CITY COUNCIL
REGULAR MEETING AGENDA
Tuesday, September 1, 2026
7:00 PM
City Council Chamber
200 Old Bernal Avenue
Pleasanton, CA 94566
The meeting will be held in-person, broadcast live on Channel 29 and streamed live for viewing at the following links TV30 https://www.tri-valleytv.org, the City's website in the Meetings portal (a red dot will indicate a live meeting) https://www.cityofpleasantonca.gov/, and the City's YouTube channel: https://www.youtube.com/user/TheCityofPleasanton.
To submit written public comment regarding an open session item on this meeting agenda visit https://forms.cityofpleasantonca.gov/f/writtenpubliccomment. 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
• Welcome and Pledge of Allegiance - Cm. Eicher
• Roll Call
Resolution No. 2026-072
Ordinance No. 2311
REPORT ON CLOSED SESSION
AGENDA AMENDMENTS
CONSENT CALENDAR
Items listed on the consent calendar are considered routine in nature and may be enacted by one motion. If discussion is required, that particular item will be removed from the consent calendar and will be considered separately.
City Council Agenda Page 2 of 4 September 1, 2026
City Manager
1. Approve meeting minutes of July 7, 2026 and July 27, 2026 Community and Economic Development
2. Adopt 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 on- and off-site infrastructure, and (5) a Vesting Tentative Subdivision Map (Tract 8423) associated with the Arroyo Lago residential project
3. Adopt Ordinance No. 2309 approving the Pre-Annexation and Development Agreement between the City of Pleasanton and 330 Land Company, LLC for the development of the Arroyo Lago residential project filed under Case Nos. P25- 0115, P25-0116, P25-0118, PUD-154, and Tract 8423
Human Resources
4. Authorize the City Manager to sign the proposed side letter of agreement #1 amending the hazardous materials elements of the Memorandum of Understanding between the Livermore-Pleasanton Fire Department Joint Powers Authority and the International Association of Firefighters, Local 1974 with term ending June 30, 2029
Library and Recreation
5. Adopt Ordinance No. 2310 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 Public Works
6. Accept Public Improvements performed by Integra Construction Services, Inc., for the Delucchi Park Musical Plaza, CIP No. 26788
7. Accept Public Improvements performed by Park Planet, Inc., for the Annual Playground Renovations Project, CIP No. 25745, to renovate the playground at Moller Park
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
If necessary to ensure completion of the following items, the Mayor may alter time
City Council Agenda Page 3 of 4 September 1, 2026
limits.
9. Authorize the City Manager to negotiate and execute an agreement with Zone 7 Water Agency for the design, construction, and operation of a Regional Groundwater Development Project - Phase II and Phase III
10. Adopt a resolution 1) amending the General Plan land use designation for 1225 Hopyard Road and 4100 First Street from Public and Institutional (P&I) to High Density Residential (HDR), and 2) amending the Downtown Specific Plan land use designation for 4100 First Street from Public (P) to High Density Residential (HDR); and introduce ordinances to re-zone a portion of each property to Planned Unit Development-High Density Residential (PUD-HDR), allowing up to 10 residential units on each property, as implementation of Housing Element Program 7.6.8
11. Receive information and provide feedback on a draft community special event support policy
MATTERS INITIATED BY COUNCIL
COUNCIL REPORTS
Brief reports on conferences, seminars, and meetings attended by the Council
CITY MANAGER UPDATES
ADJOURNMENT
Notice
Under Government Code §54957.5, any writings/documents regarding an open session item on this agenda and items received by the City Clerk’s Office by 12:00 p.m. on the day of the meeting provided to a majority of the City Council after distribution of the agenda packet will be available for public inspection on the City’s website https://www.cityofpleasantonca.gov/ and also at the Pleasanton Library located at 400 Old Bernal Ave., Pleasanton, CA 94566.
There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders, which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the 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
City Council Agenda Page 4 of 4 September 1, 2026
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.
City Council Minutes Page 1 of 1 July 7, 2026
CITY OF PLEASANTON
CITY COUNCIL
MINUTES
Tuesday, July 7, 2026
4:30 PM
CALL TO ORDER
Mayor Balch called the Special Meeting Closed Session of the City Council to order at the hour of 4:32 p.m. from the City Council Conference Room located at 200 Old Bernal Avenue.
ROLL CALL
Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch
Absent: None.
Councilmember Nibert arrived at 4:33 p.m.
1. Public Comment – Comments are limited to items listed on the agenda.
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.
ADJOURN TO CLOSED SESSION
2. CONFERENCE WITH LEGAL COUNSEL—ANTICIPATED LITIGATION • Significant exposure to litigation pursuant to paragraphs (d)(2) and (e)(2) of Section 54956.9: (One Case: Mutual Waiver and Release Agreement Between Alameda County Flood Control and Water Conservation District, Zone 7 and the City of Pleasanton, dated July 17, 2025, as it relates to the City’s purchase of water meters for its Water Meter Advanced Metering Infrastructure (“AMI”) Project.)
• Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Section 54956.9: (One Case.)
3. PUBLIC EMPLOYEE APPOINTMENT
Title: City Manager
REPORT ON CLOSED SESSION
There was no reportable action.
ADJOURNMENT
Mayor Balch adjourned the meeting at 6:45 p.m.
______________________
Jocelyn Kwong, City Clerk
Item #1
City Council Minutes Page 1 of 6 July 7, 2026
CITY OF PLEASANTON
CITY COUNCIL
MINUTES
Tuesday, July 7, 2026
7:00 PM
CALL TO ORDER
Mayor Balch called the Regular Meeting of the City Council to order at the hour of 7:00 p.m. from the Council Chamber located at 200 Old Bernal Avenue.
ROLL CALL
Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch
Absent: None.
REPORT ON CLOSED SESSION
City Attorney Sodergren reported there was no reportable action.
AGENDA AMENDMENTS
None.
CONSENT CALENDAR
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.
Vice Mayor Gaidos recused from voting on item 3 due to proximity of his residence.
MOTION: It was m/s by Gaidos/Eicher to approve the consent calendar as recommended. Motion passed by the following vote:
Ayes: Councilmembers Eich er, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
Police
1. Adopt a resolution authorizing application to the State of California Office of Traffic Safety's Selective Traffic Enforcement Program Grant in the amount of $83,956 and approve a budget amendment in the Miscellaneous Operating Grants Fund if awarded
Recommendation: Adopt Resolution No. 2026-054 to authorize the submittal of an application for the State of California Office of Traffic Safety Selective Traffic
City Council Minutes Page 2 of 6 July 7, 2026
Enforcement Program Grant for $83,956 and authorize the City Manager to execute all documents, and appropriate $62,967 in grant revenues and corresponding expenditures in the Miscellaneous Operating Grants Fund (Fund 116) in fiscal year (FY) 2026-27 if the grant is approved. The remaining $20,989 will be included in the FY 2027-28 budget.
2. Adopt a resolution accepting grant funding from the California Highway Patrol Cannabis Tax Fund Grant Program in the amount of $81,071 and approve budget amendments in the Miscellaneous Operating Grants Fund
Recommendation: Adopt Resolution No. 2026-055 to authorize the acceptance of the California Highway Patrol (CHP) Cannabis Tax Fund Grant Program (CTFGP) for $81,071 and authorize the City Manager to execute all documents and approve the budget amendment in the Operating Grants Fund.
3. Approve a City-sponsored street closure on second street between Kottinger Drive and Abbie Street for Halloween on October 31, 2026
Recommendation: Approve a street closure on Second Street between Kottinger Drive and Abbie Street for Halloween on October 31, 2026.
Public Works
4. Authorize the City Manager to execute an agreement with Zone 7 Water Agency for municipal and industrial water supply
Recommendation: Authorize the City Manager to execute an agreement with Zone 7 for municipal and industrial water supply.
5. Receive an update on annual review of the City's Sewer System Management Plan for calendar year 2025
Recommendation: Receive an update on the annual review of the City’s Sewer System Management Plan for calendar year 2025.
6. Authorize the City Manager to enter into Professional Services Agreements with Zoon Engineering, Consor North America, Inc., and 4Leaf, Inc. for On-Call Construction Management and Inspection Services, each in an amount not to exceed $333,333 for a three-year term, with options for two one-year extensions Recommendation:
1. Authorize the City Manager to enter into Professional Services Agreements with Zoon Engineering, Consor North America, Inc., and 4Leaf, Inc. for on- call construction management and inspection services, each in an amount not-to-exceed $333,333 for a three-year term, with options for two one-year
City Council Minutes Page 3 of 6 July 7, 2026
extensions;
2. Authorize the City Manager to execute the Professional Services Agreements; and
3. Authorize the Director of Public Works to approve individual task authorizations up to $100,000, and authorize the City Manager to approve individual task authorizations up to $200,000. Task authorizations exceeding $200,000 shall be presented to the City Council for consideration.
7. Accept public improvements performed by O'Grady Paving Inc., for the Annual Resurfacing and Reconstruction Project, CIP No. 25503, and approve budget amendments
Recommendation:
1. Accept the Annual Street Resurfacing & Reconstruction Project, CIP No. 25503, as complete and authorize the City Clerk to file a Notice of Completion pursuant to California Civil Code section 9204;
2. Authorize the release of retention in the amount of approximately $204,126 to O’Grady Paving, Inc. 30 calendar days after recordation of the Notice of Completion;
3. Approve a budget amendment to return $64,354 in remaining project funding to the fund balance in the Street CIP-General Fund (Fund 211) for future projects; and
4. Approve a budget amendment to return $370,841 in remaining project funding to the fund balance in the Gas Tax Fund (Fund 160) for future eligible projects.
