a revised 0.2% increase in April. Despite the monthly gains, the LEI’s six- and twelve-month growth rates remained negative at -0.6% and -1.5%, respectively. The advance was driven primarily by financial components, including equity prices and the interest rate spread, while consumer expectations continued to weigh on the index. The Chicago Fed National Activity Index fell to -0.10 in May from an upwardly revised 0.19 in April. Production-related and employment-related indicators each subtracted from the index, while the sales, orders, and inventories category made a small positive contribution.

Source: The Conference Board Source: Federal Reserve Bank of Chicago

LEADING INDICATORS OF ECONOMIC ACTIVITY
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0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
2,200
2,400
In Thousands of Units
Annualized Housing Starts
Multi Family Housing Starts
Single Family Housing Starts
Housing starts rebounded in June, rising to a seasonally adjusted annual rate of 1.427 million—a 19% increase from an upwardly revised

1.199 million in May. The gain was driven primarily by multifamily construction, with starts surging more than 76% month over month to 532,000 units, while single-family starts edged down slightly to 895,000. Home price growth showed tentative signs of firming, as the S&P CoreLogic Case-Shiller 20-City Composite rose 1.1% year over year in April, marking its first acceleration since November 2025 and following an upwardly revised 0.9% increase in March. Meanwhile, borrowing costs remained elevated, with Freddie Mac’s average 30-year fixed mortgage rate ticking up to 6.49% in June from 6.44% in May, continuing to weigh on affordability for prospective buyers.

Source: US Department of Commerce Source: S&P
-20.0%
-16.0%
-12.0%
-8.0%
-4.0%

0.0%

4.0%

8.0%

12.0%

16.0%

20.0%

24.0%
S&P/Case-Shiller 20 City Composite Home Price Index
Recession
YOY (%) Change

HOUSING
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40 45
50 55
60 65
70 Institute of Supply Management (ISM) Surveys
ISM Manufacturing ISM Services

EXPANDING

CONTRACTING
Manufacturing activity cooled slightly in June, with the Institute for Supply Management's Manufacturing Index easing to 53.3%, down 0.7 percentage point from May but still marking a sixth consecutive month of expansion. Services activity also moderated, as the ISM Services Index eased to 54.0% from 54.5%, a twenty-fourth consecutive month in expansion territory. Business activity and new orders both slowed, though the employment component jumped to 51.2% from 47.9%, its strongest reading since late 2021 and the first expansion in services hiring in four months.

Source: Institute for Supply Management

PURCHASING MANAGERS INDEX (PMI)
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Components of GDP 6/25 9/25 12/25 3/26

1.7% 2.3% 1.3% 0.4%
-2.7% 0.0% 0.4% 1.4%

4.8% 1.6% -0.2% -0.4%
-0.4% 0.2% -1.2% 0.6%

0.3% 0.2% 0.2% 0.2%

3.8% 4.4% 0.5% 2.1%
State and Local (Consumption and Gross
Investment)
Personal Consumption Expenditures
Gross Private Domestic Investment
Net Exports and Imports
Federal Government Expenditures
Total
-2.0%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
Gross Domestic Product (GDP)
GDP QOQ % Change
GDP YOY % Change
Source: US Department of Commerce Source: US Department of Commerce Real gross domestic product increased at an annualized rate of 2.1% in the first quarter of 2026, according to the Bureau of Economic Analysis’ third estimate, up from 1.6% in the prior estimate and an acceleration from 0.5% in the fourth quarter of 2025. The 0.5 percentage point upward revision was driven primarily by a downward revision to imports—which subtract from GDP—partly offset by a downward revision to consumer spending.

