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• Signature of Trustor(s)
Dated:
A.P.N. Deed of Trust File No.:
and Assignment of Rents (Short Form) - continued
County Book Page County Book Page County Book Page County Book Page County Book Page Alameda 435 684 Imperial 1091 501 Merced 1547 538 San Benito 271 383 Siskiyou 468 181 Alpine 1 250 Inyo 147 598 Modoc 184 851 San Bernadino 5567 61 Solano 1105 182 Amador 104 348 Kern 3427 60 Mono 52 429 San Francisco A332 905 Sonoma 1851 689 Butte 1145 1 Kings 792 833 Monterey 2194 538 San Joaquin 2470 311 Stanislaus 1715 456 Calaveras 145 152 Lake 362 39 Napa 639 86 San Luis Obispo 1151 12 Sutter 572 297 Colusa 296 617 Lassen 171 471 Nevada 305 320 San Mateo 4078 420 Tehama 401 289 Contra Costa 3978 47 Los Angeles T2055 899 Orange 5889 611 Santa Barbara 1878 860 Trinity 93 366 Del Norte 78 414 Madera 810 170 Placer 895 301 Santa Clara 5336 01 Tulare 2294 275 EI Dorado 568 456 Marin 1508 339 Plumas 151 5 Santa Cruz 1431 494 Tuolumne 135 47 Fresno 4626 572 Mariposa 77 292 Riverside 3005 523 Shasta 684 528 Venutra 2062 386 Glenn 422 184 Mendocino 579 530 Sacramento 4331 62 Sierra 29 335 Yolo 653 245 Humboldt 657 527 San Diego Series 2 Book 1961, Page 183887 Yuba 334 486 which provisions, identical in all counties, are printed below) hereby are adopted and incorporated herein and made a part hereof as fully as though set forth herein at length; that he will observe and perform said provisions; and that the references to property, obligations, and parties in said provisions shall be construed to refer to the property, obligations, and parties set forth in this Deed of Trust.
In accordance with Section 2924b, Civil Code, request is hereby made that a copy of any Notice of Default and a copy of any Notice of Sale be mailed to Trustor at Trustor's address hereinbefore set forth, or if none shown, to Trustor at property address.
FURTHERMORE, in the event of foreclosure or deed in lieu of foreclosure, any provisions herein or any provisions in any other collateral agreement restricting the use of the Property to low or moderate-income households or otherwise restricting the Trustor's ability to sell the Property shall have no further force or effect. Any person (including successors or assigns thereto) receiving title to the Property through a foreclosure or deed in lieu of foreclosure shall receive title to the Property free and clear from such restrictions.
NOTICE: A COPY OF ANY NOTICE OF DEFAULT AND OF ANY NOTICE OF SALE WILL BE SENT TO THE ADDRESS CONTAINED IN THIS RECORDED REQUEST. IF YOUR ADDRESS CHANGES, A NEW REQUEST MUST BE RECORDED.
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF California }
}ss.
COUNTY OF Alameda }
On , before me, , Notary Public, personally appeared
, who proved to me on the basis of satisfactory evidence to be the persons whose names are subscribed to the within instrument and acknowledged to me that they executed the same in their authorized capacities, and that by their signatures on the instrument the persons, or the entity upon behalf of which the persons acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
WITNESS my hand and official seal.
__________________________________ (Seal)
Signature of Notary Public
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. Deed of Trust
and Assignment of Rents (Short Form) - continued
:
DO NOT RECORD
The following is a copy of provisions (1) to (14), inclusive, of the fictitious Deed of Trust, recorded in each county In California, as stated in the foregoing Deed of Trust and incorporated by reference In said Deed of Trust as being a part thereof as if set forth at length therein.
TO PROTECT THE SECURITY OF THIS DEED OF TRUST, TRUSTOR AGREES:
(1) To keep said property in good condition and repair; not to remove or demolish any building thereon; to complete or restore promptly and in good and workmanlike manner any building which may be constructed, damaged or destroyed thereon, and to pay when due all claims for labor performed and materials furnished therefore; to comply with all laws affecting said property or requiring any alterations or improvements to be made thereon; not to commit or permit waste thereof; not to commit, suffer or permit any act upon said property in violation of law; to cultivate, irrigate, fertilize, fumigate, prune and do all other acts which from the character or use of said property may be reasonably necessary, the specific enumerations herein not excluding the general. (2) To provide, maintain and deliver to Beneficiary fire Insurance satisfactory to and with loss payable to Beneficiary. The amount collected under any fire or other insurance policy may be applied by Beneficiary upon indebtedness secured hereby and in such order as Beneficiary may determine, or at option of Beneficiary the entire amount so collected or any part thereof may be released to Trustor. Such application or release shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice.
(3) To appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; and to pay all costs and expenses, including cost of evidence of title and attorneys' fees in a reasonable sum, in any such action or proceeding in which Beneficiary or Trustee may appear, and in any suit brought by Beneficiary to foreclose this Deed. (4) To pay: at least ten days before delinquency, all taxes and assessments affecting said property, including assessments on appurtenant water stock; when due, all encumbrances, charges and liens, with interest, on said property or any part thereof, which appear to be prior or superior hereto; all costs, fees and expenses of this Trust. Should Trustor fail to make any payment or to do any act as herein provided, then Beneficiary or Trustee, but without obligation so to do and without notice to or demand upon Trustor and without releasing Trustor from any obligation hereof, may: make or do the same in such manner and to such extent as either may deem necessary to protect the security hereof, Beneficiary or Trustee being authorized to enter upon said property for such purposes; appear in and defend any action or proceeding purporting to affect the security hereof or the rights or powers of Beneficiary or Trustee; pay, purchase, contest or compromise any encumbrance, charge or lien which in the judgment of either appears to be prior or superior hereto; and, in exercising any such powers, pay necessary expenses, employ counsel and pay his reasonable fees.
(5) To pay Immediately and without demand all sums so expended by Beneficiary or Trustee, with interest from date of expenditure at the rate called for in the note secured hereby, or at the amount allowed by law at date of expenditure, whichever is greater, and to pay for any statement provided for by law in effect at the date hereof regarding the obligation secured hereby any amount demanded by the Beneficiary not to exceed the maximum allowed by law at the time when said statement is demanded.
(6) That any award of damages in connection with any condemnation for public use of or injury to said property or any part thereof is hereby assigned and shall be paid to Beneficiary who may apply or release such moneys received by him in this same manner and with the same effect as above provided for disposition of proceeds of fire or other insurance.
(7) That by accepting payment of any sum secured hereby after its due date, Beneficiary does not waive his right either to require prompt payment when due of all other sums so secured or to declare default for failure so to pay. (8) That at any time or from time to time, without liability therefore and without notice, upon written request of Beneficiary and presentation of this Deed of Trust and said note for endorsement, and without affecting the personal liability of any person for payment of the indebtedness secured hereby, Trustee may: reconvey any part of said property; consent to the making of any map or plat thereof; join in granting any easement thereon; or join in any extension agreement or any agreement subordinating the lien or charge hereof.
(9) That upon written request of Beneficiary stating that all sums secured hereby have been paid, and upon surrender of this Deed of Trust and said Note to Trustee for cancellation and retention and upon payment of its fees, Trustee shall reconvey, without warranty, the property then held hereunder. The recitals in such reconveyance of any matters or facts shall be conclusive proof of the truthfulness thereof. The Grantee is such reconveyance may be described as "the person or persons legally entitled thereto.· Five years after issuance of such full reconveyance, Trustee may destroy said Note and this Deed of Trust (unless directed in such request to retain them.)
(10) That as additional security, Trustor here6y gives to and confers upon Beneficiary the right, power and authority, during the continuance of these Trusts, to collect the rents, issues and profits of said property, reserving unto Trustor the right, prior to any default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, to collect and retain such rents, issues and profits as they become due and payable. Upon any such default, Beneficiary may at any time without notice, either in person, by agent, or by a receiver to be appointed by a court, and without regard to the adequacy of any security for the indebtedness hereby secured, enter upon and take possession of said property or any part thereof, in his own name sue for or otherwise collect such rents, issues and profits, including those past due and unpaid, and apply the same, less costs and expenses of operation and collection, including reasonable attorneys' fees, upon any indebtedness secured hereby, and in such order as Beneficiary may determine. The entering upon and taking possession of said property, the collection of such rents, Issues and profits and the application thereof as aforesaid, shall not cure or waive any default or notice of default hereunder or invalidate any act pursuant to such notice.
(11) That upon default by Trustor in payment of any indebtedness secured hereby or in performance of any agreement hereunder, Beneficiary may declare all sums secured hereby immediately due and payable by delivery to Trustee of written declaration of default and demand for sale and of written notice of default and of election to cause to be sold said property, which notice Trustee shall cause to be filed for record. Beneficiary also shall deposit with Trustee this Deed of Trust, said Note(s) and all documents evidencing expenditures secured hereby.
After the lapse of such time as may then be required by law following the recordation of said notice of default, and notice of sale having been given as then required by law, Trustee, without demand on Trustor, shall sell said property at the time and place fixed by it in said notice of sale, either as a whole or in separate parcels, and In such order as it may determine, at public auction to the highest bidder for cash in lawful money of the United States, payable at time of sale. Trustee may postpone sale of all or any portion of said property by public announcement at such time and place of sale, and from time to time thereafter may postpone such sale by public announcement at the time fixed by the preceding postponement. Trustee shall deliver to such purchaser its deed conveying the property so sold, but without any covenant or warranty, express or implied. The recitals in such deed of matters or facts shall be conclusive proof of the truthfulness thereof. Any person, including Trustor, Trustee, or Beneficiary as hereinafter defined, may purchase at such sale.
After deducting all costs, fees and expenses of Trustee and of this Trust, including cost of evidence of title in connection with sale, Trustee shall apply the proceeds of sale to payment of: all sums expended under the terms hereof, not then repaid, with accrued interest at the amount allowed by law in effect at the date hereof; all other sums then secured hereby; and the remainder, if any, to the persons or persons legally entitled thereto .. - (12) Beneficiary, or any successor in ownership of any Indebtedness secured hereby may, from time to time, by instrument in writing, substitute a successor or successors to any Trustee named herein or acting hereunder, which instrument, executed by the Beneficiary and duly acknowledged and recorded in the office of the recorder of the county or counties where said property is situated, shall be conclusive proof of proper substitution of such successor Trustee or Trustees, who shall, without conveyance from the Trustee predecessor, succeed to all its titJe, estate, rights, powers and duties, must contain the name of the original Trustor, Trustee and Beneficiary hereunder, the book and page where this Deed of Trust Is recorded and the name and address of the new Trustee. (13) That this Deed of Trust applies to, insures to the benefit of, and binds all parties hereto, their heirs, legatees, devisees, administrators, executors, successors and assigns. The term Beneficiary shall mean the owner and holder, Including pledgees, of the Note secured hereby, whether or not named as Beneficiary herein. In this Deed of Trust, whenever the context so required, the masculine gender includes the feminine and/or neuter, and the singular number includes the plural. (14) That Trustee accepts this Trust when this Deed of Trust, duly executed and acknowledged, is made a public record as provided by law. Trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Trustor, Beneficiary or Trustee shall be party unless brought by Trustee.
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Deed of Trust
and Assignment of Rents (Short Form) - continued
------------------------------------------------------------------------DO NOT RECORD--------------------------------------------------------
REQUEST FOR FULL RECONVEYANCE
To be used only when note has been paid.
To: , a Corporation, Trustee Dated: _________________________________________ _ The undersigned is the legal owner and holder of all indebtedness secured by the within Deed of Trust. All sums secured by said Deed of Trust have been fully paid and satisfied; and you are hereby requested and directed, on payment to you of any sums owing to you under the terms of said Deed of Trust, to cancel all evidences of indebtedness, secured by said Deed of Trust, delivered to you herewith together with said Deed of Trust, to reconvey, without warranty, to the parties designated by the terms of said Deed of Trust, the estate now held by you under the same.
Mail Reconveyance to:
By
By
Do not lose or destroy this Deed of Trust OR THE NOTE which it secures.
Both must be delivered to the Trustee for cancellation before reconveyance will be made.
Short Form
DEED OF TRUST
WITH POWER OF SALE
INDIVIDUAL
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EXHIBIT ‘C’
Annual Compliance Report
Certificate of Owner Occupancy
Due by May 1st Annually
Address: ________________Livermore CA
I/We hereby certify that I/we have continuously occupied the unit located at the above named address as our Primary Residence as defined according to the City’s loan documents. I/We understand that failure to occupy the unit as our Primary Residence shall be cause for default under the City’s loan agreements.
Signature(s): Date:
________________________________ ___________________________ Copy of the most current (April) PG&E statement/bill included (first page only).
Changes to phone or email contact? Please update here:
______________________________________________________________________ For concerns about providing this information, changes in property owner status or other questions, please contact the City’s Housing and Human Services Division at (925)960- 4580.
Mail or deliver completed form and documents to:
City of Livermore
Housing and Human Services Division
1052 S. Livermore Avenue
Livermore, CA 94550
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Exhibit P
Public Art Contribution
Introduction
This Exhibit P describes the Developer obligations for the public art contribution for the Project.
Public Art
The City established an Art in Public Places Program (Art Program) (LMC Chapter 12.51) to promote cultural and artistic assets on private development, to improve the City’s aesthetic and visual quality, to revitalize the City, and to promote the public’s understanding and enjoyment of cultural diversity. To these ends, the Art Program requires the following:
1. Private Development projects are required to contribute to the City’s Art Program in an amount no less than 1/3 of one percent of the total Project construction costs.
2. The Art Program allows contributions to consist of public artwork or in-lieu fees.
3. Public artwork means works of art created by artists as unique and original works, in any medium including but not limited to painting, drawing, printmaking, photography, calligraphy, ceramic, sculpture, glass, liquid, water features, murals, light earthworks, conceptual and temporal pieces, functional elements if designed by a professional artist, and art that is integrated into a project’s architecture. It may include space for exhibitions, displays or demonstrations and public performances. The artwork may be created through collaboration between the Commission for the Arts, the artist and the community.
The Project’s art contributions shall implement the City’s Art Program, as follows:
1. Art Master Plan. To ensure a cohesive art design throughout the Project site, the Developer shall prepare a comprehensive Art Master Plan that covers the entire project site and includes a variety of art installations and programs. The requirements of the Master Plan are outlined below:
a. Timing and Review. Within twelve (12) months of Development Agreement approval, Developer shall submit an Art Master Plan to the Director for review. The Developer shall obtain Art Master Plan approval from the Director and the Commission for the Arts within twenty-four (24) months of Development Agreement approval, subject to the Force Majeure provisions of the Agreement. b. Content. The Arts Master Plan shall include required art as identified in paragraph b(i), below, and a series of art options listed in paragraphs b(ii) – b(iv), below, developer or developer’s representative may choose from any of the items listed in paragraphs b(ii) – b(iv), below, to meet the City’s art requirements, subject to the
EXHIBIT B
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final approval of the Director.
i. Iconic Art. The Art Master Plan shall include the “Iconic Sculpture Installations” in the locations shown on Sheet L1-4 of the Development Plans (Exhibit B). The Iconic Sculptures shall be the largest, most prominent art pieces in the Project and shall be visible from the public right-of-way.
1. The Art Master Plan shall include the sizes, conceptual designs, locations (including Project Planning Areas), and value of all proposed art pieces.
ii. Small Art Installations: The remaining Murals, Small Sculptures, and Decorative Arts shown on Sheet L1-4 of the Development Plans (Exhibit B) and any other art installations may be included in the Art Master Plan, subject to the requirements of this section. The Art Master Plan shall include conceptual locations and reference imagery of proposed small art installations.
iii. Art Space. At the discretion of Director, consistent with Exhibit E (Commercial Exhibit) of this Agreement, the Art Master Plan may include dedication of commercial tenant square footage or Temporary Commercial Activation areas as an art gallery, public art space, or other space for exhibitions, displays or demonstrations and public performances.
1. Consistent with Exhibit E (Commercial Exhibit) of this Agreement, the Master Art Plan shall include the value of the dedicated commercial tenant square footage.
iv. Arts and Cultural Programming. The Art Master Plan may include Arts and Cultural Programming to be held within the Project site.
1. The Art Master Plan shall include a description of the proposed programming and quantity of events.
2. The Art Master Plan shall include the value of the Arts and Cultural Programming.
c. Commission for the Arts. The Developer recognizes that the Commission for the Arts is a public body and may require modifications to the proposed Art Master Plan.
The Developer further recognizes that Commission for the Arts review may take up to six (6) months. At the discretion of the Director, the timeframes of section 1.a., above, may be extended upon the reasonable request of the Developer for the purposes of accomplishing the purposes of this Exhibit.
2. Contributions. Consistent with the Art Program and prior to the first Building Permit issuance for each Planning Area, the Developer or Successor(s) shall pay, and the City shall accept, an Art fee in an amount equivalent to 1/3 of one percent of the such Planning Area’s total construction costs, subject to the following:
Exhibit P
Public Art Contribution
EXHIBIT B
2450
a. The Administrative Services Director shall place such funds in an art account dedicated to the Project (the “Project Art Account”).
b. The funds shall only be used within the Project site. c. The funds shall be used to implement the approved Art Master Plan.
3. Implementation. Developer shall work with a master Art Consultant as follows:
a. The Art Consultant shall construct or oversee the construction of all art pieces and coordinate any Arts and Cultural Programming identified in the approved Art Master Plan.
b. Each Art Piece and the Arts and Cultural Programming shall be consistent with that shown in the Art Master Plan, including with respect to size, quantity, location, design, operating characteristics, etc.
c. The Art Consultant shall utilize, and the Administrative Services Director shall disperse, funds from the Project Art Account to pay for installation of the required artwork and Arts and Cultural Programming.
d. Prior to installation of public art or execution of an arts program, the Art Consultant shall propose projects to the Commission for the Arts, which will make a finding of consistency with the Art Master Plan or identify necessary changes to achieve consistency with the Plan.
e. The Art Consultant shall construct the art pieces and host the Arts and Cultural Programming subject to the timelines described in this Exhibit.
4. Art Easement. Prior to small lot Final Map approval for each Planning Area identified in Exhibit B, Developer or any Successor(s) shall provide an Art Piece Easement on the small lot Final Map in the “Iconic Sculpture Installation” locations and the locations of any small art piece installations specified in the Art Master Plan, as approved by the Director.
5. Art Installation. Prior to the first Certificate of Occupancy of the last building within each Planning Area, the Art Consultant shall install, or cause to install, the art pieces, as described in the Art Master Plan, unless otherwise approved through an art installation plan by the Director.
a. Other Permits. The Developer and Art Consultant shall obtain all required permits (e.g. Building Permits, Encroachment Permits, etc.) prior to installation.
6. Unused Funds. If any funds remain in the Project Art Account after implementation of the Art Master Plan is complete, the remaining account balance shall be used for Arts and Cultural Programming, additional art pieces within the Project site, or paid to the City as an in-lieu arts fee for use citywide, as determined by the Director.
Exhibit P
Public Art Contribution
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2451
7. Failure to Perform. The Developer and Art Consultant shall adhere to the Art Master Plan, the incorporated schedule, and the requirements of this Exhibit. If the Developer and Art Consultant fail to perform in accordance with the requirements of this Exhibit, subject to the Force Majeure and default and cure provisions under Sections 18, 20 and 21 of this Agreement, the City may use any and all funds in the Project Art Account for public art purposes citywide. Further, if the Developer fails to perform, nothing in this Exhibit precludes the City from utilizing any other remedy described in this Agreement.
8. Amendment. The City and/or Developer may amend the approved Master Art Program subject to further approval by the Commission of the Arts.
Exhibit P
Public Art Contribution
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EXHIBIT Q
Financial Contribution Exhibit
Introduction
This Exhibit Q describes the Developer obligations for financial contributions for the Development Agreement and the Project.
Social Opportunity Endowment (SOE) Fund
1. Developer shall make a $800,000 funding contribution to the Livermore SOE Fund pursuant to the following payment structure:
a. Prior to recordation of the first Final Map, Developer shall pay $300,000 to the City. b. Prior to tract acceptance, Developer shall pay $500,000 to the City.
Community Benefit Fund
1. Developer shall make a $1.2 million funding contribution to the Livermore Community Benefit Fund, subject to the following:
a. Prior to recordation of the first Final Map, Developer shall pay $300,000 to the City. b. Prior to tract acceptance, Developer shall pay $300,000 to the City. c. Prior to the first Certificate of Occupancy of the first Commercial Block, Developer shall pay $600,000 to the City.
d. Half of the total funds ($600,000) shall be utilized to facilitate tenancy or temporary commercial occupancy within the Project to support and enhance the vitality of the neighborhood serving commercial district.
Early Park Contribution
1. Developer shall make an early $2,000,000 funding contribution to the City for Park Improvements concurrently with the formation of the Infrastructure Financing CFD (Exhibit J). This early park improvement funding contribution shall be credited against the Developer’s overall required Park Fee contribution.
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2453
VLP
6 Cam
VLP2 Cam
VLP4 Cam
VLP3 Cam
VLP2 Cam
VLP2 Cam
VLP2 Cam
7 Multisensor CCTV
6 PTZ CCTV
Perimeter AssetsInterior Assets
7 VLP controllers21 LPR cameras
9 Multisensor CCTV
4 PTZ CCTV
KEY
EXHIBIT R
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EXHIBIT S
EXHIBIT B
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RESOLUTION NO. ________
IN THE CITY COUNCIL OF THE CITY OF LIVERMORE, CALIFORNIA A RESOLUTION APPROVING VESTING TENTATIVE TRACT MAP (VTTM) 8659 - SUBDIVISION (SUB) 22-008, SITE PLAN DESIGN REVIEW (SPDR) 24-003, CONDITIONAL USE PERMIT (CUP) 24-002, AND MASTER SIGN PROGRAM AMENDMENT (MSP) 24-001; THE DENSITY BONUS REQUEST; THE NO NET LOSS ANALYSIS; THE PROPOSED MASTER PLAN; AND THE PROPOSED
ALTERNATIVE AFFORDABLE PLAN FOR THE ISABEL CROSSING PROJECT On September 22, 2022, the City of Livermore (“City”) received an application from Isabel Portola Owner, LLC (Harridge Development Group) (“Applicant”) to develop the approximately 45-acre vacant parcel located at the southwest corner of the Portola Avenue and Isabel Avenue intersection with a mixed-use residential/ commercial development project.
On March 13, 2023, the City Council adopted the 2023 to 2031 Livermore Housing Element, providing adequate sites to support CA’s Regional Housing Needs Allocation (RHNA) requirements.
On May 10, 2024, the City received an amended application from the Applicant for Vesting Tentative Tract Map (VTTM) 8659 – Subdivision (SUB) 22-008, Site Plan Design Review (SPDR) 24-003, Conditional Use Permit (CUP) 24-002, Consistency Determination (CD) 24-004, Master Sign Program Amendment (MSP) 24-001, Development Agreement (DA 22-001), Development Code Amendment (DCA) 24-001, and Specific Plan Amendment (SPPA) 24-001 (collectively, the “Project”). The Project would develop vacant land located southwest of the Isabel Avenue and Portola Avenue intersection, implementing the Isabel Neighborhood Specific Plan (“Project”). The Project includes 1,299 residential units, including 363 units affordable to individuals and families of lower, median, and moderate incomes, approximately 90,000 square feet of groundfloor commercial, office, and amenity space, an approximately 1.5-acre neighborhood park with an additional approximately 0.5 acres of public plaza space, new bike lanes, street improvements, street trees, public art, and utility infrastructure. The residential units consist of for sale townhomes and duplexes and mid-rise rental apartments. The Project also includes a 20-year Development Agreement between the City and Developer, a new community facilities district to finance Project infrastructure, and Specific Plan amendments. The Project is seeking relief under state housing/streamlining laws.
The Applicant provided all the necessary information to qualify for relief under State Density Bonus Law (CA Government Code Sections 65915 - 65918), upon amended application submittal on May 10, 2024. The Applicant qualifies for unlimited Waivers and two Incentives/ Concessions. The Applicant has requested nine Waivers and one Incentive/Concession.
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RESOLUTION NO. ________
The Project provides fewer Lower Income units than anticipated in the Livermore Housing Element’s Sites Inventory and is required to undergo a No Net Loss Review, as required by Government Code Section 65863.
The Project seeks a Master Plan and an Alternative Affordable Plan, pursuant to the Isabel Neighborhood Specific Plan and the Livermore Development Code, as amended.
On July 2, 2024, at a duly noticed public hearing, the Planning Commission considered the Project, heard public testimony, made the necessary findings, and adopted: 1) Planning Commission resolution No. 16-24, attached hereto as Exhibit A, recommending the City Council approve the Project; and 2) Planning Commission resolution No. 20-24, attached hereto as Exhibit B, finding the Project’s easement vacation to be consistent with the General Plan.
On July 22, 2024, the City Council held a duly noticed public hearing to consider the Project, Planning Commission and staff recommendations, all public comments and testimony, and findings.
Together with this resolution, the City Council concurrently considered a resolution for the Project’s Specific Plan Amendment (SPPA) 24-001 application; and ordinances for 1) the Project’s Development Agreement (DA) 22-001 application; and 2) the Project’s Development Code Amendment (DCA) 24-001 application.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Livermore that prior to taking action on the Project, and at a properly noticed public hearing, the City Council reviewed written and oral staff reports, conducted a public hearing on the Project and took testimony, and received into the record all pertinent documents related to the Project (collectively, the “Record Evidence”). The City Council’s determination is based on the Record Evidence, which is incorporated into this Resolution by reference.
BE IT FURTHER RESOLVED that the City Council of the City of Livermore has considered the Record Evidence and adopted a resolution adopting an Addendum to the 2020 Isabel Neighborhood Specific Plan Supplemental Environmental Impact Report (SCH #2016042039), consistent with the requirements of the Environmental Quality Act (“CEQA”).
BE IT FURTHER RESOLVED that the City Council of the City of Livermore has considered the findings made in Planning Commission Resolution No. 16-24, attached hereto as Exhibit A, and the City Council hereby adopts the same findings by this reference and incorporates them as their own findings as part of this resolution, and as described below:
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RESOLUTION NO. ________
Vesting Tentative Tract Map 8659 – Subdivision 22-008:
1. The proposed map is consistent with the General Plan and any applicable specific plan, any policy or guideline implementing the General Plan (including the City’s Design Standards and Guidelines), or other applicable provisions of this Development Code;
Findings: The Project is consistent with the intent of the General Plan designation of Isabel Neighborhood Specific Plan given that it provides higher density housing adjacent to transit service and job centers and provides a mix of unit types, sizes, and affordability levels. The Project also implements the Land Use, Housing, Community Character, and Climate Change elements by providing affordable housing near transit that is of a high-quality architectural design and that provides sustainable features like photovoltaic arrays and EV chargers. The Project is consistent with the density range, open space, and design standards and guidelines of the Isabel Neighborhood Specific Plan. With the use of State density bonus Waivers, the Project is consistent with the development standards related to setbacks and height.
2. The site is physically suitable for the proposed type of development; Findings: The site is located within the Isabel Neighborhood, which is identified as one of the densest areas in the City. The site is entirely within the City limits and is surrounded by street rights of way and urbanized residential uses. The site is approximately 45 acres. The size of the developable land is large enough to accommodate the proposed apartment buildings, mixed-use buildings, and threestory townhouse buildings, two pocket plazas, town square, recreation center, neighborhood park, and private open spaces. The applicant prepared Phase I, geologic, and biological, studies that found the site contains no hazards, is suitable for residential development, and contains no special-status species. Therefore, the site is physically suitable for the proposed type of development.
3. The site is physically suitable for the proposed density of development; Findings: As currently zoned on the project site, the lsabel Neighborhood Specific Plan establishes density ranges of 25-40 units per acre for the Village zoning district, 40-60 units for the Center zoning district, and 60-100 units for the Core zoning district. The developable acreage of the site is approximately 45 acres with a proposed 1,299 units. The Specific Plan Amendment will include the redesignation of zones on the project site to remove the Core zoning designation and average the uses and densities across the project site. Given the existing urbanized nature of surrounding parcels, all required public utilities are located adjacent to the site in the street right-of-way, including: water, sewer, storm drain, telecommunications, and electricity. Services including police, fire, and medical already serve the neighborhood area, including the parcel. The Project is within the Specific Plan’s and EIR’s anticipated density range even with the proposed 2458
RESOLUTION NO. ________
Specific Plan amendment. The Isabel Neighborhood Specific Plan Final EIR and Supplemental Final EIR concluded that existing utilities and services have sufficient capacity to accommodate buildout of the Specific Plan, including the incremental increase in demand from the Project. In addition, an Addendum to the Specific Plan EIR has been prepared for the proposed Project and found that no significant impacts would occur as a result of the change in zoning, use, and density. Therefore, the site is physically suitable for the proposed density of development.
4. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Notwithstanding the foregoing, the Commission or Council may approve a tentative map if an Environmental Impact Report was prepared with respect to the Project and a statement of overriding considerations was made to the effect that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR; Findings: The Isabel Neighborhood Specific Plan Final EIR and Supplemental Final EIR analyzed all potential environmental impacts of development in the Isabel Neighborhood. The EIR was prepared at a “zoning action” level, for purposes of Public Resources Code section 21083.3 and CEQA Guidelines section 15183, in that it includes enough specificity for future Specific Plan projects to rely on its analysis and limits the need for CEQA review for future Specific Plan projects. The City Council adopted a Statement of Overriding Considerations with the EIR and found that the plan would have significant and unavoidable impacts with respect to traffic, air quality, aesthetics, noise, cultural/ tribal resources, and agricultural resources, but that the City’s transit, housing, and economic goals outweighed the impacts, as allowed under CEQA.
The Council found that the mitigation measures identified in the EIR would reduce all other impacts to a less than significant level. Given that the Project is within the density and intensity levels contemplated by the EIR, no environmental impacts beyond those identified in the EIR would occur. Although the proposed Project proposes a change in zoning and the implementation of Master Planning, an Addendum to the Specific Plan EIR has been prepared for the proposed Project and found that no significant impacts would occur as a result of the change in zoning, use, and density. Further, the applicant prepared geologic, biological, and noise studies and found no impacts peculiar to the Project would occur beyond those identified in the EIR. The Project is also conditioned to conform with the Mitigation, Monitoring, and Reporting Program (MMRP) adopted with the certified EIR, ensuring all other environmental impacts remain less than significant.
5. The design of the subdivision or the type of improvements will not cause serious public health problems;
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Findings: The Project will not be detrimental to the public health, safety, or general welfare, and not cause serious health problems. The Project provides adequate emergency vehicle access throughout the site and necessary ladder pads for fire access to upper floors. The Project complies with the County Airport Land Use Compatibility Plan with respect to height, density, or noise and complies with FAA height standards. Water and sewer service will be provided to all units and stormwater will be appropriately managed on site. The site layout is suitable for trash truck pickup and adequate space will be provided in each unit garage, including those units in the apartments and mixed-use buildings, for all waste streams. The applicant prepared, geologic, biological, and noise studies that found no significant impacts would occur beyond those identified in the EIR. Interior noise levels would not exceed 45 dBA, as required by CA Building Code. In addition, no surficial or subsurface hazardous materials were discovered onsite, and the residential use would not produce any hazardous materials, nor substantial noise, odor or vibration during regular operations. The Project will work with the Alameda County Vector Control to minimize vermin spread to adjacent properties during construction. For these reasons, the design of the subdivision or the type of improvements will not cause serious public health problems.
6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. (The Commission or Council may approve a tentative map if it finds that alternative easements for access will be provided, and that these will be substantially equivalent to ones previously acquired by the public.
This Subparagraph shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority is hereby granted to the Commission to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.); and
Findings: The Project Site contains existing easements for utilities, emergency vehicle access, and pedestrian access. All of the public easements would remain in place or, if it becomes necessary, would be modified with the agreement of all public easement right holders in manner that preserves any required public services associated with any such easements. Additionally, an avigation easement is on record for the property that would remain in place. The easements will not conflict with the Project’s proposed building footprints. Accordingly, the design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
7. Any proposed phases and their proposed sequence of construction are identified on the submitted tentative map. The City may impose reasonable conditions relating to the filing of multiple final maps in conjunction with the approval of the tentative map (Section 66456.1).
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Findings: The Project proposes a master, large lot VTTM proposed to be implemented in a single-phase. The VTTM includes appropriate conditions of approval that ensure that required improvements needed to serve the Project and otherwise improve the Project Site and surrounding streets for the benefit of the City and the public. Future Planning Area-specific subdivision maps would be proposed for the City’s approval as the Project’s Planning Areas are built out on a Planning Area-basis in accordance with the sequence of construction set forth in the Project approvals and consistent with the sale of Planning Areas to builders, market conditions and demand.
Site Plan Design Review 24-003:
1. The proposed development will be permitted within the subject zone.
Findings: The Project Site is zoned INSP, which generally permits multi-family housing, office, business park, and commercial uses. Within the INSP zone, the Project Site includes INSP zoning designations Village, Center, Core, Neighborhood Commercial, Office Core and Open Space, in addition to the Ground Floor Retail/Flex Space Overlay. The Project proposes a mix of development that includes multi-family housing, retail, restaurant and commercial development, a community serving grocery store or food hall, and a variety of public open space areas and amenities, including a new neighborhood park, public plazas, public trails, and bike lanes. All of the Project’s proposed uses are permitted by the Project Site’s applicable zoning designations, inclusive of the proposed approval of the Project as a master planned development pursuant to INSP Policy P-LU-8, as amended by the Specific Plan Amendment.
2. The proposed development will be designed such that:
a. The project will not be detrimental to the public health, safety, or general welfare, and not detrimental to adjacent property;
b. Architectural design and functional plan of the structure(s) and related improvements are of reasonable aesthetic quality and compatible with adjacent developments;
c. Structure(s) and related improvements are suitable for the proposed use of the property and provide adequate consideration of the existing and contemplated uses of land and orderly development in the general area of the subject site; and
d. The project’s site plan and design are consistent with the City’s Design Standards and Guidelines.
Findings: The proposed Project will not be detrimental to the commercial, residential and institutional uses of adjacent properties. The Project provides adequate emergency vehicle access throughout the site and necessary ladder pads for fire access on upper floors. The Project does not conflict with the County Airport Land Use Compatibility Plan with respect to height, density, or 2461
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noise and complies with FAA height standards. Water and sewer service will be provided to all units and stormwater will be appropriately managed on site.
The site layout is suitable for trash pickup and adequate space will be provided in each residential unit garage and each apartment and mixed-use buildings for all waste streams.
The Project proposes a variety of architectural styles that vary by building type, emphasizing contemporary designs and building materials. The design will feature contemporary and traditional architectural styles. A total of 10 residential product types are proposed, which include apartments, flats, townhomes, duplexes, and triplexes, and three of the proposed apartments and flat buildings are mixed-use buildings designed with ground floor commercial uses.
The proposed contemporary and traditional architectural styles incorporate design features and materials that will be compatible with existing and future developments in the surrounding areas. Additionally, the Project utilizes varied building materials, neutral colors, and varied building facades to reduce massing, distinguish each building, and provide a high degree of visual interest, variation and articulation. The proposed color palette and design are compatible with the existing earth tones used in neighboring residential developments.
The Project site is vacant. The proposed structures and improvements to be developed would be suitable for the Project’s proposed mix of uses. The Project’s Master Plan is configured into 19 different planning areas with varying development types that include townhomes, apartments, condominiums, duplexes, triplexes, open space areas and amenities, and commercial uses oriented around the proposed new commercial Main Street.
The structures and improvements would be compatible with the business park and commercial uses to the west of the Project site and residential uses to north of the Project site across Portola Avenue and to the east of the Project site across Isabel Avenue. Additionally, the arrangement of structures and improvements provides for appropriately scaled and orderly development and circulation throughout the Project Site.
The Project proposes a variety of architectural styles that vary by building type, emphasizing contemporary designs and building materials that are consistent with the Specific Plan and the City’s design standards and guidelines. The townhomes, duplexes, and triplexes feature slanted roofs, board and batten, gable trim, awnings and canopies, box windows, and columns. The condominiums and apartments feature flat roofs and articulated building facades. The building’s fenestration promotes order and variety. Massing is generally repeated at regular intervals, establishing a rhythm throughout the Project. Additionally, the proposed color palette is compatible with existing earth tones used in neighboring residential developments. The project 2462
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proposes a richly detailed and varied blend of contemporary, traditional, and modern style and complies with the design requirements of the City’s Design Standards and Guidelines.
The Project is also conditioned to conform with the Mitigation, Monitoring, and Reporting Program (MMRP) adopted with the certified 2020 Supplemental EIR. The Project is not detrimental to adjacent properties and considers adjacent uses in the general area. All project frontages contain substantial landscaping and trees to appropriately screen the proposed buildings. The Project meets applicable parking standards. The residential use promotes synergy with surrounding uses, locating residents close to job centers, and will not produce any dust, odor, noise, or glare during regular operations. The structures are suitable for the site and the site plan is consistent with the City’s Design Standards and Guidelines.
3. The proposed development is designed to include the following criteria, as applicable:
a. Compliance with Chapter 9.07 of the Development Code (Site Plan and Design Review), Municipal Code Title 15 (Buildings and Construction), and any other applicable City regulations and policies;
b. Efficient site layout and design;
c. Compatible and appropriate in scale to neighboring properties and developments.
d. Efficient and safe public access (both pedestrian and vehicular) and parking; e. Appropriate and harmonious arrangement and relationship of proposed structures and signs to one another and to other development in the vicinity, based on good standards of design;
f. Appropriate relationship to land use and development of adjacent properties, including topographic and other physical characteristics of the land; g. Proper site utilization and the establishment of a physical and architectural relationship to existing and proposed structures on the site; h. Compatible architectural style with the character of the surrounding area, both to avoid repetition of identical design where not desired, and to ensure compatibility in design where desired;
i. Harmonious relationship with existing and proposed developments and the avoidance of both excessive variety and monotonous repetition; j. Compatible in color, material, and composition of the exterior elevations to neighboring visible structures;
k. Appropriate exterior lighting which provides for public safety and is not of a nature that will constitute a hazard or nuisance to adjacent properties; l. Compatible in scale and aesthetic treatment of proposed structures with public areas;
m. Appropriate open space and use of water efficient landscaping; and n. Consistent with the General Plan and any applicable Specific Plan. 2463
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Findings: The proposed mixed-use development is compliant with the Project site’s zoning and would comply with all building code requirements and any additional applicable City regulations pertaining to the development and operation of the Project.
The design, location, size, and operating characteristics of the Project makes the Project Site suitable for the type, density, and intensity of use being proposed. The Project, much like the neighboring residential developments located north of Portola Avenue and east of Isabel Avenue, will feature a variety of residential unit types with community amenities and gathering spaces. Nonresidential spaces such as the neighborhood park, recreation center, and pocket plaza, will provide residents and guests with areas for leisure, exercise, and gathering.
The Project is of compatible and appropriate scale to neighboring properties and development. Directly adjacent to the property to the east is the Lam Research facility and a business park. North of the Project Site across Portola Avenue is an existing residential development of similar scale that features various unit types, including townhomes. East of the Project Site across Isabel Avenue is vacant land and beyond that is another existing residential development that also features a variety of residential unit mixes and residential amenities. Southwest of the Project Site across I-580 are office, commercial, and industrial uses. Accordingly, the Project would be compatible with existing neighboring developments.
The existing street network will serve the project. Vehicular access would be provided via four access points. Two points of vehicular ingress and egress would be located along Portola Avenue and two points of vehicular ingress and egress would be located along Isabel Avenue. The project proposes four new public streets and several new private alleys that would be internal to the development. Four community entries are proposed throughout the Project Site. The community entries would be located at the ends of the private streets and would also include pedestrian pathways to ensure pedestrian safety.
The Project Site’s proximity to major roadways and highways and the internal roadways within the Project provide sufficient public and emergency vehicle access. The Project would provide 2,167 parking spaces within private garages, above-grade parking garages, on the proposed streets. A bus stop would be located along Isabel Avenue and another along Portola Avenue.
Accordingly, the Project would provide efficient and safe public access.
The structures are strategically arranged and designed to be visually appealing, functional, and to facilitate pedestrian and vehicular traffic throughout the Project site. A neighborhood sign element is proposed at one of the access points along Isabel Avenue.
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The adjacent properties to the east and west consist of similar, mostly flat, topographic conditions. The proposed land use and development would be compatible with adjacent properties. The mixed-use development would be carefully configured within existing city streets and proposed internal streets, allowing for efficient circulation and access. Additionally, the Project would feature a pedestrian connection to the neighboring business park along the proposed Gateway Avenue which would run perpendicular to the existing Shea Center Drive.
The Project site does not contain any existing structures. The Project’s configuration is harmonious with neighboring developments, creating a gradual increase in density generally from the north where there are existing residential units to the south where densities are higher in the proposed Project.
The proposed residential and mixed-use buildings and recreation facility would be properly configured with respect to existing Project Site conditions. There are a total of 10 different product types. The townhomes, duplexes, and triplexes will feature contemporary and traditional architectural styles. The apartments and condos will feature modern architectural styles. The combination of product types and architectural styles vary the building massing.
Additionally, courtyards and podiums break up the massing in the apartment and condominium unit types. Massing is generally repeated at regular intervals, which would establish an effortless rhythm throughout the Project.
The Project proposes a variety of architectural styles that vary by building type, emphasizing contemporary designs and building materials. As discussed previously, the architectural styles include contemporary and traditional architectural styles that are compatible with the existing residential development in the vicinity. However, variations are incorporated so that the residential developments in different portions of the Project site are uniquely identifiable. The residential development will consist of a mix of flats, townhomes, triplexes, and duplexes, so that they are not repetitious and contribute to a desirable walkable environment.
The Project is designed such that it will be well integrated with the adjacent Business Park and features a pedestrian connection to the Business Park along Gateway Avenue. The Project, like neighboring residential Projects, features a variety of unit mixes and types and community open space and amenity spaces. The architectural styles and color palette is compatible with the contemporary styles and earth tone colors used in neighboring developments, avoiding excessive variety. At the same time, the Project maintains its own unique character to avoid monotonous repetition.
The composition of buildings and exterior elevations are compatible with neighboring business park and residential uses. The proposed contemporary, modern, and traditional architectural styles incorporate design features and 2465
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materials that distinguish the Project from surrounding developments, while complementing other styles within the Specific Plan and surrounding areas.
The proposed color palette is compatible with existing earth tones used in neighboring residential developments. The proposed materials are appropriate, standard materials like those used in adjacent developments.
The Project provides appropriate exterior lighting that promotes public safety and is not of the nature that will constitute a hazard or nuisance to adjacent properties. Streetlights consistent with City standards are proposed throughout the Project’s internal roads to provide internal lighting for pedestrian and vehicular travel. Pedestrian-scale lighting is concentrated primarily along Main Street, with additional lighting on the eastern end of Gateway Avenue and along the Project Site’s other internal streets. Roadway lights are proposed along Isabel Avenue. All lighting would all comply with the City’s lighting standards and will be down shielded to avoid impacts to aircraft.
Proposed structures in public areas will be compatible with the surrounding structures within the development in terms of scale, design and materiality.
Additionally, any aesthetic and architectural treatment ensure consistency with the development and with surrounding properties.
The Project proposes to provide 447,259 square feet of open space. The Project would feature water-efficient landscaping throughout, resulting in 203,020 square feet of water efficient landscaping. The Project Site would be Maximum Allowed Water Allowance (MAWA) compliant. In addition, the Project would utilize recycled water for non-potable purposes including irrigation throughout the Project Site.
The Project is consistent with the General Plan in that the Project is located so as to create a consolidated pattern of urbanization, maximizing the use of existing public services and facilities (Objective LU-1.1); it creates neighborhoods that include a mix of uses and a range of housing types to meet the needs of all residents (Objective LU-1.2); it create neighborhoods near transit that include a mix of uses and a range of housing types to meet the needs of all residents (Objective LU-3.1). It maintains and enhances Livermore’s urban design quality and encourage high quality design in all new development and redevelopment (Objective CC-2.1); it implements policies and actions that will encourage existing businesses to remain and grow in Livermore and attract a range of new businesses to locate in Livermore (Objective ED-1.1). It encourages and provides greater support for infill, mixed use, and higher density development in order to reduce Greenhouse Gas (GHG) emissions associated with vehicle travel (Objective CLI-1.2); it supports measures that encourage alternative modes of transportation and alternative fuels in order to reduce emissions associated with vehicle travel (Objective CLI1.3); it enhances existing water efficiency and conservation measures and uses recycled water use and water efficiency in order to reduce energy and GHGs 2466
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associated with water use (Objective CLI-1.4); and, it expands the number of trees in Livermore in order to provide a larger carbon sink or area containing natural sources that retain more carbon than what those sources emit (Objective CLI-1.6).
The Specific Plan Goals and Policies are outlined in the Land Use, Transportation, Parks, Public Facilities, and Infrastructure, Urban Design, and Environmental Resources and Conservation chapters. A matrix of the Specific Plan Goals and Policies, and how the Project is consistent with them, is referred to and included in the City Council report as Attachment 36.
Conditional Use Permit (CUP) 24-002:
1. The proposed use is consistent with the General Plan and any applicable Specific Plan;
Findings: The Development is consistent with the existing General Plan land use designation of Isabel Neighborhood Specific plan and is consistent with Specific Plan requirements as proposed in the Specific Plan Amendment, and meets the Specific Plan goals and intention for subareas 3b and 3c to create a vibrant, walkable mixed-use community with higher density residential uses, public open space amenities that promote recreation and alternative forms of transportation, and job-producing commercial uses within close, walkable proximity of one another. The Project would create a vibrant, safe, and complete neighborhood with a wide range of housing options, commercial spaces, and new job opportunities, as well as support transit ridership and citywide goals for increased transit options.
The Project would also be compatible with and would not adversely affect surrounding uses.
2. The proposed use is allowed within the subject zone and complies with all other applicable provisions of this Development Code and the Municipal Code; Findings: The Isabel Neighborhood Specific Plan zone generally permits multifamily housing and commercial development uses proposed by the Project. The Project site is within subareas 3b and 3c and uses are further regulated by the Specific Plan designations including Village, Center, Core, Neighborhood Commercial, Office Core and Open Space, in addition to the Ground Floor Retail/Flex Space Overlay. All proposed uses within the mixed-use Project are permitted by the Project site’s zoning, as allowed by the Specific Plan Amendment herein and the Specific Plan Master Planning provisions implemented for the Project. The Project otherwise complies with applicable provisions of the Development Code, as proposed to be amended by this project, and the Municipal Code.
3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity; 2467
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Findings: The Project Site is surrounded by office and industrial uses to the west, residential uses and a community college campus to the north; vacant land, open space, and residential uses to the east, and commercial, industrial, and residential uses and an airport to the south, across the I-580 Freeway. The mixed-use development would therefore be consistent and compatible with surrounding uses.
The Project would include residential developments that are compatible with the residential uses to the north across Portola Avenue and to the east across Isabel Avenue, and the Project would include public open space amenities including offsite bike lanes and other transportation improvements and community-serving commercial uses that will serve and complement the surrounding commercial, educational and residential uses in a manner consistent with the Master Planning for the Project site under the Specific Plan. The Project would also help to integrate existing surrounding commercial, office, industrial, and residential uses with future uses on vacant adjacent parcels, including a proposed future Valley Link station.
4. The subject site is:
a. Physically suitable in terms of design, location, size, and operating characteristics, shape, size, topography, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and
b. Served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate.
Findings: The 45.38-acre Project site has gently sloping grades that can accommodate the 1,299-unit mixed-use residential and commercial development that is proposed without substantial grading or excavation. While the Project Site is vacant and has not been developed, it is in an area that is surrounded by urban development and is adequately served by public and emergency vehicle access via the City’s existing network of public roads and is fully served by existing public services and utilities. Additionally, as a part of the development, the Project will construct a new internal street network that will service the Project site and provide internal vehicular access and utility connections throughout the Project to ensure that the development is adequately served by utilities and public services, including the provision of emergency access through compliance with applicable Development, Municipal, Building, and Fire code standards.
The Project site is located at the southwestern corner of the intersection of Isabel Avenue and Portola Avenue and is located northwest of State Route 84 and north of Interstate 580. As determined by prior environmental analysis of the Specific Plan and for the Project, the kind and quantity of traffic the Project would generate will be adequately served by the Project site’s internal streets and the existing network of external roadways and highways in proximity to the Project. Vehicular access would be provided via five proposed vehicular access points. Two points 2468
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of vehicular ingress and egress would be located along Portola Avenue, two points of vehicular ingress and egress would be located along Isabel Avenue, and one point along Shea Center Drive. The Project would also add two new traffic signals at the intersection of Isabel Avenue and Gateway Avenue, and at Isabel Avenue and A Street, and improve the existing traffic signal at Main Street and Portola Avenue.
5. The site’s suitability ensures that the type, density, and intensity of use being proposed will not endanger, jeopardize, or otherwise constitute a hazard to the public interest, health, safety, convenience, or welfare, or be materially detrimental to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and
Findings: The Project proposes to develop 1,299 dwelling units, grocery store, retail, restaurant, and other commercial space, a public park and plazas, other open space, and other residential amenities. The Project is designed to create a harmonious environment where homes and job opportunities are created, and residents and employees have access to regional and local transit. The Project density does not exceed the overall density permitted by the Specific Plan, and the uses proposed would not endanger, jeopardize, or otherwise constitute a hazard to public interest, health, safety, or become a nuisance in the vicinity.
6. The applicant agrees in writing to comply with any and all of the conditions imposed by the review authority in the approval of the Conditional Use Permit or Zoning Use Permit.
Findings: The Applicant has agreed to comply with any and all of the conditions imposed by the reviewing authority in the approval of the Conditional Use Permit, subject to Development Agreement 22-001.
7. That any other findings prerequisite to approval of a Conditional Use Permit or Zoning Use Permit stated elsewhere in the Development Code can be made. (Ord. 1927 § 3 (Exh. C), 2011.)
Findings: The Project is not subject to any additional findings prerequisite to approval of a Conditional Use Permit.
Master Sign Program Amendment (MSP) 24-001:
1. The Program is consistent with the regulations in Chapter 4.06 of the Development Code.
Findings: The current Master Sign Program will no longer encumber the Project’s parcels but will remain in effect for all other parcels that it applies to as described in the Planning Commission staff report dated July 2, 2024. 2469
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2. The Program conforms to City's Design Standards and Guidelines.
Findings: The conformance to the City’s Design Standards and Guidelines will continue for the affected Master Sign Program area and is no longer applicable in the areas of the Project site. Any project signs will be subject to the applicable INSP and citywide Design Standards and Guidelines.
Density Bonus Request (CA Government Code Sections 65915 – 65918):
Waivers
The Developer has requested the following waivers: The reduction of the porch separation in Parcel N-1, private open space dimensions in Parcel N-2 and N3-A, front setback and floor to ceiling height requirement in Parcel C1-B, front setback, height limit, and floor to ceiling height requirement in Parcel C2-A, minimum commercial FAR and height limit requirement in Parcel S1, private open space in S2 and S4, height limit in Parcel S3-A, and height limit in Parcel S3-B. Pursuant to Government Code Section 65915 – 65918, a local jurisdiction may deny any and all Waivers if the following findings can be made:
1. The waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
Findings: The proposed Waivers are primarily for development standards that impact the Project’s internal areas. Porch separation, private open space dimensions, and front setback primarily impact the building massing and usable open space. Although these standards would be reduced, the Waivers are focused to specific buildings within each Planning Area, and not all buildings.