MEETING OPEN TO THE PUBLIC
8. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.
Mayor Balch opened public comment. The following individuals provided comment:
Reena Gupta, Johnny Roland, Linda Kelly, Vamshi, Alok Damireddy, Kelly Cousins, James Sandler, and Mike Katz-Lacabe.
Mayor Balch closed the public comment.
PUBLIC HEARINGS AND OTHER MATTERS
9. Adopt a resolution ordering the submission to the qualified electors of the City of Pleasanton a measure to approve a Uniform Transient Occupancy Tax increase; requesting that the Alameda County Board of Supervisors permit consolidation of the
City Council Minutes Page 4 of 6 July 7, 2026
measure and related materials with the general municipal election to be held on November 3, 2026; directing the City Attorney to prepare an impartial analysis; and provide direction on written ballot arguments
Recommendation: Place a Transient Occupancy Tax measure on the November 3, 2026, ballot, including approval of the following legislative actions:
1. Adopt Resolution No. 2026-056 ordering the submission to the qualified electors of the City of Pleasanton a measure to approve a Uniform Transient Occupancy Tax increase; requesting that the Alameda County Board of Supervisors permit consolidation of the measure and related materials with the general municipal election to be held on November 3, 2026; and directing the City Attorney to prepare an impartial analysis.
2. Provide direction on the filing of written ballot arguments. Staff recommends that the City Council elect to file a written argument in support of the measure and form an ad hoc subcommittee of two Council members to draft the primary argument and any rebuttal.
Presentation by Aaron Zavala, Assistant to the City Manager.
Mayor Balch opened public comment. The following individuals provided comment: Guy Houston.
Mayor Balch closed the public comment.
MOTION: It was m/s by Nibert/Eicher to adopt a resolution ordering the submission to the qualified electors of the City of Pleasanton a measure to approve a Uniform Transient Occupancy Tax increase; requesting that the Alameda County Board of Supervisors permit consolidation of the measure and related materials with the general municipal election to be held on November 3, 2026; and directing the City Attorney to prepare an impartial analysis. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
MOTION: It was m/s by Gaidos/Testa to elect to file a written argument in support of the measure and form an ad hoc subcommittee of two Council members with Councilmember Nibert and Councilmember Eicher, to draft the primary argument and any rebuttal and submit on behalf of the City Council/ Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
10. Continued from June 16, 2026 - Review an application for Sign Design Review to
City Council Minutes Page 5 of 6 July 7, 2026
rebrand an existing 76 Gas Station and Circle K Market to Shell Gasoline and FastFill Market located at 4191 First Street, filed as Case No. P25-0300 Recommendation: Adopt Resolution No. 2026-057 upholding the Zoning Administrator’s denial of Case No. P25-0300, subject to the findings. Alternatively, the City Council may, based on its de novo review of the application, elect to approve the project, either consistent with the Planning Commission's determination, in alignment with the applicant's proposal, or with further modifications. If electing to approve the project, staff would recommend the City Council adopt a resolution with the same or similar findings and conditions of approval made by the Planning Commission.
Presentation by Eric Luchini, Senior Planner.
The project applicant, represented by Guy Houston, provided remarks.
Mayor Balch opened public comment. The following individuals provided comment:
Kelly Cousins and Linda Kelly. Mayor Balch closed the public comment.
MOTION: It was m/s by Testa/Nibert to deny the application.
SUBSTITUTE MOTION: It was m/s by Mayor Balch/Councilmember Eicher to approve the project and adopt the same findings and conditions of approval as made by the Planning Commission. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
Mayor Balch called a recess at 8:51 p.m. and reconvened the meeting at 8:59 p.m.
11. Continued from June 16, 2026 - Authorize the City Manager to enter into agreements with Core & Main LP for the water meter Advanced Metering Infrastructure (AMI) Replacement Project in an amount not to exceed $10,262,257 for capital expenditures and $2,514,096 for operation services, and authorize a five percent aggregate contingency for Project implementation
Recommendation:
1. Authorize the City Manager to enter into an AMI CPX Agreement with Core & Main LP for the Water Meter and Advanced Metering Infrastructure Replacement Project in an amount not to exceed $10,262,257;
2. Authorize the City Manager to enter into an AMI OPX Agreement with Core & Main LP, for the software services, network services, and future water meters purchases in an amount not to exceed $2,514,096; and
3. Authorize the Director of Public Works, or designee, to approve and execute change orders for the awarded agreements for an aggregate amount of up to five percent, not to exceed $513,113.
City Council Minutes Page 6 of 6 July 7, 2026
Presentation by Joe Calabrigo, Interim City Manager.
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.
MOTION: It was m/s by Councilmembers Eicher/Gaidos to approve the item as recommended. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
MATTERS INITIATED BY COUNCIL
Councilmember Nibert requested a future discussion at a City Council meeting regarding the FCI Dublin facility. The request failed for lack of majority consensus.
Councilmember Testa requested a future discussion at a City Council meeting to update the City's sign ordinance. The request failed for lack of majority consensus.
Councilmember Testa requested a discussion to update gas station signage guidelines.
Interim City Manager Calabrigo stated a scope of work could be prepared. The request was approved by majority consensus.
COUNCIL REPORTS
Councilmembers reported on regional and local meetings attended.
CITY MANAGER UPDATES
The City Manager provided informational updates on the community and organization.
ADJOURNMENT
Mayor Balch adjourned the meeting at 9:45 p.m.
______________________
Jocelyn Kwong, City Clerk
City Council Minutes Page 1 of 9 July 27, 2026
CITY OF PLEASANTON
CITY COUNCIL
MINUTES
Monday, July 27, 2026
7:00 PM
CALL TO ORDER
Mayor Balch called the Adjourned Regular Meeting of the City Council to order at the hour of 7:00 p.m. from the Council Chamber located at 200 Old Bernal Avenue.
ROLL CALL
Present: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch
Absent: None.
AGENDA AMENDMENTS
None.
CONSENT CALENDAR
Mayor Balch opened public comment. The following individuals provided comment:
Todd Nelson, Sharon Piekarski.
Mayor Balch closed the public comment.
Mayor Balch stated item 1 on the consent calendar is for an amendment to the employment contract with the Interim City Manager to clarify that he will be enrolled in CalPERS.
MOTION: It was m/s by Eicher/Gaidos to approve the consent calendar as recommended. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
City Council
1. Approve the First Amendment to Employment Contract for Interim City Manager Services with Joseph Calabrigo
Recommendation: Approve first amendment to employment contract for Interim City Manager services with Joseph Calabrigo.
City Council Minutes Page 2 of 9 July 27, 2026
2. Approve designation of voting delegates for the 2026 California Cities Annual Conference
Recommendation: Designate Councilmember Craig Eicher as the City’s voting delegate and Councilmember Jeff Nibert as the alternate for the 2026 Cal Cities conference.
3. Adopt a resolution accepting the agreement for participation in the Alameda County Operational Area Emergency Management Organization
Recommendation: Adopt Resolution No. 2026-058 accepting the agreement for participation in the Alameda County Operational Area Emergency Management Organization.
4. Approve meeting minutes of June 2, 2026 and June 16, 2026 Recommendation: Approve meeting minutes of June 2, 2026 and June 16, 2026.
Community and Economic Development
5. Adopt resolutions of local support and authorize staff to submit applications to the Alameda County Transportation Commission for a total of $14,637,500 in funding from the 2028 Comprehensive Investment Plan for the following four projects: 1) the West Las Positas Boulevard Multimodal Reconstruction Project - Construction Phase 2 (CIP No. 11514) ($7,050,000); 2) the I-680/Sunol Boulevard Interchange Modernization Project - Construction Phase 1 (CIP No. 15551) ($2,000,000); 3) the I-580 Overcrossing Bicycle and Pedestrian Improvements Project - Construction Phase (CIP No. 22570) ($4,462,500); and 4) the City of Pleasanton Transportation Technology Upgrade Project ($1,125,000)
Recommendation: Authorize staff to submit four applications to the Alameda CTC for the 2028 Comprehensive Investment Plan and authorize the City Manager to execute Resolutions of Local Support (Resolutions Nos. 2026-060, 2026-061, 2026-062, 2026-063) for:
1. West Las Positas Boulevard Multimodal Reconstruction Project (construction phase 2 between Stoneridge Drive and Santa Rita Road, CIP No. 11514), in the amount of $7,050,000
2. I-680/Sunol Boulevard Interchange Modernization Project, (construction phase 1, CIP No. 15551), in the amount of $2,000,000
3. I-580 Overcrossing Bicycle and Pedestrian Improvements (construction phase, CIP No. 22570), in the amount of $4,462,500
4. Pleasanton Transportation Technology Upgrade in the amount of $1,125,000
City Manager
City Council Minutes Page 3 of 9 July 27, 2026
Finance
6. Accept the monthly disbursements and investment report for May 2026 Recommendation: Accept claim disbursements in the amount of $21,743,265 and the investment report for the month of May 2026.
Public Works
7. Adopt a resolution authorizing the Director of Public Works, or designee, to apply for and execute documents related to California State Water Resources Control Board funding and financial opportunities for the Groundwater Supply Project Recommendation: Adopt Resolution No. 2026-059 authorizing the Director of Public Works, or his or her designee, to apply for and execute documents related to SWRCB funding opportunities for the Groundwater Supply Project.
