In 2026, Stoneridge Shopping Center at the freeway end of Stoneridge Drive and Pacific Pearl at the El Charro Road end announced the same kind of tenant. Both centers chose Asian tea houses, Japanese street food and counter-service dessert. As of Oct. 11, the bet is clear from the announcements, but very little of it is open yet.

That gap matters if you live nearby. Pleasanton's September 2026 city newsletter listed eight businesses at these two centers as new or coming soon. One of them has a confirmed opening date. Another has dropped out of its center's directory. The rest are still waiting on dates that were either never announced or have already passed.

The Same Bet, Placed at Opposite Ends

Simon Property Group owns Stoneridge Shopping Center. Simon puts the mall at the I-580/I-680 interchange, and its directions send drivers off I-680 onto Stoneridge Drive and then to Stoneridge Mall Road. Pacific Pearl sits at the southwest corner of El Charro Road and Stoneridge Drive near I-580, where the East Bay Times first reported the project. In its August coverage, Bay Area News Group placed Pacific Pearl on the eastern edge of Pleasanton, near the San Francisco Premium Outlets in Livermore.

So one street links an enclosed regional mall and a 110,511-square-foot strip center built in 2018. Pacific Pearl is anchored by 99 Ranch Market and already has 85 Degrees Bakery, Mochinut, Kura Sushi and Bonchon Chicken. These two centers have very different owners and formats. Their 2026 tenant announcements still read like they came from the same playbook.

At the east end, Pacific Pearl announced four tenants in August. They are Taiwanese tea house Chicha San Chen, Eight Turn Crepe, Yogurtland and HiroNori Craft Ramen. At the west end, the mall announced in April that Japanese tea shop Maruwu Seicha and ONIGILLY Japanese Kitchen would open later in the year, along with a Hollister store. Simon's directory has since added Master Shin, which it describes as Korean street food.

What You Can Order on Stoneridge Drive Today

If the plan for this weekend is boba, a snack or dinner, here is what the sources confirm is open right now.

East end, Pacific Pearl

• Chicha San Chen, 2709 Stoneridge Drive, #102. The Oaklandside reported that it opened on Aug. 31, 2026, and Pacific Pearl's directory labels it "New" and lists its hours. The menu covers freshly brewed tea, milk tea and fruit tea. The chain's other Bay Area locations include Berkeley, Cupertino, Daly City, Fremont and San Jose.
• The center's existing lineup of 99 Ranch Market, 85 Degrees Bakery, Mochinut, Kura Sushi and Bonchon Chicken.

West end, Stoneridge Shopping Center

• UME TEA, which Simon lists with store hours. Simon describes it as a bubble-tea café designed for sitting and socializing that blends Chinese and American cultures. UMe's own store page lists handcrafted boba, fruit tea and fresh milk tea, with online ordering for the Stoneridge location.
• The 2025 group of new tenants that Pleasanton Weekly listed: It's a Grind Coffeehouse, POP MART, Shiekh Shoes, Balabala, Carter's and Funshare Arcade. POP MART was the Tri-Valley's first and opened on June 28, 2025.

Right now, a boba run works at either end of the road. A crepe, a bowl of ramen or an onigiri still doesn't.

The Dates That Have Already Passed

Every tenant still waiting fits one of three patterns. Some had a specific target that has passed. Some never had a date. One has disappeared from its center's listings.

