Pleasanton commission approves 27‑lot Vineyard subdivision with split park, adds bike-lane and turn-lane changes

The Pleasanton Planning Commission on July 9 approved vesting tentative map 8724, a 27‑lot subdivision on the Vineyard Avenue corridor that splits the three‑acre required park into vineyard frontage and a smaller, active park and includes lane‑striping changes and buffered bike lanes to address traffic safety concerns.

Staff said the project (P‑240596) is designated for housing in Pleasanton’s 2023–31 Housing Element and found to be exempt from additional environmental review under CEQA Guidelines section 15183. Melinda, planning staff, told commissioners the applicant’s amended map adopts a split‑park design consistent with a recent general plan amendment and the project meets the required findings and draft conditions of approval.

Commissioners and neighbors pressed staff and the applicant on traffic and speed concerns at the Thiessen Street and Vineyard Avenue area. Resident Nida Trivedi, speaking for the adjacent Chateau Estates neighborhood, asked the city and developer to repair a nonfunctioning speed sign, add another sign near Thiessen Street, and to explore further traffic calming, including signals, a roundabout, or a center median.

Justin DiNapoli, civil engineer with Carlson Barbany Gibson, described the striping and lane changes planned for the Vineyard frontage. “The buffered bike lane is essentially a 2‑foot‑wide strip that’s striped white,” DiNapoli said, and noted the city commonly uses green bollards in that striping to separate cyclists from traffic. He said the design eliminates the existing two‑way ‘‘free’’ left turn lane (sometimes called a ‘‘suicide lane’’), introduces protected left turns into the new subdivision, and adds acceleration/merging lanes to improve turning movements and merging safety.

The applicant sought the split‑park layout at neighbors’ request; the general plan amendment required that 60% of the open space be provided at the front (north) of the site. Staff said the amended map provides about 2.35 acres of vineyard frontage near Vineyard Avenue and roughly 0.65 acres of active park space closer to Old Vineyard Avenue Trail. An HOA will be created to maintain the vineyard, the active park and internal roadways, and a public access easement will allow trail users to reach the park.

Staff said the city’s traffic engineer reviewed refinements to the Vineyard Avenue striping and is satisfied with the proposed changes. DiNapoli said a continuous landscaped median was not proposed because sweeping curves and vegetation height in the corridor would likely reduce sight distance and could increase risk at some locations.

Commissioners repeatedly characterized the corridor problem as broader than this single project. Commissioner Mohan said the traffic issue “is really more regional” and that asking a 27‑home project to solve longstanding speed problems would be “overbearing.” Commissioners praised the developer’s outreach and the collaboration that produced the split park design.

After discussion, Commissioner Pace moved to approve the project per staff recommendations; Commissioner Mohan seconded. The roll call vote was unanimous: Commissioners Jane (Aye), Mohan (Yes), Pace (Aye), Wedge (Aye) and Chair Morgan (Aye). The commission approved vesting tentative map 8724 subject to the draft conditions of approval attached to the staff report.

The project history in the record shows prior approvals and reviews: the site was included in the 2023–31 Housing Element as a housing site, the zoning administrator approved a housing site compliance review in March, and the commission reviewed an earlier version of the tentative map in March before the applicant returned with the split‑park amendment. Staff said refinements to Vineyard Avenue striping were coordinated with the city traffic division and are included in the conditions. The planning commission noted that any broader changes to Vineyard Avenue traffic operations would require separate, citywide study and actions beyond this project.

Details submitted with the application that are in the record include the project ID (P‑240596), vesting tentative map number (8724), the CEQA §15183 checklist and the general plan amendment language requiring the 60/40 open‑space split. The staff report and attachments list the proposed conditions of approval and required construction details, and the project will return for ministerial plan‑check and construction permitting if it advances under those conditions.

Neighbors and the applicant said they will continue conversations about landscaping and entrances. Staff and the applicant noted the HOA could coordinate aesthetic choices with adjoining communities, but the planning staff said landscape choices must meet Pleasanton’s Water Efficient Landscape Ordinance and any changes beyond that would be a private agreement among HOA(s).

With the commission’s approval tonight, the map is tentatively approved subject to the normal condition set; the approval includes a public‑access easement over the active park area and standard conditions for on‑site improvements and traffic striping.

Commissioners said they expect further citywide discussion about Vineyard Avenue traffic safety separate from the subdivision review.