8. Approve plans and special provisions, authorize the City Manager to enter into a construction contract with Westside Landscape and Concrete, Inc. in the amount of $429,845 with a 10 percent contingency of $43,000 for the Nonfunctional Turf Conversion for AB 1572 Project, CIP No. 26787, and approve a budget amendment to the Parks CIP General Fund
Recommendation:
1. Approve plans and specifications for the Nonfunctional Turf Conversion for AB 1572 Project, CIP No. 26787;
2. Authorize the City Manager to enter into a construction contract with Westside for the low bid amount of $429,845;
3. Authorize the Director of Public Works, or authorized staff, to approve and execute contract change orders from a project contingency not-to-exceed $43,000 or approximately 10 percent of the contract amount; and
4. Approve a budget amendment returning $497,224 of the remaining project funding to the fund balance in the Parks CIP General Fund (Fund 221) for future eligible projects.
9. Authorize the City Manager to execute an agreement with West Yost for the development of Supervisory Control and Data Acquisition (SCADA) Standards in an amount not to exceed $349,693
Recommendation: Authorize the City Manager to execute an agreement with West Yost for the development of
SCADA standards in an amount not to exceed $349,693.
10. Accept public improvements performed by DPI, Inc., for the Annual Storm Drain
City Council Minutes Page 4 of 9 July 27, 2026
Repair/Replacement (Puri Court) Project, CIP 24415 and 25415, and approve a budget amendment to the Storm Drain Replacement Fund
Recommendation:
1. Accept the Annual Storm Drain Repair/Replacement (Puri Court) project, CIP 25415, as complete and authorize the City Clerk to file a Notice of Completion pursuant to California Civil Code section 9204;
2. Authorize the release of retention in the amount of $57,504.29 to DPI, Inc., 30 calendar days after recordation of the Notice of Completion; and
3. Approve a budget amendment returning $558,382 in remaining project funding to the Annual Storm Drain Repair/Replacement Fund (Fund 441) for future eligible projects.
11. Accept the final Sewer Rate Study report and authorize Proposition 218 noticing for sewer rate changes
Recommendation:
1. Accept the 2026 Sewer Rate Study Report; and
2. Authorize Proposition 218 noticing for sewer rate changes.
12. Approve the purchase of seven Ford Police Interceptor Utility Hybrids from National Auto Fleet Group for $502,381.18, inclusive of a 15 percent contingency, in the Police Vehicle Internal Service Fund (Fund 511)
Recommendation: Authorize the City Manager to execute a purchase order with National Auto Fleet Group for seven Ford Police Interceptor Utility Hybrid vehicles in an amount not-to-exceed $502,381.18, inclusive of a 15 percent contingency.
MEETING OPEN TO THE PUBLIC
13. Presentation of a Proclamation recognizing the Pleasanton Community of Character
Councilmember Testa presented the proclamation to recipient Community of Character Collaborative.
14. Public Comment regarding items not listed on the agenda – Speakers are limited to 3 minutes.
Mayor Balch opened public comment. The following individuals provided comment:
Barry, Aurora, Moez M., Jan, Andrew, Andra Cheung, Emily Zhang, Seema Chawla, Erica G., Ron, Michal Ben-Israel, Marvin G., Teresa L., Charles, Srivani, Lisha K., Jean, Todd Nelson, Angela Zhao, Reena Gupta, David Miller, Vicki LaBarge, Jamie Yee, Meg B., Shirley Lewandowski, Pam Hardy Alpert, Jan
City Council Minutes Page 5 of 9 July 27, 2026
Batcheller, Joe Reed, Ward Kanowsky, Doug Miller, and Mike Moon.
Mayor Balch closed the public comment.
Mayor Balch called a recess at 9:04 p.m. and reconvened at 9:18 p.m.
PUBLIC HEARINGS AND OTHER MATTERS
15. Public Hearing: Tabulate Proposition 218 assessment ballots, adopt resolutions approving the Engineer's Reports, confirming the diagrams and assessments, and ordering the levy of assessments for the Ponderosa-Del Prado Landscape Maintenance District 2026-1 and Bonde Ranch Landscape Maintenance District 2026-2 for FY 2026/27
Recommendation:
1. Conduct the public hearing on the proposed assessments for Ponderosa-Del Prado Landscape Maintenance District 2026-1 and Bonde Ranch Landscape Maintenance District 2026-2;
2. Following the close of public testimony, direct the City Clerk to tabulate the assessment ballots returned for each proposed district;
3. If no majority protest exists, adopt Resolution No. 2026-064 approving the Engineer’s Report, confirming the diagram and assessment, and ordering the levy of assessment for the Ponderosa-Del Prado Landscape Maintenance District 2026-1 for FY2026/27; and
4. If no majority protest exists, adopt Resolution No. 2026-065 approving the Engineer’s Report, confirming the diagram and assessment, and ordering the levy of assessment for the Bonde Ranch Landscape Maintenance District 2026-2 for FY2026/27.
Presentation by Matt Gruber, Landscape Architect.
The Mayor opened the public hearing and no additional communications or protests were submitted. There being no speakers, the Mayor closed the public hearing.
At 9:36 p.m., the item was paused to resume after the conclusion of the next agenda item in order to allow for the tabulation of ballots.
At 12:40 a.m., the item resumed. The City Clerk reported that the percent of ballots approving the assessment, weighted by the amount of the proposed assessment is 54.02% for Ponderosa-Del Prado Landscape Maintenance District 2026-1; and 62.6% for Bonde Ranch Landscape Maintenance District 2026-2. Therefore, both measures passed.
City Council Minutes Page 6 of 9 July 27, 2026
Mayor Balch stated that an additional recital is to be added to the resolutions as follows:
"Whereas, due to a natural disaster, the City Council meeting of July 21, 2026, was continued to July 27, 2026, prior to its start time, and property owners affected by the instant action were notified of the continued meeting date; and" MOTION: It was m/s by Councilmembers Eicher/Gaidos to approve the item as recommended, adopting both resolutions, and including the recital as stated into the resolutions. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
16. Take the following actions associated with the approval of the Arroyo Lago Residential Project: 1) Adopt a resolution to adopt an Addendum to an Environmental Impact Report (EIR) (SCH2023050339) in compliance with California Environmental Quality Act (CEQA) and CEQA Guidelines Sections 15162 and 15164; 2) Introduce an ordinance to a) initiate the proceedings for Annexation (P25-0115) of totaling approximately 30 acres from unincorporated Alameda County to the City of Pleasanton; 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) Introduce an Ordinance approving a Pre-Annexation and Development Agreement for the Project Recommendation:
1. Adopt Resolution No. 2026-066 finding the Addendum to an Environmental Impact Report (EIR) (SCH 2023050339) has been prepared in compliance with the CEQA Guidelines Sections 15162 and 15264 and has addressed minor revisions to the proposed annexation of the Project to the City.
2. Introduce Ordinance No. 2308 making the findings and approving the applications to: (a) Initiate proceedings for annexation (P25-0115) of totaling approximately 30 acres (consisting of APN 946-4634-1 and an approximately
3.4-acre portion of APN 946-4634-2) from unincorporated Alameda County to the City of Pleasanton; and (b) adopt General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (c) Pre-zone (P25-0118) said site inCounty to PUD–MDR (Planned Unit Development - Medium Density Residential) Districts; (d) approve Planned Unit Development and rezoning (PUD-154) to construct 189 detached single-family residences with 48 deed- restricted JADUs, and install related on- and off-site improvements and infrastructure; and (e) approve of a Vesting Tentative Tract Map (Tract 8423) to
City Council Minutes Page 7 of 9 July 27, 2026
subdivide approximately 30 acres into single-family lots and common open space areas; and
3. Introduce Ordinance No. 2309 approving the Pre-Annexation and Development Agreement, which is inclusive of the Affordable Housing Agreement.
Presentation by Jenny Soo, Associate Planner.
Presentation by applicant, Steve Dunn and Steve Reilly, USL Pleasanton Lakes L.P. and 330 Land Company LLC.
Mayor Balch opened public comment. The following individuals provided comment:
Valerie Pryor, Sandy Yamaoda, Kelly Cousins, Linda Kelly, Vicki LaBarge, Bob Watson, Cliff MacDonald, Pam Hardy Alpert, Doug Miller, and Martin Inderbitzen.
Mayor Balch closed the public comment.
Final remarks by applicant, Steve Dunn and Steve Reilly, USL Pleasanton Lakes L.P. and 330 Land Company LLC.
Mayor Balch called a recess at 11:52 p.m. and reconvened at 12:00 a.m.
Mayor Balch stated an additional recital is to be added to the resolution and both ordinances as follows:
"Whereas, due to a natural disaster, the City Council meeting of July 21, 2026 was continued to July 27, 2026, prior to its start time; and" MOTION 1: It was m/s by Councilmembers Nibert/Gaidos to adopt the resolution as recommended and including the recital as stated into the resolution. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
MOTION 2: It was m/s by Councilmembers Eicher/Gaidos to introduce an ordinance to:
• Make the findings and approve the applications to: (a) Initiate proceedings for annexation (P25-0115) of totaling approximately 30 acres (consisting of APN 946-4634-1 and an approximately 3.4-acre portion of APN 946-4634-2) from unincorporated Alameda County to the City of Pleasanton; and (b) adopt General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (c) Pre-zone (P25-0118) said site inCounty to PUD–MDR (Planned Unit Development - Medium Density Residential) Districts; (d) approve Planned Unit Development and rezoning (PUD-154) to construct 189 detached single- family residences with 48 deed-restricted JADUs, and install related on- and off- site improvements and infrastructure; and (e) approve of a Vesting Tentative Tract Map (Tract 8423) to subdivide approximately 30 acres into single-family
City Council Minutes Page 8 of 9 July 27, 2026
lots and common open space areas;
• Update Condition of Approval #51 to reflect changes as provided in the supplemental material, striking the following sentence "The City currently has no easement rights across Zone 7 property, so the applicant will be required to either obtain rights on behalf of the City to implement th water pipeline as shown or enter into an agreement whereby the City may opt to procure such rights..."; • Add new Condition of Approval #134 to require as follows: "The applicant must fulfill all mitigation, monitoring, and reporting program requirements as stated in the County EIR, except to the extent clarified by the addendum in which case the clarification will govern;
• Include the recital language as stated by the Mayor.
Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
MOTION 3: It was m/s by Councilmembers Gaidos/Eicher to introduce an ordinance approving the Pre-Annexation and Development Agreement, which is inclusive of the Affordable Housing Agreement; adopting the changes reflected in the supplemental material and leave the existing $3 million El Charro contribution as-is in the document; and include the recital language as stated by the Mayor. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Mayor Balch
Noes: Councilmembers Nibert, Testa
Absent: None
SUBSTITUTE MOTION 3: It was m/s by Councilmembers Nibert/Testa to change the El Charro contribution from $3 million to $8 million. Motion failed by the following vote:
Ayes: Councilmembers Nibert, Testa
Noes: Councilmembers Eicher, Gaidos, Mayor Balch
Absent: None
17. Public Hearing: Adopt resolutions approving the fiscal year 2026/27 annual assessments for Landscape Maintenance Districts 1984-1 (Ponderosa-Del Prado), 1993-1 (Windsor), 1993-2 (Bonde Ranch), 1994-1 (Oak Tree Farm), and 1995-1 (Moller Ranch)
Recommendation:
1. Open and hold a public hearing to receive comments regarding the levy of annual assessments for each Landscape Maintenance District;
2. Adopt a resolution confirming the Engineer’s Report and levying assessments for each property within its respective Landscape Maintenance District, with the Ponderosa-Del Prado and Bonde Ranch District resolutions to be adopted only if
City Council Minutes Page 9 of 9 July 27, 2026
the concurrent Proposition 218 ballot procedure for those districts, either individually or together, does not pass;
3. Authorize payment in the amount of $1,351.26 for the Moller Ranch water tank and staging area parcels from the Water Fund and General Fund, and $617.41 for the Oak Tree Farm sewer lift station parcel from the sewer fund.
Mayor Balch opened public comment. There being no speakers, Mayor Balch closed the public comment.
Mayor Balch stated an additional recital to be added to the resolutions as follows:
"Whereas, due to a natural disaster, the City Council meeting of July 21, 2026, was continued to July 27, 2026, prior to its start time, and property owners affected by the instant action were notified of the continued meeting date; and" MOTION: It was m/s by Councilmembers Gaidos/Eicher to approve the item as recommended, adopting Resolution Nos. 2026-067, 2026-068, 2026-069 for Landscape Maintenance Districts 1993-1 (Windsor), 1994-1 (Oak Tree Farm), and 1995-1 (Moller Ranch), and including the recital as stated by the Mayor into the resolutions. Motion passed by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
MATTERS INITIATED BY COUNCIL
Councilmember Nibert requested to add an item to a Council meeting to discuss a resolution to oppose and FCI facility in Dublin. The request failed for lack of majority consensus.
Councilmember Testa requested to add an item to a Council meeting for an update on ALPR cameras and security measures taken by other cities. The request failed for lack of majority consensus.
COUNCIL REPORTS
Councilmembers reported on regional and local meetings attended.
CITY MANAGER UPDATES
None.
ADJOURNMENT
Mayor Balch adjourned the meeting at 1:08 a.m.
______________________
Jocelyn Kwong, City Clerk
Item #2
CITY COUNCIL AGENDA REPORT
September 1, 2026
Community and Economic Development
TITLE: ADOPT 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 ON- AND OFF-SITE INFRASTRUCTURE, AND (5) A VESTING TENTATIVE SUBDIVISION MAP (TRACT 8423) ASSOCIATED WITH THE ARROYO LAGO RESIDENTIAL PROJECT
The foregoing Ordinance No. 2308 was introduced at a special meeting of the City Council on August 11, 2026 by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Nibert, Testa, Mayor Balch Noes: None
Absent: None
Abstain: None
ORDINANCE NO. 2308
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 deed-restricted 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
Ordinance No. 2308
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 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.
PC-2026-16, 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 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; 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.
PC-2026-17, 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. 2026-066, 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
Ordinance No. 2308
(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
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, and August 11, 2026, the City Council introduced Ordinance No. 2308 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.
Ordinance No. 2308
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.
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
Ordinance No. 2308
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:
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;
Ordinance No. 2308
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;
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.
Ordinance No. 2308
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:
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
Ordinance No. 2308
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.
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.
Ordinance No. 2308
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:
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:
Ordinance No. 2308
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 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.
Ordinance No. 2308
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, 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) daysin 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.
{Vote and signatures to follow on next page}
Ordinance No. 2308
The foregoing Ordinance was introduced at a special 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
Ordinance No. 2308 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
Ordinance No. 2308 August 11, 2026
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
Ordinance No. 2308 August 11, 2026
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 in- tract 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.
Ordinance No. 2308 August 11, 2026
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.
Ordinance No. 2308 August 11, 2026
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
Ordinance No. 2308 August 11, 2026
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,
Ordinance No. 2308 August 11, 2026
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/documents- checklists) 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 WRWKHKRXUVRIௗDPWRSP0RQGD\WKURXJK)ULGD\1RFRQVWUXFWLRQVKDOOEH 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
Ordinance No. 2308 August 11, 2026
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
Ordinance No. 2308 August 11, 2026
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 occupa ncy 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,
Ordinance No. 2308 August 11, 2026
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 VT M 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-of- way 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 site- specific 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
Ordinance No. 2308 August 11, 2026
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: TI
min = 5.0
ii. Residential collector street: TI min = 6.0
iii. Arterial street: TI min = 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 foot- candles. 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 pre- project (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: Vert ical 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 BOUNDA RY: 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 traffic-
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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-of- connection at the utility purveyor’s network to the service point. Aerial drops from utility poles will not be allowed without prior approval of the City Engineer. (Fulfill this condition prior to plan approval.)
82. ENCROACHMENT PERMIT: Any work perf ormed 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 City- issued 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: Th is 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 publicly- accessible 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 1
st 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.)
Ordinance No. 2308 August 11, 2026
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 so il 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
Ordinance No. 2308 August 11, 2026
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
Ordinance No. 2308 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
Ordinance No. 2308 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/ROUND ABOUT: 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
Ordinance No. 2308 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 ma terials 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 100
th 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
Ordinance No. 2308 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
Ordinance No. 2308 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
Ordinance No. 2308 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 Livermore- Pleasanton 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, on- site 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 (D istrict’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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FEBRUARY 2026
0 30’ 60’ 120’
CONCEPT PLAN
L-1
2 3
4 5
3 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 1 1
4 4 4
2 5
6 7
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Crape Myrtle Pistachia chinensis
Chinese PistacheQuercus spp.
Native Oak SpeciesRhaphiolepis ‘Majestic Beauty’
Indian HawthornCercis occidentalis
Western RedbudPhotinia fraseri
Red Tip PhotiniaTilia cordata
Littleleaf LindenUlmus parvifolia
Chinese Elm
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
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6 6
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4 4
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NATURAL PLAY TOT LOT
ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026
ENLARGEMENT PLAN - TYPICALS
L-3
A
C
B
1 2
3 4
5 1
2 3
4 5
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0 5’ 10’ 20’
0 5’ 10’ 20’
0 5’ 10’ 20’ENLARGEMENT C (LOT SIZE 49.5’ X 95’)
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”
SEC TIO N A -A’
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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
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ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026
PLANT MATERIAL PALETTE
L-6
TREES
SHRUB AND GROUNDCOVERSCalamagrostis x a. ‘Karl Forester’ Feather Reed GrassCercis 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
ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026
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ARROYO LAGO PLEASANTON, CALIFORNIA
FEBRUARY 2026
MATERIALS PALETTE
MATERIALS FURNISHINGFENCING
Accent Paving at Crossing
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CCITY OF PLEASANTON
PLANNINIVISION
Ordinance No.
General Plan and Zoning Unit Map No.