Further, each unit would still provide the required open space area, just in a different configuration than required, and with dimensions of one foot less than required, ensuring each unit still contains private outdoor open space for residents to utilize. Further, in no case will any porch be less than 7.5 feet from any other porch along paseos, ensuring adequate accessible, fire, and utility access, and ensuring light and air between buildings. The proposed commercial space ceiling height would still meet all requirements of the CA Building Code. All buildings would be required to undergo FAA review prior to Building Permit issuance, to ensure their heights do not present a hazard to nearby aircraft. For these reasons, the waivers would not result in a specific adverse impact upon public health and safety.
2. The waiver or reduction would have an adverse impact on any real property that is listed in the California Register of Historical Resources. 2470
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Findings: The property is not listed on the National Register of Historical Resources, the California Register of Historical Resources, nor on the City of Livermore’s Historical Resources Inventory. No historic resources would be materially impaired.
3. The waiver or reduction would be contrary to state or federal law.
Findings: The above listed standards for which the Project is seeking waivers, are established by local ordinance and would not violate any State or Federal law. In addition, requested waivers would not cause the project to encroach on any sensitive habitat, riparian areas, wetland areas, or state or federal property.
The Specific Plan has found no sensitive habitat, riparian areas, wetland areas, state property, or federal property on or adjacent to the project site. All buildings will be required to undergo FAA review prior to Building Permit, ensuring they are consistent with all federal aviation standards. For these reasons, the requested Waivers are consistent with all state and federal laws.
Given that none of the findings above can be made, State Density Bonus Law requires the City to grant the requested Waivers.
Incentive/ Concession
The Developer has requested one Incentive/ Concession to reduce the required office FAR within the Office Core designation. Pursuant to Government Code Section 65915 – 65918, a local jurisdiction may deny any and all Incentives/Concessions if the following findings can be made:
1. The Concession or Incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).
Findings: Although not required by state law, the applicant has provided an economic analysis of the current office market, as shown in the Commercial and Office Economic Feasibility study by Kosmont. The study notes that Livermore’s office market has experienced negative absorption, meaning more vacant commercial spaces over time, large vacancy rates, and asking rents that cannot support construction prices. Therefore, office spaces in Livermore currently have a net negative residual land value and new office construction is financially infeasible or would result in a loss. Therefore, reducing the required amount of office onsite would reduce the Project’s economic losses, reducing overall Project costs, and ensuring additional for-sale and for-rent housing can be built. For this reason, the finding that the Incentive/ Concession would not result in cost reductions cannot be made.
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2. The developer incentives would have a specific adverse impact, as defined in paragraph (2) of Subdivision (d) of Section 65589.5, upon public health and safety or the physical environment or an any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households.
Findings: The requested Incentive/ Concession would ensure a reduced quantity of office space in the Project. The office space would be replaced with residential uses, which are compatible with other proposed uses within the Project site. Further, the net reduction in office would allow for an increased quantity of affordable units, providing more housing opportunities for individuals and families of Lower Incomes. The reduction of office would not alter the Project boundaries, and the proposed residential that is replacing the office would not produce any hazardous operating impacts. The property is not listed on the National Register of Historical Resources, the California Register of Historical Resources, nor on the City of Livermore’s Historical Resources Inventory. For these reasons, the reduction in the required quantity of onsite office space would not adversely impact public health, safety, the environment, or any historic resource.
3. The developer incentives would be contrary to State or Federal law.
Findings: Office FAR requirements are established by local ordinance. The Incentive/ Concession to eliminate the office FAR would not violate any State or Federal law.
Given that none of the findings above can be made, State Density Bonus Law requires the City to grant the requested Incentive/ Concession.
No Net Loss Analysis (CA Government Code Section 65863):
The Project provides more Median and Moderate units than anticipated in the Housing Element Sites Inventory, but less Lower Income units, producing a net deficit of 612 units. As a result of the net loss in Lower Income units, the Project proposes to upzone Isabel Neighborhood Specific Plan Subarea 3a from office uses to residential uses. With this change in land use, the Project would provide a net surplus of 120 Lower Income units. As required by Government Code Section 65863, the following No Net Loss findings must be made:
1. Remaining sites identified in the Housing Element are adequate to meet the jurisdiction’s remaining RHNA for the planning period by income category. 2472
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Findings: There are no remaining sites in the Housing Element Sites Inventory that are adequate to meet Livermore’s remaining RHNA for the Lower Income category, necessitating rezoning.
2. Include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each income level and the remaining capacity of sites identified in the Housing Element, to accommodate that need by income level.
Findings: The Project’s Lower-Income-unit net deficit before any rezoning action is 612 units, including the Housing Element buffer. There are no remaining sites beyond the buffer that can accommodate the remaining need, necessitating rezoning.
3. If the approval of a development at a lower residential density results in the remaining sites capacity becoming inadequate to accommodate the RHNA by income category, a jurisdiction has up to 180 days from the approval to identify, or rezone, “sufficient additional, adequate, and available sites” to accommodate the remaining RHNA for each income category. Sites identified or rezoned must meet the following criteria:
a. Must be considered an adequate site pursuant to the requirements of Government Code section 65583.2.
b. If the capacity to be replaced was on a site that was zoned by-right pursuant to Government Code section 65863.2 (h) and (i), then the replacement site must also satisfy those requirements.
Findings: Given the Lower Income deficit, the project proposes to concurrently amend Specific Plan Subarea 3a’s land use designation from Office Core, to Residential Core (APNs 903-10-37-4 and 903-10-36-3). This would result in an increase of 732 residential units. The change in land use designation would accommodate the remaining Lower Income RHNA and would result in a Lower Income surplus of 120 units. The proposed sites are adequate since they are:
1) currently vacant; 2) are located within a land use designation that allows for a density of 30 units per acre or more; and 3) can realistically accommodate the density, allocating 80 percent of the site to residential uses and 20 percent of the site to ancillary uses like open space, street networks, parking, etc. Given that the proposed land use changes will occur concurrently with Project approval, and given that the changes will result in a new surplus of Lower Income units, there is No Net Loss in RHNA units, as required by Government Code Section 65863.
Proposed Master Plan:
The Project proposes to Master Plan Specific Plan Subareas 3b and 3c, in accordance with Isabel Neighborhood Specific Plan and Master Planning Policy P-LU-8, as amended. As described in the staff report, residential densities would 2473
RESOLUTION NO. ________
be averaged across the site and office uses, main street commercial uses, open space uses, and the circulation network have been distributed across the site. The City Council may authorize Master Planning if all of the findings below are met:
1. The Master Plan must comply with the target subarea unit count and the performance measures identified in Table 2-6.
a. The City may consider a unit count lower than the average subarea unit count within a Master Plan, if there are demonstrated, significant regulatory, environmental, or other constraints within the subarea, as determined by the Director.
Findings: The 1,299-unit Project exceeds the Specific Plan’s required minimum density but does not meet the target density of 1,477 units. However, the Developer has submitted the Housing Density Economic Hardship and Commercial and Office Economic Feasibility economic studies from Kosmont.
The studies note that: 1) There is not currently sufficient demand for the quantity of Project commercial space envisioned by the Specific Plan; 2) That new office development is financially infeasible given that construction costs are higher than anticipated net operating incomes; and 3) That in order to increase residential Project density to that proposed to meet the target density, the Project would have to reduce its contributions margin by approximately $15 million. Ultimately, taken together, the studies demonstrate that the required non-residential land uses and target density of Subareas 3b and 3c present a significant financial constraint for the Project. For these reasons, there are significant constraints within the Subarea, allowing for Master Planning to occur with a unit count lower than the Specific Plan’s target (average) unit count.
2. Development within each Master Plan shall comply with the development standards identified in Tables 2-2 through 2-5.
a. Each non-residential use shall comply with the development standards of the non-residential designation that matches the use. b. Each residential use shall comply with the development standards of the residential designation that most closely aligns with the product density.
Findings: As described in the Staff Report, the Project meets all required Development Standards, with the exception of the requested Density Bonus Waivers and Incentive/ Concession, as allowed by state law. Each nonresidential use within the Master Plan complies with its respective Development Standards within the Specific Plan (i.e. commercial uses comply with the commercial development standards) and each residential use complies with the residential Development Standards that most closely match its proposed density (i.e. denser residential product types use Residential Core Development Standards, while less dense product types use Village). 2474
RESOLUTION NO. ________
3. Land uses may only be Master Planned within the Specific Plan Core area (Subareas 3a, 3b, and 3c).
Findings: The Project proposes to Master Plan Subareas 3b and 3c, which are located within the Specific Plan Core.
4. If Master Planning more than one subarea, the densities may be averaged, and the permitted land uses may be distributed across those subareas.
Findings: The Project proposes to Master Plan Subareas 3b and 3c together, averaging densities and distributing land uses across the subareas, as permitted.
5. The City Council shall approve a Master Plan pursuant to this policy.
Findings: The City Council is the ultimate review authority on this Project.
Proposed Alternative Affordable Plan:
In accordance with Isabel Neighborhood Specific Plan, Affordable Policy P-LU-34, as amended, and the Inclusionary Ordinance, as amended, all new residential development shall either:
1. Comply with the INSP inclusionary affordable housing requirements and the City’s Inclusionary Ordinance (Section 10.06.050 of the Livermore Development Code); or
2. Comply with an Alternative Affordable Plan approved by the City Council through a Development Agreement. The Alternative Affordable Plan shall meet the following requirements:
a. May only be considered within the Specific Plan Core area (Subareas 3a, 3b, and 3c); and
b. Shall be, at a minimum, economically equivalent to the requirements of the Inclusionary Ordinance. The applicant shall demonstrate economic equivalence through reports, studies, or other analysis as determined by the Director.
Findings: The Project proposes an Alternative Affordable Plan (Affordable Plan).
The Affordable Plan is proposed together with the Development Agreement application, as required. The Affordable Plan is proposed within Subarea 3b and 3c, as required. The City Council is the final review authority for the Project, as required. The Project proposes to designate 28% of the residential units as affordable, including 13.7% as Lower Income, exceeding the required quantity and depth of affordability, in exchange for concentrating the units primarily into the mixed-use commercial and high-density residential blocks. As required, the Developer has submitted the Affordable Housing Economic Equivalency Analysis, 2475
RESOLUTION NO. ________
by Kosmont. The analysis finds that the proposed Affordable Plan, with 104 extra affordable units and close to triple the required number of Low-Income units, represents an increased Developer investment of approximately $15 million over the costs of strictly meeting Inclusionary Ordinance/ Specific Plan requirements.
Therefore, the proposed Affordable Plan exceeds the economic value of the Specific Plan’s required affordable, satisfying the economic equivalence requirement. The proposed Affordable Plan will provide for a higher quantity of overall affordable units than required, even exceeding the Specific Plan’s aspirational goal of 25% affordability for the entire INSP area. In addition, the Affordable Plan will provide nearly triple the required quantity of Lower Income units, helping the City towards satisfying the 6th Cycle RHNA Lower Income requirements, and provide for more units affordable to individuals and families in the service sector, students, and other underserved communities.
BE IT FURTHER RESOLVED that based upon the City Council’s own independent review of the Record Evidence and considerations, in accordance with the State Density Bonus Law and the Housing Crisis Act of 2019 (SB 330), the City Council hereby approves Vesting Tentative Tract Map (VTTM) 8659 – Subdivision (SUB) 22-008, Site Plan Design Review (SPDR) 24-003, Conditional Use Permit (CUP) 24-002, Master Sign Program Amendment (MSP) 24-001, Density Bonus Request, No Net Loss analysis, proposed Master Plan, and proposed Alternative Affordable Plan, as shown in the proposed plans, attached hereto as Exhibits C, D, E, and F, and subject to the Conditions of Approval, attached hereto as Exhibit G, for the Isabel Crossing Development.
BE IT FURTHER RESOLVED that the City Council of the City of Livermore directs the Planning Manager to file a Notice of Determination with the Alameda County Clerk.
BE IT FURTHER RESOLVED that the City Council of the City of Livermore finds that the effective date of this resolution shall be the effective date of Development Agreement (DA) 22-001 and Development Code Amendment (DCA) 24-001.
The documents that constitute the record of proceedings upon which this decision is based can be found in the City Clerk’s Office, 1052 S. Livermore Avenue, in Livermore California.
On motion of Council Member , seconded by Council
Member , the foregoing resolution was passed and adopted on July 22, 2024, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
2476
RESOLUTION NO. ________
ATTEST: APPROVED AS TO FORM:
/s/ Katherine Mirassou
Deborah L. Elam Katherine Mirassou
Acting City Clerk Deputy City Attorney
Exhibit A – Planning Commission Resolution No. 16-24
Exhibit B – Planning Commission Resolution No. 20-24
Exhibit C – Architectural Plans
Exhibit D – Landscape Plans
Exhibit E – Civil Plans
Exhibit F – Proposed Master Plan
Exhibit G – Conditions of Approval
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EXHIBIT B
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2500
LIVERMORE
ISABELCROSSING
LIVERMORECALIFORNIA
JUNE , 24 - V3
VTTMSUBMITTAL
WITHCONCEPTUALDESIGN
EXHIBIT C 1
2501
THETEAM
APPLICANTIsabel Portola Owner, LLCJim Stringer323.657.15111875 Century Park East, Suite 1130Los Angeles, CA 90067ARCHITECT/PLANNERWHAGary Cunningham, Ron Nestor949.250.060700 Commerce, Suite 00Irvine, CA 92602 LANDSCAPEARCHITECTGates + Associates Casey Case925.736.81761655 N. Main Street, Suite 365Walnut Creek, CA 94596CIVILCBG EngineersAngelo Obertello 925.866.03222633 Camino Ramon #350San Ramon, CA 94583 ARCHITECTURAL RENDERINGSNORTHBOUND ISABEL AVE AR-1
Northbound Isabel Ave .........................AR-1Town Square .......................................AR-2Town Square Looking North West ...........AR-3Gateway View ....................................AR-4Pocket Plaza .......................................AR-5Pocket Plaza Looking North West ...........AR-6Pocket Plaza Looking South West ............AR-7Main Street With Farmer’s Market ...........AR-8Main Street With Farmer’s Market ...........AR-9Main Street Looking North ...................AR-10Portola Ave & Isabel Ave. ....................AR-11Portola Ave & Isabel Ave. ....................AR-12 Portola Ave & Isabel Ave .....................AR-13Portola Ave - Looking West ..................AR-14Portola Ave - Looking Toward Main St. ...AR-15View South From Montage ..................AR-16Portola Ave. & Main Street ..................AR-17Aerial Park View - Looking Northwest .....AR-18Aerial Park View - Looking West ...........AR-19Park Playground ................................AR--20Private Recreation Building ...................AR-21Private Recreation Building - Pool Deck ...AR-22View Sim - NW on Freeway Onramp ....AR-23 View Sim - Looking NE on Freeway. with Proposed Valley Link Pedestrian Bridge ...AR-24View Sim - Looking NW on Freeway .....AR-25View Sim - Looking NW Under Proposed Valley Link Pedestrian Bridge ................AR-26View Sim - Looking NW on Freeway .....AR-27View Sim - NW on Frwy with Proposed Valley Link Pedestrian Bridge .........................AR-28View Sim - Looking NW on Freeway .....AR-29View Sim - NW on Frwy with Proposed Valley Link Pedestrian Bridge .........................AR-28
MASTER PLAN
Master Plan
Illustrative Master Plan ...........................SP-1Comparison - LUP Existing......................SP-2 Comparison - LUP Proposed ...................SP-3 Parcel Summary ...................................SP-4Product Summary .................................SP-5Parking Analysis ..................................SP-6FAR Analysis ......................................SP-7Open Space Analysis ...........................SP-8Affordable Housing Location Site Plan ......SP-9N1 Open Space Exhibit .....................SP-10N2 Open Space Exhibit .................... SP-11 N3-A Open Space Exhibit ...................SP-12N3-C Open Space Exhibit ..................SP-13C1-A Open Space Exhibit ...................SP-14C1-B Open Space Exhibit ...................SP-15C2-A Open Space Exhibit ...................SP-16C2-B Open Space Exhibit ...................SP-17 C3 Open Space Exhibit......................SP-18C5 Open Space Exhibit ......................SP-19S1 Open Space Exhibit ......................SP-20S2 Open Space Exhibit ......................SP-21S3-A Open Space Exhibit ...................SP-22S3-B Open Space Exhibit ...................SP-23S4 Open Space Exhibit ......................SP-24
ARCHITECTURE
Product 1 [Parcel C2-B, N2, N3-A] - 3-Story Attached
Product Allocation ............................... A1-1Duplex 1-3 Perspective A ..................... A1-2Duplex 1-3 Elevations A ....................... A1-3Duplex 1-3 Perspective B ...................... A1-4Duplex 1-3 Elevations B ....................... A1-5Duplex 2-3 Elevations A ....................... A1-6Duplex 2-3 Elevations B ....................... A1-7Plan 1 Floor Plan ................................ A1-8 Plan 2 Floor Plan ................................ A1-9Plan 3 Floor Plan .............................. A1-10Duplex 1-3 | Building & Roof Plans ....... A1-11Duplex 2-3 | Building & Roof Plans ....... A1-12 Triplex | Building & Roof Plans ............. A1-13Triplex | Building Elevations ................. A1-14Building Section ................................ A1-15 Ladder Pad Sections .......................... A1-16 Product 2 [Parcel C-3 & C-5] -3-Story Attached (Townhouse) Product Allocation ............................... A2-1Perspective A ..................................... A2-2Elevations A ....................................... A2-3Perspective B ..................................... A2-4Elevations B ....................................... A2-5 Plan 1 Floor Plan ................................ A2-6Plan 2 Floor Plan ................................ A2-7Plan 3 Floor Plan ................................A2--86-Plex | First & Second Floor Plan ...........A2--96-Plex | Third Floor & Roof Plan ............ A2-10 Building Section ................................ A2-11 Ladder Pad Sections .......................... A2-11 VTTMSUBMITTALWITHCONCEPTUALDESIGN | JUNEV
SHEET INDEX
i
06-07-24 | 2022015
EXHIBIT C 2
2502
ISABEL PORTOLA
OWNER, LLC
Product 2C [Parcel N1] - 3-Story Attached
Product Allocation .............................A2C-1Duplex 2-1 Perspective A ...................A2C-2Duplex 2-1 Elevations A .....................A2C-3Duplex 2-1 Perspective B ....................A2C-4Duplex 2-1 Elevations B .....................A2C-5 Duplex 3-2 Perspective A ...................A2C-6 Duplex 3-2 Elevations A .....................A2C-7Duplex 3-2 Perspective B ....................A2C-8Duplex 3-2 Elevations B .....................A2C-9 Plan 1C Floor Plan ..........................AC2-10Plan 2C Floor Plan ..........................A2C-11Plan 3C Floor Plan ..........................A2C-12Duplex 2-1 Building & Roof Plan ........A2C-13Duplex 3-1 Building & Roof Plan ........A2C-14Duplex 3-2 Building & Roof Plan ........A2C-15Triplex Building & Roof Plans .............A2C-16Triplex Elevations .............................A2C-17Building Section ..............................A2C-18 Ladder Pad Sections ........................A2C-19 Product 4 [Parcel S2, S4] - 3-Story Attached (Townhouse) Product Allocation ............................... A4-17-Plex Building | Perspective A ............... A4-27-Plex Building | Elevations A ................ A4-37-Plex Building | Elevations B ................ A4-4Plan 1 Floor Plan ................................ A4-5Plan 2 Floor Plan ................................ A4-6Plan 3 Floor Plan ................................ A4-77-Plex Building Plan | First & Second Floor ..................................... A4-87-Plex Building Plan | Third Floor & Roof Plan .......................................... A4-9Building Section ................................ A4-10 Ladder Pad Sections .......................... A4-11 Product 9 [Parcel S1] - Type V Stacked Flat Condos Over Grocery Product Allocation ............................... A9-1Site Plan ............................................ A9-2Perspective | Looking North West........... A9-3Perspective | Main Entry View ............... A9-4Perspective | Loading Dock View ........... A9-5North & East Elevations ........................ A9-6 South & West Elevations ...................... A9-7A-1, B-1 Unit Floor Plans ...................... A9-8C-1, D-2 Unit Floor Plans ...................... A9-9E-1Unit Floor Plan .............................. A9-10Basement Parking Level - North ............ A9-11Basement Parking Level - South ............ A9-12First Level Plan - North ........................ A9-13First Level Plan - South ........................ A9-14 Mezzanine Parking Level - North ......... A9-15 Mezzanine Parking Level - South .......... A9-16 Podium Floor Plan - North ................... A9-17Podium Floor Plan - South ................... A9-18Levels 3-6 Plan - North ....................... A9-19Levels 3-6 Plan - South ....................... A9-20Roof Plan - North .............................. A9-21Roof Plan - South ............................... A9-22Cross Sections .................................. A9-23Fire Ladder Path Study - Section ........... A9-24 Product 10 [Parcel S3-A] - Type V Apartments (Affordable -Low) Product Allocation ............................. A10-1Site Plan .......................................... A10-2Perspective ...................................... A10-3North & South Elevations .................... A10-4East & West Elevations ....................... A10-5A-1, A-2 Unit Floor Plans .................... A10-6B-1, B-2 Unit Floor Plans ..................... A10-7C-1 Unit Floor Plan ............................ A10-8 Ground Level Plan ............................. A10-9 Upper Parking Level Plan ................. A10-10Podium Level Plan ........................... A10-11 Levels 3 - 4 Floor Plan ...................... A10-12Roof Plan ....................................... A10-13Cross Sections ................................ A10-14Fire Ladder Path Study - Section ......... A10-15 Product 12 [Parcel S3-B] - Type III Apartments
Product Allocation ............................. A12-1Site Plan .......................................... A12-2Perspective | Looking North West......... A12-3North & South Elevations .................... A12-4East & West Elevations ....................... A12-5A-1, B-1Unit Plans ............................. A12-6Ground Floor Level ............................ A12-7Second Level Parking Plan .................. A12-8Podium Level Plan ............................. A12-9Levels 4 - 7 Floor Plan ...................... A12-10Roof Plan ...................................... A12-11Cross Section ................................. A12-12 Product 15 [Parcel C1-B] - Type V Apartments Over Retail (Affordable - Moderate) Product Allocation ............................. A15-1Site Plan .......................................... A15-2Perspective ...................................... A15-3 Perspective | Main Entry View ............. A15-4South & West Elevations ..................... A15-5North & East Elevations ...................... A15-6A-1, A-2 Unit Floor Plans .................... A15-7B-1, B-2 Unit Floor Plans ..................... A15-8C-1 Unit Floor Plan ............................ A15-9Lower Parking Floor Level Plan ........... A15-10Upper Parking Floor Level Plan........... A15-11Podium Level Plan ........................... A15-12 Levels 4 - 5 Floor Plan ...................... A15-13Roof Plan ...................................... A15-14Cross Section ................................. A15-15Fire Ladder Path Study - Section ......... A15-16 Product 16 [Parcel C2-A] - Type V Stacked Flat Condos Over Retail Product Allocation ............................. A16-1Site Plan .......................................... A16-2Perspective | Looking Northeast at Plaza . A16-3 Perspective | Main Entry View .............. A16-4South & East Elevations ...................... A16-5North & West Elevations .................... A16-6A-1, Unit Floor Plan ........................... A16-7B-1, B-2 Unit Floor Plans ..................... A16-8C-1 Unit Floor Plan ............................ A16-9Lower Parking Floor Level Plan ........... A16-10 Upper Parking Floor Level Plan........... A16-11Podium Level Plan ........................... A16-12Levels 3 - 5 Floor Plan ...................... A16-13Roof Plan ...................................... A16-14Transverse Section .......................... A16-15Fire Ladder Path Study - Section ......... A16-24 Product 17 [Parcel C1-A] - 3-Story Attached (Townhouse) Product Allocation ............................. A17-14-Plex | Perspectives A ....................... A17-24-Plex | Building Elevations A .............. A17-34-Plex | Perspectives B ....................... A17-4 4-Plex | Building Elevations B .............. A17-5Plan 1 Floor Plan .............................. A17-6Plan 2 Floor Plan .............................. A17-74-Plex Building | First & Second Floor .... A17-84-Plex Building | Third Floor & Roof Plan A17-9Building Section .............................. A17-10Ladder Pad Sections ........................ A17-11 ii
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
WHA 06-07-24 | 2022015
EXHIBIT C
3 2503
Private Recreation Center [Parcel N3-C]
Product Allocation ......... ................. ...... R-l Site Plan............ .. ................ ..... R-2
Perspective l .......... ................. ...... R-3
Perspective 2 .. .. .. . .. .. . .. . .. .... R-4
Elevations ........ ...... R-5
Recreation Building I First Floor ...... R-6
Recreation Building I Second Floor ..... R-7
Recreation Building I Roof Plan ...... R-8
Building Section.. .. ........ ..... R-9
Supporting Documents
Aerial Map & Site Views .......... ..... S-l
Conceptual Materials & Color Palette ........ 5-2
Inspirational Lighting Selections ...... S-3
Inspirational Architectural Details ........ ..... S-4
Podium Product Typical Details.. .. .... S-5
Typical Architectural Details- All Products .... S-6
Typical Architectural Details- All Products ..... S-7
Brick Veneer Details ................ S-8
Heights Analysis
Master Plan ......................................... H-l Parcel N l I View Corridor Analysis ......... H-2
Parcel N2 I View Corridor Analysis ......... H-3
Parcel N3-A I View Corridor Analysis ...... H-4
Parcels Cl I View Corridor Analysis ........ H-5
Parcels C2 I View Corridor Analysis .... .... H-6
Parcel C3 I View Corridor Analysis .......... H-7
Parcel C5 I View Corridor Analysis .......... H-8
Parcel S l I View Corridor Analysis ........... H-9
Parcel S2 I View Corridor Analysis ......... H-l 0
Parcel S3 I View Corridor Analysis ......... H-l l
Parcel S4-A I View Corridor Analysis ...... H-l 2
Parcel S4-B I View Corridor Analysis ...... H-l 3
ISABEL PORTOLA
OWNER, LLC WHA
@202◄�MHEZMALHALCHAFICHITB;TS,�C.DBAWHA.
Massing Model
Massing Model - Northeast View ............ M-l
Massing Model - Southeast View ............ M-2
Massing Model - Southwest View ........... M-3
Massing Model - Elevated Entry View ...... M-4
Massing Model - Perspective Entry View ... M-5
Compliance Matrix
Compliance Matrix . ..................... ... CM-l
Compliance Matrix ........... .............. CM-2
Compliance Matrix ........... .......... ... CM-3
Compliance Matrix ........... .............. CM-4
Compliance Matrix .. ........................ CM-5
TENTATIVE MAP SHEET INDEX
Cover Sheet ...... ..TMl.0
Notes, Legend & Abbreviations ....... ..... TM l . l
Sheet Index..... .. ........ ........ ..... TM l .2
Existing Mapping & Boundary
Information ......................... . .. TM2.0
Existing Site Conditions & Demolition ..... TM2. l
Existing Street Sections ................... ..... TM2.2 Proposed Large Lot Parcelization ..... ...... TM3.0
Proposed Infrastructure Maintenance
Responsibilities .............................. .... TM4.0 Backbone Streetscape ................... .. TM3. l . l
Backbone Streetscape .................. ... TM3. l .2
Backbone Streetscape ................... .. TM3. l . 3
Backbone Streetscape .................. ... TM3. l .4
Backbone Streetscape .................. ... TM3. l .5
Backbone Streetscape ........... ... TM3. l .6
Details . ... TM3. l .7
Preliminary Grading & Drainage Plan .. TM3.2. l
Preliminary Grading & Drainage Plan .. TM3.2.2
Preliminary Grading & Drainage Plan .. TM3.2.3
Preliminary Grading & Drainage Plan .. TM3.2.4
Earthwork Summary ...................... .. TM3.2.5
Overall Utility Plan ........................ ... TM3.3.0 Preliminary Utility Plan ................... .. TM3.3. l Preliminary Utility Plan ................... ... TM3.3.2 Preliminary Utility Plan ................... .. TM3.3.3 Preliminary Utility Plan.......... ... TM3.3.4
Overall Stormwater Control Plan ...... .. TM3.4.0
Preliminary Stormwater Control Plan .... TM3.4. l
Preliminary Stormwater Control Plan .... TM3.4.2
Preliminary Stormwater Control Plan .... TM3.4.3
Preliminary Stormwater Control Plan .... TM3.4.4
Preliminary Stormwater Control Plan .... TM3.4.5
Overall Stormwater Control Plan
Details & Table ... TM3.4.5
Fire Access Plan .................... .. TM3.5.l
Fire Access .. TM3.5.2
Fire Access Plan ................... ... TM3.5.3
Fire Access Plan ................... .. TM3.5.4
Garbage Access Plan ....................... TM3.6. l
Garbage Access Plan ....................... TM3.6.2
Garbage Access Plan ....................... TM3.6.3
Garbage Access Plan ....................... TM3.6.4
WB-40 & CA-65 (Truck) Route ............ TM3.7. l
Bus Route ....... .. .................... TM3.7.2
Passenger
Delivery Truck (DL-23) .
Erosion Control Plan
Phase I Project Infrastructure .. ..
Phase II Project Infrastructure ... .
LANDSCAPE
........... TM3.7.3
. TM3.7.2
... TM3.8
TM4.0
TM4.0
Illustrative Site Plan .. .. L l -l
Open Space and Pedestrian Circulation .. L l-2
Site Amenities
Public Art Elements
Community Entries & Gateways
L l-3
L l-4
L l-5
LIV�RMOR�
ISABELCROSSING
LIVeRMORe, CALl�ORNIA
Community Entries & Gateway Concepts . L l-6
Street Tree Plan .......... L l-7
Planting Schedule ........ L l-8
Hydrozone Plan with Water Cales ......... L l-9
Lighting Plan ................. L l-10
Off-Site Improvements ......................... L l-l l Private Amenity Space ...... ................. L l-l 2
Neighborhood Park N3-B . ......... ........ L2-l
Village Green C2-C ................... L2-2
Village Green Concepts ........................ L2-3
Main Street ............ ............................ L2-4 Town Square TS .................................. L2-5
Portola Bike Lane Exhibit ........................ L2-6 Character Images and Theme ............... L3-l
Materials Palette .... .. ........ ........ L3-2
Site Furnishings ......................... ......... L3-3 iii
06-07-24 I 202201s
EXHIBIT C 4
2504
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-1
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
APPROACHINGGATEWAYAVENUE
NORTHBOUNDISABELAVE
WHA
EXHIBIT C 5
2505
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-2
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWESTFROMISABELAVENUE
TOWNSQUARE
WHA.
EXHIBIT C 6
2506
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-3
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
TOWNSQUARE
LOOKINGNORTHWESTFROMISABELAVENUE
WHA
EXHIBIT C 7
2507
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-4
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWESTFROMISABELAVENUE
GATEWAYVIEW
I
P v
WHA
EXHIBIT C
8 2508
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-5
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWESTFROMTOWNSQUARE
POCKETPLAZA
WHA
EXHIBIT C 9
2509
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-6
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
POCKETPLAZA
LOOKINGNORTHWESTATGATEWAYAVENUEANDMAINSTREET
EXHIBIT C
10 2510
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-7
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
POCKETPLAZA
LOOKINGSOUTHWESTTOWARDGROCERYSTORE
EXHIBIT C
11 2511
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-8
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
MAINSTREETWITHFARMER’SMARKET
LOOKINGNORTHFROMTOWNSQUARE
WRA
EXHIBIT C
12 2512
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-9
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTH
MAINSTREETWITHFARMER’SMARKET
WHA
EXHIBIT C
13 2513
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-10
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
MAINSTREET
LOOKINGNORTH
WHA
EXHIBIT C
14 2514
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-11
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGWESTTOWARDINTERSECTION
PORTOLAAVENUEANDISABELAVE
WHA
EXHIBIT C
15 2515
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-12
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGSOUTHWESTTOWARDINTERSECTION
PORTOLAAVENUEANDISABELAVENUE
WHA
EXHIBIT C
16 2516
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-13
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PORTOLAAVENUEANDISABELAVENUE
LOOKINGWESTTOWARDINTERSECTION
WRA.
EXHIBIT C
17 2517
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-14
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PORTOLAAVENUE
LOOKINGWEST
WHA
EXHIBIT C
18 2518
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-15
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PORTOLAAVENUE
LOOKINGWESTTOWARDMAINSTREETENTRANCE
WHA
EXHIBIT C
19 2519
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-16
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
VIEWSOUTHFROMMONTAGE
APPROXIMATELYFROMSECONDFLOOR
_...,..,,,._..__ ___ , .. , ..
WHA
EXHIBIT C
20 2520
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-17
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PORTOLAAVENUEANDMAINSTREET
LOOKINGSOUTH
EXHIBIT C
21 2521
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-18
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
AERIALPARKVIEW
LOOKINGNORTHWESTFROMMAINSTREET
WHA.
EXHIBIT C
22 2522
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-19
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
AERIALPARKVIEW
LOOKINGWESTFROMMAINSTREET
EXHIBIT C
23 2523
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-20
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARKPLAYGROUND
LOOKINGNORTHATINTERSECTIONOF‘A’STREETAND‘C’STREET WHA.
EXHIBIT C
24 2524
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-21
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PRIVATERECREATIONBUILDING
LOOKINGNORTHWESTATINTERSECTIONOF‘A’STREETAND‘C’STREET WHA
EXHIBIT C
25 2525
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
Note: Artist Concept; Subject to change at Final Site & Design Review AR-22
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PRIVATERECREATIONBUILDING
LOOKINGSOUTHWESTATPOOLDECK
WHA
EXHIBIT C
26 2526
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-23
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Note: Artist Concept; Subject to change at Final Site & Design Review LOOKINGNORTHWESTONFREEWAYNEARWBONRAMP
VIEWSIMULATION
WHA
EXHIBIT C
27 2527
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-24
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHEASTONFREEWAYNEARWBONRAMPWITHPROPOSEDVALLEYLINKPEDESTRIANBRIDGE VIEWSIMULATION Note: Artist Concept; Subject to change Key Map at Final Site & Design Review WHA
EXHIBIT C
28 2528
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-25
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWEST
VIEWSIMULATION Note: Artist Concept; Subject to change at Final Site & Design Review WHA
EXHIBIT C
29 2529
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-26
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWESTUNDERPROPOSEDVALLEYLINKPEDESTRIANBRIDGE VIEWSIMULATION Note: Artist Concept; Subject to change at Final Site & Design Review
EXHIBIT C
30 2530
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-27
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
VIEWSIMULATION
LOOKINGNORTHEASTONFREEWAY
Note: Artist Concept; Subject to change at Final Site & Design Review WHA.
EXHIBIT C
31 2531
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-28
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWESTONFREEWAYWITHPROPOSEDVALLEYLINKPEDESTRIANBRIDGE VIEWSIMULATION Note: Artist Concept; Subject to change at Final Site & Design Review
EXHIBIT C
32 2532
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-29
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHEASTONFREEWAY
VIEWSIMULATION Note: Artist Concept; Subject to change at Final Site & Design Review WHA.
EXHIBIT C
33 2533
ISABEL PORTOLA
OWNER, LLC
Key Map
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
AR-30
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOOKINGNORTHWESTONFREEWAYATBEGININGOFISABELAVEOFFRAMPWITHPROPOSEDVALLEYLINKPEDESTRIANBRIDGE VIEWSIMULATION Note: Artist Concept; Subject to change at Final Site & Design Review WHA.
EXHIBIT C
34 2534
ISABEL PORTOLA
OWNER, LLC
0 100 08 50 200
Main Street with Retail on Ground FloorAmenity Space on Podium Level Urban Plaza consisting of Town Square and two Pocket Plazas Grocery back of house
MASTERPLAN SP-1
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
ILLUSTRATIVEMASTERPLAN
Existing Offi ce Existing Offi ce
1.5 AC Neighborhood Park
Amenity Space on Podium Level
Front door character along street edges
Mid Block Connections
Paseos
S2
EVA/ Trail
Trail
0.45 AC Private Rec Facility
Pedestrian Connection To Business Park
Note: For Conceptual Illustration Purposes Only. Final Design Subject to Change Based on Landscape Design.
N2 N1 N3-A
C5
C3
S3-A
S1
C2-A
C2-B
C2-C
C1-A
C1-B
C1-C
TS
S4 S3-B
Portola Avenue
Isabel Avenue
Shea Center Drive
Main Street
Gateway Avenue
N3-B N3-C
WHA
EXHIBIT C
35 2535
Density Comparison Existing Requirement Submi ed
Planning Area Designation Density Density Homes
N1 Village 25-40 du/ac 18.9 du/ac 98 duN2 Center 40-60 du/ac 18.2 du/ac 56 duN3-A Center 40-60 du/ac 21.2 du/ac 40 duN3-B Center 40-60 du/ac NA NAN3-C Center 40-60 du/ac NA NAC1-A Core 60-100 du/ac 21.5 du/ac 62 duC1-B Core 60-100 du/ac 76.6 du/ac 114 duC2-A Core 60-100 du/ac 67.5 du/ac 116 duC2-B Core 60-100 du/ac 17.1 du/ac 17 duC3 Center 40-60 du/ac 23.9 du/ac 45 duC5 Center 40-60 du/ac 22.1 du/ac 84 duS1 Nbhd CommNA 67.5 du/ac 172 duS2 Center 25-40 du/ac 30.3 du/ac 102 duS3-A Offi ce Core NA 136.3 du/ac 152 duS3-B Offi ce Core NA 144.9 du/ac200 duS4 Offi ce Core NA 30.8 du/ac 41 du
ISABEL PORTOLA OWNER, LLC
0 100 08 50 200
C3
Net Area: 1.88 AC
Requirement: Center 40-60 du/ac
Submi ed: 23.9 DU/AC
45 DU
C2-A
Net Area: 1.72 AC
Requirement: Core 60-100 du/ac
Submi ed: 67.5 DU/AC
116 DU
N3-A
Net Area: 1.89 AC
Requirement: Center 40-60 du/ac Submi ed: 21.2 DU/AC
40 DU
C5
Net Area: 3.79 AC
Requirement: Center 40-60 du/ac
Subbmi ed: 22.1 DU/AC
84 DU
S1
Net Area: 2.55 AC
Requirement: Neighborhood Commercial Submi ed: 67.5 DU/AC 172 DU
S4
Net Area: 1.33 AC
Requirement: Offi ce Core Requirement: Offi ce Core Submi ed: 30.8 DU/AC 41 DU
S3-B
Net Area: 1.38 AC
Requirement: Offi ce Core Requirement: Offi ce Core
Submi ed: Submi ed: 144.9 DU/AC
200 DU
S3-A
Net Area: 1.12 AC
Requirement: Offi ce Core Requirement: Offi ce Core Submi ed: 136.3 DU/AC 152 DU
c
Village: 25-40 du/ac
Center: 40-60 du/ac
Core: 60-100 du/ac
Open SpaceNeighborhood CommercialOffi ce Core Offi ce Core Existing INSP Density Requirement
Ground Floor Retail
C1-B
Net Area: 1.49 AC
Requirement: Core 60-100 du/ac Submi ed: Submi ed: 76.6 DU/AC 114 DU
C2-B
Net Area: 0.99 AC
Requirement: Core 60-100 du/ac Submi ed: 17.1 DU/AC
17 DU
N3-C
Net Area: 0.45 AC
Requirement: Ground Floor Retail
Submi ed: Rec Center Submi ed: Rec Center
N3-B
Net Area: 1.50 AC
Requirement: Center 40-60 du/ac Submi ed: Neighborhood Park N2
Net Area: 3.08 AC
Requirement: Center 40-60 du/ac Submi ed: 18.2 DU/AC
56 DU
N1
Net Area: 5.18 AC
Requirement: Village 25-40 du/ac
Submi ed: Submi ed: 18.9 DU/AC
98 DU
S2
Net Area: 3.36 AC
Requirement: Center 40-60 du/ac Submi ed: 30.3 DU/AC
102 DU
TS
Net Area: 0.25 AC
Requirement: Core 60-100 du/ac
Submited: Town Square
C2-C
Net Area: 0.19 AC
Requirement: Core 60-100 du/ac
Pocket Plaza
C1-C
Net Area: 0.17 AC
Requirement: Core 60-100 du/ac
Submi ed: Pocket Plaza
C1-A
Net Area 2.89 AC
Requirement: Core 60-100 du/ac Submi ed: 21.5 DU/AC
62 DU
Ground Floor Retail/Offi ce Ground Floor Retail/Offi ce MASTERPLAN SP-2
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
COMPARISON-LUPEXISTING
-----
WRA t t
EXHIBIT C
36 2536
ISABEL PORTOLA
OWNER, LLC
Portola Avenue (Major)
Shea Center Drive
Main Street
Existing Offi ce Existing Offi ce
C3
C2-A
C2-B C1-B
N3-A
C5
S1*
C1-A
N3-C N3-B
TS
C1-C C2-C
N2 N1
S2
Isabel Avenue (Major) Gateway Avenue
S4 S3-B
S3-A
B Street
A Street
C StreetVillage Core
Open SpaceNeighborhood CommercialOffi ce Core Offi ce Core Proposed INSP Land Use
Ground Floor RetailGround Floor Retail/Offi ce Ground Floor Retail/Offi ce *NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial *NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial Categories permits Mixed Use Projects with the evaulation as part of a Conditional Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce and stacked fl at condos above. and stacked fl at condos above. (Residential “Core” standards applied to residnetial units) MASTERPLAN SP-3
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
COMPARISON-LUPPROPOSED
-----
WHA
EXHIBIT C
37 2537
Parcel Proposed Product Product Type Units
Gross Land
Area
(AC)
Perimeter ROW
Areas (AC)
Net Land
Area
(AC)
Density
(Net DU/AC)
Average Unit
Size
(sqft)
Residential
Building Area
(sqft)
Non-Residential
Building Area
(sqft)
Residential 1,299 34.86 2.22 32.65 1,743,741 74,362
N1 Product 2C 3-Story Attached (Duplex & Triplex) 98 5.59 0.41 5.18 18.9 1,943 190,432 N2 Product 1 3-Story Attached (Duplex & Triplex) 56 3.17 0.10 3.08 18.2 2,324 130,116 N3-A Product 1 3-Story Attached (Duplex) 40 2.11 0.22 1.89 21.2 2,322 92,860C1-A Product 17 3-Story Attached (Townhouse) 62 3.02 0.13 2.89 21.5 1,730 107,260C1-B Product 15 Type V Apartments over Retail 114 1.53 0.04 1.49 76.6 889 101,373 22,520 C2-A Product 16 Type V Stacked Flat Condos over Retail 116 1.72 0.00 1.72 67.5 1,394 161,680 27,918C2-B Product 1 3-Story Attached (Duplex & Triplex) 17 0.99 0.00 0.99 17.1 2,326 39,546C3 Product 2 3-Story Attached (Townhouse) 45 1.88 0.00 1.88 23.9 1,900 85,500 C5 Product 2 3-Story Attached (Townhouse) 84 3.87 0.08 3.79 22.1 1,899 159,492 S1 Product 9 Type V Stacked Flat Condos over Grocery 172 2.78 0.23 2.55 67.5 1,267 217,872 23,924S2 Product 4 3-Story Attached (Townhouse) 102 3.46 0.10 3.36 30.3 1,326 135,284S3-A Product 10 Type V Apartments 152 1.41 0.29 1.12 136.3 685 104,160 0S3-B Product 12 Type III Apartments 200 1.61 0.24 1.38 144.9 816 163,240 0S4 Product 4 3-Story Attached (Townhouse) 41 1.71 0.38 1.33 30.8 1,340 54,926 Non-Residential 10.51 0.02 10.50 8,575
N3-B Neighborhood Park 1.50 0.00 1.50N3-C Rec Center 0.45 0.00 0.45 8,575 C1-C Pocket Plaza 0.17 0.00 0.17C2-C Pocket Plaza 0.19 0.00 0.19TS Town Square 0.27 0.02 0.25 ROW 7.94 7.94
Total 1,299 45.37 2.23 43.14 30.1 1,743,741 82,937
Product SummaryMarket-Rate For Sale Duplex & Triplex 211Market-Rate For Sale Townhomes: 334Market-Rate For Sale Condos: 231Affordable For Sale Condos: 57Market-Rate For Rent Apartments: 160Affordable For Rent Apartments: 306Total Market-Rate Units: 936 72% Total Affordable Units: 363 28%Total Units: 1299 100%Notes: Amenity space for Parcels C1-B, C2-A, S1, S3-A and S3-B included in total non-residential spacePerimeter ROW includes ROW of Portola Avenue, Isabel Avenue, Trail & EVA, and Shea Center Drive Proposed INSP Land Use
ISABEL PORTOLA OWNER, LLC
C3
1.88 AC
Product 2
3-Story A ached (Townhouse) 3-Story A ached (Townhouse)
23.9 DU/AC
1,900 Avg Unit Size
45 DU
0.41 AC
0.10 AC
0.22 AC
0.08 AC
ROW : 7.91 AC
0.25 AC
EVA
0.38 AC
029 AC
0.24 AC
0.10 AC
C2-A
1.72 AC
Product 16
Type V Stacked Flat Condos
over Retail
67.5 DU/AC
1,396 Avg Unit Size 116 DU
N3-A
1.89 AC
Product 1
3-Story A ached 3-Story A ached 21.2 DU/AC
2,479 Avg Unit Size 40 DU
C5
3.79 AC
Product 2
3-Story A ached (Townhouse) 3-Story A ached (Townhouse)
22.1 DU/AC
1,899 Avg Unit Size
84 DU
S1
2.55 AC
Product 9
Type V Stacked Flat Condos
over Grocery or Food Hall 67.5 DU/AC
1,267 Avg Unit Size 172 DU
S4
1.33 AC
Product 4
3-Story A ached (Townhouse) 3-Story A ached (Townhouse) 30.8 DU/AC 1,340 Avg Unit Size
41 DU
S3-B
1.38 AC
Product 12
Type III Apartments 144.9 DU/AC
816 Avg Unit Size
200 DU
S3-A
1.12 AC
Product 10
Type V Apartments 136.3 DU/AC
685 Avg Unit Size
152 DU
C1-A
2.89 AC
Product 17
3-Story A ached (Townhouse) 3-Story A ached (Townhouse) 21.5 DU/AC 1,730 Avg Unit Size 62 DU C1-B 1.49 AC
Product15
Type V Apartments over Retail 76.6 DU/AC
889 Avg Unit Size 114 DU
C2-B
0.99 AC
Product 1
3-Story A ached 3-Story A ached 17.1 DU/AC
2,474 Avg Unit Size 17 DU
N3-C
0.45 AC
Rec Center
(Private)
N3-B
1.50 AC
Neighborhood Park
N2
3.08 AC
Product 1
3-Story A ached 3-Story A ached 18.2 DU/AC
2,470 Avg Unit Size 56 DU
N1
5.18 AC
Product 2C
3-Story A ached 3-Story A ached 18.9 DU/AC
1,943 Avg Unit Size 98 DU
S2
3.36 AC
Product 4
3-Story A ached (Townhouse) 3-Story A ached (Townhouse) 30.3 DU/AC 1,326 Avg Unit Size 102 DU
Portola Avenue (Major)
Isabel Avenue (Major)
Shea Center Drive
Existing Offi ce Existing Offi ce
Gateway Avenue
EVA/Trail
Trail
0 100 08 50 200
Main Street
0.02 AC
TS
0.25 AC
Town Square
C2-C
0.19 AC
Pocket Plaza C1-C 0.17 AC
Pocket Plaza
0.13 AC
0.04 AC
B Street
A Street
C Street C Street*NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial *NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial Categories permits Mixed Use Projects with the evaulation as part of a Conditional Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce and stacked fl at condos above. and stacked fl at condos above. (Residential “Core” standards applied to residnetial units) Village
Core
Open SpaceNeighborhood CommercialOffi ce Core Offi ce CoreGround Floor RetailGround Floor Retail/Offi ce Ground Floor Retail/Offi ce MASTERPLAN SP-4
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
PARCELSUMMARY
•"'"''' 1\1~
n1\\II
~-
-~
WHA
D D D D
--
n
D D
-
D
--
D D D D L D D
1 ~-
I
-----
EXHIBIT C
38 2538
ISABEL PORTOLA
OWNER, LLC
Portola Avenue (Major)
Shea Center Drive
Main Street
Existing Offi ce Existing Offi ce
0 100 08 50 200
Parcel Product Type Product Bed / Units
Total
Beds
Total
Baths
Total
Half Bath Unit SQFT
Total
Residential
SQFT
Total
Non-Res
SQFT
Total
Usable
SQFT
Residential
Parking Area
NonResidential
Parking Area
Residential
Area Non-Residential Area
Total
Area
N1 3-Story Attached (Duplex & Triplex) Product 2C 98 362 264 30 1,943 190,432 190,432 46,452 190,432 18,080 254,964 Plan 1C 3 / 2 .5 30 90 60 15 1,851 55,530 13,710 55,530 4,950 74,190 Plan 2C 4 / 3 .5 30 120 90 15 1,895 56,850 13,590 56,850 4,770 75,210 Plan 3C 4 / 3 .0 38 152 114 0 2,054 78,052 19,152 78,052 8,360 105,564 N2 3-Story Attached (Duplex & Triplex) Product 1 56 197 168 28 2,324 130,116 130,116 28,532 130,116 10,860 169,508 Plan 1 3 / 3 .5 14 42 42 7 2,192 30,688 6,888 30,688 2,800 40,376 Plan 2 3 / 3 .5 13 39 39 7 2,290 29,770 6,448 29,770 2,405 38,623 Plan 3 4 / 3 .5 29 116 87 15 2,402 69,658 15,196 69,658 5,655 90,509 N3-A 3-Story Attached (Duplex) Product 1 40 140 120 20 2,322 92,860 92,860 20,360 92,860 7,750 120,970 Plan 1 3 / 3 .5 10 30 30 5 2,192 21,920 4,920 21,920 2,000 28,840 Plan 2 3 / 3 .5 10 30 30 5 2,290 22,900 4,960 22,900 1,850 29,710 Plan 3 4 / 3 .5 20 80 60 10 2,402 48,040 10,480 48,040 3,900 62,420 N3-C Rec Center / Pool Building Rec Building 8,575 8,575 8,575 8,575 C1-A 3-Story Attached (Townhouse) Product 17 62 217 155 16 1,730 107,260 107,260 31,806 107,260 9,021 148,087 Plan 1 3 / 2 .5 31 93 62 16 1,613 50,003 14,725 50,003 3,534 68,262 Plan 2 4 / 3 .0 31 124 93 0 1,847 57,257 17,081 57,257 5,487 79,825 C1-B Type V Apartments over Retail Product 15 114 183 162 11 889 101,373 22,520 123,893 72,655 127,143 22,520 222,318 Unit A-1 1 / 1 .0 63 63 63 0 731 46,053
Unit A-2 1 / 1 .0 3 3 3 0 1,005 3,015
Unit B-1 2 / 2 .0 24 48 48 0 950 22,800
Unit B-2 2 / 2 .0 3 6 6 0 1,148 3,444
Unit C-1 3 / 2 .5 21 63 42 11 1,241 26,061
C2-A
Type V Stacked Flat Condos
over Retail Product 16 116 220 208 14 1,394 161,680 27,918 189,598 75,661 219,996 27,918 323,575 Unit A-1 1 / 1 .0 24 24 24 0 949 22,776
Unit B-1 2 / 2 .0 64 128 128 0 1,373 87,872
Unit B-2 2 / 2 .5 16 32 32 8 1,685 26,960
Unit C-1 3 / 2 .5 12 36 24 6 2,006 24,072
C2-B 3-Story Attached (Duplex & Triplex) Product 1 17 60 51 9 2,326 39,546 39,546 8,668 39,546 3,295 51,509 Plan 1 3 / 3 .5 4 12 12 2 2,192 8,768 1,968 8,768 800 11,536 Plan 2 3 / 3 .5 4 12 12 2 2,290 9,160 1,984 9,160 740 11,884 Plan 3 4 / 3 .5 9 36 27 5 2,402 21,618 4,716 21,618 1,755 28,089 C3 3-Story Attached (Townhouse) Product 2 45 171 126 18 1,900 85,500 85,500 20,880 85,500 7,758 114,138 Plan 1 3 / 2 .5 9 27 18 5 1,827 16,443 4,113 16,443 1,485 22,041 Plan 2 4 / 3 .5 27 108 81 14 1,873 50,571 12,231 50,571 4,293 67,095 Plan 3 4 / 3 .0 9 36 27 0 2,054 18,486 4,536 18,486 1,980 25,002 C5 3-Story Attached (Townhouse) Product 2 84 320 236 34 1,899 159,492 159,492 38,932 159,492 14,428 212,852 Plan 1 3 / 2 .5 16 48 32 8 1,827 29,232 7,312 29,232 2,640 39,184 Plan 2 4 / 3 .5 52 208 156 26 1,873 97,396 23,556 97,396 8,268 129,220 Plan 3 4 / 3 .0 16 64 48 0 2,054 32,864 8,064 32,864 3,520 44,448 S1
Type V Stacked Flat Condos
over Grocery Product 9 172 328 300 0 1,267 217,872 23,924 241,796 164,022 296,184 23,924 484,130 Unit A-1 1 / 1 .0 44 44 44 0 949 41,756
Unit B-1 2 / 2 .0 84 168 168 0 1,373 115,332
Unit C-1 3 / 2 .0 24 72 48 0 1,418 34,032
Unit D-1 2 / 2 .0 16 32 32 0 1,338 21,408
Unit E-1 3 / 2 .0 4 12 8 0 1,336 5,344
S2 3-Story Attached (Townhouse) Product 4 102 236 236 35 1,326 135,284 135,284 57,936 135,284 9,168 202,388 Plan 1 2 / 2 .5 35 70 70 18 1,177 41,195 18,585 41,195 3,395 63,175 Plan 2 2 / 2 .5 35 70 70 18 1,315 46,025 18,935 46,025 3,885 68,845 Plan 3 3 / 3 .0 32 96 96 0 1,502 48,064 20,416 48,064 1,888 70,368 S3-A Type V Apartments Product 10 152 272 192 0 685 104,160 104,160 79,879 135,124 0 215,003 Unit A-1 Studio / 1 .0 40 40 40 0 453 18,120
Unit A-2 1 / 1 .0 32 32 32 0 533 17,056
Unit B-1 2 / 1 .0 36 72 36 0 710 25,560Unit B-2 2 / 1 .0 4 8 4 0 786 3,144 Unit C-1 3 / 2 .0 40 120 80 0 1,007 40,280
S3-B Type III Apartments Product 12 200 280 280 0 816 163,240 163,240 105,273 214,395 0 319,668 Unit A-1 1 / 1 .0 120 120 120 0 727 87,240
Unit B-1 2 / 2 .0 80 160 160 0 950 76,000
S4 3-Story Attached (Townhouse) Product 4 41 97 97 13 1,340 54,926 54,926 23,506 54,926 3,589 82,021 Plan 1 2 / 2 .5 13 26 26 7 1,177 15,301 6,903 15,301 1,261 23,465Plan 2 2 / 2 .5 13 26 26 7 1,315 17,095 7,033 17,095 1,443 25,571Plan 3 3 / 3 .0 15 45 45 0 1,502 22,530 9,570 22,530 885 32,985 Total 1,299 3,083 2,595 227 1,743,741 82,937 1,826,678 774,562 0 1,988,258 166,886 2,929,706 Gross Construction Area
Bath
C3
C2-A
C2-B C1-B
N3-A
C5
S1
C1-A
N3-C N3-B
TS
C1-C C2-C
N2 N1
S2
Isabel Avenue (Major) Gateway Avenue
S4 S3-B
S3-A
B Street
A Street
C Street
Proposed INSP Land Use
Village
Core
Open SpaceNeighborhood CommercialOffi ce Core Offi ce CoreGround Floor RetailGround Floor Retail/Offi ce Ground Floor Retail/Offi ce MASTERPLAN SP-5
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
PRODUCTSUMMARY
~
,
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WHA
~ '
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-----,
I 1-
-----
EXHIBIT C
39 2539
ISABEL PORTOLA
OWNER, LLC
C3
Village
Center Enclosed
Parking : 90
On-Site
On-Site Parking : 3 On-Street Parking : 13 Total Parking : 106 C2-A
Core
Enclosed Parking : 220 On-Street Parking : 18 Retail & Commercial Parking : (42*) Total Parking : 238 C2-B
Village Enclosed Parking : 34 On-Street Parking : 11 Total Parking : 45 N3-A
Village Enclosed Parking : 80 On-Street Parking : 5 Total Parking : 85 C5 Village Enclosed Parking : 168 On-Site Parking : 6 On-Street Parking : 8 Total Parking : 182 S1
Nbhd Comm
Enclosed Parking : 399 On-Street Parking : 8 Retail & Commercial Parking : (43*) Total Parking : 407 S3-A
Core
Enclosed Parking : 174 On-Street Parking : 4 Total Parking : 178 S3-B
Core
Enclosed Parking : 242 On-Street Parking : 3 Total Parking : 245 S4Village Enclosed Parking : 82 On-Site Parking : 5 On-Street Parking : 4 Total Parking : 91 C1-A
Village Enclosed Parking : 124 On-Site Parking : 13 On-Street Parking : 4 Total Parking : 141 C1-B
Core
Enclosed Parking : 192 On-Street Parking : 13 Retail & Commercial Parking : (33*) Total Parking : 205 N3-C
Village
Center
On-Street
Parking : 8 Total Parking : 8
N3-B
Center
On-Site Parking : 2 On-Street Parking : 7 Total Parking : 9 N2
Village Enclosed Parking : 112 On-Site Parking : 15 On-Street Parking : 10 Total Parking : 137 N1
Village Enclosed Parking : 196 On-Site Parking : 21 On-Street Parking : 2 Total Parking : 219 S2
Village Enclosed Parking : 204 On-Site Parking : 1 On-Street Parking : 34 Total Parking : 239 Minimum Parking Requirements:Village/ Transition Core/Center Studio/ 1-Bed: 1.0 Spaces/ Unit Studio: 0.75 Spaces/ Unit2-Bed: 1.5 Spaces/ Unit 1-Bed: 1.0 Spaces/ Unit3-Bed +: 2.0 Spaces/ Unit 2+ Bed: 1.25 Spaces/ UnitGuest Parking: 1 Space/ 8 Units (0.13 Spaces / Unit)*Note: Onstreet parking for parcels C1-B, C2-A, and S1 is provided for the Retail & Commercial Parking requirementNeighborhood Commercial and Ground Floor Retail/ Flex Space: General Commercial:
Core/ Center
Studio/ 1-Bed: 1.25 Spaces/ Unit Studio: 0.75 Spaces/ Unit Studio/ 1-Bed: 1.0 Spaces/ Unit2-Bed: 2.0 Spaces/ Unit 1-Bed: 1.5 Spaces/ Unit 2-Bed: 1.5 Spaces/ Unit3-Bed +: 2.5 Spaces/ Unit 2-Bed +: 2.0 Spaces/ Unit 3-Bed +: 1.5 Spaces/ UnitGuest Parking Guest Parking: No Guest Parking required 1 Space/ 4 Units
CommercialGeneral Commercial 1 Space/ 600 SFRetail 2 Space/ 400 SF Village/ TransitionMaximum Parking Requirements: AB 2345 Denisty Bonus Parking Requirment:
0 100 08 50 200
Dupl / TH
Res Total EV Nbhd Comm &
Comm Lobby Res Guest Comm Res Guest Comm Res Res Res Guest Guest Guest Res 40% Res 10% Van Spaces 1:unit Resident Visitor Resident Visitor Ground Floor Flex PA Designation Units Bdrms SF Amenity Reqd Reqd Reqd Reqd Reqd Reqd Provd ADA 2% ADA Van Provd* ADA 5% ADA Van Provd* ADA ADA Van Capable EVSE ADA Van ADA Std LP Lev2 Lev 2 Access Provd 1:1 unit 1:4 units 1:4 Bdrm 1:20 Units 1: 1400 SF N1 Village 98 362 196 12 245 26 196 0 0 23 (2) 0 219 98 98 25N2 Village 56 224 112 7 141 16 112 0 0 25 (2) 0 137 56 56 14N3-A Village 40 160 80 5 100 16 80 0 0 5 (1) 0 85 40 40 10 N3-B Open Space 9 9N3-C Open Space 8 (1) (1) 8C1-A Village 62 217 124 8 156 8 124 0 0 17 (1) (1) 141 62 62 16 C1-B Core 114 183 19,294 3,226 127 14 33 196 30 78 168 (4) (1) 14 (1) (1) 33 (2) (1) 8 (2) (1) (1) 73 18 (4) 215 46 6 17 C2-A Core 116 220 24,690 3,228 139 15 42 220 29 99 163 (4) (1) 15 (1) (1) 42 (2) (1) 8 (2) (1) (1) 71 18 (4) 220 55 6 20 C2-B Village 17 68 34 2 43 5 34 0 0 11 (1) 0 45 17 17 5 C3 Village 45 171 90 6 114 13 90 0 0 16 (1) (1) 106 45 45 12C5 Village 84 320 168 11 210 21 168 0 0 14 (1) (1) 182 84 84 21S-1 Nbhd Comm 172 328 21,651 2,273 204 22 43 322 43 87 342 (7) (1) 22 (2) (1) 43 (2) (1) 8 (2) (1) (1) 145 36 (6) 407 82 9 18 S2 Village 102 236 170 13 220 26 204 0 0 35 (1) (1) 239 102 102 26 S3-A Core 152 272 2,442 172 ** 0 268 39 174 (4) (1) 4 0 0 71 18 (4) 178 68 8 S3-B Core 200 280 5,093 220 25 340 50 220 (5) (1) 25 (2) (1) 98 25 (5) 245 70 10 S4 Village 41 97 70 5 90 12 82 0 0 9 (1) (1) 91 41 41 11 65,635 16,262 1906 143 118 2,665 334 2167 2157 252 118
* Parking provided in common garage, at-grade or on-street ** AB2345 State Density Bonus Req'd Overall Total Bicycle Parking Required: 1100
Overall Total Parking Spaces Required: 2167 Overall Total Parking Spaces Provided: 2527 Overall Total Bicycle Parking Provided: 1100 Commercial Commercial
Ground Floor All Parcels Podium Buildings C1-B, C2-A, S1, S3-A, S3-B Bicycle Parking Min. Required Resident Guest Max Required ADA Parking Electric Vehicle Update Electric Vehicle eff. 7/1/24 Village Center/Core C1-C
DOES NOT APPLY
C2-C
DOES NOT APPLY
TS
DOES NOT APPLY
MASTERPLAN SP-6
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
PARKINGANALYSIS
I
f----
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WI-IA.