1. Eight Turn Crepe, 2693 Stoneridge Drive. This New York-based chain makes crepes from gluten-free rice flour, fills them with sweet or savory ingredients and serves them in handheld paper cones. Pleasanton is set to be its first Northern California store. The August target was "late September or early October." As of Oct. 11, Pacific Pearl's directory still says "Coming Soon."
2. HiroNori Craft Ramen, which signed for 1,404 square feet. HiroNori holds a Bib Gourmand from the Michelin Guide and already runs locations in Cupertino, Fremont, San Mateo and Santa Clara. It had not announced an opening date when the lease was reported, and the directory still lists it as coming soon.
3. Yogurtland, which signed a lease for 1,220 square feet. Its opening date was to be announced once plans were finalized, and no date has appeared since.
4. Maruwu Seicha and ONIGILLY Japanese Kitchen, both promised for "later this year" in the mall's April 14 press release, which gave no dates. Simon's store pages still mark both as coming soon.
5. Hollister, scheduled for the third quarter of 2026. That quarter ended Sept. 30, and the research turned up no confirmation that the store has opened.
6. Alpha Tea, which the city's September newsletter listed as coming soon to 2709 Stoneridge Drive. It no longer appears in Pacific Pearl's store directory, and its directory page now shows "Store not found." That doesn't prove the project was canceled, but it is the only tenant on either list whose status went backward.

None of this is unusual. A tenant announcement marks when a deal was made public. The opening date depends on build-out, permits and hiring, and those steps rarely run on the schedule in a press release.

Why Two Different Landlords Landed in the Same Place

Maruwu Seicha focuses on premium Japanese matcha and currently lists locations in Honolulu, Culver City and Palo Alto. According to the mall's announcement, it will be on the first level and aims to serve tea newcomers and enthusiasts alike. ONIGILLY started as a food cart in San Francisco and grew into a Bay Area chain built around onigiri, the pressed rice balls with a range of fillings. Patch described Pleasanton as its first East Bay location. Master Shin's existing restaurant is in San Pedro Square Market in San Jose, which describes its food as Korean flavors with Bay Area styling.

Simon's leasing executive explained the strategy in the April announcement, as reported by Pleasanton Weekly:

"Visitors are coming here for the full experience."

That's Ruben Perez, executive vice president of leasing at Simon Property Group. In the same release, Stoneridge general manager Kevin Saldaña described the goal as "a true hub for the East Bay community where people can gather and enjoy time together."

That reasoning helps explain why the two centers are converging. Pacific Pearl built its identity around 99 Ranch and Pan-Asian dining from the start. Bay Area News Group called it a "busy" and "popular" Asian strip mall. The mall now wants that same reason for a visit, a destination drink or a snack worth the drive, and it's going after it with tenants in the same family. Pacific Pearl, meanwhile, is adding more of what already works there. Its four new tenants are a second tea house, a dessert stop, a frozen yogurt shop and a sit-down ramen counter, all next to a grocery anchor that already brings in regular shoppers.

The mall has longer-term plans too. Simon's leasing materials describe a residential redevelopment of former department-store space with a 125,000-square-foot fitness facility and an outdoor plaza. The phase dates on that page, Phase I in 2025 and Phase II in 2027, appear on an undated page. The city's own page on the Stoneridge framework, adopted Jan. 26, 2023, still refers to detailed plans expected "later in 2025." Neither page shows what is happening on the ground today, so treat those timelines as unconfirmed.

Reading the Coming Soon Signs This Fall

The store directories at both centers are undated, so a "Coming Soon" label can stay up for weeks after a target has passed. Eight Turn Crepe shows how that plays out. The more reliable signals are dated ones. Chicha San Chen's opening was confirmed in a news roundup and then in the city's "Now Open" list, and that pair of dated sources is what separated it from the rest of the August announcement.

The city publishes "Now Open & Coming Soon" lists in its monthly newsletter, which makes it a regular check-in for both centers. The September issue also listed new openings elsewhere in town, including Ah Huevo at 5321 Hopyard Road, Arirang Tofu & BBQ at 1807 Santa Rita Road and Ly's Vietnamese Cuisine at 221 Division Street.

For now, the confirmed new option on the Stoneridge corridor is a cup of tea at Chicha San Chen at the El Charro Road end or UME TEA at the mall end. The crepes, ramen, matcha and onigiri have been announced but haven't opened.

If you'd like to talk through what's changing around Stoneridge Drive and what it means for daily life in this part of Pleasanton, Bay Homes Collective is glad to share what we're seeing, honestly and without pressure. Start the Conversation.