DDRAWN BY:
J.Soo
AAPPROVED BY:
DDATE:
July 21, 2026
SSCALE:
1” = 300’
SSEC. NO.:
P25-0116 (GPA)
P25--0118 (RZZ)
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 2
Item #3
CITY COUNCIL AGENDA REPORT
September 1, 2026
Community and Economic Development
TITLE: ADOPT ORDINANCE NO. 2309 APPROVING THE PRE-ANNEXATION AND DEVELOPMENT AGREEMENT BETWEEN THE CITY OF PLEASANTON AND 330
LAND COMPANY, LLC FOR THE DEVELOPMENT OF THE ARROYO LAGO RESIDENTIAL PROJECT, FILED UNDER CASE NOS. P25-0115, P25-0116, P25- 0118, PUD-154, AND TRACT 8423
The foregoing Ordinance No. 2309 was introduced at a regular meeting of the City Council on July 27, 2026 by the following vote:
Ayes: Councilmembers Eicher, Gaidos, Mayor Balch
Noes: Councilmembers Nibert, Testa
Absent: None
Abstain: None
ORDINANCE NO. 2309
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON
APPROVING THE PRE-ANNEXATION AND DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF PLEASANTON AND 330 LAND COMPANY, LLC FOR THE
DEVELOPMENT OF THE ARROYO LAGO RESIDENTIAL PROJECT, FILED UNDER CASE NOS. P25-0115, P25-0116, P25-0118, PUD-154, AND TRACT 8423
WHEREAS, on February 25, 2025, 330 Land Company, LLC (the “Applicant”), on behalf of USL Pleasanton Lakes LP (the “Property Owner”), applied for the following development on a site to the immediate east of 3333 Busch Road: (1) annexation (P25-0115) of approximately 30 acres from unincorporated Alameda County to the City of Pleasanton (consisting of APN 946- 4634-1 and an approximately 3.4-acre portion of APN 946-4634-2); (2) adoption of General Plan Amendments (P25-0116) to designate land uses Medium Density Residential; (3) rezone (P25- 0118) said parcels in County to PUD–MDR (Planned Unit Development - Medium Density Residential) District; (4) a 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; (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) approval of a Pre-Annexation and Development Agreement (hereinafter the “Project”); and
WHEREAS, the Project site is a vacant site located on the north side of Busch Road with 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 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 Applicant and City have likewise negotiated an Affordable Housing Agreement (“AHA”), stipulating the terms of the Project’s requirement to provide affordable housing per the applicable provisions of Pleasanton Municipal Code Chapter 17.44; 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 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 adopted Resolution No. PC-2026-15, recommending 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
Ordinance No.2309
WHEREAS, at its duly noticed public meeting of June 24, 2026, the Planning Commission conducted a public hearing at which it considered the agenda report, all public testimony, relevant exhibits, and staff recommendations regarding the approvals of the Project entitlements and adopted Resolution No. PC-2026-16, recommending the City Council approve the Project entitlements and approvals listed above, except for the PADA; and
WHEREAS, at its duly noticed public meeting of June 24, 2026, the Planning Commission conducted a public hearing at which it considered the agenda report, all public testimony, relevant exhibits, and staff recommendations regarding the approvals of the Project entitlements and the Pre-Annexation and Development Agreement labeled as Exhibit A included hereto and made a part hereof; and
WHEREAS, the Planning Commission reviewed the PADA and found it to be consistent with the General Plan, as proposed to be amended, and that it would provide public benefits, including transportation and infrastructure improvements; and
WHEREAS, the Planning Commission adopted Resolution No. PC-2026-17, recommending the City Council approve the PADA, conditioned on an amendment of PADA Section 3.2.h to increase the Applicant’s contribution to the improvement of El Charro Road to its full fair share of Eight Million dollars ($8,000,000); and
WHEREAS, due to a natural disaster, the City Council meeting of July 21, 2026, was continued to July 27, 2026, prior to its start time, and property owners affected by the instant action were notified of the continued meeting date; and
WHEREAS, at its duly noticed public meeting on July 27, 2026, and prior to taking action on the Project, the City Council considered the Addendum and adopted Resolution No. 2026-066, 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;
WHEREAS, at its duly noticed public meeting on July 27, 2026 meeting, the City Council considered, waived the first reading of, and introduced Ordinance No. 2308 to 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 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; and
WHEREAS, at its duly noticed public meeting of July 27, 2026, the City Council conducted a public hearing at which it likewise considered the PADA, including the amendment to Section
3.2.h as recommended by the Planning Commission.
Ordinance No.2309
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1: The recitals set forth above are adopted as if restated here in full.
SECTION 2: Pursuant to California Government Code Section 65867.5, the City Council finds that the approval of the Pre-Annexation and Development Agreement, based on the terms, would provide substantial public benefits, including transportation and infrastructure improvements, and financial contributions toward public facilities, and is consistent with the General Plan, insomuch as it:
a. Contains all terms required by state law, as reflected in California Government Code Section 65865.2, including the duration (a 10-year term with no extension), as well as the permitted uses of the property (single-family homes, public park, subdivision improvements, and trail extension), density (6.3 dwelling units/acre), maximum height (22’-30’) and size of proposed buildings (2,551 ft 2 – 3,398 ft 2), and provisions for reservation or dedication of land for public purposes, as set forth in the Project entitlement approvals described above;
b. Is consistent with the General Plan, per California Government Code Section 65867.5(b), in that it will implement various General Plan policies and programs, including:
i. 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.
ii. 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.
iii. 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.
c. Provides, as required by California Government Code Section 65867.5(c), that the tentative map prepared for the subdivision will comply with California Government Code Section 66473.7.
SECTION 3: The City Council has considered the findings made in the City Council Ordinance No. 2308, and hereby adopts the same findings by this reference, and based upon the City Council’s own independent review and considerations, the City Council Approves the Pre- Annexation and Development Agreement with 330 Land Company, LLC, a copy of which is
Ordinance No.2309
attached hereto as Exhibit A and incorporated herein by this reference, and hereby authorizes the City Manager to execute the Pre-Annexation and Development Agreement in substantial conformance with the form attached in Exhibit A, subject to minor amendments and approval by the City Manager and City Attorney.
SECTION 4: Severability. In case any provision in this Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired thereby and such provision shall be ineffective only to the extent of such invalidity, illegality or unenforceability
SECTION 5: A summary of this ordinance shall be published once within fifteen (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.
SECTION 6: 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 July 27, 2026 and adopted at a regular meeting held September 1, 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
RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
City of Pleasanton
City Clerk’s Office
123 Main Street
Pleasanton, CA 94566
Recording Fees Exempt Pursuant to
Government Code § 27383
ABOVE SPACE FOR RECORDER’S USE
PRE-ANNEXATION AND DEVELOPMENT AGREEMENT
FOR ARROYO LAGO RESIDENTIAL DEVELOPMENT AT 3030 MOHR AVENUE,
PLEASANTON, CALIFORNIA
THIS PRE-ANNEXATION AND DEVELOPMENT AGREEMENT (“Agreement”) is made and entered into in the City of Pleasanton on _______________, 2026, by and between the CITY OF PLEASANTON, a municipal corporation (“City”), and 330 Land Company, a California limited liability company (“Developer”), pursuant to the authority of California Government Code §§ 65864, et seq. City and Developer are sometimes referred to herein individually as a “Party” and collectively as the “Parties.”
RECITALS
1. Developer has a legal or equitable interest in certain undeveloped real property located in the County of Alameda, California, consisting of approximately 29.9-acres located directly east of City’s municipal limits between Lake I of the Zone 7 Chain of Lakes north of the subject property, Cope Lake to the east of the property and Busch Road to the south of the property, as more particularly described in DA Exhibit A-1 attached hereto, and as diagrammed in DA Exhibit A-2 attached hereto (the “Project Site”). Developer proposes to construct a residential subdivision comprising a total of one hundred and eighty-nine (189) single-family, detached market rate homes and forty-eight (48) deed-restricted Junior Accessory Dwelling Units (each, a “JADU”), and related on- and off-site improvements to serve the proposed residential uses, as detailed more fully in the Project Approvals (defined below) (the “Project”).
2. The Alameda County Local Agency Formation Commission (“LAFCO”) is the public agency responsible for designating the Sphere of Influence (“SOI”) for the City and approving changes to the boundaries of the City according to the Cortese-Knox-Hertzberg Local Government Reorganization Act (Cal. Government Code §§ 56000 et seq.) (the “CKH Act”). It is anticipated that LAFCO will approve annexation of the Project Site into the City in 2026.
3. The Project Site is located within the City’s SOI and Urban Growth Boundary; and also falls within the East Pleasanton Specific Plan Area identified in the City’s General Plan, for which the adoption of a Specific Plan potentially accommodating a variety of uses including residential, light industrial, commercial, and open space uses, has been long-contemplated but never completed and approved. The Project Site has the County land use designation of Medium Density Residential (MDR) until such time as the Project Site is annexed to City.
EXHIBIT A
2 4. On June 14, 2022, prior to filing a formal development application, Developer filed a Preliminary Application pursuant to Senate Bill (SB) 330 with Alameda County. On November 18, 2022, Developer submitted a Development Plan and Vesting Tentative Subdivision Map Application (TR-8423) (collectively referred to herein as the “County Development Application”) for a total of one hundred ninety four (194) market rate single-family detached homes and a minimum of forty nine (49) deed restricted accessory dwelling units (collectively, “ADUs”), along with related on- and off-site improvements to serve the proposed residential uses (collectively, the “County Proposal”).
5. On February 17, 2023, the County deemed the County Development Application complete and thereafter made a consistency determination. The discretionary entitlement process for the County Proposal was subject to compliance with CEQA. To satisfy requirements under CEQA, the County, as lead agency, caused the preparation of an environmental impact report for the County Proposal (SCN: 2023050339), which consists of the Draft Environmental Impact Report, the Final Environmental Impact Report, and all appendices attached thereto (collectively, the “Project EIR”). As detailed more fully therein, the Project EIR evaluated the impacts of the construction and operation of the County Proposal as well as included an alternatives analysis that considered annexation of the Project Site into City for purposes of developing the proposed residential uses. City participated in the process for the Project EIR, including providing the County with comments thereon. On January 5, 2026, the County Planning Commission certified the Project EIR and approved the various discretionary entitlements associated with the County Development Application to allow the County Proposal to proceed. Thereafter, an appeal was filed by Zone 7 challenging the certification of the Project EIR and the Planning Commission’s approval of the Project. On February 10, 2026, at a duly noticed public hearing, the Alameda County Board of Supervisors heard, considered and took action, denying the appeal, certifying the Project EIR, adopting the necessary CEQA findings, and approving the Project.
6. On February 18, 2025, the Pleasanton City Council (“City Council”) considered the potential merits of annexation of the Project Site to allow for the development of the Project into the City, and provided direction to Developer to proceed with applications for annexation into the City. On February 25, 2025, formal applications for annexation and development were formally submitted to City, with the County Development Application continuing to be concurrently processed by Alameda County. On October 20, 2025, the City Council considered the key terms of this Agreement and provided further direction to City staff and Developer in this regard, and also directed the Parties to proceed with preparing and finalizing this Agreement for consideration by the City Council.