EXHIBIT C
40 2540
FAR
Comparison
PA Designation FAR FARN1 Village NA NAN2 Village NA NAN3-A Village NA NAN3-B Village NA NAN3-C Village NA NAC1-A Core NA NAC1-B Core NA NAC2-A Core NA NAC2-B Core NA NAC3 Village NA NAC5 Village NA NAS1 Nbhd Comm .04 - 1.0 0.30 Waiver S2 Village NA NAS3-A Core NA NAS3-B Core NA NAS4 Village NA NA Requirement Submitted
N1N2N3-AN3-BN3-CC1-AC1-BC2-AC2-BC3C5
S2S3-AS3-BS4
VillageVillageVillageVillageVillageCoreCoreCoreCoreVillageVillage VillageCoreCoreVillage
NANANANA
NANANANA
NANANANANANANANANANANA
NANANANANANANANANANANA
ISABEL PORTOLA OWNER, LLC
C3
FAR
DOES NOT APPLY
C2-A
FAR
DOES NOT APPLY
C2-B
FAR
DOES NOT APPLY
N3-A
FAR
DOES NOT APPLY
C5
FAR
DOES NOT APPLY
S1
Neighborhood Commercial
Designation = 0.4-1.0 F.A.R.
Provided = 0.30 F.A.R.
S3-A
FAR
DOES NOT APPLY
S3-B
FAR
DOES NOT APPLY
S4
FAR
DOES NOT APPLY
C1-A
FAR
DOES NOT APPLY
C1-B
FAR
DOES NOT APPLY
N3-C
FAR
DOES NOT APPLY
N3-B
FAR
DOES NOT APPLY
N2
FAR
DOES NOT APPLY
N1
FAR
DOES NOT APPLY
S2
FAR
DOES NOT APPLY
0 100 08 50 200
C1-C
DOES NOT APPLY
C2-C
DOES NOT APPLY
TS
DOES NOT APPLY
Portola Avenue (Major)
Shea Center Drive
Main Street
Existing Offi ce Existing Offi ce
Isabel Avenue (Major) Gateway Avenue
B Street
C Street
MASTERPLAN SP-7
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
FARANALYSIS
!
i
j
i
i,...; .. ---·.-•·--··
EXHIBIT C
41 2541
ISABEL PORTOLA
OWNER, LLC
Shea Center Drive
Parcel INSP Requirement Land Use Units
Common Area
Required1 (AC)
Common Area
Open Space
per unit SF
Neighborhood
Park (AC)
Common Open
Space Total (SF)
Playgrounds/ Community
Gardens/ Pocket Parks and
Pocket Plazas (AC)
Plazas
(AC)
Trails
(AC)
Setback3
(AC)
Total Area
(AC)
Private Open
Space (SF)
Private Open
Space per unit (SF)
Total Open
Space
Provided (SF)
Total Open
Space per
unit (SF)
Residential 1,299 2.24 0.00 4.47 4.11 0.00 0.76 3.57 8.81 N1 Village 3-Story Attached (Duplex & Triplex) 98 0.17 430 42,154 SF 0.97 0.67 1.64 8,618 88 50,772 518 N2 Village 3-Story Attached (Duplex & Triplex) 56 0.10 183 10,241 SF 0.24 0.39 0.62 3,757 67 13,998 250N3-A Village 3-Story Attached (Duplex) 40 0.07 130 5,192 SF 0.12 0.41 0.53 2,680 67 7,872 197 C1-A Village 3-Story Attached (Townhouse) 62 0.11 249 15,420 SF 0.35 0.38 0.74 4,960 80 20,380 329 C1-B Core Type V Apartments over Retail 114 0.20 128 14,618 SF 0.34 0.07 0.48 5,700 50 20,318 178 C2-A Core Type V Stacked Flat Condos over Retail 116 0.20 102 11,887 SF 0.27 0.06 0.40 5,800 50 17,687 152 C2-B Village 3-Story Attached (Duplex & Triplex) 17 0.03 109 1,847 SF 0.04 0.11 0.16 1,163 68 3,010 177 C3 Village 3-Story Attached (Townhouse) 45 0.08 96 4,336 SF 0.10 0.24 0.34 3,870 86 8,206 182 C5 Village 3-Story Attached (Townhouse) 84 0.14 191 16,053 SF 0.37 0.44 0.80 7,220 86 23,273 277 S1 Neighborhood Center Type V Stacked Flat Condos over Grocery 172 0.30 111 19,071 SF 0.44 0.23 0.27 0.98 8,600 50 27,671 161 S2 Village 3-Story Attached (Townhouse) 102 0.18 90 9,186 SF 0.21 0.30 0.51 5,409 53 14,595 143 S3-A Core Type V Apartments 152 0.26 84 12,841 SF 0.24 0.22 0.05 0.57 7,600 50 20,441 134 S3-B Core Type III Apartments 200 0.34 115 23,075 SF 0.34 0.19 0.04 0.68 10,000 50 33,075 165S4 Village 3-Story Attached (Townhouse) 41 0.07 214 8,770 SF 0.08 0.12 0.15 0.35 2,280 56 11,050 270 Non-Residential 0.00 1.50 0.00 0.00 0.61 0.00 0.00 2.11 N3-B Center Neighborhood Park 1.50 0.00 1.50
C1-C Core Pocket Plaza 0.17 0.00 0.17
C2-C Core Pocket Plaza 0.19 0.00 0.19
TS Neighborhood Center Town Square 0.25 0.00 0.25
Sub-Total 1,299 2.24 1.50 4.47 4.11 0.61 0.76 3.58 10.92 77,657 272,347 N3-C Park Community Rec Center5 0.25 0.25 0.09 0.45
Total 1,299 2.24 1.50 4.72 4.36 0.61 0.76 3.67 65646.01 77,657 272,347 Perimeter ROW includes ROW of Portola Avenue, Isabel Avenue, Trail & EVA, and Shea Center Drive 1Min. 75 sq. ft. per unit 2Up to 10% may be provided through indoor space3Setback areas have not been counted toward the common area provided. 4Common areas must have a minimum dimension in any direction of 10 ft, include Common Garden/pocket parks, and Trails.5Area counted towards common area excludes building footprint6Private Open Space must have a mimimum dimension of 4'x8' of 50 sf in Core/Center7Private Open Space must have a mimimum dimension of 6'x8' of 75 sf in Village Min/ Max Park Sizes
Playground N/ACommunity Gardens 0.1 AC - 1.0 ACNeighborhood Pocket Parks 0.1 AC - 1.0 ACPocket Plazas 0.1 AC - 1.0 ACPlazas 0.25 AC - 2.0 AC Common Area Provided4 Private Open Space Provided6
Portola Avenue (Major)
Shea Center Drive
Main Street
Existing Offi ce Existing Offi ce
C3
C2-A
C2-B
N3-A
C5
S1
C1-A
C1-B
C1-C
N3-C N3-B
TS
C2-C
N2 N1
S2
Isabel Avenue (Major)
S4 S3-B
S3-A
Gateway Avenue
B Street
A Street
C Street
MASTERPLAN SP-8
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
OPENSPACEANALYSIS
0 100 08 50 200
~ -
rl
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WI-IA.
------
I
EXHIBIT C
42 2542
ISABEL PORTOLA
OWNER, LLC
C2-A
For Sale
15 Aff Total Units (04) Median Income (11) Moderate Income S1
For Sale
20 Aff Total Units
(05) Median Income (15) Moderate Income
S3-A Rental
152 Aff Total Units (53) Very Low Income (99) Low Income S3-B Rental 40 Aff Total Units 40 Aff Total Units (6) Moderate Income (8) Medium Income (14) Low Income (12) Very Low Income S4
For Sale
10 Aff Total Units 10 Aff Total Units
(3) Median Income (7) Moderate Income
C1-B
Rental:
114 Aff Total Units
(57) Median Income (57) Moderate Income
0 100 08 50 200
C3
DOES NOT APPLY
N3-A
DOES NOT APPLY
C5
DOES NOT APPLY
C1-A
DOES NOT APPLY
N3-C
DOES NOT APPLY
N3-B
DOES NOT APPLY
N2
DOES NOT APPLY
N1
DOES NOT APPLY
S2
DOES NOT APPLY
C2-B
DOES NOT APPLY
C1-C
DOES NOT APPLY
C2-C
DOES NOT APPLY
TS
DOES NOT APPLY
Portola Avenue (Major)
Shea Center Drive
Main StreetExisting Offi ce Existing Offi ce
Isabel Avenue (Major) Gateway Avenue
B Street
C Street
A Street
MASTERPLAN SP-9
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
AFFORDABLEHOUSINGLOCATIONSITEPLAN
Planning Area VLI LI Med Mod TOTALS
S3A (rental) 53 99 152C1B (rental) 57 57 114S3B (rental)* 12 14 8 6 40S1 (for sale) 5 15 20C2-A (for sale) 4 11 15S4 (for sale) 3 7 10 S1 or C2-A (add'l for sale) 6 6 12
Total Affordable Units: 363 28%
Total For Rental 306 24%Total Very Low Income Rental (65) (5%)Total Low Income Rental (113) (8.7%)Total Median Rental (65) (5%)Total Moderate Rental (63) (5%)Total For Sale 57 4% Total Median For Sale (18) (1%)Total Moderate For Sale (39) (3%) Total Market-Rate Units: 936 72%Total Units 1,299 100%
*per LDC, Sec. 10.06.050-D(4)(c)(2)
Affordable Housing Table
WI-IA
r
/
EXHIBIT C
43 2543
ISABEL PORTOLA
OWNER, LLC
0 40 08 20 80
4.0'2.0'
10.0'
10.0'
10.0'
6.5'
6.5'
6.5'
22.0'
26.0'
26.0'
26.0'
26.0'
6.5'
6.5'
11.3'
20.0'
10.0'
10.0'
20.0'
7.5'
10.0'
52.5'
34.7'
13.8'
7.5'
10.0'
26.0'
10.0'
1.6'
9.9'
12.9'
12.8'
6.5'
10.0'
10.0 7.5'
24.1'
19.1'
1.6'
5.3'
10.0'
7.5'
10.0'
6.5'
6.5'
6.5'
6.5'
22.0'
20.0'
4.0 '2.0'
10.0'
10.0'
10.0'
6.5'
6.5'
6.5'
22.0'
26.0'
26.0'
26.0'
26.0'
6.5'
6.5'
11. 3'
10.0'
10.0'
52.5'
13.8 '
'
'
26.0'
9.9'
12.9'
12.8'
6.5'
'
'
10.0'
6.5'
6.5'
6.5'
6.5'
22.0'
10.0 1.6'
1 24
19. 1.6'
5.3'
Project Summary - N1
Gross
Land Area: + 5.6 Acres
NetLand Area: + 5.2 Acres
Total Units: 98 Homes
Density: 18.9 Homes per Acre
Dwelling UnitFront Door:
Open Space:
Required: 14,700 SF Total (150 SF per home)
’ Common: 7,350 SF (75 SF per home; 10' min. dim.)’ Private: 7,350 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 50,772 SF Total (518 SF per home)
’ Common: 42,153 SF (10' Min. Dimension)’ Private: 8,618 SF (88 SF per home) Porches:
’ Porch Condition’ Corner Porch Condition
EnhancedElevation:
Walkway
Connection:
Setback:
Setback
Public Utility Easement
Setback
Toe of Slope
Setback
Toe of Slope
Setback
Toe of Slope
Property Line
Setback
Property Line
Right of Way
Property Line PORTOLA (Major)
ISABEL AVENUE (Major)
Property Line
A STREET
10 0 1
1 .1
6'
0 1
6'
1 9.1'
26 0'
MASTERPLAN SP-10
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
NOPENSPACEEXHIBIT
.8
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....... '! ., •.
• I ••;.1 • ,-,,.,~ •• I ! <. I
,•~: •. I
,-. :,·.,
,.
=·· ' f 1·' · • • r . . _.
···
.,·,A · :1,•·-,.,
,: .... • .,•~ ' i "'•: .. ••
EXHIBIT C
44 2544
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-11
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
7.5'
7.5'
7.5'
26.0'
5.0'
5.0'
7.5'
12.0'
7.5'
7.5'
26.0'
10.0'
2.5'
2.5'
30.0'30.0'
30.0'
26.0'
7.5' 7.5'
7.5'
7.5'
24.1'
18.9'
12.0'
7.5'
2.5'
4.0'
7.5' 10.0'
10.0'
28.0'
7.5' 10.0'
31.7'
7.5'
10.0'
22.0'
26.0'
20.0'
20.0'
10.0'
11.6'
10.0'
7.5'
24.1'
19.1'
11.6'
15.3'
10.0 7.5'
11.0'
9'
'
'
0 '
5.0'
7.5'
12.0'
7.5'
26.0'
10.0'
2.5'
30.0'30.0'
30.0'
26.0'
7.5' 7.5'
7.5'
7.5'
24.1'
18.9'
12.0'
7.5'
1 10.0
11.6'
10.0'
28 0'
20.0 '
24. 19.
11.6'
5.3'
11.0'
7.5'
7.5'
7.5'
26.0'
5.0'
7.5'
2.5'
4 0'.
31.7' 22.0'
26.0'
28.0'
20.0'
15 Project Summary - N2
Gross
Land Area: + 3.2 Acres
NetLand Area: + 3.1 Acres
Total Units: 56 Homes
Density: 18.2 Homes per Acre
Dwelling UnitFront Door:
Open Space:
Required: 8,400 SF Total (150 SF per home)
’ Common: 4,200 SF (75 SF per home; 10' min. dim.)’ Private: 4,200 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 13,998 SF Total (250 SF per home)
’ Common: 10,241 SF (10' Min. Dimension)’ Private: 3,540 SF (67 SF per home) Porches:
’ Porch Condition’ Corner Porch Condition
EnhancedElevation:
Walkway
Connection:
Setback:
Setback
Public Utility Easement
Property Line
Setback
Toe of Slope
Toe of Slope
Setback
Property LinePublic Utility
Easement
PORTOLA (MAJOR)
Right of Way
A STREET Right of Way
MAIN STREET
N OPENSPACEEXHIBIT
0 30 08 15 60
4. 8.
0 1 0
• • '. ' ... ····: j~-r
--r ·
__ _..
- --
<:~:=~: i-
.
- c_-:;:-_·::: J
' ::~=ii i
~
'
-
<'.~---::::.1 J
I =-~: !_
IA 1r-~- ~~~-~-~J--{~;~~~~·.....c:.="; ··i:==-::-=r"'=== <-== ... :=tt··· WHA.
<~~::_
• •c•:~~==:_·
--:-
___
:~- I
<cc::]
<c:J
<i.-~::_·_ 7
•
r,o--:
F i~•n~ l,ll;i,_ ~• Sl•~i-:,· .• " •: ••
• •, ,·· :.
ln!t•,~r • • •·-\\,,~ : L.' I
,-r,,,..•!·,•·•.- .
·,_. .,1·,,:•·•': 1 • \, ··
EXHIBIT C
45 2545
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-12
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
12.0'
7.5'
12.0'
30.0'
30.0'
7.5'
7.5'
7.5'
12.0'
12.0'
20.1'
29.7'
12.0'
2.0'
4.0'
2.5'
4.0'
10.0'
30.0'
17.4'
27.2'
11.0'
18.3'
27.2'
27.2'
10 0'
10.6'
10.6'
26.0'
20.0'
20.0'
20.0'
10.0'
18 4.0' 10.6
15.1'
10.0'
10.0'
10.8'
12.9'
14.2'
12.0'
7.5'
12.0'
30.0'
7.5'
12.0'
12.0'
20.1 29.7'
12.0'
26.0'
27.2'
20.0'
27.2 2 '
15.1'
10.8 '
15.0'
Project Summary - N3-A
Gross
Land Area: + 2.11 Acres
NetLand Area: + 1.89 Acres
Total Units: 40 Homes
Density: 21.2 Homes per Acre
Dwelling UnitFront Door:
Open Space:
Required: 6,000 SF Total (150 SF per home)
’ Common: 3,000 SF (75 SF per home; 10' min. dim.)’ Private: 3,000 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 7,872 SF Total (197 SF per home)
’ Common: 5,192 SF (10' Min. Dimension)’ Private: 2,680 SF (67 SF per home) Porches:
’ Porch Condition’ Corner Condition
EnhancedElevation:
Walkway
Connection:
Setback:
PORTOLA (MAJOR)
Setback
PublicUtilityEasementRight of Way
Setback
Setback
Setback Property Line
Property Line
Main Street
"A" Street
N
-AOPENSPACEEXHIBIT
0 30 08 15 60
2.0 .0
9.7 .1
5.1 2
'
0'
.0
:::::~ ~?5z{ ~ -;/~~Jj;''.,v· "· •
C__'· -;.: ::l!Zc'.'' ... ······• 1,
-- \o ,
,
- --
- -:
_, ,z z::.:-:l : :·,l2;c-:-
~,l. -- - --
_________
..
-
' I
I
I
=
~~1rl Ti::-·~
~.!, t,I]·,!,
•
~"J: ~;iz~r. ""i C-tni.,;,,
Fr-:-·:
' '
'.J' _ _"~.P/1 ,~ s~~· .,·•:' ••
.!. tl'C~• 4 g~~••m~~~ :,:·: ~ -: :i~'.-, •.•
··11• f
-~~_: :·.-: 1• ·-:'-:.;.
j: j:
EXHIBIT C
46 2546
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-13
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
30.0'
7.5'
12.0'
20.1'
4.0'
10.0'
17.4' 11.0'
10.0'
10.0'
10.0'
10.0'
10.0'
10.0'
10.0'
10.0'
10.0'
12.0'
20.1'
15.0'
Project Summary - N3-C
Gross
Land Area: + 0.45 Acres
Setbacks:
Setback
Property Line
Setback
Right of Way
Right of Way
"A" Street
"A" STREET
N
-COPENSPACEEXHIBIT
""'""'"'·" 0 30 08 15 60 WHA.
~~ba,:.1 l•b e
"" f,c,,-L
H~n
Dv•d•-~ $'1)llll•;,,
~1_~.,9 ~I•: SI~~ :., _,·.
Fi~n~ Lt,
~_i,~~ ~I ~.:;,~;i ·:
EXHIBIT C
47 2547
Elect
224.5 POD
er Pkg
10.0'
7.5 10.0
10.0'
7.5' 10.0'
7.5'
10.0'
10.4'
10.0'
24.2'
24.4'
10.0'10.0'
13.0'
15.0'15.0'
15.0'
34.7 22.0'22.0'22.0'
22.0'
22.0'
26.0'
22.0'
26.0'
26.0'
26.0'
28.0'
28.0'
28.0'
28.0'
15.0'
17.1'
20.0'
20.0'
5.0'5.0'
5.0'
5.0'
10.0'
10.0 8.0'
3.5'
10.0'
Project Summary - C1-A
Gross
Land Area: + 3.02 Acres
Net
Land Area: + 2.89 Acres
Total Units: 62 Homes
Density: 21.5 Homes per Acre
Dwelling UnitFront Door:
Open Space:
Required: 9,300 SF Total (150 SF per home)
▪ Common: 4,650 SF (75 SF per home; 10' min. dim.)▪ Private: 4,650 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 20,380 SF Total (329 SF per home)
▪ Common: 15,420 SF (249 SF per home)▪ Private: 4,960 SF (80 SF per home) Porches:
▪ Porch Condition▪ Corner Porch Condition
EnhancedElevation:
Walkway
Connection:
Setback:
Setback
Property Line
Setback
Setback
Setback
Right of Way
Setback
ISABEL AVENUE (Major)
"A" STREET
ISABEL PORTOLA OWNER, LLC
MASTERPLAN SP-14
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
C-AOPENSPACEEXHIBIT
0 30 08 15 60
0'
2 0
10 15 0'
10.0 15 0'
50 7 1
5 0
// // -- ·"; "' • y
--- 1 ---- ~- - ..__-- ' ~- y -~n-',-_ i_ ,,,~____,··,---'>,c\-----~",-;-...."- ~ '-'- :::,:::
=
•
•i~•~ijl/11.-:-" S'!•~~: · ••
'1,,~~.!.IICi•1,'Sc:'t,!:IJ ' •- ~1
WHA
EXHIBIT C
48 2548
Trash Elect
+432+442
+454.5 POD
7600
Upper Pkg
10.0'
7.5' 10.0'
10.4'
10.0'
24.4'
10.0'10.0'
13.0'
15.0'15.0'
15.0'
22.0'22.0'22.0'
22.0'
22.0'
26.0'
26.0'
26 26.0'
28.0'
28.0'
28.0'
ROOM NAME
ROOM NAME ROOM NAME
10.0'
5.0'5.0'
5.0'
5.0'
21.9'
8.1'
8 9'
10.0'
2.0'2.0'
3.5'
2.0'
Project Summary - C1-B
Gross
Land Area: + 1.53 Acres
NetLand Area: + 1.49 Acres
Total Units: 114 Homes
Density: 76.6 Homes per AcreDwelling UnitFront Door:
Open Space:
Required: 14,250 SF Total (125 SF per home)
▪ Common: 8,550 SF (75 SF per home; 10' min. dim.)▪ Private: 5,700 SF (50 SF per home; 4' W. x 8' D min. dim.) Provided: 20,318 SF Total (178 SF per home)
▪ Common: 14,618 (10' Min. Dimension)▪ Private: 5,700 SF (50 SF per home) Setback:
Property Line
Right of Way
Setback
Setback
ISABEL AVENUE (Major)
Main Street
C1-C
Pocket Plaza
0.17 AC Gross Area
A Street
ISABEL PORTOLA OWNER, LLC
Gateway Avenue
MASTERPLAN SP-15
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
C-BOPENSPACEEXHIBIT
0 40 08 20 80
'
'
,·~
/ (t :
~
I
' .
----,
J 1'--u.- • • • ""
---
~' ---
- "\~-- --,__ -~/_¼ ~., /
,_ r, ~ "'/.;
X .,.?.
,' / - /
WRA
··
.
·
.·,·.".;·:.-,:'.' .:. '
F~: •:·~ 'I~' s,,..,,~ . \
+
EXHIBIT C
49 2549
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-16
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
26.0'4.2' 26.0'
4.2'
'
8.0'8.0'
10.0'
5.3'
11.1'
8.0'
10.0'
Project Summary - C2-A
Gross
Land Area: + 1.7 Acres
Net
Land Area: + 1.7 Acres
Total Units: 116 Homes
Density: 67.5 Homes per AcreDwelling UnitFront Door:
Open Space:
Required: 14,500 SF Total (125 SF per home)
’ Common: 8,700 SF (75 SF per home; 10' min. dim.)’ Private: 5,800 SF (50 SF per home; 4' W. x 8' D min. dim.) Provided: 17,687 SF Total (152 SF per home)
’ Common: 11,887 (10' Min. Dimension)’ Private: 5,800 SF (50 SF per home) Setback:
Right of Way
Setback
"A" STREET
GATEWAY AVENUE
Main Street Main Street
C2-C
Pocket Plaza
0.19 AC Gross Area
C -AOPENSPACEEXHIBIT
0 30 08 15 60
Gateway Avenue
Main Street
wRA.
W.~i~~ Ti~t
l'"A i::~.,I,
E'-'J:,~~ ~c-- ~;i· C~•t
EXHIBIT C
50 2550
10.0' 7.5' 10.0'
10.0'
10.0' 7.5' 10.0' 8.0'
8.0' 5.3'
8.0'
EXHIBIT C
51 2551
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-18
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
16.5'
2.5'
15.0'
14.7'
10.0'
30.0'
26.0'
10.0'
7.5'
1 7.5'
0.0'
10.0'
10.0'
10.0' 7.5'
10.0'
10.0'
10.0' 10.0'
10.0'
7.5'
10.0'
21.5'
28.0'22.0'
15.0'
20.0'
28.0'22.0'
10.8' 10.8'
26.0'
'
14.6'
22.0'
10.0' 7.5'
Project Summary - C3
Gross
Land Area: + 1.88 Acres
NetLand Area: + 1.88 Acres
Total Units: 45 Homes
Density: 23.9 Homes per AcreDwelling UnitFront Door:
Open Space:
Required: 6,750 SF Total (150 SF per home)
▪ Common: 3,375 SF (75 SF per home; 10' min. dim.)▪ Private: 3,375 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 8,206 SF Total (182 SF per home)
▪ Common: 4,336 SF (10' Min. Dimension)▪ Private: 3,870 SF (86 SF per home) Porches:
▪ Porch Condition▪ Corner Porch Condition
EnhancedElevation:
Walkway
Connection:
Setback: Right of Way Setback
Setback
Setback
Setback
Property Line
C
OPENSPACEEXHIBIT
0 30 08 15 60
6. 5.
0. c::===
•
~,11 ·,;- H11ar~~IJ.: • ~ .- •
0 F.i.1 •,; ,1, l(hh.::rS1~.:--:1 • ~• . • ;,_
l nl~''II' ., •-;.· , ..-, . , .. , ! • • ' "-''·' • , :• • .. •· ; , I . P, •/• '•' ~ • I , , . • )•! ' '/ 1 , • • : o
', •• : .. ·, • : ~- f .
·: • • -: .,: r, · •. ,. ···,·-•••: .,,,·
WHA
oo
I
~] ~,1_[] f
t
EXHIBIT C
52 2552
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-19
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
Project Summary - C5
Gross
Land Area: + 3.87 Acres
NetLand Area: + 3.79 Acres
Total Units: 84 Homes
Density: 22.1 Homes per Acre
Dwelling UnitFront Door:
Open Space:
Required: 12,600 SF Total (150 SF per home)
▪ Common: 6,300 SF (75 SF per home; 10' min. dim.)▪ Private: 6,300 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 23,273 SF Total (277 SF per home)
▪ Common: 16,053 SF (10' Min. Dimension)▪ Private: 7,220 SF (86 SF per home) Porches:
▪ Porch Condition▪ Corner Porch Condition
EnhancedElevation:
Walkway
Connection:
Setback:
Setback
Property Line
Setback
Setback
Setback
Right of Way
Right of Way
COPENSPACEEXHIBIT
0 30 08 15 60
------
..
·~------ -
~
. \'~ ---
~\\.r .J\\7~-·. •. -
~ \ \__; ••. ·"
~ -320 '
I ~ ; \
\
\
\ .,,,,,k '\
.,,..,..,
.,,..,..,
I ~ ' 1,
\
~\\ 1 \r't \ \ ·,;
\ \ ,\ '\
~
. •
WHA
-----------------
--
- -
.,
.,
~ - -
. . ....
,91 _j_ _j_ _j_ _j _j_ _j_ _j
- - -- -- -- ---
c:::=; cj(,
=
•
E"J: ~;,z~- ""i Ctnl~•
•~J, •~Pfl•~SI~~ I-", ••
-~Pf11~·s:•~u.::· ·-·'• •
_~J, •~l,IIC1'~rs1,1~11 ', ~·- I-",
... ' ... ., ... .- ,' ; _ :,., ..
EXHIBIT C
53 2553
ISABEL PORTOLA
OWNER, LLC
*NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial Categories permits Mixed Use Projects with the evaulation as part of a Conditional Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce and stacked fl at condos above.
(Residential “Core” standards applied to residnetial units) MASTERPLAN SP-20
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
*NOTE: Parcel S1. The I
Categories permits Mix
Use Permit. We are pro
and stacked fl at condos
(Residential “Core” stan
10.0'
7.5'7.5'
10.0'
10.0'
ROO
15.2'
31.0'
10.0' 10.0'
10.0'
13.0'
8.1'
8.9'
20.0'
20.0'
Project Summary - S1
Gross
Land Area: + 2.8 Acres
Net
Land Area: + 2.5 Acres
Total Units: 172 Homes
Density: 67.5 Homes per Acre
Open Space:
Neighborhood Commercial
Required: Min. 0.25 acres on Neighborhood Commercial block Neighborhood Commercial
Provided: *Provided 0.27 AC plaza in Town Square (TS)Residential (Core)Required: 21,500 SF Total (125 SF per home) ’ Common: 12,900 SF (75 SF per home; 10' min. dim.)’ Private: 8,600 SF (50 SF per home; 4' W. x 8' D min. dim.) Residential (Core)Provided: 27,671 SF Total (161 SF per home) ’ Common: 19,071 SF (10' Min. Dimension)’ Private: 8,600 SF (50 SF per home) Setback:
ISABEL AVENUE
Setback Right of Way
Setback
Right of
Way
TS
Town Square
0.27 AC Gross Area
SOPENSPACEEXHIBIT
0 30 08 15 60
-
,
~ ~ ~ -
L==£~~5;';7~~~_.;-~_._,£::z:':7"£.-;:-=-~~~~~~~~~~_jff~~_jJt~;::;-~r-~~~-===:-:~~~\_ -," ' , ~·•. ~ "' ... , ·,#'4
~ <'
~~
.. /
' /
,i~./
/
..
WHA
ILl ",- 'jllc· ,r-i ~--i•tc,~:.:-i
;~....-.e,: ,11,1,1 ,t,,: JM • ., .• '
1...-,; 11>,1':,l•(o!' • ·"
: ..;,•9 A ():,,i j.:·.,:. ·!
u · : ·
EXHIBIT C
54 2554
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-21
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
22.0'
4.0'
12.0' 12.0'
11.6'
15.0'
10.0'
7.5'
12.0' 12.0'
4.0'
22.0'
20.0'
6.0'
6.0'
9.6'
22.0'
10.1' 10.0'
7.5'
10.0'
7.5' 10.0' 7.5' 10.0' 10.0' 7.5'
10.0'
7 5'
10.0' 10.0' 10.0'
10.6'
28.0'
28.0'
13.0'
15.0' 15.0'
4.0' 4.0' 4.0'
7.5' 9.6'
20.0'
6.0'
6.0'
20.0'
26.0'
26.0'
22.0'
7 5'
22.0'
4.0'
12.0' 12.0'
11.6'
15.0'
12.0' 12.0'
4.0'
20.0'
6.0'
6.0'
9.6'
22.0'
28.0'
28.0'
15.0' 15.0'
4.0' 4.0' 4.0'
7.5 9.6' '
20.0'
6.0'
20.0'
26.0'
26.0'
22.0'
Project Summary - S-2
Gross
Land Area: + 3.46 Acres
NetLand Area: + 3.36 Acres
Total Units: 102 Homes
Density: 30.3 Homes per Acre
Dwelling UnitFront Door:
Open Space:
Required: 15,300 SF Total (150 SF per home)
▪ Common: 7,650 SF (75 SF per home; 10' min. dim.)▪ Private: 7,650 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 14,595 SF Total (143 SF per home)
▪ Common: 9,186 SF (10' Min. Dimension)▪ Private: 5,409 SF (53 SF per home) Porches:
▪ Porch Condition
EnhancedElevation:
Walkway
Connection:
Setback:
Setback Right of Way
Setback
Right of
Way
Setback Right of
Way
Right
of Way
Setback
S OPENSPACEEXHIBIT
0 30 08 15 60
'
0 2
0 0
5. 2
0 0
5. 1 0'
LI
--------'!<-
WHA
=
•
•1, ... 1_,:.• S'!•~t:I;: .• • t ,·· •
. '1, ~~,!,IIC:"liSCit,;:I! ' ~T
.-
·
. I -~ l• •·· 1:.-
., ...... ,.'!· , •...... ,
~-, "h ~: /•II, .
·i~a~rJg~&.:-~m~~- \'
·
, .
••
. ,
• 1,•·f1,
EXHIBIT C
55 2555
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-22
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
7.5'
10.0'
7.5'
10.0' 10.0'
15.2'
41.3'
13.0'
43.1'
1 10.0' 10.0'
Project Summary - S3-A
Gross
Land Area: + 1.4 Acres
NetLand Area: + 1.1 Acres
Total Units: 152 Homes
Density: 136.3 Homes per Acre
Open Space:
Required: 19,000 SF Total (125 SF per home)
▪ Common: 11,400 SF (75 SF per home; 10' min. dim.)▪ Private: 7,600 SF (50 SF per home; 4' W. x 8' D min. dim.) Provided: 21,314 SF Total (140 SF per home)
▪ Common: 13,714 SF (10' Min. Dimension)▪ Private: 7,600 SF (50 SF per home) Setback:
ISABEL AVENUE
Right of Way Setback
S
-AOPENSPACEEXHIBIT
0 30 08 15 60 WHA
k-:~1~• T1~,
~.!, S.,-~ '
h,1~~~2c· "Q Otr,cr-[,c.•~,
•,_. ·'• :-
.... , ....... , .... 1 - ~ · · ~- ";.,.- ., . '. . - .-. .. .... ,.,, .. ,, .. ,,
EXHIBIT C
56 2556
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-23
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
10.0'10.0'
10.0' 10.0'
43.1'
1010.0'
43.1'
10.0' 10.0'
Project Summary - S3-B
Gross
Land Area: + 1.6 Acres
Net
Land Area: + 1.4 Acres
Total Units: 200 Homes
Density: 145 Homes per Acre
Open Space:
Required: 25,000 SF Total (125 SF per home)
▪ Common: 15,000 SF (75 SF per home; 10' min. dim.▪ Private: 10,000 SF (50 SF per home; 4' W. x 8' D min. dim.) Provided: 33,075 SF Total (165 SF per home)
▪ Common: 23,075 SF (10' min dimension)▪ Private: 10,000 SF (50 SF per home) Setback:
Right of Way Setback
S
-BOPENSPACEEXHIBIT
0 30 08 15 60
WHA
$(.'.~J(I f Jt (
1'4 U -11
f r--:
:, " ·• > •• . ·'
EXHIBIT C
57 2557
ISABEL PORTOLA
OWNER, LLC
MASTERPLAN SP-24
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
26.0'
4.0'
4.0'
4.0' 26.0'
20.0'
13.1'
10.0'
52.0'
4.0'
30.0'
30.0'
4.0'
7.5' 10.0' 7.5' 10.0'
7.5' 10.0'
10.0'10.0'
10.0 15.0'
10.0'
10.0'
26.0'
4.0'
4.0'
10.0'
52.0'
30.0'
7.5' 10.0'
1010
4.0'
4.0' 26.0'
20.0'
13.1'
4.0'
30.0'
15.0'
10.0'
10.0'
0.0'
10.0 Project Summary - S4
Gross
Land Area: + 1.71 Acres
NetLand Area: + 1.33 Acres
Total Units: 41 Homes
Density: 30.8 Homes per AcreDwelling UnitFront Door:
Open Space:
Required: 6,150 SF Total (150 SF per home)
▪ Common: 3,075 SF (75 SF per home; 10' min. dim.)▪ Private: 3,075 SF (75 SF per home; 6' W. x 8' D min. dim.) Provided: 11,050 SF Total (270 SF per home)
▪ Common: 8,770 SF (10' Min. Dimension)▪ Private: 2,280 SF (56 SF per home) Porches:EnhancedElevation:
Walkway
Connection:
Setback:
Setback Setback
Right of
Way
Setback
Setback Right of
Way
S
OPENSPACEEXHIBIT
0 30 08 15 60
10 0' 13 1'
10 0' 200 15 0'
!
~-tr:--~-- ----------
L________c
~~1rl T1::,·~
..
•
E"J: ~ii z~r. ""i OA",n -~
•1" I ~,.,
-~.~:~;?~~5:::::~/:··t. :
' • ~-... II I •
.,., ....... ,, .. , :>·''
:, ,·.,-: :·
•• ···I·•~ 1 O·
":.-.,,, ....
r .. •-., ..•
,.
EXHIBIT C
58 2558
CONCEPTDESIGN
A1-1
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
0 100 50 200
PRODUCTALLOCATION
Height Limit N2: 490’-505’*Max. Height: 486.5 MSLHeight Limit N3-A: 485’**-495’*Max. Height: 487.5 MSLHeight Limit C2-B: 490’-500’*Max. Height: 474.5 MSLBuilding Height: ± 37.5’Stories: 3*Height above MSL
ISABEL PORTOLA OWNER, LLC
PA R C E L N3-A
Portola Aven
ue
Portola Aven
Isabel AvenueIsabel Avenue
Shea CenterDrive Shea Center Drive
MainStreet Main Street
ExistingOffi ce
Gateway Avenue
PA R C E L N2
PA R C E L C2-B
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
B Street
A Street
C Street C Stre
Unit Size
(SQFT) Bed Bath
Plan 1 2,192 3 3.5
Plan 2 2,290 3 3.5
Plan 3 2,402 4 3.5
Building Type Plan 1 Plan 2 Plan 3 Total Units Total Residential SQFT Duplex A 26 0 26 52 119,444
Duplex B 0 26 26 52 121,992
Triplex 0 3 6 9 21,282
Total 26 29 58 113 258,588
Duplex A
Duplex B
Triplex
.,,,,.,. .. ...-··
l~
t=Jgo
: ICJc:::J
! lJ [1 r
{-~ r-...J.i-.....-lL__J
i
t-r.---.---.-----
t
! ----.J
i
i i~
WHA.
EXHIBIT C
59 2559
CONCEPTDESIGN
A1-2
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 DUPLEX- APERSPECTIVE
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
A-CONTEMPORARY
W/H 2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
First Floor
Plan 3 Plan 1
Key Map
EXHIBIT C
60 2560
CONCEPTDESIGN
A1-3
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 DUPLEX-
ELEVATIONSA
4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
LEFT ENHANCEDLEFT
RIGHT
FRONT
REAR
A-CONTEMPORARY
± 37’-5” Building Height
9’1” 9’1” 9’1”
W/H 2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
First Floor
Plan 3 Plan 1
Key Map
BB
WI-IA.
EXHIBIT C
61 2561
CONCEPTDESIGN
A1-4
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX-
BPERSPECTIVE
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
B-TRADITIONAL
W/H 2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
First Floor
Plan 3 Plan 1
Key Map
-----
WHA
EXHIBIT C
62 2562
CONCEPTDESIGN
A1-5
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 DUPLEX- ELEVATIONSB
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
B-TRADITIONAL
W/H 2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
First Floor
Plan 3 Plan 1
Key Map
LEFT ENHANCEDLEFT
RIGHT
FRONT
REAR
± 37’-5” Building Height
9’1” 9’1” 9’1”
ALTERNATE COLOR SCHEME SHOWN
WI-IA.
EXHIBIT C
63 2563
CONCEPTDESIGN
A1-6
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 DUPLEX - ELEVATIONSA
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
UP
A-CONTEMPORARY
W/H
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
Duplex 2 3 Fi t Fl
Plan 3 Plan 2
Key Map
LEFT ENHANCEDLEFT
RIGHT
FRONT
REAR
± 37’-5” Building Height
9’1” 9’1” 9’1”
ALTERNATE COLOR SCHEME SHOWN
8E
WI-IA.
EXHIBIT C
64 2564
CONCEPTDESIGN
A1-7
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 DUPLEX - ELEVATIONSB
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
B-TRADITIONAL
Key Map
LEFT ENHANCEDLEFT
RIGHT
FRONT
REAR
± 37’-5” Building Height
9’1” 9’1” 9’1”
UP
W/H
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
Duplex 2 3 Fi t Fl
Plan 3 Plan 2
-·-·--·-
.. WI-IA.
EXHIBIT C
65 2565
CONCEPTDESIGN
A1-8
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLANFLOORPLAN
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
04 2 8
21'-0"
44'-4"
11'-4" x 13'-2"
ENTRY BDRM 3/FLEX
BATH 3
20'-0" x 20'-1"
GARAGE
W/H 2'-0" x 6'-0"
BICYCLE STORAGE
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
UP
17R
ESS
ENTRY
COVERED
2'-6"
46'-10"
PDR
16'-6" x 14'-9"
LIVING
17'-3" x 5'-0"
DECK
12'-4" x 12'-0"
DINING
DN
10' CLG
UP
18 R
86 SF
21'-0"
46'-4"
14'-9" x 13'-9"
KITCHEN
13'-10" x 12'-9"
BEDROOM 1
BATH 1
W.I.C.
