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The Pleasanton City Council is set to vote on a list of documents, amendments and plans Tuesday related to the proposed Arroyo Lago residential development project, which seeks to build close to 200 new homes in East Pleasanton.
The discussion comes after several City Council workshops and Planning Commission meetings over the past couple of years that resulted in a project city staff say is well-designed and will benefit the city in many ways.
“The proposed development reflected the City Council’s direction regarding grading, building height, and rear-yard setback for the homes along the westerly property lines,” staff noted in the July 21 City Council meeting report. “The overall project is designed to be compatible with the surrounding residential communities, including the recently approved Villages at the Quarry, located across Busch Road, which are currently in rough grading.”
If approved, the Arroyo Lago project will construct 189 new single-family homes with 159 of those being two-story homes and 30 being one-story homes on the property east of Valley Avenue and Busch Road, north of Stanley Boulevard and south of Arroyo Mocho. Lot sizes would range from 3,500 square feet to 5,652 square feet.
The project would also build 48, deed-restricted junior accessory dwelling units, also known as JADUs. Those will range in size from 170 square feet to 212 square feet and would be connected to the main home.
A park would also be built in the middle of the entire project that would be owned by the project’s homeowners association but will be made available to the greater public, and a community facilities district would be formed to finance shared infrastructure at the site.
The project dates back in 2017 when applicant 330 Land Company submitted plans for the development with Alameda County. The roughly 30-acre site currently stands in an unincorporated area just outside of Pleasanton’s city boundaries on the far east side.
The company paused the project when the city resumed discussions on the East Pleasanton Specific Plan at that time, which sought to shape development in the area. But after the city abandoned the plan, 330 Land Company filed another application with the county in 2022.
That county version of the project was approved in February by the Board of Supervisors and includes more units and an offsite sewer treatment facility.
However, in 2024 the City Council directed staff to assess the feasibility and benefits of annexing the project site. After some further discussions and a workshop, the council eventually gave staff the green light to mobilize on drafting key terms for a pre-annexation and development agreement.
Those and other documents as well as the project’s design eventually made its way to the city’s Planning Commission on June 24. The commission, after an in-depth review, voted to recommend that the City Council approve the project’s design and relevant documents, including an addendum to the county’s environmental impact report; amendments to the city’s General Plan; zoning changes; the vesting tentative subdivision map; and the planned unit development plan.
This approval would also allow staff to begin the process of annexing the land into the city’s boundaries.
The only change, however, that the Planning Commission did suggest to the City Council is regarding the pre-annexation and development agreement between the city and 330 Land Company.
The original documents stipulated that the applicant would contribute $3 million for the design and construction of an El Charro Road extension, which residents, staff and the council previously said is an important piece to the puzzle regarding future East Pleasanton developments.
But following the commission’s discussion last month, the majority agreed that the applicant should “be required to pay its full fair share of eight million dollars ($8,000,000) toward El Charro Road”.
“The Commission stated that in prior discussions of development in the East Pleasanton area, the construction of El Charro Road has been an integral part,” according to Tuesday’s staff report. “Projects in the East Pleasanton area, such as East Lakes and Amazon, should also be required to pay their full fair share.”
The City Council meeting is scheduled to begin at 7 p.m. Tuesday (July 21). The full agenda can be accessed here.
In other business
* The council will be holding two public hearings regarding assessments for landscape maintenance districts across the city.
According to its website, LMDs are “special assessment districts that help maintain landscaping and related improvements in specific neighborhoods throughout Pleasanton”.
These districts are managed by the city, which also oversees maintenance in these areas based on “each district’s original formation documents and approved maintenance plans”.
“These districts were established when the neighborhoods were originally developed to ensure that shared landscape features such as entry landscaping, open space areas, walls, lighting, and irrigation systems are maintained over time,” according to the city’s website. “Each LMD is limited to a defined geographic area, and funds collected within a district may only be used to maintain improvements located within that same district.”
According to the city’s staff report for Tuesday’s meeting, the council will first be holding a public hearing and possibly adopt resolutions regarding two new LMDs that the city proposed to form back in March: Ponderosa-Del Prado LMD 2026-1 and Bonde Ranch LMD 2026-2. Both of these LMDs would replace the two existing ones in each of those neighborhoods.
“On May 5, 2026, the City Council preliminarily approved the Engineer’s Reports for both proposed districts, ordered Proposition 218 property owner assessment ballot proceedings, and set July 21, 2026, at 7:00 p.m. as the date and time for the public hearing,” according to the staff report. “Official ballots and notices of the public hearing were mailed to all record owners within each proposed district on May 15, 2026.”
During the hearing, the council will receive public testimony, accept the final submission of the assessment ballots and tally the results of those ballots.
“If no majority protest exists, the City Council may adopt resolutions confirming the Engineer’s Reports and ordering the levy of assessments for fiscal year 2026/27,” staff noted in Tuesday’s report. “If a majority protest exists for either district, the proposed assessment for that district may not be imposed, and the corresponding existing district will continue to operate under its current assessment structure.”
According to staff, the proposed assessments would take effect upon adoption of the resolutions.
* In addition to those two resolutions, the council will also be voting on whether it should increase assessments to the maximum extent possible for a number of LMDs, including Ponderosa-Del Prado, Windsor, Bonde Ranch, Oak Tree Farm and Moller Ranch.
“Each district remains underfunded, and reserves for capital replacement are limited or unavailable,” according to Tuesday’s staff report.
After holding another public hearing, the council will vote on a number of staff recommendations, including the authorization of roughly $1,350 for the Moller Ranch water tank and staging area parcels from the city’s water fund and general fund; $617.41 for the Oak Tree Farm sewer lift station parcel from the sewer fund; and nearly $9,800 for the Ponderosa-Del Prado general contribution and Del Prado Park parcel from the general fund.
Staff is also recommending the council to authorize almost $390 for the Bonde Ranch water tank parcel from the city’s water fund.