7. Despite obtaining entitlement approvals from the County, Developer has requested that the Project Site be annexed into the City, and related thereto Developer has proceeded to modify portions of the County Proposal (as reflected in the Project) to more closely align with applicable City development standards, adjusted grading, selected lot configurations, home designs and unit count to provide a better transition to the adjacent Village at Ironwood subdivision. Developer has also requested access to City services for purposes of the Project development, including but not limited to, water, sewer, police, fire and other government services. Developer applied for the following Project Approvals (defined below) from City: (a) General Plan Amendment (P25-0116) to designate the Project Site Medium Density Residential (MDR); (b) Pre-zoning (P25-0118) for the Project Site to Planned Unit Development (PUD) – MDR and related Planned Unit Development/Planned Unit Development Plan (PUD-154); (c) Request for City to initiate Annexation Proceedings (P25-0115); (d) Vesting Tentative Map (Tract No. 8423); and (e) this Agreement.
3 8. In compliance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, City has prepared an Addendum to the Project EIR prepared and certified by the County for the Project.
9. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the State of California enacted California Government Code §§ 65864, et seq. (the “Development Agreement Statute”), which authorizes City to enter into an agreement with any person having a legal or equitable interest in real property regarding the development of such property. City has determined that by entering into this Development Agreement:
a. City is receiving assurances of a quality development of the Project in accordance with the goals and policies set forth in the City of Pleasanton’s General Plan as it exists on the “Effective Date” (defined below);
b. City will benefit and the public interest will be served from the annexation of this planned residential development into the City in order to more effectively provide municipal services to the Project’s residents; contribute to local property taxes; and support new transportation and utilities infrastructure to serve the Project; c. It will reduce uncertainties in planning and provide for the orderly development of the Project Site;
d. As detailed more fully herein, development of the Project Site will provide the City with the following public benefits:
i. Design and construction of an approximately 0.7-acre private park with an overlying public access easement in the Project Site.
ii. Design and installation of a public trail connection consistent with the Trails Master Plan along “Street A”, as well as from “Street D” to Mohr Avenue at the Irongate Drive intersection, within the same easement area as the public utility corridor, subject to approval by the Zone 7 Water Agency (“Zone 7”).
iii. In addition to required Project frontage improvements, design and installation of a six-foot wide sidewalk, as well as curb and gutter and roadway paving, on the north side of Busch Road extending from the westerly boundary of the project site to the westerly boundary of the City Operations Services Center/Public Works facility. iv. Based on the increased infrastructure demand created by the Project, in combination with demand from other unrelated developments, Developer shall be responsible for its fair share costs of certain off-site water and sewer improvements as set forth in detail in Section 3.2(f) of this Agreement. As Developer will be funding and constructing such off-site water and sewer improvements and such improvements also provide a benefit to third parties, Developer shall receive fee credits and reimbursement from City, as well as directly from the benefitting properties through reimbursement agreements for their proportional benefit, for the oversizing of such off-site water and sewer improvements, all as detailed more fully herein. v. If value-engineered engineering solutions are found that reduce the overall costs and are acceptable to City, then the Project’s fair share will be recalculated utilizing the same methodology, but with the lower total improvement costs. In addition to required transportation development fees as specified below, payment of a monetary contribution to City
4 by Developer shall be made, to be used by City for the purpose of designing and constructing El Charro Road as a public road connection of up to four lanes from Stoneridge Drive to Busch Road and/or Stanley Boulevard (“El Charro Extension”) in order to improve circulation within the broader East Pleasanton area and within the City.
vi. Construction of a total of forty-eight (48) JADUs in conjunction with the Project, which shall be deed-restricted for lower income households, and which shall satisfy the Project’s affordable housing obligation under the City’s local Inclusionary Zoning Ordinance. vii. Designation of the City as the Point of Sale for Project-related construction materials and fixtures, to the extent permitted under applicable law.
10. CEQA Compliance. An Addendum to the Project EIR was prepared for and adopted by City. The Addendum was prepared to determine whether or not the Project EIR prepared for and certified by the County of Alameda for the County Proposal remains sufficient to address the potential impacts of the Project being proposed in City, which was a responsible agency for purposes of the Project EIR, or whether additional documentation is required under the California Environmental Quality Act (Public Resources Code [PRC] § 21000, et seq. and Cal.
Code of Regulations, Tit. 14, Div. 6, Chapter 3, §§ 15000–15387) (CEQA). Pursuant to CEQA Guidelines Sections 15162 and 15164, the Addendum evaluated the proposed changes and documented the basis for the conclusion that the proposed changes would not result in new significant environmental impacts or a substantial increase in the severity of previously identified impacts, and further, that no new information of substantial importance has occurred. Therefore, it was found and determined by City that preparation of a subsequent or supplemental EIR is not required.
11. Project Approvals. City has undertaken to consider and approve several actions to plan for future housing on the Project Site, including, without limitation, the following approvals (collectively, “Project Approvals”):
a. General Plan Amendment (P25-0116) (“GPA”) to designate the Project Site Medium Density Residential (MDR); PUD Prezoning and Related Development Plan, Vesting Tentative Map, Pre-Annexation and Development Agreement, Initiation of Annexation Proceedings. Following review and recommendation by the City Planning Commission and after a duly noticed public hearing, the City Council approved the proposed GPA via Resolution No. _______, introduced ordinances to prezone the Project Site (P25-0118) and approve the related Planned Unit Development/Planned Unit Development Plan (PUD-154) by Ordinance Nos. _____ and _____. The City Council also approved: the Vesting Tentative Map (Tract No. 8423), this Agreement by introduction of Ordinance No. ______, and a Resolution to Initiate Annexation (P25-0115) for the Project as more particularly described in the foregoing City approval documents. Thereafter, at a duly noticed public hearing, the City Council adopted Ordinance Nos. ____, _____, and _____, respectively.
b. Approval of Alternative Means of IZO Compliance; Regulatory Affordable Housing Agreement. The City Council approved Developer’s proposed alternative means of complying with City’s Inclusionary Zoning Ordinance (“IZO”) as reflected herein. Related thereto, the City Council, by Resolution No. _____, approved a Regulatory Affordable Housing Agreement (pursuant to City Municipal Code section 17.44.060) for the Project Site, which was in substantially the same as attached DA Exhibit B (the “Regulatory AHA”).
5 12. In exchange for the benefits to City summarized in Recital 5(d) and detailed in Section 3.2 of this Agreement, together with the other public benefits that will result from the development of the Project Site with the Project, and subject to LAFCO approval, Developer will receive by this Agreement assurance that it may proceed with the Project in accordance with the Project Approvals and the Applicable Law (defined below), and therefore desires to enter into this Agreement.
13. Subject to LAFCO approval and completion of annexation, it is intended that City will annex the Project Site, and will have issued or shall concurrently with this Agreement issue, the Project Approvals relating to the development of the Project Site with the Project.
NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the mutual promises, obligations and covenants herein contained, City and Developer agree as follows:
AGREEMENT
ARTICLE A Pre-Annexation Obligations and Commitments
Section A.1 Annexation of Project Site. Within ten (10) days of the City Council’s first reading of Ordinance No. ____ approving this Agreement, and consistent with the covenants, terms and conditions of this Agreement, City and Developer shall initiate proceedings under the CKH Act for annexation of the Project Site into the City. City and Developer agree to take such subsequent actions as may be reasonably required to complete the annexation of the Project Site under the conditions imposed by LAFCO and reasonably acceptable to City and Developer. Consistent with the Recitals set forth above, the Parties desire for the Project Site to be annexed into the City for development of the Project.
Section A.2 Support Annexation. In reliance on the representations and covenants herein, the Parties agree to support the annexation of the Project Site to the City, including to cooperate in: (i) the timely preparation and submittal of the annexation application of the Project Site to LAFCO; (ii) providing for the orderly transfer of jurisdiction over the Project Site from Alameda County to the City to avoid duplication of effort and any delay in processing occasioned by the annexation as evidenced by the Parties’ cooperation in submitting and expeditiously processing the annexation request; and (iii) completing the annexation to enable the subdivision and development as contemplated by this Agreement and the other Project Approvals.
Section A.3 Binding Provisions. The Parties acknowledge and agree that the Term of this Agreement (described in Section 1.3 below) commences on the Effective Date; provided, however, that it shall not become operative until completion of annexation. This Agreement shall be a Development Agreement in accordance with the Development Agreement Statute as set forth in Government Code Section 65864, et seq., the Pleasanton Municipal Code, and the CKH Act.
ARTICLE 1 Description of Project Site, Effective Date and Term Section 1.1 Description of Project Site. The real property which is the subject of this Agreement is the Project Site, as more particularly described and depicted in the attached DA Exhibit A-1 and DA Exhibit A-2.
6 Section 1.2 Effective Date. The effective date of this Agreement (“Effective Date”) shall be the later of (a) thirty (30) days after the date the City ordinances approving this Agreement and PUD Application No. 154 are adopted by the City Council and attested by the City Clerk, or (b) if a referendum petition is timely circulated, filed and qualified by the Elections Official, the date the election results on the ballot measure by City voters rejecting said petition and thereby approving this Agreement are certified by the City Council in the manner provided by the Elections Code. The Effective Date shall be inserted above, where indicated. Pursuant to Government Code Section 65865(b), this Agreement shall not become operative until annexation proceedings are completed pursuant to applicable laws and regulations no later than six (6) months from the Effective Date (“Annexation Timing”); provided, however, Developer shall have the right, in its sole discretion, to extend the Annexation Timing so long as the application to annex the Project Site (“Annexation Application”) has been submitted to LAFCO for processing and consideration, with the Annexation Timing being so extended until such time as LAFCO takes action on and approves the Annexation Application and the related Certificate of Completion is prepared, executed and recorded by LAFCO. This Agreement shall be executed, acknowledged and recorded by the Parties within ten (10) days after the later of subsection (a) or (b) of this Section 1.2.