10'-0" x 10'-7"
LOFT/BDRM 4
11'-4" x 11'-2"
BEDROOM 2
BATH 2
LAU
DN
18R
PRODUCT 1 DUPLEX TOWNHOMES
Third Floor Second Floor First Floor
PLAN 1
3 Bedroom|3.5 Bath|Loft
2- Bay Garage
2,192 S.F.
"""'"""....,._ WHA
EXHIBIT C
66 2566
48'-10"
UP
ESS
44'-4" 4'-6"
49'-4"
DN
17 R
UP
18 R
DN
18R
EXHIBIT C
67 2567
CONCEPTDESIGN
A1-10
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN
FLOORPLAN
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
04 2 8
12'-7" x 13'-8"
BDRM 4/FLEX
21'-1" x 20'-1"
GARAGE
BATH 3
W/H
2'-0" x 6'-0"
BICYCLE STORAGE ORGANIC
19"x22.25"
RECYCLE
19"x22.25"
TRASH
25.25"x26.37"
UP
17 R
ENTRY
ESS
PORCH
48'-10"
45'-4" 3'-6"
22'-0"
14'-8" x 6'-6"
DECK
49'-4"
22'-0"
17'-6" x 14'-0"
LIVING
LAUNDRY
17'-6" x 12'-2"
DINING
PDR
95 SF
21'-1" x 9'-6"
KITCHEN
DN
17R
UP
18 R
13'-9" x 14'-8"
BEDROOM 1
BATH 1
11'-7" x 11'-0"
BEDROOM 3
13'-3" x 11'-0"
BEDROOM 2
W.I.C.
BATH 2
DN
18R
PRODUCT 1 DUPLEX TOWNHOMES
Third Floor Second Floor First Floor
PLAN 3
4 Bedroom|3.5 Bath
2- Bay Garage
2,402 S.F.
_r
0 EXHIBIT C
68 2568
CONCEPTDESIGN
A1-11
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX-
|BUILDING&ROOFPLANS
08 4 16 ISABEL PORTOLA
OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
W/H 2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
3'-0"
6'-0" 4'-10"
6'-0" 1'-6"
3'-0"
1'-6" 6'-0"
3'-0"
6'-0"
3'-0" 3'-10"
DN
UP
18 R
DN
18R
6'-0" 1'-6"
3'-0"
1'-6" 6'-0"
3'-0"
3'-0"
6'-0" 3'-10"
6'-0" 3'-10" 3'-0"
LADDER PAD - TYP.
1/2" :12"1/2" :12"
3.5 :12
4 :12
3.5" :12"
4 :12
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
Duplex 1-3
First Floor
Second Floor
Third Floor
Plan 3 Plan 1Plan 3 Plan 1
Plan 3 Plan 1
Roof Plan
Plan 3 Plan 1
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
ROADWAY - NO LADDER PADS REQUIRED
Key Map
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – DUPLEX AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN CLOSET OR DUCTLESS MINI SPLIT SYSTEM 7 ....
WI-IA.
EXHIBIT C
69 2569
CONCEPTDESIGN
A1-12
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX -
|BUILDING&ROOFPLANS
08 4 16 ISABEL PORTOLA
OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
UP
W/H
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
3050 4016
6'-0" 1'-6"
3'-0"
6'-0"
3'-0" 5'-10"
6'-0"
3'-0" 4'-10"
1'-6" 6'-0"
3'-0"
DN
17 R
UP
18 R
3050 4016
DN
18R
6'-0" 1'-6"
3'-0"
LADDER PAD - TYP.
6'-0"
3'-0" 3'-10"
6'-0"
3'-0" 3'-10"
1'-6" 6'-0"
3'-0"
1/2":12"1/2":12"
3.5 :12
4 :12
4 :12
3.5:12 4 :12
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
Duplex 2-3 First Floor
Second Floor
Third Floor
Plan 3 Plan 2Plan 3 Plan 2
Plan 3 Plan 2
Roof Plan
Plan 3 Plan 2
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
ROADWAY - NO LADDER PADS REQUIRED
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – DUPLEX AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN CLOSET OR DUCTLESS MINI SPLIT SYSTEM Key Map
- o
WI-IA.
EXHIBIT C
70 2570
CONCEPTDESIGN
A1-13
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ISABEL PORTOLA OWNER, LLC
04 2 8
TRIPLEXBUILDING&ROOFPLANS
PRODUCT
PARCELC -B
N
N
-A-
-STORYTRIPLEX
UP
W/H
2'-0" x 6'-0"
BICYCLE STORAGE
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
W/H
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17 R
ESS
2'-6" CLR.
4'-0" CLR.
3'-0" CLR.
4'-6" CLR.
5'-0" CLR.
4'-0" CLR.
3'-0" CLR.
4'-6" CLR.
5'-0" CLR.
4'-0" CLR.
30"X48" CLEAR
4'-6" CLR.
5'-0" CLR.
3'-0" CLR.
4'-0" CLR.
4'-6" CLR.
5'-0" CLR.
3'-0" CLR.
4'-0" CLR.
6'-0" 1'-6"
3'-0"
1'-6" 6'-0"
3'-0"
6'-0"
3'-0" 4'-10"
6'-0"
3'-0" 4'-10" 3'-0"
6'-0" 5'-10"
DN
17 R
UP
18 R
DN
17R
UP
18 R
DN
18R
DN
18R
LADDER PAD - TYP.
6'-0" 1'-6"
3'-0"
1'-6" 6'-0"
3'-0"
6'-0" 3'-10" 3'-0"
6'-0" 3'-10"
6'-0" 3'-10" 3'-0" 3'-0"
12"
TYP.
12"
TYP.
1/2":12"1/2":12"
3.5 :12
4 :12
3.5:12
1/2":12"1/2":12"
1/2":12"
4 :12
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
Triplex 3-3X-2 First Floor
Second Floor
Third Floor
Plan 3 Plan 2 Plan 3 Plan 2
Roof Plan
Plan 3X Plan 3X
Plan 3 Plan 3X Plan 2 Plan 3 Plan 3X Plan 2
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
ROADWAY - NO LADDER PADS REQUIRED
Key Map
..... to
....
....
n n n n ti ti
WI-IA.
EXHIBIT C
71 2571
CONCEPTDESIGN
A1-14
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
TRIPLEX
-
- ELEVATIONSA
PRODUCT
PARCELC -B
N
N
-A-TRIPLEX
LEFT
RIGHT
FRONT
REAR
ISABEL PORTOLA OWNER, LLC
04 2 8
A-CONTEMPORARY
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key Map
9’1” 9’1” 9’1”
± 37’-5” Building Height
UP
W/H
2'-0" x 6'-0"
BICYCLE STORAGE
ESS
2'-0" x 6'-0"
BICYCLE STORAGE
W/H
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17 R
ESS
Plan 3 Plan 3X Plan 2
WHA
EXHIBIT C
72 2572
CONCEPTDESIGN
A1-15
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELC -B
N
N
-A-DUPLEX&SFD
BUILDINGSECTION
04 2 8 ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P. T.O.P.
F.F.
9'-1" 9'-1"
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P. T.O.P.
F.F.
9'-1"
9'-1"
F.F.
GARAGE
LEVEL 3
LEVEL 1
LEVEL 2
Building Sections
Duplex 2-3
--=
1 =~ ~= ~= ~; ~jl ll'+~d_~=rrFn
i ~]
~]
T~bb=r==-~;;:=;;::::'.'::::';~. ~]
49'-,4'
EXHIBIT C
73 2573
CONCEPTDESIGN
A1-16
06-07-24 | 2022235
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ISABEL PORTOLA OWNER, LLC
PRODUCT
PARCELC -B
N
N
-A-
-STORYATTACHED
04 2 8
LADDERPADSECTIONS
T.O.P.
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P.
9'-1"
F.F.
BEDROOM 1
DECK
BEDROOM 4
T.O.P.
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P.
9'-1"
F.F.
GARAGE
BEDROOM 1
LIVING
T.O.P.
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P.
9'-1"
F.F.
BEDROOM 1
DECK
BEDROOM 4
T.O.P.
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P.
9'-1"
F.F.
BEDROOM 3
GARAGE
DINING
BUILDING
FIXED EGRESSLADDER
Ladder Pad Sections
Unit 1 Unit 2 Unit 3 Unit 3-Side
IL
~--------------------+-- -----------,a------t- ---------------------- I I
I <
1t,,__ _____ _ o/,,__ ______ _
WHA
EXHIBIT C
74 2574
ISABEL PORTOLA
OWNER, LLC
PA R C E L C5
PA R C E L C3
Height Limit C3: 495’-500’*Max. Height: 469.3 MSLHeight Limit C5: 455’-485’**Max. Height: 478.3 MSLBuilding Height: ± 38’-3”Stories: 3*Height above MSL**Height adjusted from former park location at 455’ MSL to 485’ MSL in accordance with CDD discretion under INSP.
Gateway Avenue
Portola Avenue Portola Aven
Isabel Av neue Isabel Avenu
Shea CenterDrive Shea Center Drive
Existing Offi ce
Main Street
B Street
A Street
C Street C Stre t
CONCEPTDESIGN
A2-1
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 LIVERMORE
ISABELCROSSING
LIVERMORECALIFORNIA
(SQFT) Bed Bath
Plan 1 1,827 3 2.5
Plan 2 1,873 4 3.5
Plan 3 2,054 4 3.0
Building Type Plan 1 Plan 2 Plan 3 Total Units Total Residential SQFT 6 12 6 24 45,762
13 39 13 65 123,500
2 8 2 12 22,746
4 20 4 28 52,984
Total 25 79 25 129 244,992
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
0 100 50 200
PRODUCTALLOCATION
4-Plex
5-Plex
6-Plex
7-Plex
WHA.
EXHIBIT C
75 2575
ISABEL PORTOLA
OWNER, LLC
A-CONTEMPORARY
CONCEPTDESIGN
A2-2
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 PERSPECTIVE 1m Key Map
EXHIBIT C
76 2576
ISABEL PORTOLA
OWNER, LLC
A-CONTEMPORARY
CONCEPTDESIGN
A2-3
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ELEVATIONSA
FRONT
REAR
08 4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
ENHANCED RIGHT
LEFT
9’1” 9’1” 9’1”
±38’-3” Building Height
9’1” 9’1” 9’1”
±38’-3” Building Height
WHA.
EXHIBIT C
77 2577
ISABEL PORTOLA
OWNER, LLC
B-TRADITIONAL
CONCEPTDESIGN
A2-4
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 PERSPECTIVE Key Map
EXHIBIT C
78 2578
ISABEL PORTOLA
OWNER, LLC
B-TRADITIONAL
CONCEPTDESIGN
A2-5
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ELEVATIONSB
08 4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
FRONT
ENHANCED RIGHT REAR
LEFT
9’1” 9’1” 9’1”
±38’-3” Building Height
9’1” 9’1” 9’1”
±38’-3” Building Height
WHA.
EXHIBIT C
79 2579
ISABEL PORTOLA
OWNER, LLC
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
UP
17R
DN
17R DN
17R
16'-10" x 13'-10"
DEN
20'-5" x 21'-8"
GARAGE
14'-7" x 17'-1"
LIVING
13'-3" x 12'-0"
BEDROOM 1
12'-0" x 6'-5"
DECK
9'-0" x 15'-9"
KITCHEN
11'-5" x 12'-0"
DINING
9'-11" x 11'-1"
BEDROOM 2 10'-3" x 10'-6" BEDROOM 3
(84 SF)
W.I.C.
BATH 1
W.I.C.
BATH 2
POWDER
W/H
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
ENTRY
BICYCLE STORAGE
2'-0" x 6'-0"
LAU.
PORCH
PLAN 1
3 Bdrm|2.5 Bath| Den |
2- Bay Garage
1,827 S.F.
Third Floor Second Floor First Floor
CONCEPTDESIGN
A2-6
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLANFLOORPLAN
21'-0' ·
WHA
EXHIBIT C
80 2580
ISABEL PORTOLA
OWNER, LLC
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
UP
17R
DN
17R
DN
17R
10'-3" x 10'-0"
BEDROOM 4/DEN
20'-5" x 21'-2"
GARAGE
BATH 3
16'-10" x 13'-2"
LIVING
10'-11" x 14'-4"
DINING
9'-6" x 14'-4"
KITCHEN
ENTRY
TECH.
POWDER
11'-4" x 7'-6"
DECK
(85 SF)
10'-3" x 10'-8"
BEDROOM 3
9'-11" x 10'-4"
BEDROOM 2
BATH 2 W.I.C.
BATH 1
12'-10" x 12'-4"
BEDROOM 1
W.I.C.
W.I.C.
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
W/H BICYCLE STORAGE
2'-0" x 6'-0"
LAU.
PORCH
PLAN 2
4 Bdrm|3.5 Bath|
2- Bay Garage
1,873 S.F.
Third Floor Second Floor First Floor
CONCEPTDESIGN
A2-7
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN FLOORPLAN
r
21'-0'
1 l ~· ...
------------7 I
m
0 L I
_____________
' _J
WHA
EXHIBIT C
81 2581
ISABEL PORTOLA
OWNER, LLC
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
UP
17R
DN
17R
DN
17R
20'-5" x 21'-2"
GARAGE
16'-10" x 13'-4"
OFFICE
ENTRY
12'-10" x 14'-10"
LIVING
14'-0" x 10'-8"
KITCHEN
8'-9" x 13'-7"
DINING
12'-1" x 10'-2"
BEDROOM 4
6'-10" x 13'-4"
DECK
(91 SF)
10'-5" x 10'-7"
BEDROOM 3
9'-9" x 10'-2"
BEDROOM 2
14'-5" x 12'-11"
BEDROOM 1
BATH 3
TECH.
W.I.C.
BATH 2
BATH 1
LAU.
W/H
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
BICYCLE STORAGE
2'-0" x 6'-0"
PORCH
PLAN 3
4 Bdrm|3 Bath| Office |
2- Bay Garage
2,054 S.F.
Third Floor Second Floor First Floor
CONCEPTDESIGN
A2-8
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN
FLOORPLAN
24'-0'
I[Jl
D
m
0 ;, ., ,. 9a 0
WHA
EXHIBIT C
82 2582
ISABEL PORTOLA
OWNER, LLC
LADDER PAD - TYP.
6'-0" 3'-4"
3'-0" 6'-0" 4'-6"
3'-0"
6'-0" 1'-0"
3'-0"
UP
17R
DN
17R
UP
17R
DN
17R
UP
17R
DN
17R
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
First Floor Plan 3 Plan 2 Plan 1 Plan 1 Plan 2 Plan 3
Second Floor Plan 3 Plan 2 Plan 1 Plan 1 Plan 2 Plan 3
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – TOWNHOUSE AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC CONCEPTDESIGN
A2-9
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 2 8
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEX|FIRST&SECONDFLOORPLAN
Key Map
08 WHA
,-.....,
-,,
I !
LJ
EXHIBIT C
83 2583
ISABEL PORTOLA
OWNER, LLC
DN
17R DN
17R
DN
17R
LADDER PAD - TYP.
6'-0" 2'-4"
3'-0" 6'-0" 8'-0"
3'-0"
6'-0" 3'-6"
3'-0"
ROADWAY - NO LADDER PADS REQUIRED
1/2:121/2:12
RIDGE
3.5:12
3.5:12
4:12
4:12
4:12
4:12 4:12
RIDGE
4:12
RIDGE
RIDGE
4:12
4:12
RIDGE
4:12
4:12
4:12
4:12
4:12
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
Third Floor Plan 3 Plan 2 Plan 1 Plan 1 Plan 2 Plan 3
Roof Plan
CONCEPTDESIGN
A2-10
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 2 8
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEX|THIRDFLOOR&ROOFPLAN
Key Map
008 4 8 16
....
~ ---------,!Z)H--------!~ i
1-
,,........,.
l]-
WHA
EXHIBIT C
84 2584
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P. T.O.P.
F.F.
9'-1" 9'-1"
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P. T.O.P.
F.F.
9'-1"
9'-1"
F.F.
GARAGE
LEVEL 3
9'-3
12 "
6'-8"MIN.
LEVEL 2
7 34
"
7 34
"
LEVEL 1
10"
10"
Building Section
CONCEPTDESIGN
A2-11
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
04 2 8
BUILDINGSECTION
[
EXHIBIT C
85 2585
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
11'-1" 9'-1"
ENTRY 9'-1"
BEDROOM 1LIVING
8"
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
DECK
BEDROOM 4
9'-1" 9'-1" 9'-1"
8"
BEDROOM 1
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
11'-1" 9'-1"
ENTRY 9'-1"
BEDROOM 1LIVING
8"
75°
Ladder Pad Sections
Unit 1 Units 2 Unit 3
CONCEPTDESIGN
A2-12
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT
PARCELC
&C-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LADDERPADSECTIONS
~====liil.~-------------- ~====l!il,~--------------
~~==='~--------
WHA
EXHIBIT C
86 2586
ISABEL PORTOLA
OWNER, LLC
PA R C E L N 1
Height Limit N1: 490’- 495’ - 505’*Max. Height:
90.25 MSLBuilding Height: ± 36.9’Stories: 3*Height above MSL Gateway Avenue
Portola Avenue Portola Aven
Isabel Av neue Isabel Avenu
Shea CenterDrive Shea Center Drive
Main Street Main Street
Existing Offi ce
B Street
A Street
C Street C Stre t
CONCEPTDESIGN
A2C-1
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 LIVERMORE
ISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT C
PARCELN-
-STORYATTACHED
0 100 50 200
PRODUCTALLOCATION
Unit Size
(SQFT) Bed Bath
Plan 1C 1,851 3 2.5
Plan 2C 1,895 4 3.5
Plan 3C 2,054 4 3.0
Building Type Plan 1 Plan 2 Plan 3 Total Units Total Residential SQFT 17 0 17 34 66,385
9 9 0 18 33,714
0 17 17 34 67,133
4 4 4 12 23,200
Total 30 30 38 98 188,825
Duplex A
Duplex B
Duplex C
Triplex
/
WHA.
~~~,;'
~/ /
/
/ .·
/
EXHIBIT C
87 2587
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-2
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX -PERSPECTIVEA
A-CONTEMPORARY UP 17R [I] Key Map
Wl-iA.
EXHIBIT C
88 2588
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-3
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX -ELEVATIONSA
LEFT
RIGHT
FRONT
REAR
08 4 16
A-CONTEMPORARY
9’1” 9’1” 9’1”
± 36’-9” Building Height
WHA
EXHIBIT C
89 2589
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-4
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX -PERSPECTIVEB
B-TRADITIONAL UP 17R
Key Map
EXHIBIT C
90 2590
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-5
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX -ELEVATIONSB
LEFT
RIGHT
FRONT
REAR
± 34’-6” Building Height
B-TRADITIONAL
9’1” 9’1” 9’1”
WHA
8 B
EXHIBIT C
91 2591
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-6
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX
- PERSPECTIVEA
A-CONTEMPORARY UP 17R
Key Map [WJ
--·-·--
WHA.
EXHIBIT C
92 2592
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-7
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX
- ELEVATIONSA
LEFT
RIGHT ENHANCED RIGHT
FRONT
REAR
± 36’-9” Building Height
9’1” 9’1” 9’1”
A-CONTEMPORARY
88 WHA
EXHIBIT C
93 2593
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-8
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX
- PERSPECTIVEB
B-TRADITIONAL UP 17R
Key Map [WJ
EXHIBIT C
94 2594
ISABEL PORTOLA
OWNER, LLC
CONCEPTDESIGN For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A2C-9
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX
- ELEVATIONSB
LEFT
RIGHT
FRONT
REAR
± 36’-9” Building Height
9’1” 9’1” 9’1”
ENHANCED RIGHT A-CONTEMPORARY
WHA
EXHIBIT C
95 2595
ISABEL PORTOLA
OWNER, LLC
16'-10" x 13'-10"
DEN
ENTRY
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
W/H
BICYCLE STORAGE
2'-0" x 6'-0"
20'-5" x 21'-2"
GARAGE
UP
17R
UP
17R
DN
17R DN
17R
16'-10" x 17'-1"
LIVING
10'-11" x 11'-8"
DINING 9'-6" x 15'-6"
KITCHEN
POWDER 12'-4" x 7'-0" DECK
(86 SF)
13'-3" x 12'-0"
BEDROOM 1
10'-3" x 10'-6"
BEDROOM 3
9'-11" x 11'-1"
BEDROOM 2
BATH 1
BATH 2
W.I.C.
W.I.C.
PORCH
PLAN 1C
3 Bdrm|2.5 Bath|Den|
2- Bay Garage
1,851 S.F.
Third Floor Second Floor First Floor
CONCEPTDESIGN
A2C-10
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLANCFLOORPLAN
I I
I ', ! ! : _L ___ ..,,_ __ L.1._ I ', I ' I ' I I I I I I I I I I I I I L
____ _
-
-
EXHIBIT C
96 2596
ISABEL PORTOLA
OWNER, LLC
10'-3" x 10'-0"
BEDROOM 4/DEN
20'-5" x 21'-2"
GARAGE
BATH 3
14'-5" x 13'-6"
LIVING
10'-11" x 13'-7"
DINING
9'-6" x 13'-7"
KITCHEN
ENTRY
TECH.
POWDER
11'-4" x 7'-6"
DECK
(85 SF)
10'-3" x 10'-8"
BEDROOM 3
9'-11" x 10'-4"
BEDROOM 2
BATH 2 W.I.C.
BATH 1
12'-8" x 12'-4"
BEDROOM 1
W.I.C.
W.I.C.
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
W/H BICYCLE STORAGE
2'-0" x 6'-0"
LAU.
UP
17R
UP
17R
DN
17R
DN
17R
PORCH
PLAN 2C
4 Bdrm|3.5 Bath|
2- Bay Garage
1,895 S.F.
Third Floor Second Floor First Floor
CONCEPTDESIGN
A2C-11
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN CFLOORPLAN
21'-0' ~·--0' I
I "
m
D
'\>
"
0 / / ' / / " / " '
I l
_____________
~------------~
WHA
EXHIBIT C
97 2597
ISABEL PORTOLA
OWNER, LLC
20'-5" x 21'-2"
GARAGE
16'-10" x 13'-4"
OFFICE
ENTRY
12'-10" x 14'-10"
LIVING
14'-0" x 10'-8"
KITCHEN
8'-9" x 13'-7"
DINING
12'-1" x 10'-2"
BEDROOM 4
6'-10" x 13'-4"
DECK
(91 SF)
10'-5" x 10'-7"
BEDROOM 3
9'-9" x 10'-2"
BEDROOM 2
14'-5" x 12'-11"
BEDROOM 1
BATH 3
TECH.
W.I.C.
BATH 2
BATH 1
LAU.
W/H
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
BICYCLE STORAGE
2'-0" x 6'-0"
UP
17R
UP
17R
DN
17R
DN
17R
PORCH
PLAN 3C
4 Bdrm|3 Bath| Office |
2- Bay Garage
2,054 S.F.
Third Floor Second Floor First Floor
CONCEPTDESIGN
A2C-12
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN
CFLOORPLAN
24'-0' ,,._.,
m
0 L I
________________ J _____________ J
WHA
EXHIBIT C
98 2598
ISABEL PORTOLA
OWNER, LLC
UP
17R
6'-0" 4'-6"
3'-0"
6'-0" 1'-3"
3'-0"
DN
17R
2040 SH 2040 SH 2040 SH
LADDER PAD - TYP.
6'-0" 3'-6"
3'-0"
6'-0" 3'-512"
3'-0"
ROADWAY - NO LADDER PADS REQUIRED
UP
17R
DN
17R
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED 1/2:12 1/2:12 6:12
5:12 5:12
6:12
RIDGE
3.5:12 3.5:12
12"
TYP.
12"
TYP.
12"
TYP.
First Floor
Plan 2R Plan 1
Second Floor
Plan 2R Plan 1
Third Floor
Plan 2R Plan 1
Duplex 1-2
Roof Plan
CONCEPTDESIGN
A2C-13
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX -BUILDING&ROOFPLAN
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – TOWNHOUSE AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC Key Map
,.--------.... __
....
1------L~~i-' ----II
rur ,I'------,!- []
~------------, ,------------.J
WHA
EXHIBIT C
99 2599
ISABEL PORTOLA
OWNER, LLC
UP
17R
6'-0" 1'-3"
3'-0"
6'-0" 2'-0"
3'-0"
DN
17R
2040 SH 2040 SH 2040 SH
LADDER PAD - TYP.
6'-0" 5'-812"
3'-0"
6'-0" 3'-512"
3'-0"
ROADWAY - NO LADDER PADS REQUIRED
UP
17R
DN
17R
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED 1/2:12 1/2:12
3.5:12
3.5:12
3.5:12
3.5:12
RIDGE
3.5:12
3.5:12
12"
TYP.
12"
TYP.
12"
TYP.
First Floor
Plan 3R Plan 1
Second Floor
Plan 3R Plan 1
Third Floor
Plan 3R Plan 1
Duplex 1-3
Roof Plan
CONCEPTDESIGN
A2C-14
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
008 4 8 16
DUPLEX
-BUILDING&ROOFPLAN
Key Map
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – TOWNHOUSE AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC WHA
,/'--------,e
il--
i I
L.I
-,1'-,i"
- i---:
u
EXHIBIT C
100
2600
ISABEL PORTOLA
OWNER, LLC
UP
17R
6'-0" 4'-6"
3'-0"
6'-0" 2'-0"
3'-0"
DN
17R
LADDER PAD - TYP.
6'-0" 3'-6"
3'-0"
6'-0" 5'-812"
3'-0"
ROADWAY - NO LADDER PADS REQUIRED
UP
17R
DN
17R
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED 1/2:12 1/2:12 RIDGE
3.5:12
3.5:12
3.5:12
3.5:12
3.5:12
3.5:12
12"
TYP.
12"
TYP.
12"
TYP.
First Floor
Plan 3R Plan 2
Second Floor
Plan 3R Plan 2
Third Floor
Plan 3R Plan 2
Duplex 2-3
Roof Plan
CONCEPTDESIGN
A2C-15
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DUPLEX
- BUILDING&ROOFPLAN
Key Map
008 4 8 16
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – TOWNHOUSE AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC ,t----------,~~,... - --------11
n
I I
-,(---,tD
WHA
EXHIBIT C
101
2601
ISABEL PORTOLA
OWNER, LLC
3 0 80 SC
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
2'-0" x 6'-0"
BICYCLE STORAGE
UP
17R
6'-0" 1'-3"
3'-0"
6'-0" 4'-6"
3'-0"
6'-0" 2'-0"
3'-0"
DN
17R
DN
17R
6'-0" 3'-6"
3'-0"
6'-0" 3'-6"
3'-0"
6'-0" 5'-812"
3'-0"
LADDER PAD - TYP.
ROADWAY - NO LADDER PADS REQUIRED
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED 1/2:12 1/2:12
3.5:12
3.5:12
3.5:12
3.5:12
RIDGE
3.5:12
3.5:12
3.5:12
3.5:12 3.5:12
3.5:12
First Floor
Second Floor
Plan 3R Plan 1
Third Floor
Plan 3R Plan 2
Triplex 1-3
Roof Plan
Plan 2
Plan 1 Plan 3R Plan 1 Plan 2
CONCEPTDESIGN
A2C-16
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
TRIPLEXBUILDING&ROOFPLAN
.....
n- -D
WHA
EXHIBIT C
102
2602
ISABEL PORTOLA
OWNER, LLC
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Plan 3R Plan 1 Plan 2
CONCEPTDESIGN
A2C-17
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
04 08 2 8
PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
A-CONTEMPORARY
TRIPLEXELEVATIONS
LEFT
RIGHT
FRONT
REAR
9’1” 9’1” 9’1”
± 36’-9” Building Height
Key Map
__,,_,...,,,.., .. Wl-fA.
EXHIBIT C
103
2603
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P. T.O.P.
F.F.
9'-1" 9'-1"
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P. T.O.P.
F.F.
9'-1"
9'-1"
F.F.
GARAGE
LEVEL 3
LEVEL 2
LEVEL 1
10"
7 14"
7'-1"
6'-8" MIN.
10"
7 14"
7'-7"
6'-8" MIN.
CONCEPTDESIGN
A2C-18
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
04 2 8
BUILDINGSECTION
Building Section
3N"
EXHIBIT C
104
2604
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
LIVING
DENBEDROOM 1
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
BEDROOM 1
DECK
75°
BEDROOM 4
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
BEDROOM 1
LIVING
OFFICE
T.O.BLDG.
Ladder Pad Sections
Unit 1 Unit 2 Unit 3
CONCEPTDESIGN
A2C-19
06-07-24 | 2022236
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
08 PRODUCT C
PARCELN-
-STORYATTACHED
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
04 2 8
LADDERPADSECTIONS
- -- - -
-~ :,;
I\
-
_\ _% < --',. ~iN
- - \ ~- ~- 1 71 ~- :,;
_\
_
;l
--',. ,- -
i -
r
~-
,-
WHA
EXHIBIT C
105
2605
ISABEL PORTOLA
OWNER, LLC
A4-1
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 LIVERMORE
ISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
PRODUCTALLOCATION
PA R C E L S4
0 100 50 200
Unit Size
(SQFT) Bed Bath
Plan 1 1,177 2 2.5
Plan 2 1,315 2 2.5
Plan 3 1,502 3 3.0
Building Type Plan 1 Plan 2 Plan 3 Total
Units
Total
Residential
SQFT
12 12 6 30 38,916
2 2 3 7 9,490
24 24 24 72 95,856
6 6 8 20 26,968
4 4 6 14 18,980
Total 48 48 47 143 191,380
Height Limit: S2 485'-490’*Max. Height: 463.5 MSL S4 475’*Max. Height: 457.8 MSLBuilding Height: ± 37’- 8”Stories: 3*Height above MSL Portola Aven
ue
Portola Aven
Isabel Av neueIsabel Avenu
Main Street Main Street
Existing Offi ce
Shea CenterDrive Shea Center Drive
Gateway Avenue
PA R C E L S2
5-Plex
7-Plex
9-Plex
10-Plex
14-Plex
B Street
A Street
C Street C Stre t
-----
.. -.. ....-··-··-··-··
_ .. -.-::;··
.. ----··o ootJ-' D O O ,
---"1 .. -·· oo o dJCP 8 D / oao0 D 00'
1 " B;'._~B/ [J /
i ,,___,.,,
0o 8./
iQ c:Jc:J D /) OJ Clc:J U S'0 { ,' J : IQCJ ; !J ,
.r lCJ~ ,_ .~,--_, ~--1/ I
- l DD DO O -~ ~,:c,; ~..'/
.. -
/
j
I t_; .. .,.-··---··-.,,,.,.•·
WHA.
EXHIBIT C
106
2606
ISABEL PORTOLA
OWNER, LLC
Key Map
2'-0" x 6'-0"
BICYCLE STORAGE
RECYCLE19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORA
2'-0" x 6'-0"
BICYCLE STORAGE
RECYCLE
19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORA
A4-2
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEXBUILDING|PERSPECTIVESA
A-CONTEMPORARY
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WHA.
EXHIBIT C
107
2607
ISABEL PORTOLA
OWNER, LLC
LEFT
ENHANCEDRIGHT
FRONT
REAR
A4-3
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 4 16
-PLEXBUILDING|ELEVATIONSA
± 37’-8” Building Height
9’ 1” 9’ 1” 9’ 1”
A-CONTEMPORARY
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WI-IA.
EXHIBIT C
108
2608
ISABEL PORTOLA
OWNER, LLC
Key Map
2'-0" x 6'-0"
BICYCLE STORAGE
RECYCLE19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORA
2'-0" x 6'-0"
BICYCLE STORAGE
RECYCLE
19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORA
A4-4
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 -PLEXBUILDING|PERSPECTIVESB B-TRADITIONAL
EXHIBIT C
109
2609
ISABEL PORTOLA
OWNER, LLC
LEFT
ENHANCEDRIGHT
FRONT
REAR
A4-5
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEXBUILDING|ELEVATIONSB
± 37’-8” Building Height
9’ 1” 9’ 1” 9’ 1”
B-TRADITIONAL
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WI-IA
EXHIBIT C
110
2610
ISABEL PORTOLA
OWNER, LLC
W/H
2'-0" x 6'-0"
BICYCLE STORAGE
TRASH
25.25" X 26.37" 19" X 22.25"
RECYCLE
19" X 22.25"
ORGANIC
ENTRY
GARAGE
10'-6" x 40'-2"
15'-10" x11'-3"
LIVING
10'-0" x 7'-4"
DECK
15'-4" x10'-4"
KITCHEN
12'-4" x 7'-4"
DINING
(75 S.F.)
13'-7" x 12'-0"
BEDROOM 1 10'-0" x 11'-0" BEDROOM 2
BATH 1 BATH 2
W.I.C.
LAU.
2 Bdrm|2.5 Bath|
Tandem Garage|
1,177 S.F.
Plan 1
Third Floor Second Floor First Floor
A4-6
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLANFLOORPLAN
WHA
ru
0 ,. ...
\ I
\I
I\
I\
I \
I
I \
I
I \
I
15'-8'
I
I
I
I
I
I
/I
I
A L I ____________ J _____________________ j
EXHIBIT C
111
2611
ISABEL PORTOLA
OWNER, LLC
W/H
TRASH
25.25" X 26.37"
RECYCLE
19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
ENTRY
GARAGE
10'-6" x 46'-0"
PORCH
15'-5" x11'-0"
LIVING
PWDR.
14'-2" x 5'-4"
DECK
10'-8" x10'-6"
KITCHEN
12'-0"x8'-6"
DINING
(75 S.F.)
13'-2" x 12'-6"
12'-8" x 10'-1" BEDROOM 1 BEDROOM 2
BATH 2
BATH 1
W.I.C.
LAU.
2 Bdrm|2.5 Bath|
Tandem Garage|
1,315 S.F.
Plan 2
Third Floor Second Floor First Floor
A4-7
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN FLOORPLAN
0 m m
r
r----
1 I
f::-----
" I\ I\
I \ I \ I \ I \ I \ I \ I \ I \ I I I I I I I I I I I / : / ,/
~-----
" I\ I\
I \ I \ I \ I \ I \ I \ I \ I \ I I I I I I I I I / I / I / : / ,/
\
\
\
\
\
\
\
EXHIBIT C
112
2612
ISABEL PORTOLA
OWNER, LLC
W/H
TRASH
25.25" X 26.37"
RECYCLE
19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
GARAGE
10'-6" x 45'-0"
ENTRY
PORCH
10'-2" x 10'-8"
BEDROOM 3
15'-4" x10'-1"
LIVING
DINING
KITCHEN
10'-8" x 7'-6"
DECK
BATH 3
W.I.C.
11'-8" x11'-10"
11'-6" x 7'-7"
(87 S.F.)
10'-10"x 16'-2"
BEDROOM 1
10'-2" x13'-10"
BEDROOM 2
BATH 2
BATH 1
LAU.
W.I.C.
W.I.C.
W.I.C.
W/H
TRASH
25.25" X 26.37"
RECYCLE
19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
POWDER
ENTRY
PORCH
3 Bdrm|3 Bath|
Tandem Garage|
1,502 S.F.
Plan 3
@Accessible unit
Third Floor Second Floor First Floor First Floor +97 S.F.
A4-8
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN
FLOORPLAN
--- ----------1
rgu
11Q11 rn
------
\
\
\
\
I
I
I
I
,/
It
'
\
\
\
\ I
\I
I\
I\
I \
I \
I \
f,-------
1 \
I\
I \ I \ I \ I \
, , \
, , \ , , \ , ,
, , , ,
I I
\ I
\ I
\I
I\
I\
I \
I I \ I I I
I \
I \
\
\
\
\
\
\
\
r
7 I I I
_______ J I L
_______ J
:::::::~
---------l ----------l
_______ J _______ J
-~
-~ -~
_J
_________ _}
\
\
\
\
\
\
I I I
_______ J
EXHIBIT C
113
2613
ISABEL PORTOLA
OWNER, LLC
PLAN 1
PLAN 2 PLAN 3
PLAN 1
PLAN 3 PLAN 2 PLAN 3
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
2'-0" x 6'-0"
BICYCLE STORAGE
RECYCLE19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
RECYCLE
19" X 22.25"
ORGANIC
19" X 22.25" 2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
PLAN 3 PLAN 2 PLAN 1 PLAN 3 PLAN 2 PLAN 1 PLAN 3
6'-0" 6'-6"
3'-0"
6'-0" 2'-0"
3'-0"
LADDER PAD - TYP.
6'-0" 5'-0"
3'-0"
NOTE: SQUARE FOOTAGE MAY VARY DUE
TO METHOD OF CALCULATION.
SECOND FLOOR
FIRST FLOOR
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13 AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R2 / U – CONDOMINIUM AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC A4-9
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCTPARCELSS- -STORYATTACHED
TOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEXBUILDING|FIRST&SECONDFLOOR
Key Map
08 4 16
EXHIBIT C
114
2614
ISABEL PORTOLA
OWNER, LLC
PLAN 1
PLAN 2 PLAN 3
PLAN 1
PLAN 3 PLAN 2 PLAN 3
LADDER PAD - TYP.
6'-0" 3'-6"
3'-0"
6'-0" 3'-6"
3'-0"
ROADWAY - NO LADDER PADS REQUIRED
3'-0"
6'-0" 3'-6"
PLAN 3
PLAN 1
1/2":12 1/2":12
PLAN 3
PLAN 1
PLAN 3 PLAN 2 PLAN 2
1/2":12
1/2":121/2":12
1/2":121/2":12
1/2":12 1/2":12 1/2":12
3.5":12 3.5":12
3.5":12 3.5":12
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
NOTE: SQUARE FOOTAGE MAY VARY DUE
TO METHOD OF CALCULATION.
ROOF PLAN
THIRD FLOOR
A4-10
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 4 16
-PLEXBUILDING|THIRDFLOOR&ROOFPLAN
Key Map
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13 AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R2 / U – CONDOMINIUM AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC .. ....
....
[81 [81 [81 [81
[81 [81 ...
o o
WI-IA.
EXHIBIT C
115
2615
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P. T.O.P.
F.F.
9'-1" 9'-1"
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P. T.O.P.
F.F.
9'-1"
9'-1"
F.F.
GARAGE
LEVEL 3
9'-3
21 "
6'-8"MIN.
LEVEL 2
7 43
"
10"
7 43
"
10"
LEVEL 1
NOTE: SQUARE FOOTAGE MAY VARY DUE
TO METHOD OF CALCULATION.
A4-11
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
BUILDINGSECTION
04 2 8
Building Section
._ 1 fl µ SUl'E SUl'E
L
__
-~
-
~--~---- ---- 11
1 -----
ti:n pL " ;
-
-----~-";_~ 1---i-------- --- ---..=.:....._ lrrYYYYYYrl axxxxxx>. 00< = ·' , n / rt¥ -P - " -------.:
5'-11"
WHA
EXHIBIT C
116
2616
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
BEDROOM 1
DECK
GARAGE
T.O. BLDG.
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
BEDROOM 1
DECK
ENTRY
T.O. BLDG.
Ladder Pad Sections
Unit 2 Unit 3
A4-12
06-07-24 | 2022238
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELS
S
-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
BUILDINGSECTION
04 2 8
...JI ...JI
i
-
-- .;
\
-
\
- \
- z \
- t t
-
s
-.,-
-
~,
WHA
EXHIBIT C
117
2617
ISABEL PORTOLA
OWNER, LLC
008
PA R C E L S1
50 100 200
A9-1
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
PRODUCTALLOCATION
Height Limit: 485’*Building Height: 496.5 MSL
± 69' to ± 72'-8''
Stories: 4 Stories over 3 Levels Parking (1 Basement) Notes:
• 22’ Floor Plate for Grocery
*Height above MSL
Portola Aven
ue
Portola Aven
Isabel AvenueIsabel Avenue
Shea CenterDrive Shea Center Dri
Existing Offi ce
Gateway Avenue
Unit Size
(SQFT) Bed Bath Total Units Total SQFT
Unit A-1 949 1 1 44 41,756
Unit B-1 1,373 2 2.0 84 115,332
Unit C-1 1,418 3 2.0 24 34,032
Unit D-1 1,338 2 2 16 21,408
Unit E-1 1,336 3 2.0 4 5,344
Commercial 21,924
Total 172 239,796
Main Street
B Street
A Street
C Street C Stre t
..,-· -··, ·-··-·
---·--- a--oao oo iEl
,· --i c::::::J n, a :u on o \ Qo0Y=-- !8 D D 8 0 ! '
!_\
0 DO()[j/
f' ··---:;'f,:··-
- D C::)f2o CJ i
: ~L~- -~---~ , - D --- (}--~~ 8 I
. c::J ,0 ~CJ§ (/~
_ . .. J DOD! --~ ~1
1 I _ _
__
--~
_
.... ruJC /
= ____,._ i l:.l!..~~Wiiu, JJ~ ••
' /
, c;:,:Yr:1 ~- /
'
.>1'~~
; ~--
i - -----~
L,;-
WHA.
EXHIBIT C
118
2618
ISABEL PORTOLA
OWNER, LLC
0 30 08 15 60
4.0'
11.6'
15.0'
10.0'
7.5'
0'
9.6'
7.5'
10.0'
10.0'
10.0 x
.0' 10.0'
15.2'
31.0'
10.0' 10.0'
10.0'
13.0'
8.1'
8.9'
20.0'
20.0'
0'
4.0'
9.6'
26.0'
22.0'
FIRE
RISER/
PUMP
ELECTRICAL TELECOM
BOILER/
BOOSTER
PUMP
ELECTRICAL/
TELECOM
RESIDENT LOBBY AND
SERVICE OFFICES
BIKE ROOM
118 RACKS
GARAGE
EXHAUST
PRV RETAIL TRASH/ GREASE
INTERCEPTOR
MAIL/ PARCEL
PARKING GARAGE
133 SPACES
BACK OF
HOUSE
RETAIL:
MARKET
18,500 sf
RETAIL
ENTRY
LOBBY
ELECTRICAL
TELECOM
45 DN
18R
TRASH
ELEVATOR
LOBBY
UP 18R
UP 18R
UP
18R
RAMP UP
TRANSFORMER
SOLAR
HOT
WATER
STORAGE
TOWN SQUARE(SEE LANDSCAPE)
15'-3" 10'-0"
22'-0"22'-0"
16'-10"
20'-0"
20'-0"
26'-6"
32'-4"
33'-6"
65'-0"
8'-0"
BUILDING INFORMATION
MIN. REQUIRED:
204 RESIDENTIAL SPACES22 GUEST SPACES
43 COMMERCIAL
269 TOTAL REQUIRED SPACES (MIN.)
PROVIDED:
342 RESIDENTAL SPACES
(5) ADA SPACES (1) ADA VAN SPACE
22 GUEST PARKING
(2) ADA SPACES (1) ADA VAN SPACE
43 COMMERCIAL PARKING
(8) ON STREET SPACES (2) ADA SPACES (1) ADA VAN SPACE
407 TOTAL PROVIDED SPACES
(8) EV COMMERCIAL CAPABLE (2) EVSE (1) ADA VAN (1) ADA STD (145) EV RESIDENTIAL - 40% LP LEV 2 (36) EV RESIDENTIAL - 10% LEV2 (8) VAN ACCESS
LOT SIZE: 2.55 ACRES (NET)
DENSITY: 67.5
5 STORIES OVER 3 LEVELS OF PARKING (1 BASEMENT)
LEVEL B, 1, 2 : TYPE 1ALEVEL 3-6: TYPE V-A
NFPA 13 SPRINKLER SYSTEM
MIXED USE OCCUPANCY: R-2, M, A-2, S-2
ENCLOSED, MECHANICALLY VENTILATED GARAGE
172 TOTAL UNITS
44 ONE-BEDROOM; ONE-BATH
16 TWO-BEDROOM; TWO-BATH; DEN
84 TWO-BEDROOM; TWO-BATH
28 THREE-BEDROOM; TWO BATH
AVERAGE UNIT SIZE: 1,271 S.F.
BUILDING AREA
164,022 SF PARKING
21,651 COMMERCIAL
2,273 AMENITY
296,184 RESIDENTIAL
484,130 TOTAL CONSTRUCTION AREA
OPEN SPACE
REQUIRED COMMON: 75 SF/ UNITREQUIRED PRIVATE: 50 SF/ UNITPROVIDED COMMON: 19,071 SF = 111 SF/ UNITPROVIDED PRIVATE: 50 SF/ UNIT AVG.
PARKING
BICYCLE PARKING
CENTER/CORE
REQUIRED
TOTAL REQUIRED SPACES = 109
.25/BEDROOM RESIDENTIAL SPACES = 82.05/UNITS VISITOR SPACES = 9 NBHD COMMERCIAL & GROUND FLOOR FLEXREQUIRED: 1:1400 SF = 18
PROVIDED
109 TOTAL SPACES PROVIDED IN SECURED AREA
(82) RESIDENTIAL SPACES (9) VISITOR SPACES
(18) NBHD COMMERCIAL & GROUND FLOOR FLEX
SPACES
4.0'
11.6'
15.0'
10.0'
7.5'
0'
9.6'
7.5'
10.0'
0'
4.0'
9.6'
26.0'
22.0'
.0 10.0
15. 15'-
(S2)
(S3-A)
A9-2
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SITEPLAN
Isabel Avenue
Gateway Avenue Gateway Avenue Gateway Aven Gateway Avenue C Street
B Street BStreet
EXHIBIT C
119
2619
ISABEL PORTOLA
OWNER, LLC
A9-3
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 PERSPECTIVE|LOOKINGNORTHWEST Key Map
WHA.
EXHIBIT C
120
2620
ISABEL PORTOLA
OWNER, LLC
A9-4
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 PERSPECTIVE|MAINENTRYVIEW Key Map
EXHIBIT C
121
2621
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-5
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVE|LOADINGDOCKVIEW
Key Map
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WHA
EXHIBIT C
122
2622
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
NORTH ELEVATION
EAST ELEVATION
BRICK COURSEWORK DETAILING
A9-6
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
NORTH&EASTELEVATIONS
± 72’-8” Typ. Building Height
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key MapKey Map
Brick Coursework Highlighted in Vigne
e
WHA
EXHIBIT C
123
2623
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
SOUTH&WESTELEVATIONS
PARKING GARAGE
VENTILATION SCREENING
A9-7
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SOUTH ELEVATION
WEST ELEVATION
± 72’-8” Typ. Building Height
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key MapKey Map
WHA
EXHIBIT C
124
2624
ISABEL PORTOLA
OWNER, LLC
08 3068
3068
30 68
FR. DOOR
3068
2768
2668
16'-11" x 15'-1"
LIVING
18'-1" x 11'-1"
KITCHEN
13'-7" x 11'-2"
BEDROOM
16'-11" x 8'-0"
DINING
BATH
10'-2" x 6'-6"
DECK
(63 SF)
ENTRY
W.I.C.
6 8 0 2'-6" CLR. 2' 6" CLR 4'-0" CLR.
6050 6050
2'-6"
6" CLR.
3080
8080
3080
3080
6080 3080
3080
3080
2480
3080
13'-0" x 6'-2"
DECK
(79 SF)
12'-10" x 11'-10"
BEDROOM 2
14'-7" x 16'-0"
LIVING
14'-7"CLR. x 10'-1"
KITCHEN KITC4'-0" CLR. '-0" CLR CH4'-0" CLR. 4-HECLR. N2'-6 13'-0" x 13'-5"
BEDROOM 1
BATH 2
W.I.C.
W.I.C.
BATH 1
(ADAPTABLE)
SERV.
ENTRY
14'-7" x 9'-0"
DINING
R
O
LIV
1 Bdrm|1 Bath|
Unit: 949 sf
Deck: 63 sf
UNIT B-1 UNIT A-1
2 Bdrm|2 Bath|
Unit: 1,373 sf
Deck: 79 sf
08 4 16
A9-8
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
A-
B-UNITFLOORPLAN
l
.... I ~ '-5' lif:7" ,, . ..,,. j , .. t ,NJ, !! .. ..
m m
CJ
m
.. ..
0 " 0 II ., ., .. "
um Offl L;i~-4-~ ;"·;-( i l.::::.a-~--~J 'i _)<__ i
CJ ICJ
H' f:1' .... j 1N ' ·~ "'<t j M...,,. .....
WHA.
EXHIBIT C
125
2625
ISABEL PORTOLA
OWNER, LLC
08 12'-0" x 12'-11"
12'-0" x 10'-10" BEDROOM 1
BEDROOM 2
21'-0" x 6'-0"
DECK
3'-8" CLR.
1'-6" CLR.
4'-0" CLR.
1'-0" CLR.
3'-3" CLR.
1'-6" CLR.
3'-212" CLR.
1'-6" CLR.
3'-3" CLR.
1'-6" CLR.
3'-3" CLR.
1'-6" CLR.
4'-0" CLR.
4'-0" CLR.
3'-0" CLR.
2'-6" CLR.
21'-4" x 17'-1"
LIVING/DINING
(126 SF)
BATH 2
BATH 1
(ADAPTABLE)
(ADAPTABLE)
12'-1" x 10'-9"
BEDROOM 3
19'-0" x 10'-7"
KITCHEN
W.I.C.
ENTRY
1 O
2 9
B
"
D
1 1
x 171 -
30 SC 68
6068 BI-PASS
3068
3068
30 68
FR. DOOR
30 68
3068
4'-0"
2'-6" CLR.
3068
2668
24 68
12'-10" x 6'-6"
DECK
(83 SF)
12'-11" x 11'-2"
BEDROOM 1
11'-9" x 11'-2"
BEDROOM 2
11'-7" x 10'-4"
DEN
10'-8" CLR. 17'-5" x
KITCHEN
16'-11" x 15'-0"
LIVING
16'-11" x 8'-6"
DINING
-
O
R
W.I.C.
BATH 1
BATH 2
ENTRY
UNIT C-1
3 Bdrm|2 Bath|
Unit: 1,418 sf
Deck: 126 sf
UNIT D-1
2 Bdrm|2 Bath|Den|
Unit: 1,338 sf
Deck: 83 sf
08 4 16
A9-9
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
C-
D- UNITFLOORPLANS
I
... ,.
I I
.....
IN ' 29-10' 1P.11'
r
~-.- 11'-11'
. m :f $
Cl m m
0 0 = :------ ----- l' ,,
I I
I ~---, ii3-------- I • ·7:X) , -, 0 --- ' ' ,--------
I "-'-="' ,; L--~~;J i I ! I m I 0 0 L-----
~-1' 1M ' j j ,._, IZ•r ... ,. •-10'
WHA.
EXHIBIT C
126
2626
ISABEL PORTOLA
OWNER, LLC
08 13'-8" x 11'-3"
BEDROOM 2
BATH 1
(ADAPTABLE)
12'-4" x 12'-0"
BEDROOM 3
10'-10" x 11'-4"
KITCHEN
ENTRY
ABL )
AT 1
AP
BA 1
NT Y
1 "
T
'
-1
KIT
4'-0" CLR. 0
. CLR K
2'-6" CLR.
. LR C '-0" 4
HEN
"
12'-5" x 16'-0"
DINING (108 SF)
BATH 2
SERV.
