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East Pleasanton

The East Pleasanton Policy Framework (EPPF) project is a City Council-directed initiative to update the City’s vision and establish policies related to East Pleasanton. The EPPF project will establish a high-level vision for the preferred future of East Pleasanton, including potential future land uses, open space, and public infrastructure needed to serve development.

East Pleasanton Policy Framework Study Area

Despite the absence of a specific plan, multiple development projects have been proposed in East Pleasanton. The EPPF project will not evaluate the merits of the proposed projects in East Pleasanton or consider alternative land uses on these sites.  These proposed projects will be considered separately as part of the entitlement process for required permits and approvals. As shown below five development applications are pending: 

  • Parcel H: 300,000 sq. ft. industrial and office (proposed) 
  • Arroyo Lago: 189 single-family homes (proposed) 
  • East Lakes: 330 single-family and 367 multi-family homes (proposed) 
  • Seefried/Villages at the Quarry (former Kiewit): 310 single-family and 102 multifamily homes (approved) 
  • Amazon: 640,000 sq. ft. warehouse (proposed) 
Proposed and approved Projects within the study area

Additional Information

History of East Pleasanton

City efforts to prepare an East Pleasanton Specific Plan began in 2012. After substantial public participation, a draft Specific Plan and Environmental Impact Report was published in 2014. The Specific Plan presents a vision for the future of East Pleasanton with detailed policies relating to land use, urban design, transportation, environmental protection, and public infrastructure and services. Work on the Specific Plan paused in 2015 and resumed in 2019.  In 2020 work on the Specific Plan stopped again due to the pandemic and other considerations. The draft Specific Plan was ultimately never adopted.  

On February 4, 2025, the City Council discussed the proposed Arroyo Lago and East Lakes project and directed City staff to process annexation and development applications for these two projects. At this meeting, the City Council also directed City staff to initiate the East Pleasanton Policy Framework (EPPF) process to establish in the General Plan a vision for East Pleasanton with policies for future development in the area.  The EPPF process is intended to be focused and streamlined, with Planning Commission and City Council meetings providing the venue for public input and participation.  

The City has prepared new maps, assembled existing maps, and compiled documents with information relevant to the EPPF project. You may access that document here.

Next Steps: Anticipated Timeline & Activities

Date Milestone
December 2025Planning Commission Study Session #2
January 2026City Council Study Session #2
March 2026Planning Commission Hearing
April 2026City Council Hearing

Previous Meetings

Date Milestone
February 4, 2025City Council Meeting Materials
September 16, 2025Joint City Council and Planning Commission Workshop Meeting Materials
October 28, 2025Community Workshop in the Remillard Room, 3333 Busch Road

FAQs

What is the East Pleasanton Policy Framework Project? Why is the City talking about East Pleasanton?

The East Pleasanton Policy Framework (EPPF) project is a City Council-directed initiative to update the City’s vision and establish General Plan policies for the East Pleasanton. The EPPF project will establish a high-level vision for the preferred future of East Pleasanton, including potential future land uses, open space, and public infrastructure needed to serve development. With substantial interest from private property owners in advancing development applications in East Pleasanton, having a framework to guide City decision-making and planning for the area is necessary and beneficial.

No decisions have been made about areas of potential development and conservation in East Pleasanton.  However, a range of potential future land uses are being studied including residential, retail, open space, light industrial, and research and development uses.   

  • The City Limits define the boundary of the incorporated City of Pleasanton, within which the City has zoning control, exercises various regulatory powers, and provides a number of public services. Modifying the City Limits would involve annexation of land adjacent to the City; annexations generally must be agreed to by both the City and affected property owners, with the formal annexation process overseen by Alameda County Local Agency Formation Commission (LAFCO). 
  • The City’s Urban Growth Boundary (UGB), approved by voters in 1996, marks the area suitable for urban development beyond which the City will not extend public facilities and services. While “minor adjustments” to the UGB may be approved by City Council, a major modification to the UGB would require Pleasanton voter approval.   
  • The Sphere of Influence (SOI), adopted by the Alameda County Local Agency Formation Commission (LAFCO), represents the probable ultimate physical boundary and service area of Pleasanton, as determined by LAFCO.  Amendment to the SOI requires approval by LAFCO. 
Separate applications for the Arroyo Lago and East Lakes development projects are currently being processed by Alameda County. If approved by Alameda County, either or both of these projects could be built outside the City Limits. Recognizing there may be benefits to the projects being annexed and developed within Pleasanton, on February 4, 2025, the City Council discussed the two proposed projects. Based on analysis that indicated better fiscal, environmental and other outcomes if the two projects were to develop in Pleasanton, the City Council directed City staff to process annexation and development applications for them. Also on February 4, the City Council discussed the existing lack of land use and policy guidance related to the long-term future of the broader East Pleasanton area, including lands not subject to current development applications.  City Council directed City staff to initiate the EPPF process to establish a General Plan vision and policy framework for East Pleasanton. The EPPF project will not evaluate the merits of the proposed projects in East Pleasanton or consider alternative land uses on these sites, or on the Amazon property which is within City limits and subject to a current application for a warehouse/flex shell project.  (No change or modification to the residential project on the former Kiewit site, now known as “Villages at the Quarry”, will result from this effort, since that project is fully approved and entitled by the City of Pleasanton.) 

The EPPF will set broad policy direction for East Pleasanton and will not include formal amendments to land use or circulation plans, will not provide development entitlements, or enact boundary changes.  However, the direction established will chart the course for more detailed study and analysis, including CEQA (environmental) review, that would need to be part of the decision making on the details of land use and boundary changes, if any.  However, a high-level economic and fiscal analysis, considering the costs and benefits of potential land use changes, including how infrastructure costs may be addressed, will be prepared as part of the information provided to City Council as they weigh policy options for East Pleasanton. 

El Charro Road, as a public roadway connection from Stoneridge Drive to Stanley Boulevard, has been included as a planned improvement in the City’s General Plan for many years.   A recently updated traffic study concluded that El Charro remains a necessary transportation improvement, both to alleviate existing traffic in Pleasanton (i.e. without taking into account additional East Pleasanton development), and to accommodate future East Pleasanton growth.   Construction of the road is estimated at around $110 Million (Stoneridge to Stanley Boulevard). Approximately half of this cost is included in the City’s Transportation Development Fee program. New developments pay this impact fee when they develop. Because some of the need for El Charro is generated by existing residents and developments in Pleasanton, by law, the City cannot require new development to absorb 100 percent of the construction costs.  However, the City does require developments to construct roadways adjacent to their property and this is in addition to the Transportation Development Fee payment. The City recognizes the challenges of funding El Charro and will continue to work towards solutions that minimize cost burdens on existing residents, within legal parameters. 

It should be noted that if projects develop within the unincorporated County, rather than being annexed to Pleasanton, the City will not be able to capture any impact fees from that development to offset the cost of building the road. 
As directed by City Council, the EPPF process is intended to be focused and streamlined, with Planning Commission and City Council meetings providing the primary venue for public input and participation. The EPPF process began in Spring 2025 and is expected to take about a year to complete. 

Your input is valuable to guide help to inform the policy options and analysis to be developed for future Council consideration. Sign up for email updates here.

Project Update – Arroyo Lago

Applications for annexation, General Plan Amendment, Planned Unit Development rezoning and development plan and Vesting Tentative Map 8423 for the construction of 189 single-family homes and a 0.7-acre park on an approximately 26.6-acre undeveloped site with on- and off-site improvements.

Project Update – East Lakes

No official application has been submitted to the City for this project at this point. As soon as more information is available, it will be shared here. 

Administration Hours

East Pleasanton
200 Old Bernal Avenue
Pleasanton, CA 94566

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