Section 1.3 Term. Subject to Sections 1.4 and 2.5 below, the term of this Agreement shall commence on the Effective Date and expire ten (10) years thereafter (the “Term”). Following the expiration of the Term, this Agreement shall be deemed terminated and of no further force or effect, subject to the provisions of Sections 6.2 and 6.3 that shall survive such termination; provided, however, such termination shall not affect any right or duty arising from the other Project Approvals.
Section 1.4 Effect of Development Project Approvals Challenge. In the event that any of the Project Approval(s) are challenged by a third party through a judicial action that results in a writ of mandate or court order that requires the City to modify or rescind the subject Project Approval(s), the effectiveness of this Agreement shall be suspended pending such modification or rescission. City’s modification of the subject Project Approval(s) may necessitate that the Parties to this Agreement negotiate an amendment to this Agreement. City’s rescission of the subject Project Approval(s) shall result in this Agreement no longer being in force and effect. In the event that Ordinances _____ and/or _____ adopting the PUD zoning/Development Plan and this Agreement, respectively, are challenged by a referendum petition, and such petition is timely circulated, filed and qualified for the ballot by the Elections Official, the effectiveness of this Agreement shall be suspended pending the results of the election upon the ballot measure. If the voters reject the referendum petition and thereby approve the subject Ordinance(s), then this Agreement shall no longer be suspended and this Agreement shall be in full force and effect as of the Effective Date. If the voters do not reject the referendum petition and thereby do not approve the subject Ordinance(s), then this Agreement shall no longer be in force and effect. Notwithstanding anything to the contrary in the foregoing, nothing in this Section 1.4 shall constitute a waiver by Developer of its right to challenge in court the validity of any such referendum petition. Pursuant to Section 2.5 below, the Term shall be extended for any period the effectiveness of the Agreement is suspended under this Section
1.4. ARTICLE 2 Standards, Laws and Procedures Governing the Project Section 2.1 Vested Right to Develop. Subject to annexation and Section 1.4 above, Developer shall have a vested right to construct and operate the Project at the Project Site in substantial conformance with the terms and conditions of this Agreement, the other
7 Project Approvals, the Subsequent Approvals (defined in Section 4.3 below) (as and when issued), the Applicable Law (defined in Section 2.3 below) and any amendments to the Project Approvals, Subsequent Approvals or this Agreement as shall, from time to time, may be approved pursuant to this Agreement.
Section 2.2 Permitted Uses. The permitted uses and the density and intensity of use of the Project Site; the maximum height, bulk and size of the proposed buildings; provisions for reservation or dedication of land for public purposes and the location of public improvements; the general location of public utilities; and other terms and conditions of development applicable to the Project, shall be as set forth in the Project Approvals and any Subsequent Approvals (but not in any way limit or otherwise conflict with any right to construct and operate as set forth in the Project Approvals).
Section 2.3 Applicable Law. “Applicable Law” shall mean, collectively, the Project Approvals and the other City laws, rules, regulations, official policies, standards and specifications governing development of the Project Site (including, but not limited to, the Zoning Ordinance, General Plan, and design and construction standards as amended by the Project Approvals), which are in force and effect on the Effective Date, except as otherwise provided in this Section 2.3 and Section 3.3 below. During the Term, to the extent there are any conflicts between the other Project Approval(s) or the Subsequent Approvals, including, but not limited to, condition(s) attached thereto, and this Agreement, the terms and conditions of this Agreement, including, without limitation, Developer’s vested rights hereunder, shall govern and prevail.
This Section 2.3 shall not preclude the application to development of the Project or Project Site of:
a. Changes in Applicable Law if and to the extent that the terms of which are specifically mandated and required by changes in State or Federal laws or regulations. In the event State or Federal laws or regulations enacted after the Effective Date of this Agreement prevents or precludes compliance with provision(s) of this Agreement or requires changes in plans, maps or permits approved by the City, this Agreement shall be modified, extended or suspended as may be necessary to comply with such State or Federal law or regulation. b. Any ordinances, resolutions, orders, rules, official policies, standards, specifications, or other regulations promulgated or adopted by City or its electorate (through their power of initiative or otherwise) after the Effective Date (collectively, “New City Laws”) that relate to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure imposed at any time; provided, that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties and such procedures are not inconsistent with procedures set forth in this Agreement.
c. New City Laws that revise City's uniform construction codes, including City's building code, plumbing code, mechanical code, electrical code, fire code, grading code and other uniform construction codes, as of the date of permit issuance; provided, that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.
d. Subject to the requirements set forth in Section 3.3(b)(4) below, New City Laws that are necessary to protect physical health and safety of the public; provided, that such
8 New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.e. New City Laws that do not conflict with this Agreement, the Vested Approvals or the Subsequent Approvals and further provided that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.
Section 2.4 Moratorium, Initiatives and Conflicting Enactments. To the extent consistent with State law (and excepting a declaration of a local emergency or state emergency as defined in Government Code § 8558), if any ordinance, resolution or other measure is enacted subsequent to the Effective Date, whether by action of City, by initiative, referendum, or otherwise, that imposes a building moratorium, a limit on the rate of development, or a voter- approval requirement which would otherwise affect the timely development or implementation of the Project or Project Approvals or Subsequent Approvals for all or any part of the Project Site (“City Law”), City agrees that such City Law shall not apply to the Project, the Project Site, this Agreement, the Project Approvals, or the Subsequent Approvals, if any, during the Term.
Section 2.5 Life of Project Approvals or Subsequent Approvals. The term of any other Project Approval or Subsequent Approval shall automatically be extended for the longer of the Term or the term otherwise applicable to such Project Approval or Subsequent Approval if this Agreement is no longer in effect. The term of any other Project Approval or Subsequent Approval shall not include any period of time during which any applicable development or utility moratorium, lawsuit, or the actions of other public agencies that regulate land use, delays the granting of any Subsequent Approval or the development of the Project, including, but not limited to, the period of time of any lawsuit challenging the Project Approvals and/or Subsequent Approvals. Any tentative map prepared for the Project shall comply with Government Code Section 66473.7.
Section 2.6 Reliance on Addendum. An Addendum to the Project EIR was prepared for and adopted by City. The Addendum was prepared to determine whether or not the Project EIR prepared for and certified by the County of Alameda in connection with the County Proposal remains sufficient to address the potential impacts of the Project being proposed in the City, which was a responsible agency for purposes of the Project EIR, or whether additional documentation is required under CEQA. Pursuant to CEQA Guidelines Sections 15162 and15164, the Addendum evaluated the proposed changes and documented the basis for the conclusion that the proposed changes would not result in new significant environmental impacts or a substantial increase in the severity of previously identified impacts, and further, that no new information of substantial importance has occurred.
Section 2.7 Subsequent CEQA Review. In the event that any additional CEQA documentation is legally required for any discretionary Subsequent Approval for the Project, then the scope of such documentation shall be focused, to the extent possible consistent with CEQA, on the specific subject matter of the Subsequent Approval, and the City shall conduct such CEQA review in a timely manner.
ARTICLE 3 Developer Obligations
Section 3.1 Obligations of Developer Generally. The Parties acknowledge and agree that City’s agreement to perform and abide by the covenants and obligations of City set forth in this Agreement is a material consideration for Developer’s agreement to perform and abide by its covenants and obligations, as set forth herein.
9 Section 3.2 Developer Obligations. Developer shall comply with all of the requirements set forth below:
a. Design and complete grading for the Project in a manner that minimizes the grade differential between the Project’s westerly lots and the abutting easterly lots within the Village at Ironwood subdivision; to satisfy this obligation, Developer shall perform the foregoing work in substantial conformance with the approved plans dated February 2026 (collectively, the “Approved Plans”) and as otherwise set forth in the Project Approvals and Subsequent Approvals.
b. Design and construct an approximately 0.7-acre private park with an overlying public access easement within the Project Site, as set forth in more detail on Sheet L2 of the VTM. Developer shall be solely responsible for all costs associated with the design, installation, and ongoing maintenance of the Park, which shall be in substantial conformance with Sheet L2, except if and to the extent the Parties mutually agree to modify the foregoing.
The Park shall be substantially completed, to the satisfaction of the City Engineer, no later than issuance of the certificate of occupancy for the one hundred (100th) residential unit in the Project (including model homes but exclusive of JADUs), except that the Director of Community and Economic Development may extend this to no later than the one hundred fiftieth (150th) residential permit, upon request by Developer and should the Director of Community and Economic Development make the determination that completing and opening the Park to use at that time would present an unacceptable health and safety risk to the users of the Park (for example, due to construction activity). Developer shall provide City with a public access easement in recordable form over the area upon which the Park will be constructed, in a form reasonably approved by the City Attorney. “Substantially complete” for purposes of this subsection (b) is defined to mean the Park improvements have been installed pursuant to this subsection (b) and available to be used for the intended purpose but City’s final inspection has not yet occurred.
c. Design and install (1) a trail extension from the Project’s “Street A” to the area just north of Lot 161 along the project’s northern property line, as well as (2) a trail extension from the property line just north of Lot 161 to Mohr Avenue at the Irongate Drive intersection, within the same easement area as the public utility corridor located north of the Village of Ironwood, which trail extension is identified in the 2019 Trails Master Plan Figure 3-2, as set forth in more detail on Sheet C4.1 and C5.3 of the VTM (collectively, the “Trail Extension”), which shall be dedicated to City in fee. Notwithstanding anything to the contrary in the foregoing, the portion of the Trail Extension to be located from the property line to Mohr Avenue at the Irongate Drive intersection shall be subject to the grant of the necessary easement to City by Zone 7 or other procurement of property rights to the same by City or Developer. Developer shall be solely responsible for all costs associated with the design, installation, and ongoing maintenance of the Trail Extension through the Maintenance CFD. The Trail Extension shall be substantially completed, to the satisfaction of the City Engineer, no later than one (1) year after both of the following have occurred: (i) the required easement from Zone 7 has been recorded, and (ii) all required approvals, entitlements and permits necessary to install the Trail Extension (including approval of related improvement plans by City and Zone 7) have been obtained. “Substantially complete” for purposes of this subsection (c) is defined to mean the required Trail Extension improvements have been installed pursuant to this subsection (c) and available to be used for the intended purpose and City’s final inspection has occurred.
