Council approves Barone’s mixed‑use redevelopment near downtown; 38 trees slated for removal

The Pleasanton City Council approved a mixed‑use redevelopment of the Barone’s restaurant property on St. John Street, adopting a CEQA addendum, rezoning the parcel to a planned‑unit mixed‑use district (PUD‑MU) and approving a vesting tentative map on Jan. 9.

The project, proposed by Robson Homes, will preserve the existing Barone residence, demolish the restaurant and patio structures, build two single‑story commercial buildings fronting St. John with a small plaza between them and construct 14 detached, two‑and‑a‑half‑story single‑family homes behind the commercial lots. The plan also preserves an open space corridor along the Arroyo del Valle and relocates and reconfigures access so parking for the commercial uses will be behind the storefronts.

Planning staff and the Planning Commission recommended approval after several public hearings and design iterations. Key considerations during the commission and council review included compatibility of new homes with the existing neighborhood and the downtown fabric, the amount and likely uses of the new commercial space, and the project’s tree removals.

The project will remove 38 on‑site trees, 31 of which staff’s arborist classified as heritage trees. The applicant will pay a mitigation contribution (set in the conditions of approval) to the city’s urban forestry fund and will plant on‑site trees where possible. City landscape staff said the developer will contribute funds equivalent to the appraised value of removed heritage trees; staff will apply those funds toward an urban forest succession and planting plan across Pleasanton. The council also conditioned the project on a maintenance standard for the privately maintained portion of the arroyo adjacent to the site.

Architectural plans show brick and stucco storefronts with large windows and metal canopies and 3,300‑ to 3,700‑square‑foot single‑family homes designed in a traditional, downtown‑compatible style. The applicant said the commercial buildings are intended to be “warm‑shelved” for active tenant uses such as restaurants, coffee or retail; staff recommended a tailored list of permitted uses that excludes medical offices and adult businesses while prioritizing active uses.

Public comment divided the room: business and civic leaders urged approval to support downtown vitality, while residents near the site and residents who have organized a petition asked the council to preserve mature oaks and re‑consider the scale and tree removals. City arborists and the applicant said the largest oak could not feasibly be relocated and noted engineering and creek setback constraints on the site layout.

The council approved the CEQA addendum and rezoning (PUD) unanimously and approved the vesting tentative map 4‑0 with Council Member Gallardo recused from the map vote due to prior participation at the Planning Commission.

Votes at a glance • Addendum to the Downtown Specific Plan EIR, PUD rezoning and development plan — Vote: unanimous. • Vesting tentative map (subdivision) — Vote: 4 yes, 0 no, 1 recusal (Council Member Gallardo recused).

What happens next The developer will refine construction plans to meet the conditions of approval, submit a master sign program and building plans, and execute the required tree mitigation and maintenance agreements before permits issue. The city will post the conditions and mitigation schedule; staff said the urban forestry fund will receive the stipulated mitigation payment once the project proceeds.

Ending Council members noted the decision balanced long‑running goals for downtown vitality, new housing supply and tree preservation but acknowledged the project will change a familiar downtown corner.