GROSS DOMESTIC PRODUCT (GDP)
12

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Source: Federal Reserve Source: Bloomberg
0 1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
7,000,000
8,000,000
9,000,000
10,000,000
Federal Reserve Balance Sheet Assets
Recession
In $ millions
The Federal Open Market Committee (FOMC) held the target range for the federal funds rate at 3.50% to 3.75% at its June 16–17 meeting, with a unanimous 12–0 vote. This marked a notable shift from the April meeting—Jerome Powell’s last as chair—which saw four dissents in an 8–4 decision. The return to consensus under Chair Kevin Warsh signals a clear change in tone. Minutes from the June meeting are scheduled for release in early July. The June Summary of Economic Projections reflected a more hawkish outlook. The median projection for the federal funds rate at year-end 2026 rose to 3.8%, up from 3.4% in March, before easing to 3.6% in 2027 and 3.4% in 2028. Officials also revised their inflation forecasts, with headline PCE projected at 3.6% in 2026 (from 2.7%) and core PCE at 3.3%. By contrast, median projections for real GDP growth and the unemployment rate—2.2% and 4.3%, respectively—were little changed.

FEDERAL RESERVE

0.00%

1.00%

2.00%

3.00%

4.00%

5.00%

6.00%
Effective Federal Funds Rate
Recession
Yield (%)
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Source: Bloomberg Source: Bloomberg

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%
US Treasury Note Yields
2-Year
5-Year
10-Year
Yield (%)

2.0%

2.5%

3.0%

3.5%

4.0%

4.5%

5.0%

5.5%
US Treasury Yield Curve
Jun-26
Mar-26
Jun-25
Yield (%)
Treasury yields ended June mixed, with a modest flattening across the curve as markets digested a more hawkish Federal Reserve signal.

The 2-year yield rose to 4.15% from 3.98% at the end of May, while the 10-year yield edged down to 4.44% from 4.45%. The 2s/10s spread narrowed to 29 basis points, down from 47 basis points a month earlier. The 3-month/10-year spread remained positive at roughly 64 basis points at month-end. Relative to the 69 basis point spread at the start of 2026, the curve has flattened materially year to date, reflecting a repricing higher in front-end rates as expectations shift toward the possibility of further Fed tightening rather than easing.

BOND YIELDS
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ACCOUNT PROFILE
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OBJECTIVES
Investment Objectives
The investment objectives of the City of Pleasanton are first, to provide safety of principal to ensure the preservation of capital in the overall portfolio;second, to provide sufficient liquidity to meet all disbursement requirements; and third, to earn an acceptable rate of return after first considering safety of principal and liquidity.

Chandler Asset Management Performance Objective
The performance objective for the portfolio is to earn a total rate of return through a market cycle that is equal to or above the return on the benchmark index.

Strategy
In order to achieve this objective, the portfolio invests in high-quality fixed income securities that comply with the investment policy and all regulations governing the funds. 16

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STATEMENT OF COMPLIANCE
City of Pleasanton Managed Account | Account #11313 | As of June 30, 2026 Rules Name Limit Actual Compliance
Status Notes

AGENCY MORTGAGE SECURITIES
Max % (MV) 100.0 1.8 Compliant
Max % Issuer (MV) 30.0 1.8 Compliant
Max Maturity (Years) 5.0 3.2 Compliant

ASSET-BACKED SECURITIES (ABS)
Max % (MV) 20.0 8.5 Compliant
Max % Issuer (MV) 5.0 1.2 Compliant
Max Maturity (Years) 5 4 Compliant
Min Rating (AA- by 1) 0.0 0.0 Compliant

BANKERS' ACCEPTANCES
Max % (MV) 30.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Days) 180 0.0 Compliant
Min Rating (A-1 by 1 or A- by 1) 0.0 0.0 Compliant
CAMP
Max % (MV) 30.0 0.0 Compliant

COLLATERALIZED BANK DEPOSITS
Max % (MV) 100.0 0.0 Compliant
Max Maturity (Years) 5.0 0.0 Compliant
COLLATERALIZED TIME DEPOSITS (NONNEGOTIABLE CD/TD)
Max % (MV) 30.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Years) 5.0 0.0 Compliant

COMMERCIAL PAPER
Max % (MV) 25.0 0.0 Compliant
Max % Issuer (MV) 5.0 0.0 Compliant
Max Maturity (Days) 270 0.0 Compliant
Min Rating (A-1 by 1 or A- by 1) 0.0 0.0 Compliant

CORPORATE MEDIUM TERM NOTES
17

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Pleasanton City CouncilAugust 11, 2026

Pleasanton City Council
August 11, 2026