10 d. Pay the applicable transportation impact fee (“TIF”) to City pursuant to this Agreement subject to applicable fee credits and reimbursements as provided for in attached DA Exhibit H and pursuant to the Applicable Law.
e. Participate in the necessary improvements to Busch Road. Per applicable provisions of Pleasanton Municipal Code Title 19 (‘Subdivisions’), Developer is required to make certain improvements along and to Busch Road to allow for safe pedestrian, bicycle and vehicular ingress and egress to and from the Project Site, as reflected in the Project Approvals and DA Exhibit C. In addition, Developer will undertake, through construction or payment of a supplemental fair share payment, additional improvements along and to Busch Road. Collectively, these additional foregoing obligations are described as follows:
i. Pay one-third (1/3) of the total actual costs to construct the Busch Road Improvements (defined below) (“Busch Road Reimbursement”) to City, which City shall promptly submit to the developer of the Villages of the Quarry Project (“Kiewit Developer”) to reimburse same for Developer’s fair share of the following improvements on Busch Road (collectively, “Busch Road Improvements”) that the Kiewit Developer is conditioned to install.
Payment of the Busch Road Reimbursement shall occur prior to the issuance of the building permit for the vertical construction of the Project’s first residential unit (excluding model homes).
The Busch Road Improvements shall, collectively, consist of:
1. 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);
a. 2. Installation of a six-foot wide sidewalk, curb and gutter and roadway paving on the north side of Busch Road, extending to the western boundary of the City Operations Services Facility parcel (with said improvement eligible for fee credit as outlined in Exhibit C);
3. 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
4. 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).
ii. Notwithstanding the foregoing, if the Kiewit Developer does not install the Busch Road Improvements and thus Developer is required to so install pursuant to this Agreement and related Project conditions of approval, then Developer shall not be required to pay the Busch Road Reimbursement and instead shall construct said Improvements and shall receive all required fee credits and reimbursements in connection therewith as shown in DA Exhibit C, including, without limitation, any and all supplemental fair share payments for said improvements that City receives.
f. The Parties shall cooperate to process, consider and form or annex the Project into a maintenance Community Facilities District (“CFD”) which shall provide adequate annual funding for maintenance (consistent with typical City service levels), in perpetuity, of the Trail Extension (to the extent installed pursuant to Section 3.2(c) above), in-tract public streets, sidewalks, lighting, in-tract utility facilities, and storm drainage (proposed to be located on
11 private property to the east of the Project Site), as further shown in attached DA Exhibit D-1 and DA Exhibit D-2 (the “Maintenance CFD”). The Parties shall formally commence this formation process promptly upon completion of annexation, and shall work collaboratively and with diligence and good faith to attempt to complete said formation process within six (6) months thereafter or within such other reasonable time frame agreed upon by the Parties. Formation of said Maintenance CFD shall occur prior to issuance of the building permit for the first residential unit. At Developer’s request, the Parties shall also cooperate to process, consider and form a facilities CFD (the “Facilities CFD”). The combined total effective special tax rate for the Maintenance and Facilities CFDs shall not exceed one and one half percent (1.5%) of the total tax burden on each home. Furthermore, to the extent all or a portion of the Project’s landscaping obligations are covered by the Project’s Homeowners’ Association (“HOA”), then the amount of said obligations shall be correspondingly reduced in the Maintenance CFD. If City fails to approve the foregoing CFD formation despite Developer’s cooperation in this regard, Developer shall have no further obligations under this subsection (f). Notwithstanding anything to the contrary in the foregoing, the Parties agree that City shall be under no obligation to accept Project improvements until the Maintenance CFD is formed. g. Pursuant to the timing set forth in the Project Approvals, Developer shall fund and construct the Off-site Water Improvements and the Off-site Sewer Improvements, as identified on attached DA Exhibits E and F, respectively, and consisting of the following: i) installation of a looped water distribution system that complies with the Planning and Design Criteria Summary presented in Table ES.1 of the City’s Water Distribution System Capacity Master Plan dated May 2024, as further delineated in the Water Report, and ii) sizing of existing downstream sewer lines as described in Section 6.2.2 (Scenario 2, Option A: CIP) in the Sewer Report by Woodard & Curran Collectively, the foregoing shall be referred to herein as the “Off-site Water and Sewer Improvements”).
Based on the increased infrastructure demand created by the Project, in combination with demand from other unrelated developments, Developer shall be responsible for its fair share costs of the Off-site Water and Sewer Improvements as set forth in this Section 3.2(g). Since Developer will be funding and constructing the Off-site Water and Sewer Improvements and because such improvements also provide a benefit to third parties (each, a “Benefitting Developer”), then Developer shall receive City connection fee credits for the total cost (including both hard and soft costs as evidenced by City-verified contractor invoicing) of the Off- site Water and Sewer Improvements. In addition, since City connection fee credits will not fully offset the costs of the Off-site Water and Sewer Improvements, Developer shall also be reimbursed by City via funds from any and all supplemental fair share payments made to City by other Benefitting Developers (e.g., Kiewit Developer, with respect to the Off-site Sewer Improvements). Furthermore, to the extent that Developer has not been fully reimbursed for the foregoing costs via fee credits and the foregoing reimbursement via City-collected fees, Developer also shall have the right to be reimbursed directly from other Benefitting Developers via reimbursement agreements with said Benefitting Developers (“Third-Party Reimbursement”). City shall facilitate such Third-Party Reimbursement by imposing condition(s) of approval on development applications that benefit from the installation of the Off- site Water Improvements and/or Off-site Sewer Improvements submitted by such Benefitting Developers. The amount due by such Benefitting Developers shall be calculated based on a fair share methodology consistent with the assumptions used in the Off-Site Water Report (as set forth in attached DA Exhibit E) and Off-Site Sewer Report (as set forth in DA Exhibit F). h. A monetary contribution to City that shall be used by City for the purpose of designing and constructing El Charro Road improvements in order to improve traffic
12 circulation and reduce existing and future congestion in Pleasanton (“El Charro Road Improvement Contribution”). If paid to City in full by the third anniversary of the completion of annexation, the El Charro Road Improvement Contribution shall total Three Million Dollars ($3,000,000), and shall be divided by the total number of building permits being sought for the Project’s single-family market rate units ($3,000,000 / 189 = $15,873.02, rounded up), and such amount shall be paid by Developer to City at issuance of each residential building permit for a single-family market rate unit in the Project (including model homes) until the full $3,000,000 has been paid to City. In the event the full El Charro Road Improvement Contribution has not been paid to City by the deadline set forth above, each subsequent payment thereof shall be subject to those annual adjustments pursuant to the ENR Construction Cost Index for San Francisco in effect at the time of the building permit issuance for each residential unit. To the extent the Developer has not made full payment of the El Charro Road Improvement Contribution by the end of the term of this Agreement, any balance shall be paid to City no later than the expiration date of the Term of this Agreement. i. In connection with the construction of the relevant single-family homes, Developer shall construct a total of forty-eight (48) JADUs, which shall be deed-restricted to lower-income households that will promote and serve the housing needs of residents within the City. Said deed restriction shall be in substantially the same form as Exhibit ____ to the form of Regulatory AHA attached hereto as DA Exhibit B.
j. To the extent permitted by applicable laws, Developer shall use good faith and commercially reasonable efforts to require all persons and entities providing Project-related construction materials and fixtures, including bulk lumber, concrete, structural steel and pre- fabricated building components, such as roof trusses, used in connection with the construction and development of, or incorporated into, the Project, to designate the Project Site as the place of use of material used in the construction of the Project in order to have the local portion of the sales and use tax distributed directly to City, all to the extent allowed by law. To satisfy the foregoing obligation, Developer shall instruct, in writing, its general contractor to cooperate with City as follows. To assist City in its efforts to ensure that the full amount of such local sales and/or use tax is allocated to the City, Developer shall include a provision in the relevant general contractor’s contract that instructs its general contractor to provide City with an annual spreadsheet, which includes a list of all subcontractors, a description of all applicable work, and the dollar value of such subcontracts. City may use said spreadsheet sheet to contact each subcontractor who may qualify for local allocation of use taxes to City. The terms of this subsection shall only apply to the construction of the buildings and structures in connection with the initial Project buildout and shall not apply to any subsequently performed tenant or individual lot owner improvement work within a building or structure Section 3.3 Vested Development Rights. Subject to annexation, the Project shall vest rights to construct and operate the Project on the Project Site in accordance with this Agreement and the Applicable Law, which shall include the following:
a. The City’s General Plan and the Pleasanton Municipal Code (as modified by the Project Approvals), in effect on the Effective Date and the other Project Approvals; b. All other adopted City policies, ordinances, resolutions, rules, regulations, and standards applicable to development or use of the Project Site on the Effective Date, except that Developer shall: