Working to:

  • Protect our Urban Growth Boundary
  • Preserve Ridgelines and Open spaces
  • Retain the best qualities of ourcity for future generations.  

August 17, 2016
Irby Ranch, PUD-110

A week ago Pleasanton Voters sent out an informational email about a proposed new housing project in Pleasanton called “Irby Ranch.”  The project consists of a General Plan Amendment to change the land use zoning from Retail/Highway/Service Commercial, Business and Professional Office, over to High Density Residential (housing).  In addition, this project would require the approval of a Planned Unit Development (PUD) Development Plan to construct 93 single high density family homes (2 and 3 stories) and a 19 unit affordable apartment complex for individuals with special needs.  The non-profit development partner for the 19 apartments is Sunflower Hill. Both projects are linked together and would be located on Stanley Boulevard/First Street near the intersection of Old Stanley Blvd. 

We would like to thank over 42 of you who wrote letters to the city’s Planning Commissioners, City Council and Staff.  The vast majority of you wrote about your concerns with existing traffic problems in the area, you wanted to avoid more residential water demands during this 5th year of the drought and noted that more houses will result in more students in our already overcrowded schools.  The Irby Ranch proposal was not popular among our followers.  Most of you asked the Planning Commission to reject the project, leave the land as it is currently zoned for commercial use or severely scale back the high-density residential portion in favor of maintaining the charm which Pleasanton is known for.

On August 10, 2016 the Planning Commission reviewed the project and took public feedback.  Most of the speakers that night voiced support for both the 93 homes and 19 apartments naming one central reason: they wanted to support the 19 units of lower income/special needs housing for the non-profit Sunflower Hill.  When it was time for a vote, the Planning Commissioners voted 5:0 to approve Irby Ranch in its entirety.  This will send the project to our elected officials, the Mayor and City Council, for review.   We will let you know the date and time for the council to review and vote on the project, and we hope you can attend to state your thoughts on the project in person.


Speak directly to your City Council on Tuesday, February 7 at 7 p.m.
City Council Chambers are at 200 Old Bernal Avenue, Pleasanton


Email the City Council at:
City Council, 200 Old Bernal Avenue, Pleasanton, CA  94566

Tuesday the Pleasanton City Council will be voting on an application to build 87 high-density 2 and 3 story houses.   Also on the site will be land for the future construction of 30 apartments and a community center for Sunflower Hill (SFH) residents.  SFH is a local organization working to build a Pleasanton community for special needs adults that sustains and enhances their lives.  In exchange for the approval of the 87 homes, the developer will donate 1.64 acres of land for the 30 apartments, plus a gift of $1 million dollars to SFH. 

Included in the plans are the extension of Nevada Street from Bernal to Stanley Boulevard, a bike lane and trail along the arroyo plus an upgrade to Pleasanton’s water line.  The development located on Stanley Blvd. near the junction of Old Stanley and First Street is approximately one mile from the 345 unit Vintage Village apartment/retail complex on the corner of Bernal and Stanley.  It is estimated that the

Irby Ranch and Sunflower Hill developments will generate 1088 car trips a day.  The majority of homes will be built in2018.  See the map below.

Email February 4, 2017


August 3, 2016

Subject: Weigh In on 2 and 3-Story High-Density Homes on Stanley Blvd.  

 Pleasanton’s Planning Commission will be considering the final draft of 93 two and three story high-density homes and 19 affordable apartments on Stanley Blvd. near the junction of Old Stanley Blvd.  Tell our City Leaders what you think:

​​Attend:  The August 10, 7 p.m.  Pleasanton Planning Commission Meeting, City Council Chambers, 200 Old Bernal Avenue, Pleasanton.
                                                                                   OR IMMEDIATELY:

                                               Email: the Planning Commission at
                                                  Email: the City Council at:
                                 Mail: City Council and/or Planning Commission, 200 Old Bernal Avenue, Pleasanton, CA  94566

 The Concentric Development Group is requesting a General Plan Amendment and rezoning from agricultural and service commercial to allow the development of housing on 15.03 acres of Irby, Kaplan and Zia land. The project is located just west of the 350 high-density apartments currently under construction on Stanley/Bernal.  These higher-density houses have been compared to Township Square’s 3-story houses next to the Safeway on Bernal.

 In exchange for permitting 93 market-priced houses, the developer is required to provide low-cost housing to meet the city’s inclusionary zoning requirements.  This requirement would be met by allocating 1.3 acres to Sunflower Hill for up to 19 apartment units and a common area for special-needs residents.  The Sunflower Hill spokesman is confident that they can secure funding for their residential component of the development.  Pleasanton Voters supports community programs such as Sunflower Hill which offer residential options for individuals with special needs.  For more information please go to

These 2 and 3-story, $800,000+ detached single family homes will increase traffic on Stanley Blvd., First Street, Vineyard Ave., Sunol Blvd. and other local streets by about 1,000 car trips per day.   They would increase water and school demands.  The houses are denser than standard city guidelines, designed primarily without front and back yards or driveways.  Lacking driveways, homeowners may not have sufficient parking for themselves and their guests.  About 30% of the homes closely face Stanley Boulevard.

The city has already met its regional housing requirements (RHNA) for rezoning land for housing through at least 2022.  Therefore, the city does not need to build these 112 homes now. 

The complete staff report including the prepared traffic analysis and environmental studies will be available on the City’s website at, Planning Commission meetings, after 5:00 p.m. on Friday, August 5, 2016

Points to consider when evaluating the benefits of this project verses the deficits:

  • Should rezoning be reconsidered after 2022 when the city can get RHNA credit?
  • If now is the right time, is this the right number of homes and density or should it be scaled back?
  • If approved, should the market-rate and low-cost housing be constructed in tandem so the low-cost property is not vacant until funding is found?
  • Should we wait until the city has traffic relief with Highway 84 improvements?
  • Are the benefits to the community in balance with the costs to the community?
  • Is this the vision of our downtown you want?  Does this set a precedent?
  • Are there other changes you would like to see?
  • If now is not the right time, are there other things the city can do to support Sunflower Hill?
  •  Weigh-in and let our city leaders know your thoughts. 

Pleasanton Voters 
Kelly Cousins, President
Sandy Yamaoda, Secretary

Al Exner, Treasurer