1 O
13' 8" x
O
2 6 -0
G
-
10'-1" x 12'-0"
BEDROOM 1
16'-7" x 10'-11"
LIVING
18'-1" x 6'-0"
DECK
16'-
IVING
10 1
0"
M
10 B
-0
OM
UNIT E-1
3 Bdrm|2 Bath
Unit: 1,336 sf
Deck: 108 sf
E-UNITFLOORPLAN
08 4 16
A9-10
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
WRA.
EXHIBIT C
127
2627
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
MAIL/ PARCEL
82 119
STORAGE
ELEVATOR
LOBBY
UP 18R
UP 18R
RAMP UP
0 16 8 32
A9-11
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
BASEMENTPARKINGLEVEL-NORTH
" " "
I I ! l I I
SEE (? MATCH LINE _
W pu 111,-,--;,r------~
WHA.
/
,I
,I
/
.,
.,
REFER TO SHEET A9.10
- ~FOR C_ONTINUATION -
EXHIBIT C
128
2628
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
BOILER/ BOOSTER PUMP/
SOLAR HOT WATER
GARAGE
EXHAUST
MAIL/ PARCEL
LOBBY
L
58 82
119
DN
18R
STORAGE
ELEVATOR
LOBBY
UP 18R
BASEMENT
RAMP UP
BASEMENTPARKINGLEVEL-SOUTH A9-12
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
WHA.
REFER TO SHEET A9.O9
__ FOR C
EXHIBIT C
129
2629
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
RETAIL TRASH/ GREASE
INTERCEPTOR
R
FIRE
RISER/
PUMP
BOILER/
BOOSTER
PUMP
ELECTRICAL/
TELECOM
RESIDENT LOBBY AND
SERVICE OFFICES
BIKE ROOM
118 RACKS
PRV RETAIL TRASH/ GREASE INTERCEPTOR
MAIL/ PARCEL
PARKING GARAGE
133 SPACES
BACK OF
HOUSE
RETAIL:
MARKET
18,500 sf
RETAIL
ENTRY
L
RELECTRICAL
TELECOM
TRASH
ELEVATOR E
LOBBY
UP 18R
UP
18R
RAMP UP
RAMP DOWN
SOLAR
HOT
WATER
PATH FOR TRASH BINS
118"
72"
LADDER PAD - TYP.
96" 72"
ROADWAY - NO LADDER PADS REQUIRED
LADDER PAD - TYP.
33" 72"
36" 36"
51" 72"
36"
36"
ROADWAY - NO LADDER PADS REQUIRED
TRASH
ELE
TRASH BINS
EL
TRASH BINS TR
TRASH CHUTES
11'-6"
48'-7"
17'-11" 31'-6"
E
17'-0" 22'-2"
8'-1"
5'-7"
3'-0"
3'-0"
3'-0"
10'-4"
13'-6"
11'-3"
5'-6"
END OF TRASH
OPERATIONS FOR
PROPERTY
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
TRASH STAGINGAREA
A9-13
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
FIRSTLEVEL-NORTH
i
n
I I I I
I I I
.J, i I
I I
WHA.
#
I
i
.. .,,,.- - - -=-=-==ar-rr====1>c===a1r.=====£====!r71
I I I I
I I I I
I I I I
J---,--.,,,-------!1----- t----1-----t---+---
I
I
I I
I
I I
l~
n
ll__J
I I
I 11.=!===z:ill I I
I I
I I 11======:1
I I
l~ n 11======:1
ll__ J
I I I I
I I I I
I I I I
---t--- 1- ---t-- -+---
I I I I
I I I I
REFER TO SHEET A9.12
,
~
__,,____,,__ __
~FOR CONTINUATION 0
EXHIBIT C
130
2630
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
PUMP
ELECTRICAL TELECOM
BOILER/
BOOSTER
PUMP
ELECTRICAL/
TELECOM
GARAGE
EXHAUST
MAIL/ PARCEL
LOBBY
L
45 DN
18R
TRASH
ELEVATOR E
LOBBY
RAMP UP
RAMP UP
TRANSFORMER TRANSFORME
SOLAR
HOT
WATER
STORAGE
120"
36" 72"
ROADWAY - NO LADDER PADS REQUIRED
LADDERPAD - TYP.
ROADWAY - NO LADDER PADS REQUIRED N
6'-6"
5'-0"
5'-11"
T
2'-9"
FIRSTLEVEL-SOUTH A9-14
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
I c.p~u
;;
: r==~~~
C~ r==!'===-----.# ; ; 0
I I -/7 ?,; V I ;; -> I ;/ I n /;
L;.,,,,,.;~
WRA
{
;;('-> 0
;
0 ;; 0
REFER TO SHEET A9 11
FOR CONTINUATION =-'--JI--
t t
EXHIBIT C
131
2631
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-15
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
MEZZANINEPARKINGLEVEL-NORTH
MAIL/ PARCEL
83 92
82 TRASH
ELEVATOR
LOBBY
UP 18R
UP
18R
OPEN TO BELOW
OPEN TO BELOW
AMENITY
OPEN TO BELOW
OPEN TO BELOW
RAMP DOWN
OPEN TO BELOW
ID
,
~,,,..,---------- ',
( -- - r.==1r========s=======i15"""'-=~~=-=i~~,- - u-- - --u- - --a- - --.i ",, I ( '
I '
I ,,
WI-IA
{i-- j "j
~EB
- 1~"
' '
' '
' '
'
REFER TO SHEET A9.14
FOR CONTINUATION
EXHIBIT C
132
2632
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-16
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
MEZZANINEPARKINGLEVEL-SOUTH
BOILER/ BOOSTER PUMP/
SOLAR HOT WATER
GARAGE
EXHAUST
MAIL/ PARCEL
LOBBY
L
58 82
DN
18R
TRASH
ELEVATOR
LOBBY
STORAGE
,,
,,
,
,,
,
,
/,,,
/ ,,
/ / / ,,
/ ,/
v ,/'
,..,,,,,,
WHA.
,
,,
,
,
,
,,
,,
,,
,
,
,,
,
,I
,I
/
REFER TO SHEET A9.13
FOR CONTINUATION
EXHIBIT C
133
2633
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-17
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PODIUM LEVEL
OPEN AIR
CORTYARD
PODIUM LEVEL
OPEN AIR
CORTYARD
3068
3068
3068
30FR. DOOR 68
3068
2768
3080
3080
3'-0" CLR.
4'-0" CLR.
6050 6050
2'-6" CLR. 4'-0" CLR. 40 CLR.
3080
8080
3080
3080
3080 3
080
2480 3'-0" CLR.
4'-0" CLR.
6050 6050
3080
8080
3080
3080
3080
330080
3080
68 03
08 30
0803
60 50 60
CLR. 4'-0" CLR. CLR. 4'-0" CLR. 40 4-
2'-6" CLR.
0803
0808
3080
3080
3080
2480
68 30
86 30
R OO R. D F 27
3068
3068
6068 BI-PASS
3068
3068
3068
3'-3" CLR. 1'-6"
CLR.
3'-2
1 2
2 " CLR. 1'-6" CLR.
3'-3" CLR. 1'-6"
CLR.
3'-3" CLR.
1'-6" CLR.
3068
3068
6050
6050
30 80 80
3080
3080
6080
2480
3080
68 03
3068
BI-PASS6068
30SC 68
3068
68 03
68 30
3'-8" CLR.
6 CLR. 1'-6" CLR. 16
4'-0" CLR. '-0" CLR. 1
3'-3" CLR.
1'-6" CLR.
3'-212 LR. C"
1'-6" CLR.
3'-3" CLR.
LR. C 1'-6"
LR. C 3'-3"
1'-6" CLR.
68 03
6050
6050
3080
80 80
3080
3080
4'-0" CLR.
LR. C '-6" 2
3068
30 68 FR. DOO
R
6050 6050 LR. C 2'-6"
4'-0" CLR. 4'-0" CLR. 40 CLR. 4- LR. C '-6" 2
3080
8080
80 30
08 30
6080
08 30 3080
2480
0803
3068
30 68 FR. DOO
R
30 6050
6050
3080
80 80
3080
3080
3080
3080
2480
3080
3080
3080
3068
30 68 FR. DOOR
68 27
30 SC 68
LR. C '-0" 4
2'-6" CLR.
2768
26 68
3068
3068
30 68
FR. DOOR 2768
68 03
68 30
R OO R. D F
30 SC 68
4'-0" CLR.
2'-6" CLR.
26 68
30 SC 68
6068 BI-PASS
3068
3068
30 68
FR. DOOR
3068
24 68
3068
IDF
TRASH
DN
18RDN
18R
ELEVATOR
LOBBY
UP18R
UP18R
UP
18R
P
B1
A1
B1 B1 B1
B1 B1
B1B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
A1
C1
C1
A1 A1
C1
A1 A1
A1 C1
A1A1A1
D1
D1
C1
IDF
3080
IDF
3080
IDF
3080
CS 68 30
4'-0" CLR.
2'-6" CLR.
68 27
6826
TRASH
ELEVATOR ELEVAT
LOBBY
GARAGE
SHAFT
A1
2050
2050 6050
40" 72"
36"
LADDER PAD - TYP.
40"
36" 72" LADDER PAD - TYP.
TRASH
Key Map
PODIUMFLOORPLAN-NORTH
I
I I
I
I I I I • I I I p
I l~
WM81CliJ1Nt I bl ~--~~-mm--~---1 ________ _
WHA
EXHIBIT C
134
2634
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-18
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PODIUM LEVEL
OPEN AIR
CORTYARD
6068
30 SC 68 3068
3068
3068
3'-8" CLR. 1'-6" CLR. 6" CLR. 1 4'-0" CLR. 1'-0" CLR.
3'-212" CLR.
1'-6" CLR.
3'-3" CLR. 1'-6" CLR.
4'-0" CLR. 3'-0" 4'-0" CLR. CLR. 2'-6" CLR.
3068
80 80
3080
3'-0" CLR.
4'-0" CLR.
6050
6050
2'-6" CLR.
4'-0" CLR.
3080
3080
60 3080
80 30
3080
3080
3'-0" CLR.
4'-0" CLR.
6050
6050
2'-6" CLR.
4'-0" CLR. 4'-0" CLR. 4'-0
2'-6" CLR.
3080
80 80
3080
3080
6080
3080
3080
30 SC 68
4'-0" CLR. LR. C 2'-6"
26 68
3068
3068
30 68
FR. DOOR
3080
6050
6050
80 80
3080
3080
3080
2480
3080
30 4'-0" CLR. 6050
6050
2'-6" CLR.
4'-0" CLR. 4'-0" CLR. 4'-0
2'-6" CLR.
3080
3080
3080
3080
2480
3080
3080
3068
30 68 FR. DOOR
68 27
27 68 30
OOR R. D F 2768
CS 68 30
BI-PASS 6068
3068
30 68 FR. DOO
R
68 30
3068
68 24 68
30 SC
68 DN
18R
GARAGE
VENT
SHAFT
30 68
30 SC 68
2'-6" CLR.
2468
2468
40 IDF
TRASH
ELEVATOR
LOBBY
UP18R
B1
B1
B1
B1
B1
B1
B1
B1
B1
A1
C1
A1A1
D1D1
E1
3080
IDF
3080
SC 68 30
4'-0" CLR.
2'-6" CLR.
6826
TRASH
ELEVATOR ELEVAT
LOBBY
GARAGE
SHAFT
IDF
40"
36" 72" LADDER PAD - TYP.
TRASH
Key Map
PODIUMFLOORPLAN-SOUTH
REFER TO SHEET A9.15
FOR CONTINUATION~
WHA
EXHIBIT C
135
2635
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-19
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
3080
3080
3080
3080
3080
6080 3080
3080
3080
2480 3'-0" CLR.
4'-0" CLR.
2'-6" CLR.
3080
3080
60 3080
3080
3080
24 3080
3080
3080
80 30
80 30
LR. C 3'-0"
4'-0" CLR.
2'-6" CLR.
CLR. 4'-0" CLR. CLR. 4'-0" CLR. 40 4-
2'-6" CLR.
80 30
3080
3080
3080
3080
80 30
2768
3'-3" CLR. 1'-
6" CLR. 16 CLR.
3'-2
21 " CLR.
1'-6" CLR.
1'-6" CLR. 1'-6" CLR.
3080
3080
3'-0" CLR.
4'-0" CLR.
4'-0" CLR.
3080
3080
3080
3080
80 30
3080
3080
3080
3'-8" CLR. 6 CLR. 1'-6" CLR. 1
4'-0" CLR. . 1'-0" CLR
2'- 3 12 LR. C"
1'-6" CLR.
3'-3" CLR. . LR C 1'-6"
LR. C '-0" 4
3'-0" CLR.
2'-6" CLR. 2'-6" CLR.
3080
80 80
3080
4'-0" CLR.
LR. C 2'-6"
3'-0" CLR.
4'-0" CLR. . LR C 2'-6"
4'-0" CLR. 4'-0" CLR. 40 CLR. 4-' . 2'-6" CLR
3080
80 80
80 30
80 30
6080
80 30 3080
80 30
2480
80 30
80 30
3080
3080
3080
3080
2480
30 3080
68 27
30 . LR C '-0" 4
2'-6" CLR.
2768
2768
4'-0" CLR.
2'-6" CLR. 4'-0" CLR.
2'-6" CLR.
IDF
TRASH
DN
18R
DN
18R
ELEVATOR
LOBBY
UP18R
UP 18R
UP
18R
B1
A1
B1 B1 B1
B1 B1
B1B1
B1
B1
B1
B1
B1
B1
B1
B1
B1
A1
C1
C1
A1 A1
C1
A1 A1
A1 C1
A1A1A1
D1
D1
C1
OPEN TO
BELOW
OPEN TO
BELOW
30 4'-0" CLR.
1'-0" CLR.
IDF
3080
IDF
3080
TRASH
ELEVATOR
LOBBY
GARAGE
SHAFT
4'-0" CLR.
2'-6" CLR.
68 27
A1
IDF
3080
LEVELS
-PLAN-NORTH
I
I I
I
I I I I
I
I I
--MATCH LINE 1 __ L __ _
t::::::rn=,;;;;==!,;;t----1
WHA
EXHIBIT C
136
2636
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
60 30
SC 68 30
3068
3068
3'-8" CLR.
1'-6" CLR. 1 4'-0" CLR. 1'-0" CLR.
3'-212" CLR.
1'-6" CLR.
4'-0" CLR. 3'-0" CLR. 4'-0" CLR. 2'-6" CLR.
3068
80 3080
3080
3'-0" CLR.
4'-0" CLR.
6050
6050
2'-6" CLR.
4'-0" CLR. 4'-0" CLR. 4'-0
2'-6" CLR.
3080
80 80
3080
3080
6080
3080
80 30
3080
3080
3080
6050
6050
2'-6" CLR.
4'-0" CLR. 4'-0" CLR. 4'-0" CL4'-0
2'-6" CLR.
3080
80 3080
3080
6080
3080
3080
3080
30 SC 68
4'-0" CLR. '-6" CLR. 2
2668
26 68
3068
3068
30 68 FR. DOO
R
3080
6050
6050
2'-6" CLR.
3080
3080
3080
2480
3080
4'-0" CLR.
6050
6050
2'-6" CLR.
4'-0" CLR. 4'-0" CLR. 4'-0
2'-6" CLR.
3080
3080
3080
3080
3080
2480
30 3068
3068
30 68 FR. DOOR
2768
86 30
R OO R. D F 2768
CS 86 30
BI-PASS
6068
3068
3068
FR. DOOR
68 03
LR. C 2'-6"
3068
24 68
IDF
TRASH
ELEVATOR
LOBBY
UP18R
B1
B1
B1
B1
B1
B1
B1
B1
B1
A1
C1
A1A1
D1D1
E1
OPEN TO
BELOW
3080
TRASH
ELEVATOR
LOBBY
GARAGE
SHAFT SC 68 30
4'-0" CLR.
2'-6" CLR.
6826
IDF
3080
IDF
30 SC
68 DN
18R
GARAGE
VENT
SHAFT
30 68
30 SC 68
4'-0" CLR.
LR. C 2'-6"
2'-6" CLR.
'-0" CLR. 4
2468
2468
4068
A9-20
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LEVELS
-PLAN-SOUTH
MATCH LINE
WHA.
REFER TO SHEET A9.17
FOR CONTINUATION
EXHIBIT C
137
2637
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
ROOF
ROOF
ROOF
OPEN TO INTERIOR COURTYARD BELOW
OPEN TO INTERIOR COURTYARD BELOW
A9-21
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ROOFPLAN-NORTH
NI'
,--7
I I I I I I
L
__ _J
NI'
MATCH LINE
WHA.
REFER TO SHEET A9.20
FOR CONTINUATION
EXHIBIT C
138
2638
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
ROOF
OPEN TO INTERIOR COURTYARD BELOW
A9-22
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ROOFPLAN-SOUTH
MATCH LINE
WHA.
I I
L
__ _J
REFER TO SHEET A9.19
FOR CONTINUATION
EXHIBIT C
139
2639
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
A9-23
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
30 0. 4 429.0 428.0 427.5
485.0
495.33
market 0 .0 ma 0 431.0
246.1 123.0 123.0 123.0 109.0 63.0 787.1 Appx
SKEWED
IN LINE - RETAIL
LOADING/ B.O.H. MARKET PASSAGE P SS G
4 30.
423.7
75°
75°
ROADWAY - NO LADDER
PADS REQUIRED 75°
00 3. 4 00 3. 0 9 42. 0 8 2. 4 431.0
425.0
0 0
485.0
495.33
0 0 market 0 .0 ke ma
120.0 147.0 123.0 123.0 123.0 109.0 63.0
789.7 Appx
SKEWED
30. 0 429ma
75° 75°
ROADWAY - NO LADDER
PADS REQUIRED
430.0 90 42. 0 428. 0 0 9 market 0 .0 ma
424.0
SKEWED
485.0
75° 75°
TRANSVERSE SECTION AT RETAIL
TRANSVERSE SECTION AT PARKING
CROSS SECTION AT BASEMENT
CROSSSECTIONS
/ •••• •••• ~-
!:ki!!t.L ___ ~----- - ------- ___ ... li,. _____ --- - - ----- 4 I 4 l
3 \ Ji 3 ;\ 2 Courtyard 2 \
.a.__ 11 II II ~ JI - Ill II Relaol /I llml Ill 1 \ / ..../ / •••• •••• •••• --
i.twJL/ - !i, ___ - - -·---- ---- • -------- ----
I 4 I 4
I 3 I j 3 2 I Courtyaro 2
...,.__..,,, 1«1:,,..._.,,, II
t:r -r- - / ....... ---- _..., 1 -
--- L...,;e .,,._ ....... B -
L l
..
~Jib!L ___ .5.. ____ - -- .
4 I 4
3 ilrtyanl J 3 2 2
..
1 / / __________ _L_
I
L
WHA.
EXHIBIT C
140
2640
ISABEL PORTOLA
OWNER, LLC
03 086
A9-24
06-07-24 | 2022243
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS-TYPEVSTACKEDFLATCONDOSOVERGROCERY
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
FIREMAN’S STAIR SECTION
FIRELADDERPATHSTUDY-SECTION
EXHIBIT C
141
2641
ISABEL PORTOLA
OWNER, LLC
0 100 08 50 200
PA R C E L S3-A
Portola Avenue Portola Avenue
Isabel Avenue Isabel Avenue
Shea CenterDrive Shea Center Dri
Main Street Main Street
Existing Offi ce
Gateway Avenue
B Street
A Street
C Street C Stre t
A10-1
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Unit Size
(SQFT) Bed Bath Total Units Total SQFT
453 Studio 1.o 40 18,120
533 1 1.0 32 17,056
710 2 1.0 27 19,170
786 2 1.o 13 10,218
1,007 3 2.0 40 40,280
2,442
Total 152 107,286
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
PRODUCTALLOCATION
Height Limit: 485’*Building Height: 491.0 MSL min ± 47’-8”- max ± 54’-8” Stories: 4 Stories over 2 Above Grade Levels of Parking. See section for more information.*Height above MSL Unit A-1
Unit A-2
Unit B-1
Unit B-2
Unit C-1
Amenity
Final Unit Mix To Be Determined With TCAC Application and Award Process.
WHA.
EXHIBIT C
142
2642
ISABEL PORTOLA
OWNER, LLC
08 Reference Point
Xref ..\..\..\..\..\2022\2022015\Planning\Email\Incoming\From Civil\07-10-23 CAD Files\WHA_Scheme 21\3591-000_ARCH_WHA.dwg
BUILDING INFORMATION
LOT SIZE: 1.12 ACRES (NET)
TOTAL UNITS: 114
DENSITY: 102.2 UNITS/ ACRE
CO 3 STORIES OVER TWO LEVELS OF PARKING
LEVELS 1-2: TYPE I-A PODIUMLEVELS 3-5: TYPE V-ANFPA 13 SPRINKLER SYSTEMMIXED USE OCCUPANCY: R-2, A-2, S-2ENCLOSED, MECHANICALLY VENTILATED GARAGE 114 TOTAL UNITS
30 STUDIO; ONE BATH
24 ONE-BEDROOM; ONE BATH
30 TWO-BEDROOM; ONE BATH30 THREE-BEDROOM; TWO BATH
AVERAGE UNIT SIZE: 691 S.F.
BUILDING AREA
70,849 SF. PARKING
2,442 AMENTIY
105,501 RESIDENTIAL178,791 TOTAL CONSTRUCTION AREA
OPEN SPACE
REQUIRED COMMON: 75 SF/ UNITREQUIRED PRIVATE: 50 SF/ UNITPROVIDED COMMON: 13,714 SF = 90 SF/UNITPROVIDED PRIVATE: 50 SF/ UNIT AVE.
PARKINGMINIMUM PARKING SPACES: ** 172 TOTAL SPACES
REQUIRED RESIDENTIAL: (172) MINREQUIRED GUEST: (0)
** AB2345 STATE
DENSITY BONUS LAW
PROVIDED PARKING SPACES: 178 TOTAL SPACES
PROVIDED RESIDENTIAL: (174) SPACES
(4) ADA SPACES
(1) ADA VAN SPACE
(71) RES 40% LP LEV 2(18) RES 10% LEV 2
(4) VAN ACCESS
ON STREET PARKING: (4) SPACES
PRODUCT 10 - SITE S3-A
BICYCLE PARKING
CENTER/CORE
REQUIRED
TOTAL REQUIRED SPACES = 76
.25/BEDROOM RESIDENTIAL SPACES = 68.05/UNITS VISTOR SPACES = 8
PROVIDED
76 TOTAL SPACES PROVIDED IN SECURED AREA
(68) RESIDENTIAL SPACES(8) VISITOR SPACES
0 30 15 60
B Street
Isabel A venue l Avenue
S
hea Center Drive
Shea CenterDrive
A10-2
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SITEPLAN
(S-3B)(S-4)
!
,L I ---------___ _J
i /~--~-.....-----========- - - ========i==_ - =i=============~ ' -------7
I !/ l .~
,
.
.~
,,
..
..
____ ... ..
: __,,,,,,,_..-• ----------
WHA.
EXHIBIT C
143
2643
ISABEL PORTOLA
OWNER, LLC
Key Map
A10-3
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVE
Parcel S1 Parcel S3-A Parcel S3-B
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WHA
EXHIBIT C
144
2644
ISABEL PORTOLA
OWNER, LLC
0 20 08 10 40
NORTH ELEVATION
SOUTH ELEVATION
PARKING GARAGE VENTILATION SCREENING
Garage Ventilation Screening Highlighted in Vigne
e
A10-4
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 NORTH&SOUTHELEVATIONS Key Map
Key Map
WHA.
EXHIBIT C
145
2645
ISABEL PORTOLA
OWNER, LLC
0 20 08 10 40
WEST ELEVATION
EAST ELEVATION
A10-5
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 EAST&WESTELEVATIONS Key MapKey Map
WI-IA
EXHIBIT C
146
2646
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
x
STUDIO
BATH
x
KITCHEN
x
LIVING
x
BEDROOM 1
x
DECK
BE M
G
UNIT A-2
1 Bdrm|1 Bath
Unit: 533 sf
Deck: 50 sf
UNIT A-1
Studio
Unit: 453 sf
Deck: 50 sf
A10-6
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
A-
A- UNITPLANS
~f
J~
..
T
!;I
-r
3'-9'
WHA
EXHIBIT C
147
2647
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
A10-7
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
x
BEDROOM 1
x
LIVING
x
BEDROOM 2 BE
E M1
x
DECK
KITCHEN BATH
STOR. KITCHEN
x
BEDROOM 1
x BEDROOM 2
x DECK
x
E M
x
M2
BED
OM 2
LIVING
BATH
UNIT B-1
2 Bdrm|1 Bath
Unit: 710 sf
Deck: 50 sf
UNIT B-2
2 Bdrm|1 Bath
Unit: 786 sf
Deck: 50 sf
B-
B- UNITPLANS
30'-10'
.,. 10:-11"
J 4'-11'
WHA.
EXHIBIT C
148
2648
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
A10-8
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
x
BEDROOM 3
x
x
BEDROOM 1
x
BEDROOM 2
x
LIVING
KITCHEN
STORAGE
BATH 1
BATH 2
BE OOM
BE M
E M3
UNIT C-1
3 Bdrm|2 Bath
Unit: 1007 sf
Deck: 50 sf
C-UNITPLAN
WRA.
EXHIBIT C
149
2649
ISABEL PORTOLA
OWNER, LLC
08 PATH FOR TRASH BINS
ROADWAY - NO LADDER PADS REQUIRED
ROADWAY - NO LADDER PADS REQUIRED ROADWAY - NO LADDER PADS REQUI ROADWAY - NO LADDER PADS REQU ROADWAY- NO LADDER 42" 72"
36"
LADDERPAD - TYP.
36'-4"
9'-7"
19'-0"
34'-10"
4'-9"
END OF TRASH
OPERATIONS FOR
PROPERTY
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
TRASH STAGING AREA
0 16 8 32
GROUNDLEVELPLAN A10-9
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-1'
tt
__________________________ JJ ______ LJ _______ _
WHA ffil l: j:
EXHIBIT C
150
2650
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
PRODUCT 1
A10-10
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
UPPERPARKINGLEVEL
EXHIBIT C
151
2651
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
DN
18R
A2A1C1A1C1A1C1
C1
C1
A1
A1
A1
C1
C1
A1
B2
A2
C1
A1
C1A1B1A2
A2 A2 A2 B1 A1 C1
B1 B1 A2 B1 B1
B1
A2
A2
B1
COURTYARD
MAIN COURTYARD
COURTYARD
42" 72"
36"
AYO
LADDERPAD - TYP.
FIRE LADDERPATH
Key Map
A10-11
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PODIUMLEVELPLAN
-r--- - - --- - ---- --- - --- - --- - --- - --- - --- - --- - --- - --- - --- - -- 1 WHA
EXHIBIT C
152
2652
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
LEVELS
-FLOORPLAN
DN
18R
A2A1C1A1C1A1C1
C1
C1
A1
A1
A1
C1
C1
A1
B2
A2
C1
A1
C1A1B1B1
A2 A2 A2 B1 A1 C1
B1 B1 A2 B1 B1
B1
A2
A2
B1
OPEN TO COURTYARD BELOW
OPEN TO MAIN COURTYARD BELOW
OPEN TO COURTYARD BELOW
PRODUCT 1
A10-12
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
WHA
EXHIBIT C
153
2653
ISABEL PORTOLA
OWNER, LLC
08 OPEN TO COURTYARD BELOW
FLAT ROOF
FLAT ROOF
OPEN TO INTERIOR
COURTYARD BELOW
FLAT ROOF
DN
18R
DN
18R
OPEN TO COURTYARD BELOW
PRODUCT 1
A10-13
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
0 16 8 32
ROOFPLAN
EXHIBIT C
154
2654
ISABEL PORTOLA
OWNER, LLC
0 20 08 10 40
SECTION A
75° 75° 75°
75°
CROSS SECTION AT COURTYARD
A10-14
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
CROSSSECTION
S3-A
WHA.
EXHIBIT C
155
2655
ISABEL PORTOLA
OWNER, LLC
02 08 1 4
A10-15
06-07-24 | 2022244
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-A-TYPEVAPARTMENTSAFFORDABLE-LOW
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
FIRELADDERPATHSTUDY-SECTION
PODIUM
LEVEL
TYP. 18' x 2'
COLLAPSIBLE
LADDER
EXTERIOR
SEE SHT. A10-11
FOR CONTINUATION
OF PATH
UPPER
PARKING
LEVEL
FIREMAN’S STAIR SECTION
WHA
EXHIBIT C
156
2656
ISABEL PORTOLA
OWNER, LLC
008
PA R C E L S3-B
50 100 200
A12-1
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELS
-B-TYPEIIIAPARTMENTS
PRODUCTALLOCATION
Portola Avenue Portola Avenue
Isabel Avenue Isabel Avenu
Shea CenterDrive Shea Center Dri
MainStreet Main Street
Existing Offi ce
Gateway Avenue
Height Limit: 475’ to 485’*Building Height: 495.5 MSL 68’-5”to ± 83’Stories: 5 Stories over 2+ Levels of Parking *Height above MSL Unit Size
(SQFT) Bed Bath Total Units Total SQFT
727 1 1.0 120 87,240
950 2 2.0 80 76,000
5,093
Total 200 168,333
Unit A-1
Unit B-1
Amenity
B Street
A Street
C Street C Street
WRA
EXHIBIT C
157
2657
ISABEL PORTOLA
OWNER, LLC
0 30 08 15 60
TRASH
RESIDENTIAL
RAMP UP
MECHANICAL
ELECTRICAL
FIRE
GARAGE
EXHAUST
STORAGE
RISER
LOBBY / AMENITY
GARAGE EXHAUST
FOR
BINS
X
X
X
> TRASH
RESIDENTIAL
RAMP UP
MECHANICAL
ELECTRICAL
FIRE
GARAGE
EXHAUST
STORAGE
RISER
LOBBY / AMENITY
GARAGE EXHAUST
FOR
BINS
X
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
PRODUCT 12 - SITE S3-B
BUILDING INFORMATION
5 STORIES OVER 2 LEVELS OF PARKING
LEVEL 1-2: TYPE I-A PODIUMLEVEL 3-7: TYPE III-A (NO FIRE LADDER STAIRS REQ'D)NFPA 13 SPRINKLER SYSTEMMIXED USE OCCUPANCY: R-2, A-2, S-2ENCLOSED, MECHANICALLY VENTILATED GARAGE 200 TOTAL UNITS
120 ONE-BEDROOM; ONE BATH
80 TWO-BEDROOM; TWO-BATH
AVERAGE UNIT SIZE: 816 S.F.
BUILDING AREA
105,273 SF PARKING
5,093 AMENTIY214,395 RESIDENTIAL324,761 TOTAL CONSTRUCTION AREA
OPEN SPACE
REQUIRED COMMON: 75 SF/ UNITREQUIRED PRIVATE: 50 SF/ UNITPROVIDED COMMON: 23,075 SF = 115 SF/ UNITPROVIDED PRIVATE: 50 SF/ UNIT AVE.
PARKINGLOT SIZE: 1.38 ACRES (NET)
TOTAL UNITS: 200
DENSITY: 144.9 UNITS/ ACRE
MINIMUM REQUIRED:
220 RESIDENTIAL SPACES25 GUEST SPACES245 TOTAL REQUIRED SPACES PROVIDED:
220 RESIDENTAL SPACES
(5) ADA SPACES (1) ADA VAN SPACE (98) EV RESIDENTIAL - 40% LP LEV 2 (25) EV RESIDENTIAL - 10% LEV 2 (5) VAN EV ACCESS 25 GUEST PARKING
(3) ON STREET PARKING (2) ADA SPACES (1) ADA VAN SPACE
245 TOTAL PROVIDED SPACES
BICYCLE PARKING
REQUIRED:
.25/BEDROOM RESIDENTIAL SPACES = 70.05/UNITS VISITOR SPACES = 10 PROVIDED:
80 TOTAL SPACES PROVIDED IN SECURED
AREA
(70) RESIDENTIAL SPACES (10) VISTOR SPACES
A12-2
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SITEPLAN
Shea Center Drive Shea Center Drive Shea Center Drive Ctener Drive CenterDirve B Street
C Street Isabel Avenue
X
X
X
X
>
>
(S-4)
(S-2)
(S-3A)
L
. · \
• lj
WHA.
EXHIBIT C
158
2658
ISABEL PORTOLA
OWNER, LLC
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A12-3
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVELOOKINGNORTHWEST
Parcel S3-A Parcel S3-B Parcel S4
Key Map
wRA.
EXHIBIT C
159
2659
ISABEL PORTOLA
OWNER, LLC
08 4 16
NORTH&SOUTHELEVATIONS
SOUTH ELEVATION
NORTH ELEVATION
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
BRICK DETAILING
A12-4
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
± 82’-8” Building Height
Key MapKey Map
Brick Coursework Highlighted in Vigne
e
1111 II 11
II II
-
..._
-
... __
-
I I Ill 1 11111 'II
WHA.
EXHIBIT C
160
2660
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key Map
A12-5
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
EAST&WESTELEVATIONS
EAST ELEVATION
WEST ELEVATION
± 82’-8” Building Height
Key Map
WHA.
EXHIBIT C
161
2661
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
x
BEDROOM
x
DECK
KITCHEN
x
LIVING
BATH
x
LIVING
x
BEDROOM 2
BATH 1
x
DECK
BE M
x
BEDROOM 1 E
BATH 2 KITCHEN
W.I.C.
UNIT B-1
2 Bdrm|2 Bath
Unit: 950 sf
Deck: 56 sf
UNIT A-1
1 Bdrm|1 Bath
Unit: 727 sf
Deck: 50 sf
A12-6
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
UNITFLOORPLANS
.....
25•.r
1s--&· 18'-2' 12•1· 18'1 $
1-2' m
i's
"f
.._______, -----838
Hf 1 .... .l ,z-ej• _l _l t-1J· _l NJ- ,, .. .l
WHA.
EXHIBIT C
162
2662
ISABEL PORTOLA
OWNER, LLC
08 TRASH
RESIDENTIAL
DN
29R
RAMP UP
MECHANICAL
ELECTRICAL
FIRE
GARAGE
EXHAUST
STORAGE
RISER
LOBBY / AMENITY
GARAGE EXHAUST
TRASH
PATH FOR
TRASH BINS T H
TRASH
DN
29R
MECHANICAL
TRASH
PATH FOR
TRASH BINS T H
DN
MECHANICAL
11'-3"
4'-1"
2'-6"
4'-0"
2'-0"2'-0"2'-0"
END OF TRASH
OPERATIONS FOR
PROPERTY
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
TRASH STAGINGAREA
0 16 8 32
A12-7
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
GROUNDFLOORLEVEL
I I
I I
I I I I I I I I _JJ
WHA.
..
-
w
EXHIBIT C
163
2663
ISABEL PORTOLA
OWNER, LLC
08 SECONDLEVELPARKINGPLAN
DN
21R
DN
29R
DN 18R
RAMP DN
O.T.B.
GARAGE
JANITOR
MAINTENENCE
RESIDENTIAL
LOBBY / AMENITY LO
BELOW
EXHAUST GARAGE EXHAUST
GE
HAU
GA
A
BELOW
0 16 8 32
A12-8
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
,.
"'
WHA.
EXHIBIT C
164
2664
ISABEL PORTOLA
OWNER, LLC
08 PODIUMLEVELPLAN
ND
R 18
DN
A1B1B1A1A1
B1B1A1
B1 B1
B1
A1A1 A1 A1 A1 A1 B1
A1 A1 A1 A1 A1 B1
B1 A1 A1 A1 B1 B1
B1 B1 B1 A1
A1
A1
A1
A1
A1
B1
MAIN COURTYARD
COURTYARD COURTYARD
GARAGE EXHAUST
COURTYARD
FIRE SEPARATION LINE TION L RA A FIRE SE F
0 16 8 32
Key Map
A12-9
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
i..
WHA.
\
\
EXHIBIT C
165
2665
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
DN
R 18
A1B1B1A1A1
B1B1A1
B1 B1
B1
A1A1 A1 A1 A1 A1 B1
A1 A1 A1 A1 A1 B1
B1 A1 A1 A1 B1 B1
B1 B1 B1 A1
A1
A1
A1
A1
A1
B1
OPEN TO MAIN COURTYARD BELOW
OPEN TO COURTYARD BELOW
OPEN TO COURTYARD BELOW
FIRE SEPARATION LINE TION L RA A FIRE SE F
A12-10
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LEVELS
-FLOORPLAN
WHA.
EXHIBIT C
166
2666
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
ROOFPLAN
DN18R
ND
R 18
OPEN TO INTERIOR COURTYARD BELOW
OPEN TO COURTYARD BELOW
OPEN TO COURTYARD BELOW
FLAT ROOF FLAT ROOF
FLAT ROOFFLAT ROOF
A12-11
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-------------------------------------------
------
WHA.
EXHIBIT C
167
2667
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
SECTION A
CROSS SECTION AT COURTYARD
A12-12
06-07-24 | 2023109
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELS
-B-TYPEIIIPODIUMAPARTMENTS
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
CROSSSECTION
WI-IA.
EXHIBIT C
168
2668
ISABEL PORTOLA
OWNER, LLC
PA R C E L C1-B
Portola Avenue Portola Avenue
Isabel Avenue Isabel Avenue
Shea CenterDrive Shea Center Dri
Main Street Main Street
Existing Offi ce
Gateway Avenue
B Street
A Street
C Street C Stre t
0 100 50 200
A15-1
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 LIVERMORE
ISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE PRODUCTALLOCATION
Height Limit: 495’*Building Height: 488.9 MSL
± 57’ to ± 62’
Stories: 3 Stories over 1 + Partial BasementRetail Floor Ceiling: >14’ Avg. Ground (Sloping Site) *Height above MSL Unit Size
(SQFT) Bed Bath Total Units Total SQFT
Unit A-1 731 1 1.0 63 46,053
Unit A-2 1,005 1 1.0 3 3,015
Unit B-1 950 2 2.0 24 22,800
Unit B-2 1,148 2 2.5 3 3,444
Unit C-1 1,241 3 2.5 21 26,061
Commercial 19,294
Total 114 120,667
l~••-•·,·•-••-··--•
.• ,, ,F ,' .. a,.--- •• -··-··;;·;;ooa 100JO •• -'\.. , oow ,,..,nooooa '-' '-.1[:J D :
l
~-~- DD r, '
, . D 00 [J tf D , ,--~
'
r'-·"' ,DO ! ~-· C::J-- ' I==--~ 8!8 ('j !Q CJCJ i ,i.=r=-""-~' --~- c=lC::J :
D I
f .... JO ---~ ODD _.J=:-a::.ll ••
t___j _..J.L-
!DD
rr--iir-_- -
.---
f
j
.. --··
OTl.._.,.N ... Wl-iA
EXHIBIT C
169
2669
ISABEL PORTOLA
OWNER, LLC
UNIT 2 -
REVERSED
UNIT 1 -
STANDARD
UNIT 1 -
STANDARD
UNIT 2 -
STANDARD
BOILER/
BOOSTER
PUMP/ SOLAR
RESIDENT
LOBBY
+7'
RESIDENT
FITNESS
+7'
RESIDENT
LOUNGE
+7'
+2'
MAIL/ PARCEL
RETAIL 2
+3'
RETAIL 3
+4'
RETAIL 4
+6'
Res. Lobby & Amenity
Lower Pkg
Commercial
Half Level
Above Plaza Level
Commercial
Isabel / Plaza
Commercial
Garage Vent.
Fire
Elec.
BoilerRoom
SLOPE DN
EV
01 33
EV EV ACC ACC
ACC
ACC
EV EV
RETAIL 5
+2'
+3'
RETAIL 4
+4'
RETAIL 3
+5'
RETAIL 2
+6'
RETAIL 1
+7'
RETAIL 6
+0'
RETAIL 7
+0'
RETAIL 8
+0'
GRADE BREAK
40 41
34 50
51 56
57 61
62 64
94 70 69 65
UP
UP
UP
Lower Parking
Entry
EV EV EV EV
+434 +433 +432 +435 +438 +437 +436
+439+440
Res. Lobby & Amenity
Lower Pkg
+432
+432
Plaza LevelCommercial
Isabel / Plaza
Commercial
Garage Vent.
Fire
Elec.
TrashRoom
SLOPE DN
EV
01 33
EV EV ACC ACC
ACC
ACC
EV EV
RETAIL 5
+2'
+3'
RETAIL 6
+0'
RETAIL 7
+0'
RETAIL 8
+0'
GRADE BREAK
40 41
34 50
51 56
57 61
62 64
94 70 69 65
UP
UP
UP
PARKING AREA
35759 SQ. FT.
RETAIL AREA2355 SQ. FT.
RETAIL AREA
3513 SQ. FT.
RETAIL AREA
2386 SQ. FT.
RETAIL AREA
2707 SQ. FT.
RETAIL AREA
6132 SQ. FT.
RETAIL AREA1529 SQ. FT.
LOBBY AREA
3727 SQ. FT.
EV EV EV EV
58342 SQ. FT.
PATH FOR TRASH BINS
Lower
Parking
10'-0" 5'-0"
10'-0"
5'-0"
10'-0"
5'-0"
28'-6"
16'-0"
16'-0"
9'-3"
47'-6"
47'-6"
25'-6"
10'-0" 5'-0"
10'-0" 5'-0"
10'-0" 5'-0"
10'-0" 5'-0"
10'-0"
5'-0"
BUILDING INFORMATION
LOT SIZE: 1.49 ACRES (NET)
TOTAL UNITS: 114
DENSITY: 76.6 UNITS PER ACRE
3 STORIES OVER 1 + PARTIAL BASEMENT
LEVEL 1-2: TYPE I-A PODIUMLEVEL 3-5: TYPE V-ANFPA 13 SPRINKLER SYSTEMMIXED USE OCCUPANCY: R-2, M, A-2, S-2ENCLOSED, MECHANICALLY VENTILATED GARAGE 114 TOTAL UNITS
66 ONE-BEDROOM; ONE-BATH
27 TWO-BEDROOM ; TWO-BATH21 THREE-BEDROOM ; TWO-BATH
AVERAGE UNIT SIZE: 889 SF
BUILDING AREA
72,655 SF PARKING 19,294 SF COMMERCIAL 3,226 SF AMENITY 127,143 SF RESIDENTIAL
222,318 SF TOTAL CONSTRUCTION AREA
OPEN SPACE
REQUIRED COMMON: 75 SF/ UNITREQUIRED PRIVATE: 50 SF/ UNITPROVIDED COMMON: 14,618 SF = 128 SF/ UNITPROVIDED PRIVATE: 50 SF/ UNIT AVE.
PARKING
MINIMUM REQUIRED:
127 RESIDENTIAL SPACES 14 GUEST SPACES 33 COMMERCIAL
174 TOTAL REQUIRED SPACES
PROVIDED:
158 RESIDENTAL SPACES
(4) ADA SPACES (1) ADA VAN SPACE
14 GUEST PARKING
(1) ADA SPACES (1) ADA VAN SPACE
33 COMMERICAL PARKING
(13) ON STREET SPACES (2) ADA SPACES (1) ADA VAN SPACE
205 TOTAL PROVIDED SPACES
(8) EV COMMERCIAL "CAPABLE"
(2) EVSE(1) ADA VAN(1) ADA STD
(69) EV RESIDENTIAL 40% LP LEV 2 (17) EV RESIDENTIAL 10% LEV 2 (4) VAN ACCESS
BICYCLE PARKING
CENTER/CORE
REQUIRED
TOTAL REQUIRED SPACES = 69
.25/BEDROOM RESIDENTIAL SPACES = 46.05/UNITS VISTOR SPACES = 6 NBHD COMMERCIAL & GROUND FLOOR FLEXREQUIRED: 1:1400 SF = 17
PROVIDED
69 TOTAL SPACES PROVIDED IN SECURED AREA
(46) RESIDENTIAL SPACES (6) VISITOR SPACES (17) NBHD COMMERCIAL & GROUND FLOOR FLEX SPACES Isabel Avenue
Main Street Main Street ain Street inStreet
A Street AStreet
Gateway Avenue teway A nu v Gate ay A enue GatewayAvenue 0 30 15 60
UNIT 2 -
REVERSED
UNIT 1 -
STANDARD S NDAR
UNIT 1 -
STANDARD
UNIT 2 -
STANDARD S
58342 SQ. FT. 58 10'-0"
10'-0"
10'-0"
10'-0"
10'-0"
10'-0"
10'-0"
10'-0"
BOILER/
BOOSTER
PUMP/ SOLAR
RESIDENT
LOBBY
+7'
RESIDENT
FITNESS
+7'
RESIDENT
LOUNGE
+7'
MAIL/ PARCEL
RETAIL 2
+3'
RETAIL 3
+4'
RETAIL 4
+6'
A15-2
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SITEPLAN
(C1-A) (C1-A)
(N2)
(C2-A) R (C2-A)
---------, 'I
I I I I I I
!
WHA
EXHIBIT C
170
2670
ISABEL PORTOLA
OWNER, LLC
Key Map
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A15-3
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVE
EXHIBIT C
171
2671
ISABEL PORTOLA
OWNER, LLC
A15-4
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVE|MAINENTRYVIEW
Key Map
EXHIBIT C
172
2672
ISABEL PORTOLA
OWNER, LLC
SOUTH ELEVATION
WEST ELEVATION
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
0 20 10 30
A15-5
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SOUTH&WESTELEVATIONS
± 56’-11” Typ. Building Height
Key Map
Key Map
BRICK DETAILING AT LOBBY ENTRANCE
Brick Coursework Highlighted in Vigne
e
WHA.
EXHIBIT C
173
2673
ISABEL PORTOLA
OWNER, LLC
NORTH ELEVATION
EAST ELEVATION
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key Map
0 20 10 30
A15-6
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
NORTH&EASTELEVATIONS
Key Map
PARKING GARAGE VENTILATION SCREENING
Parking Garage Vetilation Screening Detailed in Vigne
e.
WHA.
••
••••••• ••••••• • ••••••••••••••••••• -----
EXHIBIT C
174
2674
ISABEL PORTOLA
OWNER, LLC
x
LIVING
x
DECK
x
BEDROOM
KITCHEN
W/D
x
BEDROOM
x
DECK
BATH
(ADAPTABLE) (A
16'-0" x 18'-0"
W/D
STOR.
KITCHEN
LIVING
UNIT A-2
1 Bdrm|1 Bath
Unit: 1005 sf
Deck: 62 sf
UNIT A-1
1 Bdrm|1 Bath
Unit: 731 sf
Deck: 50 sf
A15-7
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
04 2 8
A-
A- UNITFLOORPLANS
1'-1~" .,,
2fl'-r
,,.,. 11'-f' Jt'
;:;
,:
0 ,, 13,e, s, .;,.
ii
=
Sl N'
!,
ii\
WHA.
EXHIBIT C
175
2675
ISABEL PORTOLA
OWNER, LLC
04 2 8
A15-8
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
B-
B- UNITFLOORPLANS
x
LIVING x BEDROOM 1 BE
x
BEDROOM 2 E
x
DECK
W/D
KITCHEN BATH 2 (ADAPTABLE)
x
BEDROOM 1
x BEDROOM 2
KITCHEN
20'-0" x 19'-0"
BE
OOM
x
DECK
BATH 1
BATH 2
UNIT B-2
2 Bdrm|2 Bath
Unit: 1,148 sf
Deck: 50 sf
UNIT B-1
2 Bdrm|2 Bath
Unit: 950 sf
Deck: 54 sf
....
21'-1(
0 WRA.
EXHIBIT C
176
2676
ISABEL PORTOLA
OWNER, LLC
A15-9
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
C-UNITFLOORPLAN
x
BEDROOM 2 x
DECK
R 2
x
BEDROOM 3 E
x
BEDROOM 1 B
x
LIVING
W/D
KITCHEN
BATH 2
(ADAPTABLE)
(ADAPTABLE) PTABLE
UNIT C-1
3 Bdrm|2 Bath
Unit: 1,241 sf
Deck: 54 sf
04 2 8
31'-11' __
WRA.
EXHIBIT C
177
2677
ISABEL PORTOLA
OWNER, LLC
431
442
443
442
+43
+433 +434 +432 +435
+431
+438 +437 +436
+439+440
Res. Lobby & Amenity
Lower Pkg
+432
+432
Open Plaza
Plaza LevelCommercial
Isabel / Plaza
Commercial
Garage Vent.
Fire
Elec.
TrashRoom
SLOPE DN
EV
01 33
+433
EV EV ACC ACC
ACC
ACC
EV EV
RETAIL 5
+2'
+3'
RETAIL 6
+0'
RETAIL 7
+0'
RETAIL 8
+0'
+431
+0'
GRADE BREAK
40 41
34 50
51 56
57 61
62 64
94 70 69 65
UP
UP
UP
U
EV EV EV EV
c
e
El
Fire
PATH FOR TRASH BINS
Lower
Parking
Entry
114" 72"
36" 33
Pa
LADDERPAD - TYP.
TrashRoom
64 21'-6"
15'-8"
1'-0"
2'-6"
5'-1"
5'-6"
3'-1"
3'-1"
4'-5"
3'-1"
3'-0"
3'-1"
5'-1"
3'-1"
3'-1"
1'-6"
3'-1"
3'-1"
3'-1"
3'-1"
3'-1"
END OF TRASH
OPERATIONS FOR
PROPERTY
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
TRASH
STAGING
AREA
16'-0"
35'-6"
0 16 8 32
A15-10
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Note: Subject to change at Final Site & Design Review
LOWERPARKINGLEVELPLAN
Key Map
_-j
I
______________________________________ _} P.- -
: j
~ ~t:t=___LJ L r
~ -:;~~-:;~~~~~~n~~n~~~~ttt~~";--~-=-=----=-----1.,-1-n-:1= =~ =~ ----r,-,---rr::;,~~~"'~--:g- ur-r_~~-;L~~~~k-J~~~ , ' , . • ';;:? ) ~.\ A I WHA
EXHIBIT C
178
2678
ISABEL PORTOLA
OWNER, LLC
Trash
Elect
+436 +435 +434 +433 +437 +438
439
40 Upper Pkg +442
+442
SLOPE UP
Res. Lobby& Amenity
Open to Below
Commercial
Open to Below
Commercial
Open to Below
Lower PkgEntry Below
Garage Exhaust Exh g
Elev.
Commercial
Open to Below GRADE BREAK
ACC ACC
EV EVEV EV
EV EVEV EV
95 128
129
135
136
145
146
151
152
157158
160
194 161
EV
EV
EV
EV
EV EV
DN
DN
UP
UP
DN
UP
Open to Below
y
EV EV
Bike Pkg.
52 double
stacked space
e
le
T h
PATH FOR
TRASH BINS
Commercial
Open to Below
Commercial
Open to Below
Commercial
Open to Below
Trash
+439
T h
39 1
S
+
22'-11"
17'-0"
17'-2"
5'-9"
8'-6" 8'-6"
END OF TRASH
OPERATIONS FOR
PROPERTY
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
TRASH STAGINGAREA ON STREET
0 0 16 8 32
A15-11
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
UPPERPARKINGLEVELPLAN
Key Map
' ' )
7 /
-------
- '
Tr_ __ ------ ________ _J I f-
,
- i-------------
1 17
wRA
EXHIBIT C
179
2679
ISABEL PORTOLA
OWNER, LLC
16'-0" x 18'-0"
FIRE SEPARATION LINE
FIRE SEPARATION LINE
A1.1 A1.1 A1.1 A1.1 A1.1 A1.1 A1.1 A1.1 A1.1 A1.1 A1.1
C1.2 A1
C1.1
B1 A1 B1 A1 C1 C1 B1 A1 A1 B1.2
B1.1 C1.1
C1.3
B2
A1
B1
A1
A1
C1.1
B1.1
A1
A26'-0" x 18'-0" 6'-0" x 18'-0
A1
B1.1
UP
DN
DNUP
DN
UP
TRASH
NNP
U
OPEN SPACE AREA
16520 SQ. FT. Open Common Space
RESIDENTIAL AREA
42,787 S.F.
A A
. A 1 .1 A .1 A .1 . .1
1 .1
3 .2
42" 72"
36"
LADDERPAD - TYP.
0 16 8 32
A15-12
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PODIUMLEVELPLAN
Key Map
__________________________ _}
I
I
c•~3•:----, -----=-----------------'
[
WHA
' '
EXHIBIT C
180
2680
ISABEL PORTOLA
OWNER, LLC
16'-0" x 18'-0"
OPEN TO BELOW
A1
FIRE SEPARATION LINE
FIRE SEPARATION LINE
B1 A1 B1 A1 C1 C1 B1 A1 A1
B2
A1
B1
A1
A1
A1
A2
A1
DN
UP
DN
UP
UP
DN
C1.21
C1.11
TRASH
A1.11 A1.11 A1.11 A1.11 A1.11 A1.11 A1.11 A1.11 A1.11 B1.11 C1.11 C1.11
B1.11
B1.11
A1.11 A1.11
SL
B1.2
C1.3
RESIDENTIAL AREA
42,335 SQ. FT.
0 16 8 32
A15-13
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LEVELS
-FLOORPLAN
Key Map
7I -----------------------___ _j I /
WHA.
I
I
I
I
I
EXHIBIT C
181
2681
ISABEL PORTOLA
OWNER, LLC
OPEN TO MAIN COURTYARD BELOW
FLAT ROOF
FLAT ROOF
0 16 8 32
A15-14
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ROOFPLAN
,..,.
,
----
, I I
I I
~----J
WHA.
----=.,
I I I I I
,..,.
r----1
I I I I I I
I I I I L ____ J
EXHIBIT C
182
2682
ISABEL PORTOLA
OWNER, LLC
0 16 8 32
A15-15
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
+431
+439
+488.9
+432
l ll ower level entry
+495.0 MSL
75°
+4375°9
TRANSVERSE SECTION AT COMMERCIAL
TRANSVERSESECTIONS
P2
P1
Street Grade
WHA.
EXHIBIT C
183
2683
ISABEL PORTOLA
OWNER, LLC
A15-16
06-07-24 | 2023113
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-B-TYPEVAPARTMENTSOVERRETAILAFFORDABLE-MODERATE LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
0 1 2 4
FIRELADDERPATHSTUDY-SECTION
FIREMAN’S STAIR SECTION
TOP OF WALL BEYOND
EXTERIOR
STAIRS
EXHIBIT C
184
2684
ISABEL PORTOLA
OWNER, LLC
08 PA R C E L C2-A
0 100 50 200
Portola Avenue Portola Avenue
Isabel Avenue Isabel Avenue
Shea CenterDrive Shea Center Dri
Main Street Main Street
Existing Offi ce
Gateway Avenue
B Street
A Street
C Street C Stre t
A16-1
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
PRODUCTALLOCATION
Height Limit: 490’ to 500’*Building Height: 498. MSLExcedes at North End by ± 8.5’ ± 62’-6” to ± 67’-6”
4 Stories over 1 + Partial BasementNote: Average Retail Ceiling Height > 14’*Height above MSL Unit Size
(SQFT) Bed Bath Total Units Total SQFT
949 1 1.0 24 22,776
1,373 2 2.0 64 87,872
1,685 2 2.0 16 26,960
2,006 3 2.5 12 24,072
24,690
Total 116 186,370
Unit A-1
Unit B-1
Unit B-2
Unit C-1
Commercial
EXHIBIT C
185
2685
ISABEL PORTOLA
OWNER, LLC
08 UP
18R
FIRE
RISER/
PUMP
+7'
BOILER/
BOOSTER
PUMP/ SOLAR
HOT WATER
+7'
TRANSF.
+8'
ELECTRICAL
+7'
RESIDENT
LOBBY
+7'
RESIDENT
FITNESS
+7'
COMMERCIAL OR OPTIONAL
PUBLIC/QUASI-PUBLIC SPACE
RETAIL 1
+2'
ACC
EV
GARAGE
EXHAUST
+5'
PRV
DN
18R
DN
18R
ACC
EV
RESIDENT
LOUNGE
+7'
+0'
+2'
RETAIL TRASH/
GREASE
INTERCEPTOR
+3'
MAIL/ PARCEL
RETAIL
+2'
RETAIL 2
+3'
RETAIL 3
+4'
RETAIL 4
+6'
SLOPE DOWN
GRADE BREAK
DN
18R
RETAIL
+2'
DN
18R
DN
18R
TELECOM
+3
PARKING GARAGETOTAL 193 SPACES
EV
GRADE BREAK GRADE BREAK SLOPE DOWN SLOPE UP
GRADE BREAK
GRADE BREAK SLOPE UP
1 EV EV
EV
15 28 37 38
121 131 140
141
145 153 166
167173
174
183182
193
EV
EVEV EV EV
EV EV
EV EV EV EV EV EV EV EV
ACC
EV
ACC
EV
EVEV
16 PATH FOR TRASH BINS
TRASH
ROOM
+7'
Res. Lobby & Amenity
Commercial
Half Level
Above Plaza Level
Commercial
BoilerRoom
SLOPE DN
EV EV EV ACC ACC EV EV
RETAIL 5
+2'
+3'
RETAIL 4
+4'
RETAIL 3
+5'
RETAIL 2
+6'
RETAIL 1
+7'
RETAIL 6
+0'
GRADE BREAK
94 70 69 65
Lower Parking
Entry
EV EV EV EV
+433 +434 +432 +435 +438 +437 +436
+439
Res. Lobby & Amenity
Plaza LevelCommercial
TrashRoom
SLOPE DN
EV EV EV ACC ACC EV EV
RETAIL 5
+2'
+3'
RETAIL 6
+0'
GRADE BREAK
94 70 69 65
RETAIL AREA2355 SQ. FT.
RETAIL AREA
3513 SQ. FT.
RETAIL AREA
6132 SQ. FT.
RETAIL AREA1529 SQ. FT.
LOBBY AREA
3727 SQ. FT.
EV EV EV EV
Lower
Parking
16'-3"
16'-3"
30'-10"
33'-0" 2'-4"
33'-0" 8'-4"
23'-3"
29'-9"
13'-4"
13'-4"
16'-4"
11'-0"
33'-0" 8'-4"
33'-0" 8'-4"
BUILDING INFORMATION
LOT SIZE: 1.72 ACRES (NET)
TOTAL UNITS: 116
DENSITY: 67.5
4 STORIES OVER 1 + PARTIAL BASEMENT
BASEMENT AND LEVEL 1: TYPE I-A PODIUMLEVEL 2-5: TYPE V-A NFPA 13 SPRINKLER SYSTEMMIXED USE OCCUPANCY: R-2, M, A-2, S-2ENCLOSED, MECHANICALLY VENTILATED GARAGE 116 TOTAL UNITS
24 ONE-BEDROOM; ONE BATH64 TWO-BEDROOM; TWO-BATH
16 TWO-BEDROOM; DEN; TWO AND ONE-HALF BATH12 THREE-BEDROOM; DEN; TWO AND ONE-HALF BATH AVERAGE UNIT SIZE: 1,396 S.F.
BUILDING AREA
75,661 SF PARKING 24,690 SF COMMERCIAL 3,228 SF AMENITY 219,996 SF RESIDENTIAL
323,575 SF TOTAL CONSTRUCTION AREA
OPEN SPACE
REQUIRED COMMON: 75 SF/ UNITREQUIRED PRIVATE: 50 SF/ UNITPROVIDED COMMON: 11,887 SF = 102 SF/ UNITPROVIDED PRIVATE: 50 SF/ UNIT AVE.
PARKING
MINIMUM REQUIRED:
139 RESIDENTIAL SPACES15 GUEST SPACES
42 COMMERCIAL
196 TOTAL REQUIRED SPACES
BICYCLE PARKING
CENTER/CORE
REQUIRED
TOTAL REQUIRED SPACES = 81
.25/BEDROOM RESIDENTIAL SPACES = 55.05/UNITS VISTOR SPACES = 6 NBHD COMMERCIAL & GROUND FLOOR FLEXREQUIRED: 1:1400 SF = 20
PROVIDED
81 TOTAL SPACES PROVIDED IN SECURED AREA
(55) RESIDENTIAL SPACES (6) VISITOR SPACES (20) NBHD COMMERCIAL & GROUND FLOOR FLEX SPACES PROVIDED:
181 RESIDENTAL SPACES
(4) ADA SPACES
(1) ADA VAN SPACE
15 GUEST PARKING
(1) ADA SPACES (1) ADA VAN SPACE
42 COMMERCIAL PARKING
(18) ON STREET SPACES (2) ADA SPACES (1) ADA VAN SPACE
238 TOTAL PROVIDED SPACES
(8) EV COMMERCIAL "CAPABLE"
(2) EVSE (1) ADA VAN (1) ADA STD
(78) EV RESIDENTIAL 40% LP LEV 2(20) EV RESIDENTIAL 10% LEV 2 (4) VAN ACCESS
0 30 15 60
Main Street Main Street ain Street
Gateway Avenue eway Avenu Gateway A enue GatewayAvenue
A Street
C Street C Street
Commercial Half Level
Above
BoilerRoom
SLOPE DN RETAIL 4 +4' RETAIL 3
+5'
RETAIL 2
+6'
RETAIL 1
+7'
GRADE BREAK
70 69
Lower Parking e +433 +4 +432 34 435 +438 +437 +436
+439
Res. Lobby Res. Lobby& Amenity Amenity
Plaza Leve Plaza LevelCommercial ommercial
Trash BoileRoom Room
SLOPE DN
EV EV EV ACC ACC EV EV
RETAIL 5
+2'
+3'
RETAIL 6
+0'
AKGRADE BREAK
94 70 69 65
RETAIL AREA2355 SQ. FT.
RETAIL AREA
3513 SQ. FT.
RETAIL AREA Above 6132 SQ. FT. Abov RETAIL AREA 1529 SQ. FT.
LOBBY AREA
3727 SQ. FT.
EV EV EV EV
arking Lower g P ki
(C2-B)
(N3-B)
(C1-B)(N2)
UP
18R
A16-2
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SITEPLAN
(S1)
I 'I I I I I I I I I
_________
) _/
---:'' " ·.·.·.·.·.·11
I I I
,
-~-------------11
---------, 'I
--ml
r v' . . . ------- -- I I I I ------ I
I
F. I :-,- I I=_ I
-== - - I ----- µ ____J_ - = I I 1 11 -- " -- - - -
'{/ -~ ~ -:-::::::::
....
'<-o/// §.... - - - 0 0 - - - ,,,, .... u
.. D ., 1' "----"----"---- "----"----"----"----
-~
~~~,--~~~SJ1J>: 11 II
1 r I I M I .1 C -rL.< - - - - :
, C I E r_J >
C I
' ~mL.f > I I l > --ti . I I·
L I I I - >
I - I -
;'; '=' ·--------- - - F=-
I: • = ~- - - :: L ) -
-
e w-1 ...L L...;. , 1= I = " I I -
l:- Ll I - n C I ' !-- +- f-- -
LJ,_ l l!il 1 1 11 I I I I - > , I\ II
. ...[. .. ' .. ··" ' """ V .. .. .. .. .. .. .. .. --- .. .. .. .. .. ··- . . . . .. ··- l:=,.:.;r" > r I - ,-- ----------------- ----------- ------- -+ - I >
r~
I L
e.---. I
, I ----: - - I
-------
I ·----
:=' l ' I J I=
!.-,.
-------- 1 1r:-_- _ ll'.---------11 '{/
I
L ... ... ... , - L 1 ... ... , L : ... ... ... ... ,
,.D I --- ' I I I C T T T , C , o -------- J I / 11---- - / 11----------11 r r- ___ --____ ---- \\ I -- _
H-
_ - \I -/---___ -__ -~, \\
WHA
I
I
I
(
I I
I I
I I I
I
I '
"'----
EXHIBIT C
186
2686
ISABEL PORTOLA
OWNER, LLC
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key Map
A16-3
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVE|LOOKINGNORTHEASTATPLAZA
WHA.
EXHIBIT C
187
2687
ISABEL PORTOLA
OWNER, LLC
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key Map
A16-4
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVE|MAINENTRYVIEW
WHA
EXHIBIT C
188
2688
ISABEL PORTOLA
OWNER, LLC
08 SOUTH&EASTELEVATIONS
SOUTH ELEVATION
EAST ELEVATION
4 16
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key MapKey Map
A16-5
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
± 67’-3” Building Height
Brick Coursework Highlighted in Vigne
e
BRICK COURSEWORK DETAILING
I II •• •• ••
--
-
-
[ 11r i111 ' ,
Wl-fA.
EXHIBIT C
189
2689
ISABEL PORTOLA
OWNER, LLC
08 4 16
NORTH ELEVATION
WEST ELEVATION
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
A16-6
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
NORTH&WESTELEVATIONS
Key MapKey Map
Garage Ventilation Screening Highlighted in Vigne
e
PARKING GARAGE VENTILATION SCREENING
WHA.
EXHIBIT C
190
2690
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
KITCHEN
x
BEDROOM
x
DINING
x
LIVING
x
DECK
UNIT A-1
1 Bdrm|1 Bath
Unit: 949 sf
Deck: 69 sf
A16-7
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
A-
A- UNITFLOORPLANS
17-1()"
m m +----+------+:..C=II
16'-11' 0
0 WHA.
EXHIBIT C
191
2691
ISABEL PORTOLA
OWNER, LLC
08 x
BEDROOM 2
BATH 2
LAUNDRY
x
LIVING
x
DINING
KITCHEN KITCHE
x
BEDROOM 1
H2
x
DECK
(ADAPTABLE)
x
x DINING BEDROOM 2
x
LIVING G
B O
x
BEDROOM 1
x
DEN
KITCHEN
x
O
LAUNDRY
BATH 2
KITCHEN
PDR
N
LIVING
x
DECK
(ADAPTABLE)
UNIT B-2
2 Bdrm|2.5 Bath|Den
Unit: 1,685 sf
Deck: 79 sf
UNIT B-1
2 Bdrm|2 Bath
Unit: 1,373 sf
Deck: 77 sf
04 2 8
A16-8
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
B-
B- UNITFLOORPLANS
4!-0' 51'
..
"' 0
...
WHA.
EXHIBIT C
192
2692
ISABEL PORTOLA
OWNER, LLC
08 C-UNITFLOORPLAN
KITCHEN
x
BEDROOM 1
x
DINING
x
LIVING x BEDROOM x BEDROOM
x
DEN
N
x
DECK
(ADAPTABLE)
LAUNDRY
UNIT C-1
3 Bdrm|2.5 Bath | Den
Unit: 2,006 sf
Deck: 92 sf
04 2 8
A16-9
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
., ..
, ... z:t-•t•
WHA.
EXHIBIT C
193
2693
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
GRADE BREAK SLOPE DOWN GRADE BREAK
GRADE BREAK
425.8
PARKING
-6.5'
15 16 22 27
38 39 47
48 54
74 55
98 94 75
99 107
108 115
116 120
PARKING
-10'
GARAGE
EXHAUST
+5'
A16-10
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LOWERLEVELPLAN
Key Map
----------------------~---~----------~----~--------------------- · --, WHA
I I I I
~~---,~~---m r-~--~r----~1----~,----~- I
f------+----+---___________,~I ml
I
I I
~I
I I
I
I
I
I
I I
I
I
i
I L
_____________________ _
EXHIBIT C
194
2694
ISABEL PORTOLA
OWNER, LLC
08 18R
FIRE
RISER/
PUMP
+7'
BOILER/
BOOSTER
PUMP/ SOLAR UMP/ SOLAR
HOT WATER OT WATER
+7'
TRANSF.
+8'
ELECTRICAL CTRICAL
+7'
RESIDENT
LOBBY
+7'
RESIDENT
FITNESS
+7'
COMMERCIAL OMMERCIAL
OR
COMMUNITY OMMUNITY
BIKE SHARE
STATION
+8'
RETAIL 1
+2'
ACC
EV
GARAGE
EXHAUST
+5'
PRV
DN
18R
DN
18R
ACC
EV
RESIDENT
LOUNGE
+7'
+0'
+2'
RETAIL TRASH/
GREASE
INTERCEPTOR NTERCEPTOR
+3'
MAIL/ PARCEL AIL/ PARCEL
RETAIL 2
+3'
RETAIL 3
+4'
RETAIL 4
+6'
SLOPE DOWN LOPE DOWN
GRADE BREAK GRADE BREAK
DN
18R
RETAIL
+2'
NDR 18
TELECOM
+3
PARKING GARAGE G GARAGETOTAL 193 SPACES OTAL 193 SPACES EV
GRADE BREAK GRADE BREAK
GRADE BREAK GRADE BREAK
SLOPE DOWN LOPE DOWN
SLOPE UP LOPE UP
GRADE BREAK GRADE BREAK
GRADE BREAK GRADE BREAK SLOPE UP LOPE UP
1 EV EV
EV
15 28 37 38
121 131 140
141
145 153 166
167
173
174
183182
193
EV
EVEV EV EV
EV EV
EV EV EV EV EV EV EV EV
AIL TR
ACC
EV
ACC
EV
EV EV
16 PATH FOR TRASH BINS OR TRASH BINS
TRASH
ROOM
+7'
72" 72"
36"
89" 72" 36"
72" 98"
36"
115" 72"
36"
62"
72"
36"
LADDERPAD - TYP.
LADDERPAD - TYP.
LADDERPAD - TYP.
LADDERPAD - TYP.
LADDERPAD - TYP.
RETAIL TRASH/
GREASE
INTERCEPTOR NTERCEPTOR
+3'
AIL TR
TRASH
ROOM
+7'
25'-5"
33'-5"
23'-7"
18'-4"
1'-7"
3'-1"
1'-6"
3'-0"
1'-7"
4'-8"
1'-7" 2'-6"
5'-11"
3'-0"
3'-1" 3'-1" 3'-1"
4'-11" 4
2'-1"
3'-1"
5'-6"
2'-1"
2'-6"
5'-0"
2'-0" 3'-8"
5'-0"
END OF TRASH
OPERATIONS FOR
PROPERTY
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
NOTE:
GARABAGE, RECYCLING, &ORGANICS COLLECTION TO
ADHERE TO LIVERMORE
DEVELOPMENT CODE
TRASH
STAGING
AREA
15'-9"
0 16 8 32
A16-11
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
FIRSTLEVELPLAN
Key Map
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13D AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R3 / U – DUPLEX AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN CLOSET OR DUCTLESS MINI SPLIT SYSTEM I
: IRANSF. ELECTRICAL
I +3' +T I I
I I
I I
.......
- l"'l--- - --["'! - """"l'"'I' - - ---
WHA
""'!""I"'" - -8-- -- ---a- ---8- - -- --
TRASH
ROOM
+7'
n
LJ
RETAIL 1
,,.
+2'
n
LJ
n
LJ
+'
-t -
I I I I I I I I I I I I I
- - --["'! - _,..,. - - --'l'l"' ---t
7 -l
...)
EXHIBIT C
195
2695
ISABEL PORTOLA
OWNER, LLC
08 PODIUMLEVELPLAN
DN
18RDN
18R
DN
18R
DN
18R
IDF
DN
18R
PLANTER PLANTER
TRASH
MOSAIC/ VINE WALL
RETAIL SHAFT
PLANTE PLANTER
PLANTER PLANTER PLANTER
GARAGE
VENT
SHAFT
ND
18R
PLANTER
PODIUM LEVEL OPEN AIR COURTYARD
42" 72"
36"
LADDERPAD - TYP.
0 16 8 32
A16-12
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Key Map
f-------------------------------------- L ------------------------------------------------------------------~ I
I
I
WHA
EXHIBIT C
196
2696
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
DN
18R
DN
18R
DN
18R
DN
18R
IDF
DN
18R
PLANTER PLANTER
TRASH
MOSAIC/ VINE WALL
RETAIL SHAFT
PLANTE PLANTER
PLANTER PLANTER PLANTER
GARAGE
VENT
SHAFT
ND
18R
PLANTER
OPEN TO INTERIOR COURTYARD BELOW
A16-13
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LEVELS
-FLOORPLAN
Key Map
WHA
EXHIBIT C
197
2697
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
ROOFPLAN
ROOF
ROOF
ROOF
OPEN TO INTERIOR COURTYARD BELOW
A16-14
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
r-----,
I I I I I I I I
I I
I I L
_____ J
"'·
- - -
- -
-
- -
-
- -
i!i i!i
r----------,
I L
__________ J I
WHA.
I,.
'--------
I
I I I
I I L
______ _
,,.
I -------
---------------
"'·
r---.,
I I
I I
I I I I I I I, . r--------1
L - _J ,.__-----~-~-~-~---"' "'-~-~-----------"" L ________ J
EXHIBIT C
198
2698
ISABEL PORTOLA
OWNER, LLC
0 16 08 8 32
429.0 436.5 4
75°
75°
75°
75°
TRANSVERSE SECTION AT COMMERCIAL
A16-15
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
TRANSVERSESECTION
WHA.
EXHIBIT C
199
2699
ISABEL PORTOLA
OWNER, LLC
02 08 1 4
FIREMAN’S STAIR SECTION
A16-16
06-07-24 | 2023114
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRODUCT
PARCELC -A-TYPEVSTACKEDFLATCONDOSOVERRETAIL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
FIRELADDERPATHSTUDY-SECTION
1:;cr( __ _ IUDITrr-r
J -1 1- 1- L L L
EXHIBIT C
200
2700
ISABEL PORTOLA
OWNER, LLC
A17-1
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 LIVERMORE
ISABELCROSSING
LIVERMORECALIFORNIA
PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
PRODUCTALLOCATION
PA R C E L C1-A
0 200
Unit Size
(SQFT) Bed Bath
Plan 1 1,613 3 2.5
Plan 2 1,847 4 3.0
Building Type Plan 1 Plan 2 Total Units Total SQFT
1 1 2 3,460
30 30 60 103,800
Total 31 31 62 107,260
50 100
Height Limit: 495' to 500’*Max. Height: 483.3 MSLBuilding Height: ± 38’-3”Stories: 3*Height above MSL Portola Avenue Portola Avenue
Isabel Avenue Isabel Avenue
Main Street Main Street
Existing Offi ce
Shea CenterDrive Shea Center Drive
Gateway Avenue
Duplex
4-Plex
B Street
A Street
C Street C Stre t
-----
··--··.,........ .. -••-··-··-··
-
_,. -··
.. ----·· 0 0 ----..
--"' .. -· -· o oa a ;
\ -·~_;::::--'--=c--- B
0 ~30/ ' 08! oo a/
, ~oP,
!
1 0 CJCJ •~r-:-·· ~ -- - to§ I f I
I
_,'~ ____;;,--~-- -
I /
r
!
WHA.
EXHIBIT C
201
2701
ISABEL PORTOLA
OWNER, LLC
A-CONTEMPORARY
A17-2
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
-PLEXBUILDING|PERSPECTIVESA
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
Key Map
WHA.
EXHIBIT C
202
2702
ISABEL PORTOLA
OWNER, LLC
ENHANCEDLEFT
RIGHT
A-FRONT
REAR
A-CONTEMPORARY
A17-3
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
08 4 16
-PLEXBUILDING|ELEVATIONSA
± 38’-3” Building Height
9’1” 9’1” 9’1”
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WHA.
EXHIBIT C
203
2703
ISABEL PORTOLA
OWNER, LLC
B-TRADITIONAL
A17-4
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEXBUILDING|PERSPECTIVEB
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
Key Map
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
WHA
EXHIBIT C
204
2704
ISABEL PORTOLA
OWNER, LLC
ENHANCEDLEFT
RIGHT
B-FRONT
REAR
B-TRADITIONAL
A17-5
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
-PLEXBUILDING|ELEVATIONSB
± 38’-3” Building Height
9’1” 9’1” 9’1”
WHA.
EXHIBIT C
205
2705
ISABEL PORTOLA
OWNER, LLC
2'-0" x 6'-0"
BICYCLE STORAGE
14'-5" x 9'-0"
DEN
20'-5" x 20'-2"
GARAGE
14'-7" x 13'-1"
LIVING
13'-1" x 12'-10"
BEDROOM 1
10'-9" x 6'-7"
DECK
9'-10" x 14'-7"
KITCHEN
10'-8" x 10'-6"
DINING
10'-1" x 10'-6"
BEDROOM 2
10'-1" x 10'-2"
BEDROOM 3
(77 SF)
W.I.C.
BATH 1
BATH 2
POWDER
W/H
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
ENTRY
PORCH
BICYCLE STORAGE
2'-0" x 6'-0"
PLAN 1
3 Bdrm|2.5 Bath| Den |
2- Bay Garage
1,613 S.F.
Third Floor Second Floor First Floor
A17-6
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLANFLOORPLAN
21'-0"
I I
m m
WHA
/
/
/
/
/
/
/
/
/
/
/
/~---'
21'-0'
-/,,
/ I
/ I
/ ' / I
/ ' / I
I I I I I I I I I I I I I I I I I
' ,, I
I L__ I --1.._ _______ r---------
EXHIBIT C
206
2706
ISABEL PORTOLA
OWNER, LLC
2'-0" x 6'-0"
BICYCLE STORAGE14'-4" x 10'-2"
DEN
ENTRY
20'-6" x 21'-6"
GARAGE
TRASH
25.25"x26.37"
RECYCLE
19"x22.25"
ORGANIC
19"x22.25"
13'-0" x 13'-9"
LIVING 6'-8" x 12'-6"
DECK
10'-5" x 13'-0"
KITCHEN
10'-5" x 10'-3"
DINING
(83 SF)
10'-5" x 12'-0"
BEDROOM 2
9'-9" x 10'-1"
BEDROOM 3
BATH 3
9'-9" x 10'-4"
BEDROOM 4
BATH 2
BATH 1
14'-1" x 12'-9"
BEDROOM 1
W.I.C.
PORCH
Third Floor Second Floor First Floor
PLAN 2
4 Bdrm|3 Bath| Den |
2- Bay Garage
1,847 S.F.
A17-7
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
04 08 2 8
PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PLAN FLOORPLAN
WHA
2.NI"
om
0 / / / / / / / /
/
/
24'-0"
L__ _ _________ £
om
EXHIBIT C
207
2707
ISABEL PORTOLA
OWNER, LLC
CONSTRUCTION INFORMATION:
• 3-STORY ON GRADE• NFPA-13 AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R2 / U – CONDOMINIUM AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC A17-8
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEX|FIRST&SECONDFLOORPLAN
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
2'-0" x 6'-0"
BICYCLE STORAGE
6'-0" 3'-0"
3'-0"
6'-0" 1'-0"
3'-0"
LADDER PAD - TYP.
ROADWAY - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
NO RESCUE OPENINGS - NO LADDER PADS REQUIRED
FIRST FLOORSECOND FLOOR UNIT 2R UNIT 1 UNIT 1 UNIT 2
UNIT 2R UNIT 1 UNIT 1 UNIT 2
08 4 16
Key Map
,
-
, _J·-·1]·
,_ I
~===~!
WHA
EXHIBIT C
208
2708
ISABEL PORTOLA
OWNER, LLC
6'-0" 5'-1112"
3'-0"
6'-0" 3'-6"
3'-0"
LADDER PAD - TYP.
ROADWAY - NO LADDER PADS REQUIRED
1/2:12
1/2:12
3.5:12
3.5:12
3.5:12
3.5:12 3.5:12
3.5:12 3.5:12
3.5:12
3.5:12 3.5:12
3.5:12
3.5:12
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
12"
TYP.
THIRD FLOOR
ROOF PLAN
CONSTRUCTION INFORMATION: UNIT 2R UNIT 1 UNIT 1 UNIT 2
• 3-STORY ON GRADE• NFPA-13 AUTOMATIC SPRINKLER SYSTEM• TYPE VB NON-RATED WOOD CONSTRUCTION• OCCUPANCY R2 / U – CONDOMINIUM AND PRIVATE GARAGES• FORCED AIR UNIT LOCATED IN ATTIC A17-9
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
-PLEX|THIRDFLOOR&ROOFPLAN
Key Map
08 4 16
I
!
__________________
! !
_________________ _
ir------------;~ -----~:"""" -------;~ ~-{2~_ f---------ll -,- ,-
-0 U_
WHA
EXHIBIT C
209
2709
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P. T.O.P.
F.F.
9'-1" 9'-1"
9'-1" 9'-1" F.F. T.O.P.
F.F./T.O.C.T.O.P. T.O.P.
F.F.
9'-1"
9'-1"
F.F.
GARAGE
LEVEL 3
LEVEL 2
LEVEL 1
10"
7 34
"
6'-11"
6'-8" MIN.
10"
7 34
"
7'-6
12 "
6'-8" MIN.
A17-10
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
BUILDINGSECTION
04 2 8
Building Section
EXHIBIT C
210
2710
ISABEL PORTOLA
OWNER, LLC
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
T.O. BLDG.
70°
BEDROOM 1
LIVING
ENTRY
T.O.P.
F.F./T.O.C.
T.O.P.
F.F.
T.O.P.
F.F.
BEDROOM 1
LIVING
ENTRY
T.O. BLDG.
75°
Ladder Pad Sections
Unit 1 Unit 2
A17-11
06-07-24 | 2023108
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
08 PRODUCT
PARCELC-A-
-STORYATTACHEDTOWNHOUSE
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
LADDERPADSECTIONS
04 2 8
JI .JI
-
--- ;;;
\
-
\
\ "')'" \ "')'
-
T T
-
;;;
-
\ ., .,
Ill
i - ~,
Ill
,-
WHA
EXHIBIT C
211
2711
ISABEL PORTOLA
OWNER, LLC
08 Portola Avenue Portola Avenue
Shea CenterDrive Shea Center Drive
MainS treet MainS treet
Existing Offi ce
Gateway Avenue
A Street
B Street
CS treet C Street
Isabel Avenue Isabel Avenue
Height Limit: 485’ to 490’*Building Height: 468.2 MSL
± 29’- 3”
Stories: 2*Height above MSL
0 50 100 200
R-1
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
PRODUCTALLOCATION
Total
SQFT
Rec Building
(Private) 8,575
Total 8,575
WI-IA.
EXHIBIT C
212
2712
ISABEL PORTOLA
OWNER, LLC
0 20 08 10 40
R-2
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
PRIVATERECREATIONCENTER
PARCELN
-C
SITEPLAN
PRIVATERECREATIONCENTER
PARKING
NEIGHBORHOODPARK
PLAYGROUND
NEIGHBORH
WHA
EXHIBIT C
213
2713
ISABEL PORTOLA
OWNER, LLC
R-3
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 PERSPECTIVE Key Map
WHA
EXHIBIT C
214
2714
ISABEL PORTOLA
OWNER, LLC
R-4
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2 PERSPECTIVE Key Map
WHA
EXHIBIT C
215
2715
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
R-5
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
ELEVATIONS
WESTELEVATION SOUTHELEVATION
EASTELEVATION NORTHELEVATION
TRADITIONAL
±30’-2” Building Height
For Color and Materials Pale
e Applied to Elevations, Please Refer to Page S-2
Key Map
S
W E
N
.
WHA
EXHIBIT C
216
2716
ISABEL PORTOLA
OWNER, LLC
04 08 2 8
W/H
UP 20R
AMENITY
ELEVATOR
STOR.
JANITOR
CABANAS
CABANAS
CABANAS
MEN'S
WOMEN'S
POOL EQUIP.
F.R.
TEL.
ELEC. BREEZEWAY
VERANDA
GYM.
MEN'S
WOMEN'S
OFFICE PORCH
TRASH
RECYCLE
ORGANIC
First Floor
REC. & POOL BUILDING
8,575 S.F.
R-6
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
RECREATIONBUILDING|FIRSTFLOOR
Key Map
WHA
EXHIBIT C
217
2717
ISABEL PORTOLA
OWNER, LLC
RECREATIONBUILDING|SECONDFLOOR
04 08 2 8
DN 20R
AMENITY
AMENITY
ELEVATOR
STOR.
AMENITY
AMENITY
STOR.
DECK
MEN'S
WOMEN'S
Second Floor
REC. & POOL BUILDING
8,575 S.F.
R-7
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
Key Map
WHA
EXHIBIT C
218
2718
ISABEL PORTOLA
OWNER, LLC
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
VALLEY
VALLEY
VALLEY
VALLEY
RIDGE
VALLEY VALLEY
5:125:12
3:12
3:12
5:12
5:12
5:12
5:12 5:12
5:12 5:12
3:12 5:12
5:12
5:12
5:12
5:12
5:12
3:12
5:12
5:12
5:12
5:12
5:12
5:12
5:12
5:12
VALLEY
VALLEY
Roof Plan
REC. & POOL BUILDING
04 08 2 8
R-8
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
RECREATIONBUILDING|ROOFPLAN
Key Map
....
....
'---------------------------------------------------------1 ...,,.
'V
___________________________________ J
WHA t=
EXHIBIT C
219
2719
ISABEL PORTOLA
OWNER, LLC
08 AMENITY
T.O.P.
F.F./T.O.C.
T.O.P. T.O.P.
F.F.
10'-1"10'-1"
10'-1"10'-1"
F.F.T.O.P.F.F./T.O.C.
DECK
CABANAS WOMEN'S MEN'S
±29'-3
14"
BUILDING HT.
08 4 16
R-9
06-07-24 | 2022245
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
PRIVATERECREATIONCENTER
PARCELN
-C
LIVERMOREISABELPROJECT
LIVERMORECALIFORNIA
POOLBUILDING|BUILDINGSECTION
Building Section
WHA
EXHIBIT C
220
2720
ISABEL PORTOLA
OWNER, LLC
S-1
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
AERIAL SITE MAP
AERIALSITEMAP&VIEWS
VIEW #6 VIEW #1
Looking South from Portola Ave. and Montage Drive Looking South West from Portola Ave. and Isabel Ave.
VIEW #2
VIEW #5 Looking North West from Isabel Ave. and Gateway Ave.
Looking South East from Portola Ave.
VIEW #4 VIEW #3
Looking North from Shea Center Drive and West Bound 580 On-Ramp Looking North West from Isabel Ave. and 580 Off-Ramp WHA
EXHIBIT C
221
2721
ISABEL PORTOLA
OWNER, LLC
CONCEPTUALMATERIALS&COLORPALETTE S-2
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
CONCRETE ROOF TILE #1Westlake Royal Roofing - 1FACS 0330 - Appalachian Blend BRICK #1H.C. Muddox - Summer Wheat
*STUCCO #1Sherwin Williams - SW 7731 San Antonio Sage
*SIDING #1Sherwin Williams - SW 7525 Tree Branch
*TRIM #1 / STUCCO & SIDING ACCENTSherwin Williams - SW 6070 Heron Plume ACCENT #1 / SIDING #6Sherwin Williams - SW 2858 Harvest Gold NOTE: *Materials and colors are referenced from Auburn Grove, Livermore, California. This palette is a representative range only; equivalent materials and colors from other manufacturers may be utilized. *ACCENT #2 / SIDING #7Sherwin Williams - SW 0008 Cajun Red ACCENT #3 / SIDING #8Sherwin Williams - SW 0015 Gallery Green *ACCENT #4 / SIDING #9Sherwin Williams - SW 6223 Still Water ACCENT #5Sherwin Williams - SW 7020 Black Fox
*TRIM #2Sherwin Williams - SW 6103 Tea Chest
*TRIM #3Sherwin Williams - SW 7027 Hickory Smoke
*TRIM #4Sherwin Williams - SW 7054 Oak Leaf Brown
*SIDING #2Sherwin Williams - SW 6090 Java
*SIDING #3Sherwin Williams - SW 6166 Eclipse
*SIDING #4Sherwin Williams - SW 7061 Night Owl
SIDING #5Sherwin Williams - SW 7053 Adaptive Shade
*STUCCO #2Sherwin Williams - SW 7540 Artisan Tan
STUCCO #3Sherwin Williams - SW 7549 Studio Taupe
*STUCCO #4Sherwin Williams - SW 7039 Virtual Taupe
*STUCCO #5Sherwin Williams - SW 9172 Studio Clay
*STUCCO #6Sherwin Williams - SW 9131 Cornwall Slate
BRICK #2H.C. Muddox - Dusty Rose
BRICK #3H.C. Muddox - Old Town Red
BRICK #4H.C. Muddox - Monterey Bay Flash, Smooth
*CONCRETE ROOF TILE #2Westlake Royal Roofing - 1FACS 1132 - Charcoal Brown Blend *CONCRETE ROOF TILE #3Westlake Royal Roofing - 1FACS 3184 - Rustic Brown Blend *CONCRETE ROOF TILE #4Westlake Royal Roofing - 1FBCF 3726 - Hickory CONCRETE ROOF TILE #5Westlake Royal Roofing - 1FBCF 1132 - Charcoal Brown Blend *CONCRETE ROOF TILE #6Westlake Royal Roofing - 1FBCJ 3184 - Rustic Brown Blend METAL ROOFCustom-Bilt Metals - Zinc Gray
I . -- -
------ -
'
I
__
I
EXHIBIT C
222
2722
ISABEL PORTOLA
OWNER, LLC
S-3
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
INSPIRATIONALLIGHTINGSELECTION
ATTACHED&DETACHED PODIUM|STOREFRONT
NOTE: *Wall sconces will be shielded to direct illumination downward and outward.
WHA
EXHIBIT C
223
2723
ISABEL PORTOLA
OWNER, LLC
S-4
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DETAILS
INSPIRATIONALARCHITECTURAL
BOXWINDOW
EYEBROW/CANOPIES
BOARD&BATTSGABLETRIM
DECK&RAILING COLUMNDETAILS
WHA
EXHIBIT C
224
2724
ISABEL PORTOLA
OWNER, LLC
S-5
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
DETAILS
ARCHITECTURALCORNICE
CORNICEATPARCELS CORNICEATPARCELS
-A CORNICEATPARCELS
-B
CORNICEATC-B CORNICEATC -A
7& I II
-, I 1- 11 .J~ 1111 [I - I II II
WHA
EXHIBIT C
225
2725
ISABEL PORTOLA
OWNER, LLC
S-6
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
TYPICALDETAILS
PODIUMPRODUCTS
(N) STOREFRONT(N) CONCRETE SLAB
(N) STOREFRONT(N) TRANSOM/CANOPY
(N) STOREFRONT(N) EXTERIOR BRICK BUILDING SOFFIT
A STOREFRONT SILL DETAIL STOREFRONT SECTION
B STOREFRONT HEAD DETAIL
C STOREFRONT TRANSOM DETAIL
A
CB
04 08 2 8
A 0
V
,-
r---------1
:
I L
_________ _
A
0 0
WHA
~-~1 i,a,
'1------,.---t------;---jg-7 I
I
I
VARIES
r-------
11 11 11
'l,----+-,-1 L ______ _
I
_______ _
p
I I I I I I I
I
p
I I
7 EXHIBIT C
226
2726
ISABEL PORTOLA
OWNER, LLC
S-7
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ALLPRODUCTS
TYPICALARCHITECTURALDETAILS
CORNICE/PARAPET DETAIL
A SECTION
A SECTION
SHED ROOF
LC
A CORBEL
B CORBEL
CORBEL - SEE 'A' OR 'B'
WOOD POST & CORBEL
OUTLOOKER
BRICK POST - ELEV/SECTION
GABLE 'A'GABLE 'B'
04 08 2 8
7 0
1/ _________ -......;::
12"
0 EXHIBIT C
227
2727
ISABEL PORTOLA
OWNER, LLC
DOOR HEAD/JAMB
DETAIL AT SIDING
RECESSED WINDOW
DETAIL AT STUCCO
WINDOW DETAIL
AT SIDING
DOOR HEAD/JAMB
DETAIL AT STUCCO
WINDOW SILL
WINDOW HEAD WINDOW HEAD
WINDOW SILL DOOR JAMB
DOOR HEAD
DOOR JAMBDOOR HEAD OUTSIDE CORNER
TRIM SIDING/STUCCO
OUTSIDE CORNER
TRIM SIDING/SIDING
S-8
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ALLPRODUCTS
TYPICALARCHITECTURALDETAILS
04 08 2 8
\ / ' ' \ / \ / \ /
lC JC JC
7 WHA
EXHIBIT C
228
2728
ISABEL PORTOLA
OWNER, LLC
BRICK VENEER
DETAIL AT SCREED
S-9
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
BRICKVENEERDETAILS
THIN SET BRICK SCREED
WITH THIN SET BRICK SPACERS
WHA
FULL BRICK VENEER
AT GRADE
L\.--,
1---r-..__1
r-·\----\
t· r--------1 i---\----, r ---....._/
l
THIN SET BRICK SCREED
WITH STONE LINTEL
7 EXHIBIT C
229
2729
ISABEL PORTOLA
OWNER, LLC
ENCROACHMENTS IN VIEW CORRIDOR
PARCEL APPROX. ENCROACHMENT
S1 11.5’
C2-A 8.5’ (North End)
S3-A 6'
S3-B 20.5’
N1 N2
N3-AN3-B N3-C
C5
C2-B
C2-A
C3 C2-C
C1-B
C1-C
C1-A
S1
S2
S3-A S3-B S4
495’
490’
500’ 500’
500’
495’
505’ 495’
490’
490’
455’*485’
485’
485’
485’ 475’
485’
495’ 495’
H-1
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
MASTERPLAN
HEIGHTSANALYSIS
WHA.
EXHIBIT C
230
2730
ISABEL PORTOLA
OWNER, LLC
490’
495’
N-1: Max. Height: + 0.2’ MSL
KEY MAP KEY MAP
HEIGHTSANALYSIS H-2
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELN|VIEWCORRIDORANALYSIS
Ii
----·-
WI-IA.
EXHIBIT C
231
2731
ISABEL PORTOLA
OWNER, LLC
KEY MAP
505’
495’
N-2: Max. Height: + .’ MSL No Encroachment
HEIGHTSANALYSIS H-3
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELN |VIEWCORRIDORANALYSIS
WHA.
EXHIBIT C
232
2732
ISABEL PORTOLA
OWNER, LLC
485’
490’
495’
N3-A: Max. Height: + .’ MSL No EncroachmentN3-B: ParkN3-C: Max. Height: + .’ MSL No Encroachment
KEY MAP
HEIGHTSANALYSIS H-4
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELSN
-A
N
-B
&N
-C|VIEWCORRIDORANALYSIS
WHA.
EXHIBIT C
233
2733
ISABEL PORTOLA
OWNER, LLC
KEY MAP
500’
495’
C1-A: Max. Height: + .’ MSL No EncroachmentC1-B: Max. Height: + .’ MSL No Encroachment 495’
HEIGHTSANALYSIS H-5
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELSC-A&C-B|VIEWCORRIDORANALYSIS
-· WHA.
EXHIBIT C
234
2734
ISABEL PORTOLA
OWNER, LLC
KEY MAP
500’
490’
C2-A: Max. Height: + .’ MSLEncroachment Approx. 8.5’ North End OnlyC2-B: Max. Height: + .’ MSL No Encroachment HEIGHTSANALYSIS H-6
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELSC -A&C -B|VIEWCORRIDORANALYSIS
WHA.
EXHIBIT C
235
2735
ISABEL PORTOLA
OWNER, LLC
KEY MAP
500’
495’
C3: Max. Height: + .’ MSL No Encroachment
HEIGHTSANALYSIS H-7
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELC
|VIEWCORRIDORANALYSIS
WHA.
EXHIBIT C
236
2736
ISABEL PORTOLA
OWNER, LLC
455’*
495’
500’ 485’
KEY MAP
C5: Max. Height: + .’ MSL No Encroachment
*Height adjusted from former park location at 455’ MSL to 485’ MSL in accordance with CDD discretion under INSP.
HEIGHTSANALYSIS H-8
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELC|VIEWCORRIDORANALYSIS
..
- ..
WI-IA.
EXHIBIT C
237
2737
ISABEL PORTOLA
OWNER, LLC
KEY MAP
485’
S1: Max. Height: +
.
’ MSLApprox. 11.5’ Approx. 11.5’ Encroachment
HEIGHTSANALYSIS H-9
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELS|VIEWCORRIDORANALYSIS
WHA.
EXHIBIT C
238
2738
ISABEL PORTOLA
OWNER, LLC
KEY MAP
S2: Max. Height: + .’ MSL No Encroachment
485’
490’
HEIGHTSANALYSIS H-10
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELS |VIEWCORRIDORANALYSIS
EXHIBIT C
239
2739
ISABEL PORTOLA
OWNER, LLC
485’
KEY MAP
S3-A: Max. Height: +
’ MSLAPPROX. 6'-0" Encroachment
HEIGHTSANALYSIS H-11
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELS
-A|VIEWCORRIDORANALYSIS
EXHIBIT C
240
2740
ISABEL PORTOLA
OWNER, LLC
KEY MAP
S3-B: Max. Height: + 95.5’ MSL Approx. 20.5’ Approx. 20.5’ Encroachment 475’
485’
HEIGHTSANALYSIS H-12
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELS
-B|VIEWCORRIDORANALYSIS
-
---
EXHIBIT C
241
2741
ISABEL PORTOLA
OWNER, LLC
475’
KEY MAP
S4: Max. Height: +
’ MSL No Encroachment
HEIGHTSANALYSIS H-13
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PARCELS
|VIEWCORRIDORANALYSIS
EXHIBIT C
242
2742
ISABEL PORTOLA
OWNER, LLC
KEY MAP
M-1
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
MASSINGMODEL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
NORTHEASTVIEW
MASSINGMODEL
WHA.
EXHIBIT C
243
2743
ISABEL PORTOLA
OWNER, LLC
KEY MAP
M-2
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
MASSINGMODEL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SOUTHEASTVIEW
WHA.
EXHIBIT C
244
2744
ISABEL PORTOLA
OWNER, LLC
KEY MAP
M-3
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
MASSINGMODEL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
SOUTHWESTVIEW
WHA.
EXHIBIT C
245
2745
ISABEL PORTOLA
OWNER, LLC
KEY MAP
M-4
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
MASSINGMODEL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
ELEVATEDENTRYVIEW
WHA.
EXHIBIT C
246
2746
ISABEL PORTOLA
OWNER, LLC
M-5
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
MASSINGMODEL
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
PERSPECTIVEENTRYVIEW
WHA.
EXHIBIT C
247
2747
ISABEL PORTOLA
OWNER, LLC
COMPLIANCEMATRIX CM-1
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Parcel N3-B Existing Zoning: Center Proposed Submittal Compliance Civic Spaces Neighborhood Park 1.5 acres Height 4 Stories (485-490) 0 Stories N/A Parking Type: Min Max Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 7 Provided N/A
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Total Area 65,340 SF N/A
N/A N/A
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft.
Facing Main Street: N/A Facing Major Streets: N/A Facing all other streets: N/A
N/A N/A N/A
Parcel N1 Existing Zoning: Village Proposed Submittal Compliance Zoning Village Height 4 Stories Max, 2 Stories Min (Height Zone 490 S)
(Height Zone 495 N)
(Height Zone 505 NW)
3 Stories: Max. Hgt: 490.25 MSL
Compliant
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d =208 Max. Req’d =271
Proposed=219
Compliant Within range of min/max.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 430 SF/DU Private Open Space: 88
SF/Unit min, min 6’x8’
Compliant Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets:20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
Facing Main Street: N/A Facing Major Streets:Appx. 34’ ft. from the curb.
Facing all other streets:10 ft. from PL.
N/A Compliant Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’ Setback from interior PL: 10’ all floors Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. 6’-6” (in this request, there are no primary windows from living, dining, bedrooms) 15’ between porches Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 30' to Building Face to Building Face Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted. 2 Porches are separated 7.5’ & 9.9’
Waiver
Note: Four (4) Triplex buildings have
been added to fit site constraints.
Parcel N2 Existing Zoning: Center Proposed Submittal Compliance Zoning Village Height 5 Stories Max. , 2 Stories Min. (Height Zone 495 S) (Height Zone 505 N)
3 Stories: Max. Hgt: 486.5 MSL Compliant
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d = 119 Max. Req’d = 157 Proposed = 137
Compliant within range of min/max.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 183 SF/DU Private Open Space: Plan 1: 17’-3” x 5’-0” @ 86 SF Plan 2: 15’-0” x 6’-0” @ 90 SF
Plan 3: 14-8” x 6’-6” @ 95 SF
Provided 67 SF/DU
Compliant Waiver - Plan 1 does not meet minimum width dimension and SF cannot be counted toward average.
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets:20 ft. (min.) from the curb.
Facing Main Street: 10’ all floors Table 2.5 doesn’t apply because there is no ground floor retail or flex Facing Major Streets:Appx. 31 ft. from the curb.
Compliant Compliant
Facing all other streets:10 ft. (min.) from PL.
Facing all other streets:10’ for all floors from PL.
Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’ Setback from interior PL: 10’ all floors Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. 7’-6” (in this request, there are no primary windows facing each other from living, dining,
bedrooms)
Compliant
Alley Garage Separation Alley Garage Separation (Cont.) Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 30' to Building Face to Building Face Compliant Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore
18.9' separation between porches. Porches encroach
2'-6" into the setback
Compliant
Development Code section 4.02.020 are permitted.
Note: Two (2) Triplex buildings have
been added to fit the site constraints
Parcel N3-A Existing Zoning: Center Proposed Submittal Compliance Zoning Village Height 5 Stories Max., 2 Stories Min (Height Zone 485 W) (Height Zone 495 E)
3 Stories: Max. Hgt: 487.5 MSL Compliant
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d = 85 Max. Req’d = 116 Proposed = 85
Compliant Within range of min/max.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 130 SF/DU Private Open Space: Plan 1: 17’-3” x 5’-0” @ 86 SF Plan 2: 15’-0” x 6’-0” @ 90 SF Plan 3: 14-8” x 6’-6” @ 95 SF Provided 67 SF/DU
Compliant Waiver - Plan 1 does not meet minimum width dimension and SF cannot be counted toward average.
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex).
Facing Main Street: 10’ for all floors
Compliant
Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
Facing Major Streets: Appx. 27 ft. from the curb. Facing all other streets:10’ for all floors from PL.
Compliant Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’ Setback from interior PL: 10’ all floors Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units.
7.5’ Building Separation (in this request, there are no primary windows from living, dining, bedrooms) Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless Min. 22’ paved width / Min. 26' Fire Lane / Min. 30' to Building Face to Building Face Compliant
otherwise approved by LPFD and City Staff.
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted.
Porches do not face each other. Porches encroach 2'-6" into the setback
Compliant
(min.) from PL.
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min 10’ from PL. N/A
Rear Same as Interior Setback N/A N/A Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted.
N/A N/A
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
N/A N/A
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WHA
EXHIBIT C
248
2748
ISABEL PORTOLA
OWNER, LLC
COMPLIANCEMATRIX CM-2
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Parcel C1-B Existing Zoning: Core Proposed Submittal Compliance Zoning Core Height 6 Stories (Height Zone 495) Table 2-5: Retail Floor to Clg: 14’ min
3 Stories over tall retail level Retail Flr to Clg: >14’ Avg (sloping site): 488.9 MSL Compliant
Parking Type: Min Max
Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Min. Req’d = 174 Min Req’d Res = (127) Min Req’d Guest = (14) Min Req’d Comm. = (33) Max. Req’d = 304 Max Req’d Res = (196) Max Guest = (30) Max Req’d Comm. = (78)
Proposed = 205 Proposed Res = (158) Proposed Guest = (14) Proposed Comm = (33)
Compliant Within range of min/max Guest and Commercial Spaces are unassigned, but provided total within min/max range.
Parcel C1-A Existing Zoning: Core Proposed Submittal Compliance Zoning Village Height 6 Stories Max, 3 Stories Min (Height Zone 495 S & 500 N)
3 Stories : Max. Hgt: 483 MSL Compliant
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d = 132 Max. Req’d = 164 Proposed=141
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 249 SF/DU Private Open Space: 80 SF/Unit min, min 6’x8’ Compliant Compliant
Parcel N3C Existing Zoning: Center Proposed Submittal Compliance Civic Spaces Rec Center Park Compliant Height 4 Stories (Height Zone 490 S) (Height Zone 495 N)
2 Stories : 468.2 MSL Compliant
Parking Type: Min Max
Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 10 Provided N/A
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
N/A N/A
Setback Front Facing Main Street: Refer to
Table 2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft.
(min.) from PL.
Facing Main Street: N/A Facing Major Streets:N/A Facing all other streets:Min 10’ for all floors from PL.
N/A N/A N/A
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above
N/A N/A
Rear Same as Interior Setback Same as Interior Setback N/A Building Separation Min. 10 ft. separation between
primary windows (living, dining, bedroom) of residential units. Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted.
N/A N/A
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
N/A N/A
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets:20 ft. (min.) from the curb. Facing all other streets:10 ft. (min.) from PL.
Facing Main Street: N/A Facing Major Streets:Min. 20 ft. from the curb. Facing all other streets:10’ for all floors from PL.
N/A Compliant Compliant
Interior Setback (Side/Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’ Setback from interior PL: 10’ all floors - Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. 10’ between buildings Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 28' Garage to Garage Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted. 15’ between porches Porches encroach 2'-6" into the
setback
Compliant
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Common Areas: 128 SF/DU Private Open Space: Complies, min. 50 SF/Unit avg, min 4’x8’ Compliant Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Table 2-5: Projections up to 5’ over PL permitted Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets:
Min. 5 ft.; Max. 12 ft. Min. 10 ft. for 3rd story & above Facing Main Street: 0’ setback for all levels. Top floor balconies unroofed for stepback. Canopies & Balconies project up to 5’ over PL Facing Major Streets: N/A Facing all other streets:10’ for all floors from PL. Top floor balconies unroofed for stepback Waiver See Parcel C1-B (Cont.) table below N/A Compliant Interior Setback (Side/Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage first story 5’ setback from interior PL. All other floors 10’ setback from interior PL.
Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation
Min. 20 ft. separation between primary windows (living, dining, bedroom) of residential units.
Podium structure – doesn’t apply
N/A
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff. Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Podium garage structure – doesn’t apply.
N/A
NOTE: Parking The entry to the lower garage
level serving both commercial and residential uses is located on the Main Street frontage. The entry to the upper residential-only garage level comes from the street to the north.
Parcel C1-B (Cont.) Existing Zoning: Core Proposed Submittal Compliance Table 2-5 Ground Floor Retail Residential Density Refer to the density range of the underlying residential zone; spaces designed as live/work units shall count as one dwelling unit each.
Core applied to the units above
N/A
Floor to Ceiling Height
Min. 16 ft. 14’ Waiver
Front setbacks along Main Street
Must be 0 for a minimum 75% of street frontage per block; Min. 15 ft. for a minimum 15% of street frontage per block for public open space/outdoor dining area.
For the 4th story and above, an additional 10 ft. setback Pocket Plaza has been provided through C1-C Same as above 10’ for all floors from PL. Top floor balconies unroofed for stepback Compliant Same as above Waiver
Building Projections along Main Street
Architectural projections such as balconies, awnings, and arcades may project up to 5 feet over the property line along Main Street, if located at least 8 feet above sidewalk grade.
Canopies & Balconies project up to 5’ over PL
Compliant
Parcel C1-C Existing Zoning: Core Proposed Submittal Compliance Civic Spaces Pocket Plaza 0.17 acres N/A Height 6 Stories (Height Zone 500) 0 Stories N/A Parking Type: Min Max Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Comm 1:400 1:250
N/A N/A
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Total Area 7,405 SF N/A
Setback Front Facing Main Street: Refer to
Table 2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
N/A N/A N/A
N/A N/A N/A
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above
N/A N/A
Rear Same as Interior Setback N/A N/A
Building Separation Min. 10 ft. separation between
primary windows (living, dining, bedroom) of residential units. Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent
with Livermore Development Code section 4.02.020 are permitted.
N/A N/A
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
N/A N/A
WHA
EXHIBIT C
249
2749
ISABEL PORTOLA
OWNER, LLC
COMPLIANCEMATRIX CM-3
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Parcel C2-C Existing Zoning: Core Proposed Submittal Compliance Civic Spaces Pocket Plaza 0.19 acres N/A Height 6 Stories (500) 0 Stories N/A Parking Type: Min Max Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Comm 1:400 1:250 0 Provided N/A
Parcel C2-B Existing Zoning: Core Proposed Submittal Compliance Zoning Village Height 6 Stories Max, 3 Stories Min (Height Zone 500)
3 Stories : Max. Hgt: 474.5 MSL Compliant
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d = 36 Max. Req’d = 48
Proposed = 45
Compliant Within range of min/max.
Parcel C2-A Existing Zoning: Core Proposed Submittal Compliance Zoning Core Height 6 Stories Max, 3 Stories Min. (Height Zone 500 S) (Height Zone 490 N)
Table 2-5: Retail Floor to Clg: 14’ min
4 Stories over tall retail level Retail Flr to Clg: 14’ Avg (sloping site) Exceeds Height Envelope by appx. 8.5’ at north end only: 498.5 MSL Waiver
Parking Type: Min Max
Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Min. Req’d = 174 Min Req’d Res = (139) Min Req’d Guest = (15) Min Req’d Comm. = (42) Max. Req’d = 282 Max Req’d Res = (220) Max Guest = (29) Max Req’d Comm. = (99) Proposed = 238 Proposed Res = (181) Proposed Guest = (15) Proposed Comm = (42) Compliant Guest and Commercial Spaces are unassigned, but provided within min/max range.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Common Areas: 102 SF/DU Private Open Space: Complies, min. 50 SF/Unit avg, min 4’x8’ Compliant Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Table 2-5: Projections up to 5’ over PL permitted Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets:
Min. 5 ft.; Max. 12 ft. Min. 10 ft. for 3rd story & above Facing Main Street: 0’ setback for all levels. Top floor balconies unroofed for stepback. Canopies & Balconies project up to 5’ over PL Facing Major Streets: N/A Facing all other streets:
10’ for all floors from PL. Top floor balconies unroofed for stepback Waiver See Parcel C2-A (Cont.)
table below Compliant Compliant
Interior Setback (Side/Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage first story 5’ setback from interior PL. All other floors 10’ setback from interior PL.
Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation
Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units.
Podium structure – doesn’t apply
N/A
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Podium garage structure – doesn’t apply.
N/A
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 109 SF/DU Private Open Space: Plan 1: 17’-3” x 5’-0” @ 86 SF Plan 2: 15’-0” x 6’-0” @ 90 SF
Plan 3: 14-8” x 6’-6” @ 95 SF
Provided 68 SF/DU
Compliant Waiver - Plan 1 does not meet minimum width dimension and SF cannot be counted toward average.
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets:20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
Facing Main Street: N/A Facing Major Streets: N/A Facing all other streets:
Min 10’
N/A N/A Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min 10’ from PL Compliant
Rear Same as Interior Setback Setback from rear PL: appx. 33’ all floors
Compliant
Building Separation
Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. 7’-6” (in this request, there are no primary windows facing each other from living, dining, bedrooms) Compliant
Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 26’ paved width / garage face to garage face doesn’t apply because garages do not face each other.
Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted.
Porches do not face each other. Porches encroach 2'-6" into the setback Compliant
Notes One (1) triplex building
has been added to fit site constraints.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Total Area 7,248 SF N/A
N/A N/A
Setback Front Facing Main Street: Refer to
Table 2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
N/A N/A N/A
N/A N/A N/A
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above
N/A N/A
Rear Same as Interior Setback N/A N/A
Building Separation Min. 10 ft. separation between
primary windows (living, dining, bedroom) of residential units. Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent
with Livermore Development Code section 4.02.020 are permitted.
N/A N/A
Parcel C2-A (Cont.) Existing Zoning: Core Proposed Submittal Compliance Table 2-5 Ground Floor Retail Residential Density Refer to the density range of the underlying residential zone; spaces designed as live/work units shall count as one dwelling unit each.
Core applied to the units above
N/A
Floor to Ceiling Height
Min. 16 ft. 14’ Waiver
Front setbacks along Main Street
Must be 0 for a minimum 75% of street frontage per block; Min. 15 ft. for a minimum 15% of street frontage per block for public open space/outdoor dining area. For the 4th story and above, an additional 10 ft. setback Pocket Plaza has been provided through C2-C Same as above 10’ for all floors from PL. Top floor balconies unroofed for stepback Compliant Same as above Waiver
Building Projections along Main Street
Architectural projections such as balconies, awnings, and arcades may project up to 5 feet over the property line along Main Street, if located at least 8 feet above Canopies & Balconies project up to 5’ over PL
Compliant
Parcel C3 Existing Zoning: Center Proposed Submittal Compliance Zoning Village Height 5 Stories Max. 4 Stories Min (Height Zone 495W & 500E)
3 Stories: Max. Hgt: 469.3 MSL Compliant
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d = 96 Max. Req’d = 127
Proposed=106
Compliant Within range of min/max.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 96 SF/DU Private Open Space: 86 SF/Unit min, min 6’x8’ Compliant Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
Facing Main Street: N/A Facing Major Streets: N/A Facing all other streets:10’ for all floors from PL.
N/A N/A Compliant
Interior Setback (Side/Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’. Setback from interior PL: 10’ all floors Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units.
10.8’ min building separation Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 28’ garage face to garage face Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted. 15’ min between porches. Porches encroach 2'-6" into the setback
Compliant
WHA
EXHIBIT C
250
2750
ISABEL PORTOLA
OWNER, LLC
COMPLIANCEMATRIX CM-4
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Parcel C5 Existing Zoning: Center Proposed Submittal Compliance Zoning Village Height 5 Stories Max. 4 Stories Min. (Height Zone 455 S & 485N)
Note: 455 was INSP park site
3 Stories : Max. Hgt: 478.3 MSL Compliant
*Height adjusted from former park location at 455’ MSL to 485’ MSL in accordance with CDD discretion under INSP.
Parking Type: Min Max
Studio/1BR: 1.0 1.25 2BR 1.5 2.0 3BR+ 2.0 2.5 Guest 1:8 1.4 Min. Req’d =179 Max. Req’d = 231
Proposed=182
Compliant Within range of min/max.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 191 SF/DU Private Open Space: 86 SF/Unit min, min 6’x8’ Compliant Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb.
Facing all other streets:10 ft. (min.) from PL.
Facing Main Street: N/A Facing Major Streets:
Approximately 32’ ft from curb Facing all other streets:10’ for all floors from PL.
N/A N/A Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min. garage setback from alley: 3’ Setback from interior PL: 10’ all floors Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation
Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. 10’ between buildings Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff. Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 30' to Building Face to Building Face Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted. 15’ between porches. Porches encroach 2'-6" into the setback Compliant
Open Space Public: Min. 0.25 acres on
Neighborhood Commercial block
0.25-acre Town Square provided
Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing all other streets: 0’ min to 10’ max from PL.
Facing Main Street: N/AFacing Major Streets: Appx. 31’
from curb.
Facing all other streets: 10’ for all floors from PL. Top floor balconies unroofed for stepback N/A Compliant Compliant
Interior Setback (Side/Rear)
N/A 10’ at parking podium, 10’
residential stories
N/A
Building Separation
Min. 20 ft. window to window separation
Single structure – doesn’t apply N/A
Building Projections
Decks, canopies, etc. can project up to 6’ into the public ROW or required setbacks Decks and canopies will project up to 6’ into setback areas.
Compliant
Parcel S-1
Existing Zoning: Neighborhood Commercial Proposed Submittal Compliance Zoning Neighborhood Commercial Height (Height Zone 485) Exceeds Height Envelope by appx. 11.5’: 496.5 MSL
Waiver
Residential Density (Mixed Use Projects)
To be evaluated as part of Conditional Use Permit
Provided Mix Use building with ground floor retail and stacked flat condos above. (Core Standards applied to residential units) Compliant
Block Dimension
Maximum 300 feet between publicly accessible paths of travels (including streets, pathways, and driveways.) Block dimensions along C Street are 120’ (Building edge to driveway) & 116’ (driveway to driveway) & Along Gateway are 190’ (building edge to pathway) Compliant
FAR 0.4-1.0 0.30 Waiver Parking Type: Min Max
Comm 1:600 1:300
Min. Req’d = 43 Max. Req’d = 85 On Street Parking = (8) Commercial Parking = (35) Provided Parking = 43
*Note: Onstreet parking for parcel S1 is provided for the Commercial Parking requirement Compliant Within range of min/max.
On-Site Landscaping
Min 10% of site area. Trees shall be planted in accordance with City Stds and Guidelines. Street setback areas and setbacks adjacent to residential shall include trees.
0.60 ac. Podium Courtyard, 0.24 ac. Trail, 0.24 ac. setbacks = 1.08 ac On net site area of 2.55 ac = 42.3% Setbacks include trees.
Compliant
Public Open Space
Min 0.25 acres on Neighborhood Commercial Block
Provided on NB Block in “TS” as a town square.
Compliant
Parcel S-1 Continued Existing Zoning: Neighborhood Commercial Proposed Submittal Compliance Zoning Core Height (Height Zone 485) Exceeds Height Envelope by appx. 11.5’: 496.5 MSL
Waiver
Parking Type: Min Max
Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Min. Req’d = 269 Min Req’d Res = (204) Min Req’d Guest = (22) Min Req’d Comm. = (43) Max. Req’d = 450 Max Req’d Res = (322) Max Guest = (43) Max Req’d Comm. = (85) Proposed = 407 Proposed Res = (342) Proposed Guest = (22) Proposed Comm = (43)
Compliant Within range of min/max Guest and Commercial Spaces are unassigned, but provided total within min/max range.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Common Areas: 111 SF/DU Private Open Space: Complies, min. 50 SF/Unit avg, min 4’x8’ Compliant Compliant
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Table 2-5: Projections up to 5’ over PL permitted Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets:Min. 5 ft.; Max. 12 ft. Min. 10 ft. for 3rd story & above Facing Main Street: N/AFacing Major Streets: Appx. 31’
from curb.
Facing all other streets: 10’ for all floors from PL. Top floor balconies unroofed for stepback N/A N/A Compliant
Interior Setback (Side/Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above 10’ at parking podium, 10’ residential stories
Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation
Min. 20 ft. separation between primary windows (living, dining, bedroom) of residential units.
Podium structure – doesn’t apply
N/A
Building Projections
Decks, canopies, etc. can project up to 6’ into the public ROW or required setbacks Decks and canopies will project up to 6’ into setback areas.
Compliant
NOTE: The entry to the lower garage
level serving both commercial and residential uses is located on the Main Street frontage. The entry to the upper residential-only garage level comes from the street to the north. *NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial *NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial Categories permits Mixed Use Projects with the evaulation as part of a Conditional Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce Use Permit. We are proposing a Mixed Use building with ground fl oor retail/offi ce and stacked fl at condos above. and stacked fl at condos above. (Residential “Core” standards applied to residnetial units) Parcel S2 Existing Zoning: Center Proposed Submittal Compliance Zoning Village Height 5 Stories Max., 2 Stories Min. (Height Zone 485 W) (Height Zone 490 E)
3 Stories: Max. Hgt: 463.5 MSL Compliant
Parking Type: Min Max
Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.5 2.0 Guest 1:8 1.4 Min. Req’d = 183 Max. Req’d = 246 Proposed = 239
Compliant Within range of min/max.
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 90 SF/DU Private Open Space: Plan 1: 10’-3” x 7’-3” @ 75 SF Plan 2: 14’-2” x 5’-4” @ 75 SF
Plan 3: 10’-8” x 7’-6” @ 87 SF
Provided 53 SF/DU
Compliant Waiver - Plan 2 does
not meet minimum width dimension and SF cannot be counted toward average.
Setback Front Facing Main Street: Refer to Table
2-5 for ground floor and upper floor setbacks (for ground floor retail/flex). Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 10 ft. (min.) from PL.
Facing Main Street: N/A Facing Major Streets: N/A Facing all other streets:10’ from face of building to PL.
N/A N/A Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’. There are no interior PL for this parcel.
Compliant
Rear Same as Interior Setback Same as Interior Setback Compliant Building Separation Min. 10 ft. separation between primary windows (living, dining, bedroom) of residential units. 12’ between buildings Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 28' Garage to Garage Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted. 15’ minimum between porches. Porches encroach
2'-6" into the setback
Compliant
WHA
EXHIBIT C
251
2751
ISABEL PORTOLA
OWNER, LLC
COMPLIANCEMATRIX CM-5
06-07-24 | 2022015
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMOREISABELCROSSING
LIVERMORECALIFORNIA
Parcel S3-AExisting Zoning: Office Core Proposed Submittal ComplianceZoning Core Height (Height Zone 485) Max. Hgt: 491 MSL Waiver Parking Type: Min Max Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Min. Req’d = 172 Max. Req’d = 307 Proposed = 178
Guest Parking
Compliant Within range of min/max **AS2345 STATE DENISTY BONUS LAW Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Common Areas: 90 SF/DU Private Open Space: Complies, min. 50 SF/Unit Compliant Compliant
Setback Front Facing all other streets: Min. 5 ft.;
Max. 12 ft. Min. 10 ft. for 3rd story & above
Facing all other streets: 10’ for all floors from PL. Top floor balconies unroofed for stepback Compliant
Interior Setback (Side)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above 0’ setback at podium garage, 10’ setback all other floors Compliant
Interior Setback (Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above 41’ setback all other floors Compliant
Building Separation
Min. 20 ft. window to window separation
Single structure – doesn’t apply Does not Apply
Building Projections
Decks, canopies, etc. can project up to 5’ into the public ROW or required setbacks.
Decks and canopies will project up to 3’ into setback areas.
Compliant
Parcel S4 Existing Zoning: Office Core Proposed Submittal Compliance Zoning Village Height (Height Zone 475) Max. Hgt: 459 MSL Compliant Parking Type: Min Max Studio: 0.75 1.0 1BR 1.0 1.5
2BR+ 1.5 2.0
Guest 1:8 1.4
Min. Req’d = 75 Max. Req’d = 102 Proposed = 91
Compliant
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 75 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 6 ft. x 8 ft.
Common Areas: 214 SF/DU Private Open Space: Plan 1: 10’-3” x 7’-3” @ 75 SF Plan 2: 14’-2” x 5’-4” @ 75 SF
Plan 3: 10’-8” x 7’-6” @ 87 SF
Provided 56 SF/DU
Compliant Waiver - Plan 2 does not meet minimum width dimension and SF cannot be counted toward average.
Parcel S3-BExisting Zoning: Office Core Proposed Submittal ComplianceZoning Core Height (Height Zone 475) Max. Hgt: 495.5 MSL Waiver Parking Type: Min Max Studio: 0.75 1.0 1BR 1.0 1.5 2BR+ 1.25 2.0 Guest 1:8 1.4 Min. Req’d = 245 Max. Req’d = 390 Proposed = 245
Compliant Within range of min/max
Open Space Common Areas
75 SF/DU (10% may be provided through indoor space) Private Open Space 50 SF/DU which may be averaged across a project provided that each unit has at least one private outdoor space with a min. dimension of 4 ft. x 8 ft.
Common Areas: 115 SF/DU Private Open Space: Complies, min. 50 SF/Unit Compliant Compliant
Setback Front Facing all other streets: Min. 5 ft.;
Max. 12 ft. Min. 10 ft. for 3rd story & above
Facing all other streets: 10’ for all floors from PL. Top floor balconies unroofed for stepback Compliant
Interior Setback (Side)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above 0’ setback at podium garage, 10’ setback all other floors Compliant
Interior Setback (Rear)
Min. 0 ft. side setback along Main St, alleyways, and for first story not along alleyways; otherwise Min. 5 ft. for second story; Min. 10 ft. for third story and above 43’ setback all other floors Compliant
Building Separation
Min. 20 ft. window to window separation
Single structure – doesn’t apply Does not Apply
Building Projections
Decks, canopies, etc. can project up to 5’ into the public ROW or required setbacks Decks and canopies will project up to 3’ into setback areas.
Compliant
Setback Front Facing all other streets: 10 ft.
(min.) from PL.
Provided 10’ Compliant
Interior Setback (Side/Rear)
Min. 15 ft. where abutting existing residential uses; otherwise, Min. 0 ft. setback for all stories along alleyways and for first story not along alleyways; Min. 5 ft. for second story; Min. 10 ft. for third story and above Min garage setback from alley: 3’. There are no interior PL for this parcel.
Compliant
Building Separation
Min. 20 ft. window to window separation
Min. 20 ft. window to window separation Min 15’ porch to porch Compliant
Alley Garage Separation
Min. 20 ft. paved width for alleys, unless otherwise approved by LPFD and City Staff Min. 28 ft. measured garage face to garage face along alleys, unless otherwise approved by LPFD and City Staff.
Min. 22’ paved width / Min. 26' Fire Lane / Min. 30' Building to Building Compliant
Porch Separation
Porches facing each other must be separated by 15 ft. (min.) along paseos. Limited encroachments consistent with Livermore Development Code section 4.02.020 are permitted. 15’ minimum between porches. Porches encroach
2'-6" into the setback
Compliant
Parcel TS Existing Zoning: Center Proposed Submittal ComplianceCivic Spaces Town Square Height (Height Zone 485) 0 Stories N/A FAR 0.4-1.0 N/A N/A Parking Type: Min Max Comm 1:600 1:300
0 Provided N/A
Open Space Total Area 10,890 SF N/A Setback Front Facing Major Streets: 20 ft. (min.) from the curb. Facing all other streets: 0’ min to 10’ max from PL.
Facing Major Streets:N/A Facing all other streets:N/A
N/A N/A
Interior Setback (Side/Rear)
N/A N/A N/A
Building Separation Min. 20 ft. window to window
separation
N/A N/A
Building Projections Decks, canopies, etc. can project
up to 6’ into the public ROW or required setbacks
N/A N/A
WHA
EXHIBIT C
252
2752
EXHIBIT D
2753
EXHIBIT D
2754
EXHIBIT D
2755
EXHIBIT D
2756
EXHIBIT D
2757
EXHIBIT D
2758
EXHIBIT D
2759
EXHIBIT D
2760
EXHIBIT D
2761
EXHIBIT D
2762
EXHIBIT D
2763
EXHIBIT D
2764
EXHIBIT D
2765
EXHIBIT D
2766
EXHIBIT D
2767
EXHIBIT D
2768
EXHIBIT D
2769
EXHIBIT D
2770
EXHIBIT D
2771
EXHIBIT D
2772
EXHIBIT D
2773
BIKE
LANE
BIKE
LANE BIKE
LANE LANE
BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
EV EV EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV ISABEL AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE A STREET A STREET C STREET B STREETGATEWAY AVENUE MAIN STREET MAIN STREETC STREET
MONTAGE DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 PARK N3-B LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 14 NBHD C2-B LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS LOT 25 APT S3-A
LOT 27 NBHD S4LOT 24 NBHD S2
LOT 2 NBHD N1 LOT 1 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 20 NBHD C1-A
LOT 23 NBHD S2 LOT 26 APT S3-B
LOT 17 C1-C COLLIER CANYON ROAD
COOPER
CREST COMMON
CAMPUS HILL DRIVE
TRANQUILITY CIRCLE
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
GENERAL NOTES
COVER SHEET TM 1.0
0 150 300 75
VICINITY MAP
SITE
SHEET INDEX
SHEET NO. SHEET TITLE
EXHIBIT E
2774
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
NOTES, LEGEND & ABBREVIATIONS TM 1.1
0 120 240 60
ABBREVIATIONS
SP
3.1.1 GPUP
SWCP FAP N1
LEGEND
EXISTING PROPOSED DESCRIPTION
OHW
EXHIBIT E
2775
BIKE
LANE
BIKE
LANE BIKE
LANE LANE
BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
EV EV EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV SPGPUP
SWCP
FAP TM 3.1.2 TM 3.2.2 TM 3.3.2 TM 3.4.2 TM 3.5.2 SPGPUP SWCP
FAP
SPGPUP
SWCP
FAP TM 3.1.1 TM 3.2.1 TM 3.3.1 TM 3.4.1 TM 3.5.1 TM 3.1.3 TM 3.2.3 TM 3.3.3 TM 3.4.3 TM 3.5.3 TM 3.1.4 TM 3.2.4 TM 3.3.4 TM 3.4.4 TM 3.5.4 SPGPUP SWCP
FAP
SP TM 3.1.5 SP TM 3.1.6
SP
TM 3.1.6
SP TM 3.1.5 ISABEL AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE A STREET A STREET C STREET B STREETGATEWAY AVENUE MAIN STREET MAIN STREETC STREET
MONTAGE DRIVE
COLLIER CANYON ROAD
COOPER
CREST COMMON
CAMPUS HILL DRIVE
TRANQUILITY CIRCLE
HELIGAN LANE
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
SHEET INDEX TM 1.2
0 150 300 75
EXHIBIT E
2776
ISABEL AVENUE
1 7
8 9
10 11
2 12
13 5
5 4
3 6
MONTAGE DRIVE
SEE DETAIL A
THIS SHEET GATEWAY AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE GATEWAY AVENUE
14 15
5 5 4
6 8
9 7
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
EXISTING MAPPING & BOUNDARY INFORMATION TM 2.0
0 120 240 60
LEGEND
1 2
3 7
8 5
6 9
10 4
11 12
13 DETAIL A
14 15
EXHIBIT E
2777
OHW
OHW
OHW
OHW
OHW
GATEWAY AVENUE SHEA CENTER DRIVE
MONTAGE DRIVE
B
TM 2.2 C
TM 2.2 D
TM 2.2
F TM 2.2
PORTOLA AVENUE
SEE DETAIL A
THIS SHEET SHEA BUSINESS PARK DRIVEWAY
E TM 2.2
G
TM 2.2 CAMPUS HILL DRIVE
H
TM 2.2
I TM 2.2 ISABEL AVENUE A
TM 2.2
GATEWAY AVENUE
PORTOLA AVENUE COLLIER CANYONS ROAD SHEA BUSINESS PARK DRIVEWAY E
TM 2.2 COOPER CREST COMMON
TRANQUILITY CIRCLE
CAMPUS HILL
H
TM 2.2
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
EXISTING SITE CONDITIONS & DEMOLITION TM 2.1
0 120 240 60
DETAIL A
LEGEND
PORTOLA AVENUE (WEST OF SHEA BUSINESS PARK DRIVEWAY)
PORTOLA AVENUE (WEST OF ISABEL AVENUE) PORTOLA AVENUE (WEST OF ISABEL AVENUE) PORTOLA AVENUE (WEST OF SHEA BUSINESS PARK DRIVWAY)
EXHIBIT E
2778
A EXISTING ISABEL AVENUE
EXISTING PORTOLA AVENUE C
EXISTING SHEA CENTER DRIVE F
B EXISTING ISABEL AVENUE
EXISTING PORTOLA AVENUE - ADJACENT TO PROJECT D
EXISTING PORTOLA AVENUE - WEST OF PROJECT E
I EXISTING GATEWAY AVENUE
EXISTING CAMPUS HILL DRIVE G
EXISTING PORTOLA AVENUE - EAST OF PROJECT H
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
EXISTING STREET SECTIONS TM 2.2
0 10 20 5
EXHIBIT E
2779
MONTAGE DRIVE
SEE DETAIL A
THIS SHEET SEE DETAIL C
THIS SHEET SEE DETAIL B
THIS SHEET 1
3 5
7 2 3 5
4 2
4 8 6
9 10
12 15 18
19 21
22 26
25 1
3 5
7 11
13 20
23 14
16 PORTOLA AVENUE
ISABEL AVENUE
A STREET C STREET B STREET MAIN STREET
GATEWAY AVENUE
PORTOLA AVENUE C STREET SHEA CENTER DRIVE
A STREET MAIN STREET
GATEWAY AVENUE
27 24
17 23
12 GATEWAY AVENUE
5 2
6 3
1 5
4 7
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PROPOSED LARGE LOT PARCELIZATION TM 3.0
0 120 240 60
DETAIL A
DETAIL B DETAIL C
1 2
3 4
5 6 LEGEND
7 EXHIBIT E
2780
LOT 4 NBHD N2
LOT 19 NBHD C1-A
LOT 2 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 20 NBHD C1-A LOT 1 NBHD N1
LOT 18 APT C1-B
PORTOLA AVENUE
A STREET MAIN STREET MAIN STREET
MONTAGE DRIVE
B
C
P
ISABEL AVENUE
S
N
TM 3.1.2 A
TM 3.1.2 A
TM 3.1.2 B
TM 3.1.2
O U
CAMPUS HILL DRIVE
IMPROVEMENTS BY OTHERS
EXISTING ISABEL AVENUE (N) C
EXISTING PORTOLA AVENUE O
INDEX MAP
EXISTING ISABEL AVENUE (N) P
EXISTING ISABEL AVENUE (N) S
EXISTING PORTOLA AVENUE U
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BACKBONE STREETSCAPETM 3.1.1
0 60 120 30
SEE SHEET TM 3.1.3 SEE SHEET TM 3.1.2 SEE SHEET TM 3.1.6 FOR CAMPUS HILL DRIVE AND PORTOLA AVENUE
EXHIBIT E
2781
EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV
LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3
LOT 8 NBHD N3-A
LOT 10 NBHD C5
LOT 13 NBHD C3 LOT 14 NBHD C2-B
PORTOLA AVENUE A STREET MAIN STREET C STREET MAIN STREET
MONTAGE DRIVEN A
B
E
F Q
IMPROVEMENTS BY OTHERS
PARK DRIVEWAY SHEA BUSINESS
X
TM 3.1.4 INDEX MAP
A STREET A
MAIN STREET B (92' WIDE STREET)
EXISTING PORTOLA AVENUE E
TYPICAL 60' WIDE STREET F
MAIN STREET N (64' WIDE STREET)
A STREET Q
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BACKBONE STREETSCAPETM 3.1.2
0 60 120 30
SEE SHEET TM 3.1.4 SEE SHEET TM 3.1.1 SEE SHEET TM 3.1.3SEE SHEET TM 3.1.3 SEE SHEET TM 3.1.5
EXHIBIT E
2782
FWY WB580 EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV LOT 15 APT C2-A
LOT 16 C2-C
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS
LOT 20 NBHD C1-A LOT 18 APT C1-B
LOT 14 NBHD C2-B A STREET C STREET C STREET GATEWAY AVENUE MAIN STREET
ISABEL AVENUE
B
F
F1 G
D M
A
L
LOT 17 C1-C T
R
TM 3.1.4
A
TM 3.1.2 B
TM 3.1.2
IMPROVEMENTS BY OTHERS
IMPROVEMENTS BY OTHERS
F TM 3.1.2 INDEX MAP
EAST GATEWAY AVENUE G (77' WIDE STREET)
EAST GATWAY AVENUE F1 (61' WIDE STREET)
TYPICAL 62' WIDE STREET H EXISTING ISABEL AVENUE L
D EXISTING ISABEL AVENUE (S)
T EXISTING ISABEL AVENUE (S)
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BACKBONE STREETSCAPETM 3.1.3
0 60 120 30
SEE SHEET TM 3.1.1 SEE SHEET TM 3.1.4 SEE SHEET TM 3.1.2 SEE SHEET TM 3.1.4SEE SHEET TM 3.1.2 LEGEND
EXHIBIT E
2783
BIKE
LANE
BIKE
LANE
BIKE
LANE LANE BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
EV
EV
ISABEL AVENUE
LOT 16 C2-C
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 18 APT C1-B
LOT 14 APT C2-B
LOT 15 APT C2-A SHEA CENTER DRIVE C STREET
B STREET
GATEWAY AVENUE GATEWAY AVENUE
LOT 27 NBHD S4
F1 G H M
I
J K
L R
LOT 17 C1-C F GATEWAY AVENUE
IMPROVEMENTS BY OTHERS
INDEX MAP
EAST GATEWAY AVENUE G (77' WIDE STREET)
TYPICAL 60' WIDE STREET F
TYPICAL 62' WIDE STREET H
EXISTING SHEA CENTER DRIVE I
EXISTING SHEA CENTER DRIVE J EVA CORRIDOR K
EXISTING ISABEL AVENUE L M TYPICAL 62' WIDE STREET EXISTING ISABEL AVENUE (S) R EAST GATWAY AVENUE F1 (61' WIDE STREET)
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BACKBONE STREETSCAPETM 3.1.4
0 60 120 30
SEE SHEET TM 3.1.2 SEE SHEET TM 3.1.3
SEE SHEET TM 3.1.3
LEGEND SEE SHEET TM 3.1.5
EXHIBIT E
2784
INDEX MAP
V
COLLIER CANYON ROAD COOPER CREST COMMON
W
PORTOLA AVENUE
IMPROVEMENTS BY OTHERS
PARK DRIVEWAY SHEA BUSINESS
X
EXISTING PORTOLA AVENUE V W EXISTING PORTOLA AVENUE EXISTING PORTOLA AVENUE X
GATEWAY AVENUE
F2 COLLIER CANYON ROAD
EXISTING GATEWAY AVENUE F2 (44' WIDE STREET)
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BACKBONE STREETSCAPETM 3.1.5
0 60 120 30 SEE SHEET TM 3.1.2 SEE SHEET TM 3.1.4
SHEA CENTER DRIVE
SEE SHEET TM 3.1.4
EXHIBIT E
2785
INDEX MAP
C
CAMPUS HILL DRIVE HELIGAN LANE
Y
Z
C
TM 3.1.1 TRANQUILITY CIRCLE
IMPROVEMENTS BY OTHERS
IMPROVEMENTS BY OTHERS Y1
EXISTING PORTOLA AVENUE Y
EXISTING CAMPUS HILL DRIVE Z
EXISTING PORTOLA AVENUE Y1
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BACKBONE STREETSCAPETM 3.1.6
0 60 120 30
SEE SHEET TM 3.1.1 SEE SHEET TM 3.1.1
EXHIBIT E
2786
A
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
DETAILSTM 3.1.7
0 60 120 30
TYPICAL RESIDENTIAL PRIVATE
STREET DRIVEWAY ENTRY
SECTION A
BIKE BUFFER DETAIL
PEDESTRIAN CROSSING DETAIL
EXHIBIT E
2787
PORTOLA AVENUE
A STREET
MONTAGE DRIVE
ISABEL AVENUE MAIN STREETPAD 436.0 PAD 437.0 PAD 434.5 MAIN STREET LOT 19 NBHD C1-A
LOT 20 NBHD C1-A
LOT 4 NBHD N2 LOT 5 NBHD N2
LOT 2 NBHD N1 LOT 1 NBHD N1
LOT 18 APT C1-B
A
C B D
LOT 3 NBHD N1
INDEX MAP
SH
SECTION A
LOT 6 MAIN STREET SHEE
PARK N3-B SECTION B
PORTOLA
AVENUE LOT 1 NBHD N1 SHEET 3
BLDG SECTION C
ISABEL AVENUE
LOT 1 NBHD N1 SHEET 3.2.1 BLDG SECTION D
A STREET
LOT 5 NBHD N2 BLDG
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY GRADING & DRAINAGE PLANTM 3.2.1
0 60 120 30
SEE SHEET TM 3.2.3 SEE SHEET TM 3.2.2
LEGEND
EXHIBIT E
2788
H
PORTOLA AVENUE A STREET C STREET
MONTAGE DRIVE MAIN STREET
PAD 424.5 BASEMENT P1 423.5
FG 429.2
PAD 434.0 PAD 436.0 PAD 433.0 PAD 431.0 PAD 430.0 PAD 428.5 MAIN STREET LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 12 NBHD C3
LOT 10 NBHD C5
LOT 14 NBHD C2-B
LOT 13 NBHD C3 LOT 16 C2-C
LOT 8 NBHD N3-A C B A
D
E
F G
I INDEX MAP
SH
SECTION A
LOT 12 NBHD C3 SHEE
BLDG SECTION B
LOT 11 SHEET 3.
NBHD C5 SECTION C
LOT 10 SHEET 3.2.2 NBHD C5 SECTION D
PORTOLA
AVENUE LOT 10 NBHD C5 BLDG SECTION E
PORTOLA
AVENUE LOT 7 NBHD N3-A BLDG SECTION G
LOT 6 A STREET
PARK N3-B SECTION F
LOT 6 MAIN STREET
PARK N3-B
SECTION I LOT 8 NBHD N3-A
LOT 9 REC N3-C
BLDG SECTION H
LOT 8 NBHD N3-A
LOT 6 REC N3-B
BLDG
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY GRADING & DRAINAGE PLANTM 3.2.2
0 60 120 30
SEE SHEET TM 3.2.4 SEE SHEET TM 3.2.1 SEE SHEET TM 3.2.3 LEGEND
EXHIBIT E
2789
ISABEL AVENUE
ISABEL AVENUE
A STREET C STREET C STREET GATEWAY AVENUE MAIN STREET
PAD 424.5 BASEMENT P1 423.5
BASEMENT P1 407.6
FG 429.2
PAD 425.2
PAD 428.5 PAD 429.3 PAD 428.5 PAD 430.2
PAD 434.0 PAD 436.0 PAD 433.0 PAD 431.0 PAD 430.0 PAD 428.5 PAD 427.0 PAD 437.0 PAD 434.5 PAD 433.0 PAD 431.0 PAD 442.5 PAD 431.2 LOT 15 APT C2-A
LOT 19 NBHD C1-A
LOT 22 APT S1
LOT 20 NBHD C1-A
LOT 14 NBHD C2-B
LOT 16 C2-C
LOT 21 TS
LOT 18 APT C1-B A
B
C D
LOT 17 C1-C
INDEX MAP
S
SECTION A
LOT 19 NBHD C1-A
ISABEL AVENUE SHEE
BLDG SECTION B
LOT 17 NHBD C1-B
ISABEL AVENUE SHEET 3
BLDG SECTION C
LOT 21 APT S1
ISABEL AVENUE SHEET 3.2.3 BLDG SECTION D
LOT 17 C1-C GATEWAY AVENUE
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY GRADING & DRAINAGE PLANTM 3.2.3
0 60 120 30
SEE SHEET TM 3.2.1 SEE SHEET TM 3.2.4 SEE SHEET TM 3.2.2 SEE SHEET TM 3.1.4SEE SHEET TM 3.2.2 LEGEND
EXHIBIT E
2790
ISABEL AVENUE SHEA CENTER DRIVE C STREET B STREET
GATEWAY AVENUE GATEWAY AVENUE
PAD 417.6-421.3 BASEMENT P1 407.2 BASEMENT P1 412.9 BASEMENT P1 407.6 - 412.9 BASEMENT P1 407.6 PAD 420.6-423.7 FG 429.2
PAD 425.2
PAD 428.5 PAD 429.3 PAD 428.5 PAD 430.2
PAD 428.5 PAD 427.0
PAD 431.2 LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 15 APT C2-A LOT 14 APT C2-B
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 24 NBHD S2
LOT 16 C2-C
LOT 21 TS
LOT 27 NBHD S4 B
C D
A
LOT 18 APT C1-B
LOT 17 C1-C INDEX MAP
SECTION A
LOT 21 APTS S1
ISABEL AVENUE BLDG SECTION B
ISABEL AVENUE LOT 21 APTS S1 SHEET
BLDG SECTION C
I-580 ON-RAMP LOT 24 APT S3 CALTRANS BLDG SECTION D
SHEA CENTER DRIVE
LOT 23 NBHD S2
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY GRADING & DRAINAGE PLANTM 3.2.4
0 60 120 30
SEE SHEET TM 3.2.2 SEE SHEET TM 3.2.3
LEGEND
EXHIBIT E
2791
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
EARTHWORK SUMMARY TM 3.2.5
0 120 240 60
EARTHWORK SUMMARY
DESCRIPTION CUT (CY) FILL (CY)
PORTOLA AVENUE
ISABEL AVENUE
A STREET MAIN STREET GATEWAY AVENUE C STREET C STREET B STREET MAIN STREET
EXHIBIT E
2792
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 LOT 9 PARK N3-B
REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 14 NBHD C2-B
LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 24 NBHD S2
LOT 2 NBHD N1 LOT 1 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 20 NBHD C1-A
LOT 23 NBHD S2
ISABEL AVENUE SHEA CENTER DRIVE
ISABEL AVENUE A STREET C STREET B STREET GATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
LOT 27 NBHD S4
LOT 17 C1-C
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
EXISTINGLEGENDPROPOSED
OHW N1 OVERALL UTILITY PLANTM 3.3.0
0 120 240 60
MATERIALS SCHEDULE
PRODUCT MATERIAL TYPE
EXHIBIT E
2793
PORTOLA AVENUE
ISABEL AVENUE MAIN STREET A STREET MAIN STREET
LOT 4 NBHD N2
LOT 19 NBHD C1-A
LOT 2 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 20 NBHD C1-A LOT 1 NBHD N1
LOT 18 APT C1-B
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY UTILITY PLANTM 3.3.1
0 60 120 30
SEE SHEET TM 3.3.3 SEE SHEET TM 3.3.2
EXHIBIT E
2794
PORTOLA AVENUE MAIN STREET A STREET C STREET MAIN STREET LOT 7 NBHD N3-A
LOT 6 PARK N3-B LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 12 NBHD C3
LOT 8 NBHD N3-A
LOT 10 NBHD C5
LOT 13 NBHD C3
LOT 18 APT C1-B
LOT 14 NBHD C2-B
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY UTILITY PLANTM 3.3.2
0 60 120 30
SEE SHEET TM 3.3.4 SEE SHEET TM 3.3.1 SEE SHEET TM 3.3.3SEE SHEET TM 3.3.3
EXHIBIT E
2795
ISABEL AVENUE MAIN STREET
ISABEL AVENUE
A STREET A STREET C STREET C STREET LOT 15 APT C2-A
LOT 16 C2-C
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS
NBHD N1 LOT 20 NBHD C1-A LOT 18 APT C1-B
LOT 14 NBHD C2-B GATEWAY AVENUE
LOT 17 C1-C
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY UTILITY PLANTM 3.3.3
0 60 120 30
SEE SHEET TM 3.3.1 SEE SHEET TM 3.3.4 SEE SHEET TM 3.3.2 SEE SHEET TM 3.3.4 SEE SHEET TM 3.3.2
EXHIBIT E
2796
SHEA CENTER DRIVE
ISABEL AVENUE C STREET B STREET
GATEWAY AVENUE
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 15 APT C2-A
LOT 18 APT C1-B
LOT 16 C2-C
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 27 NBHD S4
GATEWAY AVENUE
LOT 17 C1-C INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY UTILITY PLANTM 3.3.4
0 60 120 30
SEE SHEET TM 3.3.2 SEE SHEET TM 3.3.3
SEE SHEET TM 3.3.3
EXHIBIT E
2797
SHEA CENTER DRIVE
PORTOLA AVENUE A STREET C STREET B STREETGATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
ISABEL AVENUE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 LOT 9 PARK N3-B
REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 14 NBHD C2-B
LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 24 NBHD S2
LOT 2 NBHD N1 LOT 1 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 20 NBHD C1-A
LOT 23 NBHD S2 LOT 27 NBHD S4
LOT 17 C1-C LAND USE PROPOSED STORM WATER FACILITIES
GREEN STREETS BIOTREATMENT AREAS ON-SITE TOWNHOMES ON-SITE PERVIOUS PAVERS (ALLEYS) ON-SITE HIGH DENSITY ON-SITE BIOTREATMENT/FLOW THROUGH PLANTER AREAS OPEN SPACE AREAS ON-SITE BIOTREATMENT AREAS AND PERVIOUS SURFACES DETENTION VAULT SITE WIDE COMPLIANCE OVERALL STORMWATER CONTROL PLANTM 3.4.0 0 120 240 60
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
EXHIBIT E
2798
ISABEL AVENUE MAIN STREET
PORTOLA AVENUE
A STREET MAIN STREET
MONTAGE DRIVE LOT 4 NBHD N2
LOT 19 NBHD C1-A
LOT 2 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 20 NBHD C1-A LOT 1 NBHD N1
LOT 18 APT C1-B DMA 9 DMA 10
DMA 22 DMA 24DMA 23 DMA 11 DMA 12 DMA 13 DMA 14 DMA 19 DMA 20 DMA 25 DMA 26 DMA 15 DMA 16 DMA 17 DMA 18 DMA 21 INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY STORMWATER CONTROL PLANTM 3.4.1
0 60 120 30
SEE SHEET TM 3.4.3 SEE SHEET TM 3.4.2
LEGEND
EXHIBIT E
2799
MAIN STREET
PORTOLA AVENUE A STREET MAIN STREET C STREET
MONTAGE DRIVE
LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3
LOT 8 NBHD N3-A
LOT 10 NBHD C5
LOT 13 NBHD C3 LOT 14 NBHD C2-B
DMA 5DMA 6 DMA 7 DMA 8 DMA 9 DMA 10
DMA 22 DMA 24DMA 23 DMA 29DMA 30 DMA 25 DMA 26 DMA 27 DMA 28 DMA 1 DMA 2 DMA 3 DMA 4
DMA 21
DMA 33DMA 34 DMA 31 DMA 32
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY STORMWATER CONTROL PLANTM 3.4.2
0 60 120 30
SEE SHEET TM 3.4.4 SEE SHEET TM 3.4.1 SEE SHEET TM 3.4.3
EXHIBIT E
2800
MAIN STREET
ISABEL AVENUE
ISABEL AVENUE
A STREET A STREET C STREET C STREET
LOT 15 APT C2-A
LOT 16 C2-C
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS
LOT 20 NBHD C1-A LOT 18 APT C1-B
LOT 14 NBHD C2-B
LOT 17 C1-C
DMA 7 DMA 8 DMA 9 DMA 10 DMA 11 DMA 12 DMA 13 DMA 14 DMA 19 DMA 20 DMA 29DMA 30 DMA 39 DMA 40 DMA 41 DMA 42 DMA 43 DMA 44
DMA 25 DMA 26 DMA 27 DMA 28 DMA 45DMA 46 DMA 47 DMA 48
DMA 15 DMA 16 DMA 17 DMA 18 DMA 33DMA 34 DMA 31 DMA 32 INDEX MAP 06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY STORMWATER CONTROL PLANTM 3.4.3
0 60 120 30 SEE SHEET TM 3.4.2 SEE SHEET TM 3.4.4
SEE SHEET TM 3.4.2 SEE SHEET TM 3.4.1 SEE SHEET TM 3.4.4
EXHIBIT E
2801
ISABEL AVENUE SHEA CENTER DRIVE C STREET B STREET
GATEWAY AVENUE
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 18 APT C1-B
LOT 14 APT C2-BLOT 15 APT C2-A
LOT 16 C2-C
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 27 NBHD S4
LOT 17 C1-C DMA 35 DMA 37 DMA 36 DMA 38 DMA 39 DMA 40 DMA 41 DMA 42 DMA 43 DMA 44 DMA 28 DMA 45DMA 46 DMA 47 DMA 48 DMA 49 DMA 50 DMA 51 DMA 52 DMA 33DMA 34 INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY STORMWATER CONTROL PLANTM 3.4.4
0 60 120 30
SEE SHEET TM 3.4.2 SEE SHEET TM 3.4.3
EXHIBIT E
2802
GAP WIDTH (IN) JOINT FILLER AGGREGATE LAYER MATERIAL TYPE THICKNESS (IN) CD C
D
A
B
A
B PERMEABLE UNIT PAVERS
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PRELIMINARY STORMWATER CONTROL PLAN DETAILS & TABLETM 3.4.5 0 60 120 30
BIORETENTION AREA IN LANDSCAPE - FULLY CURBED BIORETENTION AREA - SLOPED
TRASH CAPTURE DEVICE
DRAINAGE MANAGEMENT SUMMARY TABLE -
BACKBONE STREETS
CONCEPTUAL VAULT MODULE
EXHIBIT E
2803
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
PORTOLA AVENUE
A STREET MAIN STREET
MONTAGE DRIVE MAIN STREET LOT 4 NBHD N2
LOT 19 NBHD C1-A
LOT 2 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 20 NBHD C1-A LOT 1 NBHD N1
LOT 17 NBHD C1-B
LIVERMORE PLEASANTON FIRE TRUCK
48.33 14.03 21 4.988
23.494
2.494 LIVERMORE PLEASANTON FIRE TRUCK Overall Length 48.330ft Overall Width 9.500ft Overall Body Height 10.694ft Min Body Ground Clearance 1.125ft Track Width 9.500ft Lock-to-lock time 7.00s Max Wheel Angle 30.80°
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
LIVERMORE PLEASANTON FIRE ENGINE
TURNING TEMPLATE & SPECS
LEGEND
FIRE ACCESS PLANTM 3.5.1
0 60 120 30
SEE SHEET TM 3.5.3 SEE SHEET TM 3.5.2
EXHIBIT E
2804
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV
PORTOLA AVENUE A STREET MAIN STREET C STREET
MONTAGE DRIVE MAIN STREET
LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3
LOT 8 NBHD N3-A
LOT 10 NBHD C5
LOT 13 NBHD C3 LOT 14 NBHD C2-B
LOT 17 NBHD C1-B
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
FIRE ACCESS PLANTM 3.5.2
0 60 120 30
SEE SHEET TM 3.5.4 SEE SHEET TM 3.5.3 SEE SHEET TM 3.5.1
EXHIBIT E
2805
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LANE
BIKE ONLY
FWY WB580 EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV ISABEL AVENUE
A STREET C STREET C STREET GATEWAY AVENUE MAIN STREET LOT 15 APT C2-A LOT 16 C2-C
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS
LOT 20 NBHD C1-A
LOT 14 NBHD C2-B
LOT 17 NBHD C1-B
LOT 17 C1-C
LIVERMORE PLEASANTON FIRE TRUCK
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
FIRE ACCESS PLANTM 3.5.3
0 60 120 30
SEE SHEET TM 3.5.1 SEE SHEET TM 3.5.2 SEE SHEET TM 3.5.4 SEE SHEET TM 3.5.4SEE SHEET TM 3.5.2
EXHIBIT E
2806
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
BIKE
LANE BIKE
LANE
BIKE
LANE LANE BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
EV SHEA CENTER DRIVE C STREET
B STREET
GATEWAY AVENUE GATEWAY AVENUE LOT 16 C2-C
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 27 NBHD S4
LOT 17 C1-C
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 15 APT C2-A LOT 18 APT C1-B LOT 14 APT C2-B INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
FIRE ACCESS PLANTM 3.5.4
0 60 120 30
SEE SHEET TM 3.5.2 SEE SHEET TM 3.5.3
EXHIBIT E
2807
LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
PORTOLA AVENUE
A STREET
MONTAGE DRIVE MAIN STREET MAIN STREET LOT 4 NBHD N2
LOT 19 NBHD C1-A
LOT 2 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 20 NBHD C1-A LOT 1 NBHD N1
LOT 17 NBHD C1-B
INDEX MAP
Lock to Lock Time Width Track Steering Angle
feet
:
: 10.5010.50
: 30.6: 6.0
5.82 20.25
35.41 06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
LEGEND
GARBAGE ACCESS PLANTM 3.6.1
0 60 120 30
SEE SHEET TM 3.6.3 SEE SHEET TM 3.6.2
LIVERMORE SANITATION GARBAGE
TURNING TEMPLATE & SPECS
EXHIBIT E
2808
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV
PORTOLA AVENUE A STREET C STREET
MONTAGE DRIVE MAIN STREET MAIN STREET
LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3
LOT 8 NBHD N3-A
LOT 10 NBHD C5
LOT 13 NBHD C3 LOT 14 NBHD C2-B
LOT 17 NBHD C1-B
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
GARBAGE ACCESS PLANTM 3.6.2
0 60 120 30
SEE SHEET TM 3.6.4 SEE SHEET TM 3.6.3 SEE SHEET TM 3.6.1
EXHIBIT E
2809
LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK
LANE
BIKE ONLY
FWY WB580 EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV ISABEL AVENUE
A STREET C STREET C STREET GATEWAY AVENUE
LOT 15 MAIN STREET APT C2-A
LOT 16 C2-C
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS
LOT 20 NBHD C1-A
LOT 14 NBHD C2-B
LOT 17 NBHD C1-B
LOT 17 C1-C
INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
GARBAGE ACCESS PLANTM 3.6.3
0 60 120 30
SEE SHEET TM 3.6.1 SEE SHEET TM 3.6.2 SEE SHEET TM 3.6.4 SEE SHEET TM 3.6.4SEE SHEET TM 3.6.2
EXHIBIT E
2810
LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK
LIVERMORE GARBAGE TRUCK LIVERMORE GARBAGE TRUCK
BIKE
LANE BIKE
LANE
BIKE
LANE LANE BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
EV SHEA CENTER DRIVE C STREET
B STREET
GATEWAY AVENUE GATEWAY AVENUE
LOT 16 C2-C
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 27 NBHD S4
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 15 APT C2-A LOT 18 APT C1-B LOT 14 APT C2-B
LOT 17 C1-C INDEX MAP
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
GARBAGE ACCESS PLANTM 3.6.4
0 60 120 30
SEE SHEET TM 3.6.2 SEE SHEET TM 3.6.3
EXHIBIT E
2811
WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer
WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer WB-40 - Intermediate Semi-Trailer
BIKE FWY
WB580
EV
EV
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 15 APT C2-ALOT 16 C2-C
LOT 12 NBHD C3 LOT 18 APT C1-B
LOT 13 NBHD C3
ISABEL AVENUE SHEA CENTER DRIVE C STREET
B STREET C STREET GATEWAY AVENUE GROUND FLOOR RETAIL
(POTENTIAL GROCERY STORE)
LOT 27 NBHD S4
LOT 14 APT C2-B
LOT 17 C1-C GATEWAY AVENUE
33 17.8 Max 46° Horiz Max 10° Vert 3 23.5 4
25.5 2.5
3 12.5 WB-40 - Intermediate Semi-Trailer Overall Length 45.499ft Overall Width 8.000ft Overall Body Height 13.500ft Min Body Ground Clearance 1.334ft Track Width 8.000ft Lock-to-lock time 4.00s Max Steering Angle (Virtual) 20.30° California Legal Design Vehicle California Legal Design Vehicle California Legal Design Vehicle California Legal Design Vehicle
PORTOLA AVENUE
ISABEL AVENUE
45 27 Max 70° Horiz Max 10° Vert 3
36 4
38 2
23 3 18 4
20 California Legal Design Vehicle Overall Length 65.000ft Overall Width 8.500ft Overall Body Height 12.227ft Min Body Ground Clearance 1.422ft Track Width 8.500ft Lock-to-lock time 6.00s Max Steering Angle (Virtual) 26.30°06-28-24 | 3591-000 VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
WB-40 & CA-65 (TRUCK) ROUTETM 3.7.1
0 50 100 25
WB-40 TRUCK ROUTE
WB 40 TRUCK SPECS
LEGEND
CA 65 TRUCK SPECS
CA 65 TRUCK ROUTE - PORTOLA AVENUE @ ISABEL AVENUE
EXHIBIT E
2812
40ft Bus Design Vehicle
BUS-40 - Bus Design Vehicle
FWY
WB580
EV
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2
LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 18 APT C1-B
LOT 13 NBHD C3
ISABEL AVENUE SHEA CENTER DRIVE C STREET
B STREET C STREET GATEWAY AVENUE GROUND FLOOR RETAIL
(POTENTIAL GROCERY STORE)
LOT 27 NBHD S4
LOT 14 APT C2-B
LOT 17 C1-C GATEWAY AVENUE
40 7 25 BUS-40 - Bus Design Vehicle Overall Length 40.000ft Overall Width 8.500ft Overall Body Height 10.228ft Min Body Ground Clearance 1.158ft Track Width 8.500ft Lock-to-lock time 6.00s Max Steering Angle (Virtual) 44.30° BUS-40 - Bus Design Vehicle BUS-40 - Bus Design Vehicle
PORTOLA AVENUE
ISABEL AVENUE
BUS-40 - Bus Design Vehicle BUS-40 - Bus Design Vehicle LOT 21 TS
ISABEL AVENUE
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
BUS ROUTETM 3.7.2
0 50 100 25
BUS ROUTE
BUS 40 SPECS
LEGEND
BUS ROUTE - PORTOLA AVENUE @ ISABEL AVENUE BUS ROUTE - GATEWAY AVENUE @ ISABEL AVENUE
EXHIBIT E
2813
18.53 3.08 10.83 CHEVY SUBURBAN Overall Length 18.530ft Overall Width 6.590ft Overall Body Height 6.399ft Min Body Ground Clearance 0.750ft Track Width 5.680ft Lock-to-lock time 6.00s Max Wheel Angle 30.20°
CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN MONTAGE DRIVE
PORTOLA AVENUE
STREET MAIN
CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBAN PORTOLA AVENUE
A STREET
CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN PORTOLA AVENUE
ISABEL AVENUE
CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN
PORTOLA AVENUE CHEVY SUBURBAN PARK DRIVEWAY SHEA BUSINESS
CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN
PORTOLA AVENUE
COLLIER CANYON ROAD CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBANCOOPER CREST COMMON
PORTOLA AVENUE
CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN
A STREET ISABEL AVENUE CHEVY SUBURBAN CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN LOT 21 TS
ISABEL AVENUE
ISABEL AVENUE
GATEWAY AVENUE
CHEVY SUBURBAN
CHEVY SUBURBAN CHEVY SUBURBAN CHEVY SUBURBAN HELIGAN WAY
CAMPUS HILL DRIVE
CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN
CHEVY SUBURBAN
PORTOLA AVENUE
TRANQUILITY CIRCLE
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PASSENGER CAR TM 3.7.3
0 50 100 25
PASSENGER CAR SPECS
LEGEND
PORTOLA AVENUE @ COOPER CREST COMMON PORTOLA AVENUE @ COLLIER CANYON ROAD PORTOLA AVENUE @ SHEA BUSINESS PARK DRIVEWAY PORTOLA AVENUE @ A STREET PORTOLA AVENUE @ MAIN STREET PORTOLA AVENUE @ ISABEL AVENUE ISABEL AVENUE @ A STREET ISABEL AVENUE @ GATEWAY AVENUE HELIGAN LANE @ CAMPUS HILL DRIVE TRANQUILITY CIRCLE @ PORTOLA AVENUE
EXHIBIT E
2814
22.6 3.15 12.96 DELIVERY TRUCK (DL-23) Overall Length 22.600ft Overall Width 8.500ft Overall Body Height 13.500ft Min Body Ground Clearance 1.455ft Track Width 8.500ft Lock-to-lock time 5.00s Wall to Wall Turning Radius 29.000ft DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23) MONTAGE DRIVE
PORTOLA AVENUE
STREET MAIN
DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23)
PORTOLA AVENUE
A STREET
DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23)
PORTOLA AVENUE
ISABEL AVENUE
DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23)
PORTOLA AVENUE
COLLIER CANYON ROAD DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23) COOPER CREST COMMON
PORTOLA AVENUE
DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23)
A STREET ISABEL AVENUE DELIVERY TRUCK (DL-23)
DELIVERY TRUCK (DL-23) LOT 21 TS
ISABEL AVENUE
ISABEL AVENUE
GATEWAY AVENUE
DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23) HELIGAN WAY
CAMPUS HILL DRIVE
DELIVERY TRUCK (DL-23)
PORTOLA AVENUE
TRANQUILITY CIRCLE
DELIVERY TRUCK (DL-23) DELIVERY TRUCK (DL-23)
PORTOLA AVENUE
PARK DRIVEWAY SHEA BUSINESS
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
DELIVERY TRUCK (DL-23) TM 3.7.4
0 50 100 25
DELIVERY TRUCK (DL-23) SPECS
LEGEND
PORTOLA AVENUE @ COOPER CREST COMMON PORTOLA AVENUE @ COLLIER CANYON ROAD PORTOLA AVENUE @ SHEA BUSINESS PARK DRIVEWAY PORTOLA AVENUE @ A STREET PORTOLA AVENUE @ MAIN STREET PORTOLA AVENUE @ ISABEL AVENUE ISABEL AVENUE @ A STREET ISABEL AVENUE @ GATEWAY AVENUE HELIGAN LANE @ CAMPUS HILL DRIVE TRANQUILITY CIRCLE @ PORTOLA AVENUE
EXHIBIT E
2815
ISABEL AVENUE SHEA CENTER DRIVE
ISABEL AVENUE A STREET A STREET C STREET B STREET GATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 LOT 9 PARK N3-B
REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 14 NBHD C2-B
LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 24 NBHD S2
LOT 2 NBHD N1 LOT 1 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 20 NBHD C1-A
LOT 23 NBHD S2 LOT 27 NBHD S4
LOT 17 C1-C
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
LEGEND
S EROSION CONTROL PLAN TM 3.8
0 120 240 60
EXHIBIT E
2816
EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV ISABEL AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE A STREET C STREET B STREET GATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 PARK N3-B LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 12 NBHD C3 LOT 14 NBHD C2-B LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS LOT 25 APT S3-A
LOT 27 NBHD S4LOT 24 NBHD S2
LOT 2 NBHD N1 LOT 1 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 20 NBHD C1-A
LOT 23 NBHD S2 LOT 26 APT S3-B
LOT 17 C1-C COLLIER CANYON ROAD
COOPER
CREST COMMON
CAMPUS HILL DRIVE
TRANQUILITY CIRCLE
LOT 16 C2-C
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PHASE 1 PROJECT INFRASTRUCTURETM 3.9.0
0 150 300 75
LEGEND
EXHIBIT E
2817
EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV ISABEL AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE A STREET C STREET B STREET GATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 PARK N3-B LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 12 NBHD C3 LOT 14 NBHD C2-B LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS LOT 25 APT S3-A
LOT 27 NBHD S4LOT 24 NBHD S2
LOT 2 NBHD N1 LOT 1 NBHD N1 LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 20 NBHD C1-A
LOT 23 NBHD S2 LOT 26 APT S3-B
LOT 17 C1-C COLLIER CANYON ROAD
COOPER
CREST COMMON
CAMPUS HILL DRIVE
TRANQUILITY CIRCLE
LOT 16 C2-C
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PHASE 2 PROJECT INFRASTRUCTURETM 3.9.1
0 150 300 75
LEGEND
EXHIBIT E
2818
VILLAGE GREEN
BIKE
LANE
BIKE
LANE BIKE
LANE LANE BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
EV EV EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV ISABEL AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE A STREET C STREET B STREET GATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
COLLIER CANYON ROAD
COOPER
CREST COMMON
CAMPUS HILL DRIVE
TRANQUILITY CIRCLE
NEIGHBORHOOD
PARK
TOWN
SQUARE
TOWN
SQUARE
06-28-24 | 3591-000
VESTING TENTATIVE TRACT MAP NO. 8659
ISABEL PORTOLA
OWNER, LLC
PROPOSED INFRASTRUCTURE MAINTENANCE RESPONSIBILITIES TM 4.0 0 150 300 75
LEGEND
MAINTENANCE RESPONSIBILITY SUMMARY
DESCRIPTION MAINTENANCE ENTITY
EXHIBIT E
2819
MAIN STREET
PORTOLA AVENUE
ISABEL AVENUE SHEA CENTER DRIVE
PORTOLA AVENUE A STREET A STREET C STREET B STREET GATEWAY AVENUE MAIN STREET C STREET GATEWAY AVENUE
MONTAGE DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 PARK N3-BLOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2
LOT 2 NBHD N1
LOT 21 TS
LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A
LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 14 NBHD C2-B
LOT 20 NBHD C1-A
LOT 24 NBHD S2
LOT 1 NBHD N1
LOT 27 NBHD S4
LOT 17 C1-C
INDEX MAP
MASTER GRADING PLAN C1.0
0 120 240 60
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
EXHIBIT E
2820
ISABEL AVENUE MAIN STREET
PORTOLA AVENUE
A STREET
MONTAGE DRIVE A
C B D MAIN STREET
LOT 4 NBHD N2
LOT 19 NBHD C1-A
LOT 3 NBHD N1 LOT 5 NBHD N2
LOT 20 NBHD C1-A
LOT 1 NBHD N1 LOT 2 NBHD N1
LOT 17 APT C1-B
PAD 436.0 PAD 437.0 PAD 434.5
INDEX MAP
SH
SECTION A
LOT 6 MAIN STREET SHEE
PARK N3-B SECTION B
PORTOLA
AVENUE LOT 1 NBHD N1 SHEET 3
BLDG SECTION C
ISABEL AVENUE
LOT 1 NBHD N1 SHEET 3.2.1 BLDG SECTION D
A STREET
LOT 5 NBHD N2 BLDG CONCEPTUAL GRADING & DRAINAGE PLAN C1.1 0 60 120 30
SEE SHEET C1.3 SEE SHEET C1.2
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
LEGEND
EXHIBIT E
2821
EV EV MAIN STREET
PORTOLA AVENUE C STREET
MONTAGE DRIVE H
C B A
D
E
F G MAIN STREET
LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3
LOT 8 NBHD N3-A
LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 14 NBHD C2-B
PAD 424.5 BASEMENT P1 423.5
PAD 434.0 PAD 436.0 PAD 433.0 PAD 431.0 PAD 430.0
A STREET
I INDEX MAP
SH
SECTION A
LOT 12 NBHD C3 SHEE
BLDG SECTION B
LOT 11 SHEET 3.
NBHD C5 SECTION C
LOT 10 SHEET 3.2.2 NBHD C5 SECTION D
PORTOLA
AVENUE LOT 10 NBHD C5 BLDG SECTION E
PORTOLA
AVENUE LOT 7 NBHD N3-A BLDG SECTION H
LOT 8 NBHD N3-A
LOT 6 REC N3-B
BLDG SECTION G
LOT 6 A STREET
PARK N3-B SECTION F
LOT 6 MAIN STREET
PARK N3-B
SECTION I LOT 8 NBHD N3-A
LOT 9 REC N3-C
BLDG CONCEPTUAL GRADING & DRAINAGE PLAN C1.2
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
SEE SHEET C1.4 SEE SHEET C1.1
LEGEND
EXHIBIT E
2822
ISABEL AVENUE MAIN STREET
ISABEL AVENUE
A STREET C STREET C STREET GATEWAY AVENUE
LOT 15 APT C2-A
LOT 16 C2-C
LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 21 TS
LOT 3 NBHD N1 LOT 14 NBHD C2-B
LOT 20 NBHD C1-A A
B D
PAD 424.5 BASEMENT P1 423.5
BASEMENT P1 407.6
FG 430.4
FG 429.2
PAD 425.2
PAD 428.5 PAD 429.3 PAD 428.5 PAD 430.2
PAD 434.0 PAD 436.0 PAD 433.0 PAD 431.0 PAD 430.0 PAD 428.5 PAD 427.0 PAD 437.0 PAD 434.5 PAD 433.0 PAD 431.0 PAD 442.5 PAD 431.2 C LOT 17 C1-C
INDEX MAP
SH
SECTION A
LOT 19 NBHD C1-A
ISABEL AVENUE SHEE
BLDG SECTION B
LOT 17 NHBD C1-B
ISABEL AVENUE SHEET 3
BLDG SECTION C
LOT 21 APT S1
ISABEL AVENUE SHEET 3.2.3 BLDG SECTION D
LOT 17 C1-C GATEWAY
AVENUE CONCEPTUAL GRADING & DRAINAGE PLAN C1.3
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
SEE SHEET C1.1 SEE SHEET C1.4
LEGEND
EXHIBIT E
2823
ISABEL AVENUE SHEA CENTER DRIVE C STREET B STREET
GATEWAY AVENUE GATEWAY AVENUE
LOT 22 APT S1 LOT 25 APT S3-A
LOT 23 NBHD S2 LOT 21 TS LOT 24 NBHD S2 LOT 26 APT S3-B A B
C D
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 16 C2-C
PAD 417.6-421.3 BASEMENT P1 407.2 BASEMENT P1 412.9 BASEMENT P1 407.6 - 412.9 BASEMENT P1 407.6 PAD 420.6-423.7 FG 430.4
FG 429.2
PAD 425.2
PAD 428.5 PAD 429.3 PAD 428.5 PAD 430.2
PAD 428.5 PAD 427.0PAD 431.2
LOT 27 NBHD S4
LOT 17 C1-C INDEX MAP
SECTION A
LOT 21 APTS S1
ISABEL AVENUE BLDG SECTION B
ISABEL AVENUE
LOT 21 APTS S1 BLDG SECTION C
I-580 ON-RAMP LOT 24 APT S3 CALTRANS BLDG SECTION D
SHEA CENTER DRIVE
LOT 23 NBHD S2 CONCEPTUAL GRADING & DRAINAGE PLAN C1.4
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
SEE SHEET C1.2 SEE SHEET C1.3
LEGEND
EXHIBIT E
2824
EARTHWORK SUMMARY C1.5
0 120 240 60
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
EARTHWORK SUMMARY
DESCRIPTION CUT (CY) FILL (CY)
PORTOLA AVENUE
ISABEL AVENUE
A STREET MAIN STREET GATEWAY AVENUE C STREET C STREET B STREET MAIN STREET
EXHIBIT E
2825
ISABEL AVENUE SHEA CENTER DRIVE
ISABEL AVENUE A STREET C STREET B STREET MAIN STREET MAIN STREETC STREET
MONTAGE DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2
LOT 2 NBHD N1
LOT 21 TS
LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A
LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 14 NBHD C2-B
LOT 20 NBHD C1-A
LOT 24 NBHD S2
LOT 1 NBHD N1
LOT 27 NBHD S4
LOT 12 NBHD C3 LOT 17 C1-C GATEWAY AVENUE MASTER UTILITY PLAN C2.0 0 120 240 60
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
EXISTINGLEGENDPROPOSED
OHW N1
EXHIBIT E
2826
PORTOLA AVENUE A STREET C STREET B STREETGATEWAY AVENUE MAIN STREET MAIN STREET C STREET
MONTAGE DRIVE
ISABEL AVENUE SHEA CENTER DRIVE
LOT 4 NBHD N2 LOT 7 NBHD N3-A
LOT 6 PARK N3-BLOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 18 APT C1-B LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2
LOT 2 NBHD N1
LOT 21 TS
LOT 3 NBHD N1 LOT 5 NBHD N2 LOT 8 NBHD N3-A
LOT 10 NBHD C5 LOT 13 NBHD C3 LOT 14 NBHD C2-B
LOT 20 NBHD C1-A
LOT 24 NBHD S2
LOT 1 NBHD N1
LOT 27 NBHD S4
LOT 17 C1-C LAND USE PROPOSED STORMWATER FACILITIES
GREEN STREETS BIOTREATMENT AREAS ON-SITE TOWNHOMES ON-SITE PERVIOUS PAVERS (ALLEYS) ON-SITE HIGH DENSITY ON-SITE BIOTREATMENT/FLOW THROUGH PLANTER AREAS OPEN SPACE AREAS ON-SITE BIOTREATMENT AREAS AND PERVIOUS SURFACES DETENTION VAULT SITE WIDE COMPLIANCE MASTER STORMWATER CONTROL PLAN C3.0 0 120 240 60
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
EXHIBIT E
2827
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
PORTOLA AVENUE MAIN STREET
MONTAGE DRIVE MAIN STREET A STREET
LOT 17 APT C1-B
LOT 19 NBHD C1-A
LOT 1 NBHD N1 LOT 3 NBHD N1
LOT 4 NBHD N2 LOT 5 NBHD N2 LOT 2 NBHD N1
LOT 20 NBHD C1-A
INDEX MAP
LIVERMORE PLEASANTON FIRE ENGINE
TURNING TEMPLATE & SPECS
FIRE & GARBAGE ACCESS PLAN C4.0
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
LEGEND
SEE SHEET C4.2 SEE SHEET C4.1
EXHIBIT E
2828
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCKLIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
EV EV EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV
LIVERMORE PLEASANTON FIRE TRUCK PORTOLA AVENUE A STREET MAIN STREET C STREET
MONTAGE DRIVE MAIN STREET MAIN STREET
LOT 17 APT C1-B
LOT 12 NBHD C3 LOT 13 NBHD C3
LOT 6 PARK N3-B
LOT 9 REC N3-C
LOT 11 NBHD C5 LOT 15 APT C2-A
LOT 16 C2-C
LOT 12 NBHD C3 LOT 18 APT C1-BLOT 13 NBHD C3 LOT 14 NBHD C2-B LOT 7 NBHD N3-A
LOT 10 NBHD C5
LOT 8 NBHD N3-A INDEX MAP
Lock to Lock Time Width Track Steering Angle
feet
:
: 10.5010.50
: 30.6: 6.0
5.82 20.25
35.41 FIRE & GARBAGE ACCESS PLAN C4.1
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
LEGEND
LIVERMORE SANITATION GARBAGE
TURNING TEMPLATE & SPECS
SEE SHEET C4.3 SEE SHEET C4.0
EXHIBIT E
2829
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
BIKE
LANE LANE
BIKE ONLY
FWY WB580
BIKE
LANE EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV
CLEAN AIR/ VANPOOL/EV EV
EV
LIVERMORE PLEASANTON FIRE TRUCK
ISABEL AVENUE C STREET C STREET GATEWAY AVENUE MAIN STREET MAIN STREET A STREET LOT 15 APT C2-A
LOT 16 C2-C
LOT 18 APT C1-B
LOT 19 NBHD C1-A
LOT 22 APT S1 LOT 14 NBHD C2-B
LOT 21 TS
LOT 20 NBHD C1-A
LOT 17 C1-C
INDEX MAP
FIRE & GARBAGE ACCESS PLAN C4.2
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
LEGEND
IN-TRACT AERIAL ACCESS CROSS SECTION VIEW - RIGHT BUILDING
IN-TRACT AERIAL ACCESS CROSS SECTION VIEW - LEFT BUILDING SEE SHEET C4.0 SEE SHEET C4.3
EXHIBIT E
2830
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
BIKE
LANE
BIKE
LANE
BIKE
LANE LANE
BIKE
BIKE
LANE ONLY
FWY WB580 ONLY
FWY WB580
BIKE
LANE
LIVERMORE PLEASANTON FIRE TRUCK LIVERMORE PLEASANTON FIRE TRUCK
LIVERMORE PLEASANTON FIRE TRUCK
EV
EV SHEA CENTER DRIVE C STREET
B STREET
GATEWAY AVENUE GATEWAY AVENUE
LOT 16 C2-C
LOT 12 NBHD C3 LOT 13 NBHD C3 LOT 16 C2-C
LOT 22 APT S1 LOT 25 APT S3-A
LOT 26 APT S3-B
LOT 23 NBHD S2 LOT 24 NBHD S2
LOT 27 NBHD S4
LOT 21 TS
LIVERMORE PLEASANTON FIRE TRUCK INDEX MAP
FIRE & GARBAGE ACCESS PLAN C4.3
0 60 120 30
06-28-24 | 3591-000
CONCEPTUAL MASTER PLAN
ISABEL PORTOLA
OWNER, LLC
LEGEND
SEE SHEET C4.1 SEE SHEET C4.2
EXHIBIT E
2831
ISABEL PORTOLA
OWNER, LLC
Portola Avenue (Major)
Shea Center Drive
Main Street
Existing Office
C3
C2-A
C2-B C1-B
N3-A
C5
S1*
C1-A
N3-C N3-B
TS
C1-C C2-C
N2 N1
S2
Isabel Avenue (Major) Gateway Avenue
S4 S3-B
S3-A
B Street
A Street
C StreetVillage Core
Open SpaceNeighborhood CommercialOffice Core
Proposed INSP Land Use
Ground Floor RetailGround Floor Retail/Office
*NOTE: Parcel S1. The INSP Table 2-3: Development Standards Commercial Categories permits Mixed Use Projects with the evaulation as part of a Conditional Use Permit. We are proposing a Mixed Use building with ground floor retail/office Use Permit. We are proposing a Mixed Use building with ground floor retail/office and stacked flat condos above. and stacked flat condos above. (Residential “Core” standards applied to residnetial units) MASTERPLAN SP-3
06-07-24 | 2022015
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
CONCEPTDESIGN
LIVERMORECALIFORNIA
LIVERMOREISABELCROSSING
COMPARISON-LUPPROPOSED
EXHIBIT F
2832
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map 8659 (SUB) 22-008, Development Agreement (DA) 22- 001, Consistency Determination (CD) 24-004, Conditional Use Permit (CUP) 24-002, Site Plan Design Review (SPDR) 24-003, Specific Plan Amendment (SPPA) 24-001, Master Sign Program Amendment (MSP) 24-001, and Development Code Amendment (DCA) 24-001
Hearing to consider the "Isabel Crossing" mixed-use development Project on approximately 45 acres within the Isabel Neighborhood. The Project is a Master Plan for the Neighborhood's core and includes 1,299 residential units, including 363 units affordable to individuals and families of lower, median, and moderate incomes, ~90,000 square feet of ground-floor commercial, office, and amenity space, an approximately
1.5-acre neighborhood park with an additional ~0.5 acres of public plaza space, new bike lanes, street improvements, street trees, public art, and utility infrastructure. The residential units consist of for sale townhomes and duplexes and mid-rise condominiums and rental apartments. The Project also includes a 20-year Development Agreement between the City and Developer, a new community facilities district to finance Project infrastructure, and Specific Plan amendments. The Project is seeking relief under state housing/streamlining laws.
Location: Southwest corner of Isabel Avenue and Portola Avenue (APNs: 903-10-46 through 903-10-54)
Recommended by Planning Commission: July 2, 2024
Approved by City Council:
A. PROJECT AUTHORIZATION
1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies except as set forth in the Project’s Development Agreement (“DA”), Vesting Tentative Tract Map (“VTTM”), and Specific Plan Amendment (“SPPA”) (collectively, the “Project Approvals”). The conditions listed below are particularly pertinent to this permit and shall not be construed to permit violation of other laws and policies not so listed.
2. Approval is limited to conformance of the land uses allowed in the Village, Core, Neighborhood Commercial, Office Core, Ground Floor Retail/Overlay Flex Space, and Open Space zoning designations in Subarea 3b and 3c of the Isabel Neighborhood Specific Plan, in accordance with the Project Approvals. Use of the property shall be limited to those permitted by the Isabel Neighborhood
EXHIBIT G
2833
Specific Plan as it exists now and pursuant to the Project Approvals, as the same may be amended in the future.
3. Vesting Tentative Tract Map 8659 and associated Site Plan Design Review and all other project approvals shall expire 20 years from the effective date of the Development Agreement 22-001, pursuant to any time extensions in the Development Agreement.
B. PROJECT SPECIFIC CONDITIONS
The applicant shall respond in writing to all conditions contained in this document and its attachments. Responses shall describe how the condition has been met and shall, where applicable, direct the plan checker to the page and/or drawing detail that demonstrates compliance with the condition. A copy of these responses shall be provided with each set of revised plans.
1. The following subsequent approvals are or may be required:
a. A staff-level Site Plan Design Review for in-tract landscaping within each planning area is required prior to building permit issuance of the first building in all planning areas.
b. If the Site Plan Design Review for in-tract landscaping is processed with another entitlement requiring a public hearing, then a public hearing may also be required. The review authority for subsequent Site Plan Design Review applications shall be as established in Livermore Development Code Table 9.3 (Review Authority for Site Plan and Design Review).
c. A Tentative Map is required for any proposed small-lot land subdivision prior to Building Permit issuance of the first building in each Planning Area, subject to Livermore Development Code review process requirements. A public hearing is typically required for approval of a Tentative Map per the Development Code.
2. Prior to Improvement Plan approval, applicant shall revise landscape plan to ensure 20 percent of all onsite trees have a 24-inch box size or larger, as approved by the Community Development Department Director.
3. Prior to Improvement Plan approval, applicant shall revise landscape plan to ensure all shrubs shall have a minimum 5-gallon size, as approved by the Community Development Department Director.
4. Prior to sign installation, applicant shall submit for, and receive approval of, all required sign design review and building permit applications.
5. Prior to Improvement Plan approval, applicant shall demonstrate the project’s use of recycled water for irrigation purposes, as approved by the City Engineer. All onsite irrigation shall use recycled water.
6. Prior to Building Permit approval, the applicant shall submit a photometric plan that demonstrates adequate site lighting. Exterior parking areas shall maintain a minimum light level of one foot-candle at the parking surface.
EXHIBIT G
2834
Pathways and private open space areas shall be sufficiently illuminated for safety, but respectful of the residential context, as approved by the Community Development Department Director.
7. Prior to the first Building Permit approval, applicant shall submit an acoustical study showing the project is consistent with all applicable state, INSP and GP standards. All acoustical study recommendations shall be incorporated into the submittal of the Building Permit applications.
8. Prior to Building Permit approval, building plans shall show that all rooftop mechanical equipment be designed to be fully screened from public view by roof parapet or architecturally integrated roof screen. Construction drawings shall include section drawings and roof plans demonstrating conformance with this requirement. To the extent practical, all ground-mounted mechanical equipment shall be relocated to roof areas. Ground mounted equipment shall be fully screened from public view, as approved by the Community Development Department Director.
9. All exterior furnishings and equipment in planning areas C1-C, C2-C, TS, and N3-B shall require review and approval of Community Development Director prior to issuance of a a Building Permit and final inspection.
10.Project shall conform to all applicable INSP Policies as listed in Attachment 2.
11.Project shall conform to all required Mitigation Measures listed in the INSP EIR Addendum MMRP (Attachment 3).
12.Project shall conform to all requirements listed in Development Agreement 22-001.
13.Prior to Improvement Plan approval, the Plans shall show that all trees adjacent to public infrastructure shall use control features like root barriers and engineered soils to prevent infrastructure damage, as approved by the Community Development Department Director.
14.Prior to Improvement Plan approval, the applicant shall demonstrate on the landscape plans compliance with the City’s Water Efficient Landscape Ordinance (WELO), as approved by the Community Development Department Director.
15.Prior to Improvement Plan approval, exterior backflow preventers shall be screened from public view with landscape or by other appropriate means, as approved by the Community Development Department Director.
16.The project applicant and/or contractor shall treat any human remains encountered during ground-disturbing activities in accordance with California Health and Safety Code Section 7050.5.
17.Prior to receiving a Building Permit for excavation, grading or construction on development site, the applicant shall contact the Alameda County Vector Control Services District to determine if any pre-baiting requirements are necessary to control migration of vermin to adjacent property.
18.All project appliances shall be electric, as set forth in the 2018 Isabel Neighborhood Specific Plan Environmental Impact Report Mitigation,
EXHIBIT G
2835
Monitoring, and Reporting Program, subject to applicable Building Code exceptions.
19.Prior to occupancy of the Town Square on the southwest corner of Isabel and Gateway Avenue, applicant shall work with the City to implement site features to mitigate noise along Isabel Avenue. Site features shall include berms, landscaping, low walls, glass partitions, or other features as determined by the Community Development Department Director.
20.Transportation Management Agency/ Transportation Demand Management a. Prior to the Project’s first Certificate of Occupancy, Developer shall submit, and the City shall approve, the Project’s Master Homeowners’ Association (HOA) Covenants, Conditions, and Restrictions (CC&Rs) for consistency with this condition. The CC&Rs shall include the following, as approved by the Director:
i. The HOA shall implement all provisions of Isabel Neighborhood Specific Plan (Specific Plan) Policy P-TRA-22.
ii. The HOA shall work cooperatively with the City and all other HOAs in the Specific Plan to implement Specific Plan Policy PTRA-22. iii. The HOA, in conjunction with all other Specific Plan HOAs, shall bear applicable Transportation Management Agency/
Transportation Demand Management costs associated with
Specific Plan Policy P-TRA-22.
b. The Transportation Management Agency shall be formed within 180 days of HOA formation, subject to the Force Majeure provisions of the DA and extensions agreed to in writing by the Director.
21. Pursuant to Government Code Section 65867.5 (c), a sufficient water supply shall be available for the Project. Proof of the availability of a sufficient water supply shall be requested by the subdivision applicant or local agency, at the discretion of the local agency, and shall be based on written verification from the applicable public water system within 90 days of a request.
22. To the extent practicable, the pedestrian trail located on the east side of Planning Area S1 should be designed to accommodate bicyclists and should connect directly to Isable Avenue (Condition added by Planning Commission on July 2, 2024).
23. In all locations where feasible, pedestrian curb ramps shall be directional (Condition added by Planning Commission on July 2, 2024).
24. To the extent practicable, the pedestrian bulb outs along Isabel Avenue shall be extended to shorten crossing distance (Condition added by Planning Commission July 2, 2024).
25. Project bike racks shall be evenly distributed across the site and shall be located within 50 feet commercial entries (Condition added by Planning Commission July 2, 2024).
26. Community Development Department staff shall coordinate with Livermore Amador Valley Transit Authority staff to explore bus stops within the Project site, where feasible (Condition added by Planning
EXHIBIT G
2836
Commission July 2, 2024).
27. To the extent practicable, A Street and Gateway Avenue should be modified to ensure dedicated bicycle lanes are located along the curb face, and separated from the travel lane with automobile parking (Condition added by Planning Commission July 2, 2024).
C. GENERAL CONDITIONS OF APPROVAL
1. Development shall conform to the approved plans as shown in Exhibit B-1.
Exhibit B-1 plans shall include but are not limited to subdivision, master landscape, and architectural plans reviewed and approved by the Planning Commission and City Council and amended by the applicant to reflect any changes indicated above in the Project Specific Conditions or required by the City in the approval process.
EXHIBIT G
2837
2. The development impact fees (subject to annual increases) are vested with the Development Agreement.
3. The Community Development Department may approve minor amendments to the permit, provided that the permit is still in substantial conformance with the original approval and all requirements of Development Agreement 22-001.
4. Approval of the Site Plan Design Review and Tentative Tract Map entitlements is not an authorization to commence construction. Building construction, alterations, repairs, sign erection, or occupancy shall not be permitted without prior approval of the Building Division through issuance of any required permits.
5. To the extent permitted by law, the project applicant shall defend, indemnify and hold harmless the City, its City Council, its officers, boards, commissions, employees and agents from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void the approval of the project or any permit authorized hereby for the project, including (without limitation) reimbursing the City its attorney’s fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice.
D. ENGINEERING DIVISION
1. Development shall conform to the attached Engineering Considerations, dated June 27, 2024 (Attachment 1).
E. BUILDING DIVISION
1. Each project shall conform to CA codes adopted at time of project Building permit submittal.
2. Commercial spaces shall submit separate Tenant Improvement applications than the shell permits based on use.
3. Community pool shall submit separate plans for Alameda County Health approval in addition to City of Livermore approval.
F. FIRE DEPARTMENT
The Fire Prevention Bureau reviews building/civil drawings for conceptual on-site fire mains and fire hydrant locations only. Plan check comments and approval DO NOT include: 1.) Installation of the on-site fire mains and fire hydrants.
Specific installation drawings submitted by the licensed underground fire protection contractor shall be submitted to the Fire Prevention Bureau for approval; and 2.) Backflow prevention or connections to the public water mains.
EXHIBIT G
2838
1. FIRE HAZARDS: The project developer shall keep the site free of fire hazards from the start of lumber construction until the final inspection.
2. FIRE CODE: All construction shall conform to the requirements of the 2022 Livermore Fire Code and local ordinances. All required permits shall be obtained prior to work commencement.
3. SITE SAFETY: Site safety during construction shall be in accordance with Fire Code chapter 33.
4. FIRE SPRINKLERS: Automatic fire sprinklers shall be installed in all occupancies in accordance with the 2022 Livermore Building, Fire and Residential Codes with local amendments and ordinances.
5. EMERGENCY RESPONDER RADIO: Emergency responder radio coverage shall be provided in accordance with section 510 of the Fire Code.
6. FIRE PROTECTION FACILITIES: Prior to any construction framing, the applicant shall provide adequate fire protection facilities, including, but not limited to a water supply and water flow in conformance to the City's Fire Department Standards able to suppress a major fire.
7. WATER FLOW AND CONTROL VALVES: All fire sprinkler system water flow and control valves shall be complete and serviceable prior to final inspection. Prior to the occupancy of a building having a fire alarm system, the Fire Department shall test and witness the operation of the fire alarm system.
8. ELECTRICAL CONDUIT: Electrical conduit shall be provided to each fire protection system control valve including all valve(s) at the water connections. The Livermore-Pleasanton Fire Department requires electronic supervision of all valves for automatic sprinkler systems and fire protection systems.
9. LISTED: All commercial, industrial, and multi-family residential occupancies shall have valve tamper and water flow connected to a listed Central Station Service in accordance with NFPA 72. Fire Department plan check includes specifications, monitoring, installation, and alarm company certificates. Fire alarm control panel and remote annunciation shall be at location(s) approved by the Fire Prevention Bureau. All systems shall be point identified by individual device and annunciated by device type and point.
EXHIBIT G
2839
10. HAZARDOUS MATERIALS: Should any operation or business activity involve the use, storage or handling of hazardous materials, the firm shall be responsible for contacting the Livermore-Pleasanton Fire Department prior to commencing operations. Please contact the Hazardous Materials Coordinator at 925/454-2361.
11. FIRE HYDRANTS: Fire hydrants shall be installed at spacing not greater than 300 feet in industrial and commercial developments. Fire hydrants shall be installed at spacing not greater than 400 feet in residential developments.
12. FIRE LANE MARKING: On-site access ways, turn arounds, and internal drives shall be designated as fire lanes and identified as such by red curb striping and posted with signs at locations approve by the Fire Department. Signs shall be according to State standards and read “No Parking – Fire Lane” and must be shown on the plans. The red curb striping, sign location(s), and sign language shall be included in the building permit submittal for review and approval by the LivermorePleasanton Fire Department prior to building permit issuance. a. The following schedule for NO PARKING signs shall apply:
Width Requirements
36 feet or greater No requirements
Between 28 and 36 feet Post one side
Between 20 and 28 feet Post both sides
Less than 20 feet Not permitted
Cul-de-Sac Not permitted
13. EMERGENCY VEHICLE ACCESS ROADS: Access roads shall have 13 feet, 6 inches unobstructed vertical clearance, 20 feet of unobstructed width (26 feet where occupied building floors exceed 30 feet height), and inside turning radius of 31 feet and outside turning radius of 51 feet.
Unobstructed shall mean a clear travel way, excluding parking width, and designed for an emergency vehicle weight of 70,000 pounds under all weather conditions. Unobstructed width shall not include the width of rolled curbs, sidewalks, or non-drivable surfaces. All exterior portions of buildings must be within 200 feet of an access road. Yard and parking area may be able to be located farther than 200 feet from access roads, depending on the specific use.
EXHIBIT G
2840
14. PREMISES IDENTIFICATION: Address numbers shall be installed on the front or primary entrance for all buildings. Minimum building address character size shall be 12-inch high by 1-inch stroke. In all cases address numerals shall be of contrasting background and clearly visible in accordance with the Livermore-Pleasanton Fire Department Premises Identification Standards. This may warrant field verification and adjustments based upon topography, landscaping or other obstructions.
15. FINAL INSPECTION: Prior to request for final inspection, all access roads, on-site access and fire hydrants shall be provided. All fire hydrants shall be accepted, inspected and tested to applicable City Standards.
G. LIVERMORE MUNICIPAL AIRPORT
1. Prior to the first Certificate of Occupancy for each planning area, Developer or Successor shall submit and gain approval of form 7460-1 (or any other required forms or approvals) from the Federal Aviation Administration (FAA), and shall provide documentation of such approval to the City, as approved by the Community Development Department Director and Airport Manager.
2. Prior to commencement of all crane operations, Developer or Successor shall submit and gain approval of form 7460-1 (or any other required forms or approvals) from the Federal Aviation Administration (FAA), and shall provide documentation of such approval to the City, as approved by the Community Development Department Director and Airport Manager.
3. Prior to approval of any grading or building permit, Developer or Successor shall submit, and the City shall approve, a complete Dust Control Plan, as approved by the City Engineer and Airport Manager.
4. Prior to approval of Final Map, Developer shall show Avigation Easements on the Final Map, as approved by the City Engineer and Airport Manager.
5. Prior to the Project’s first Occupancy, Developer or Successor shall cause to be recorded the required deed notification as provided in the Livermore Executive Airport - Airport Land Use Compatibility Plan, Chapter 3.3.4.6, on all properties in the Project site for which this discretionary development permit is issued, and provide proof of recordation, as follows:
NOTICE OF AIRPORT IN VICINITY
This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors).
Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are
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associated with the property before you complete your purchase and determine whether they are acceptable to you.
6. Residential and commercial buildings greater than 30 feet in height shall provide emergency apparatus aerial access within a minimum of 15 feet and a maximum of 30 feet of the face of the building from an interior drive aisle or a public street, unless alternative emergency access is approved by LPFD.
7. Downturned lights shall be used to mitigate glare.
H. WATER RESOURCES DIVISION
1. The project shall install full trash capture devices on the storm drainage system for this project. Full trash capture systems must be on the San Francisco Regional Water Quality Control Board’s approved list :
https://www.sfestuary.org/approved-trash-capture-devices/
2. Any future tenants in the commercial portion of this “mixed-use” project that is a “food service establishment” must comply with the Livermore Municipal Code 13.32.330, which states the following:
New and Existing Food Service Establishments. All new food service establishments are required to install, operate, and maintain an approved type and adequately sized grease interceptor with a minimum capacity of 750 gallons necessary to maintain compliance with the objectives of this chapter.
Any existing food service establishment that does not have an approved grease interceptor with a minimum capacity of 750 gallons with planned modifications that include a building permit evaluation of $50,000 or greater will be required to install a grease interceptor pursuant to the requirements of this chapter… Grease interceptors shall be installed at a location where it shall be easily accessible for inspection, cleaning, and removal of intercepted grease. All such grease interceptors shall be serviced and emptied of accumulated waste content as required in order to maintain minimum design capability. Use of biological or chemical additives for grease remediation or as a supplement to grease interceptor or grease trap maintenance is prohibited. Sanitary wastes from water closets, urinals, garbage disposals, and high temperature dishwashers are not allowed to be connected to sewer lines intended for grease interceptor service.
3. The applicant shall construct a separate grease waste sewer line for the commercial portion of this requirement to facilitate future tenants’ compliance with this requirement if necessary.
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I. ENVIRONMENTAL SERVICES DIVISION
1. For parcels that have building trash chutes and central trash enclosures within the common garages, Developer or Successor shall ensure that containers and service for recyclable and organic materials is at the same or at an equally convenient location as garbage.
J. LIVERMORE SANITATION
1. For Planning Areas C1-B, C2-A, S1, S3-A, and S3-B, Developer or Successor shall establish a trash bin and cart staging area. Signage and/or striping shall be provided at each staging area to indicate trash pickup days and no parking time frames, as approved by the Community Development Department and Livermore Sanitation.
2. The designated staging areas shall be within the Public Right-of-Way, directly adjacent to, or in line with, each garage or trash enclosure entrance, and located in the general vicinity of each location specific in the attached Staging Area Map (Attachment 4), or such other location recommended by the applicant’s waste management consultant and approved by the Director in consultation with Livermore Sanitation.
3. Prior to the first Certificate of Occupancy of Planning Areas C1-B, C2-A, S1, S3-A, and S3-B, Developer or Successor shall provide Livermore Sanitation and the Community Development Department Director a plan to establish all staging areas, signage, and pickup schedules that will be subject to Community Development Department review and approval.
4. Given the residential proximity to the commercial uses, accounts will be serviced after 6:00am on each pickup day.
M. POLICE DEPARTMENT
1. Prior to occupancy of Planning Areas C1-B, C2-A, S1, S3-A, and S3-B, Developer or Successor shall prepare and submit a Security Plan, as approved by the Police Department.
2. The Project shall conform to Livermore Municipal Code Chapter 15.18, Building Security.
3. The Project shall implement all Law Enforcement Assets described in the Development Agreement.
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Exhibits:
A: Engineering Considerations
B: Specific Plan Policy Matrix
C: Isabel Neighborhood Specific Plan Environmental Impact Report Mitigation, Monitoring, and Reporting Program
D: Livermore Sanitation Trash Staging Exhibit
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DATE: June 27, 2024
ENGINEERING CONSIDERATIONS - EXHIBIT "A"
(Subject to revision prior to final approval
by Planning Commission and City Council)
TENTATIVE TRACT: 8659 (SUB22-008)
Isabel Crossings
LOCATION: 359 Portola Avenue
APPLICANT: Isabel Portola Owner LLC (Harridge)
Note: Special conditions are shown in standard type. Standard conditions that apply to this project are shown in italics. In addition, standard conditions of approval for this project are listed in Section II of the Development Plan Check and Procedures Manual.
1. DEFINITIONS
For the purpose of this agreement, the following words shall have the meanings respectively ascribed to them by this section:
Developer: Person(s) or Corporation(s) signing final map(s) and subdivision agreement(s)
Improvement Plans: Construction drawings for required public and private improvements Services: Utility lateral, or any portions of a conduit cable or duct, between a utility distribution line and the site it serves
Project: The work to be performed by Developer
2. VESTING TENTATIVE MAP
Approval or conditional approval of this vesting tentative map shall not limit the City Engineer's ability to require workable designs on future grading and improvement plans based upon these Engineering Considerations and the City's standard engineering specifications and details.
3. GENERAL
The project shall be in conformance with all City Ordinances, rules, regulations, and policies except as set forth in the Development Agrrement. The conditions listed below are particularly pertinent to this permit and shall not be construed to permit violation of other laws and policies not so listed. If the following conditions conflict with the Development Agreement, Veting Tentative Map, or the resolutions adopted as part of the Project approvals (collectively “Project Approvals”), the Project Approvals shall control over the conditions
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All required improvements shall be constructed in accordance with the Development Agreement.
In accordance with Development Agreement 22-001 (DA), the Developer has agreed to design and construct various improvements and amenities as specified in the Isabel Neighborhood Specific Plan.
These Engineering Considerations provide additional requirements for the design and construction of these improvements and amenities.
In order to provide for future construction of a pedestrian crossing of Isabel Avenue for public access to the future Valley Link Station, the Developer shall dedicate easements to the City for the public access, construction and operation of this crossing on the final map within the Town Square. The final location of this easement will be determined by the City Engineer working with the Developer.
In order to provide public access to the proposed multi-use trail at the southern end of the project, the Developer shall dedicate a public access easement over the trail on the final map as depicted on th Tentative Map.
In order to provide for the access to emergency vehicles at the southern end of the project, the Developer shall dedicate a emergency vehicle access easement over the trail on the final map as depicted on the Tentative Map.
In accordance with the Isabel Neighborhood Specific Plan, the Developer shall construct a neighborhood park at the northwest corner of Main Street and A Street. Because this park is intended to accommodate a variety of public programs and events. The park may include passive open space, playgrounds, picnic area, and pathways. Because LARPD will be maintaining and programming this park, the Developer shall design and construct this park per LARPD standards. LARPD approval signature will be required on the final plan set for the park. The developer shall dedicate the plaza parcels to the City on the final map.
In accordance with the Isabel Neighborhood Specific Plan, the Developer shall design and construct three plazas. Two located on Gateway Avenue at the entrance to the neighborhood and at the northwest corner of Main Street and Gateway Avenue. These plazas are central to the neighborhood and will serve as community gathering spaces. The plazas may include but are not limited to outdoor dining spaces, public art, kiosks, and specialty street furniture and lighting that encourages socialization and may include fountains. The developer shall dedicate the park parcel to the City on the final map.
In accordance with the DA, the Developer shall install Law Enforcement Assets that connect to the Livermore Police Department’s Real Time Awareness Center. These assets shall be located on City traffic signals, streetlights, or other infrastructure, as approved by the Director, Police Chief, and Administrative Services Director.
In accordance with the Isabel Neighborhood Specific Plan, the Developer shall establish a Transportation Management Association (TMA). The purpose of the TMA is to provide strategies to help make alternative modes of transportation as convenient, affordable and safe as solo
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driving. The strategies that may be included in the TMA are outlined in Chapter 3 of the Isabel Neighborhood Specific Plan.
A. IMPROVEMENT PLANS - Exhibit A-1
An engineered improvement plan shall be prepared by the Developer for approval by the City's Departments (including the Community Development, Public Services, Fire, and Police Department), which shall include, but not necessarily be limited to, existing site conditions, dedications, grading plans, street design and grades, curb, gutter, sidewalk and driveway grades, and type, size and location of all public works improvements as herein required. Approval of this tentative map does not constitute approval of the details shown thereon.
B. STANDARDS FOR IMPROVEMENT PLANS AND MAPS
All improvement plans and maps shall conform to the following City of Livermore documents except as modified by these engineering considerations:
1. City of Livermore Standard Specifications and Details
2. Development Plan Check and Procedures Manual
Completed final map and improvement plan checklists from the manual entitled "City of Livermore, Development Plan Check and Procedures Manual" shall be submitted with the first plan check submittal for each phase.
C. STANDARD CONDITIONS OF APPROVAL IN THE DEVELOPMENT PLAN
CHECK AND PROCEDURES MANUAL
All of the standard conditions of approval for subdivisions and major projects as listed in Part II of the City of Livermore Development Plan Check and Procedures Manual apply except for the following: A-2, A-4, A-3, A-10, B-7, B-8, B-9, B-10, B-11, B-12, B-13, B-14, and B-16.
D. WORK IN OTHER JURISDICTIONS
The Developer is responsible for obtaining permits and approvals for construction work and property acquisition that are required by agencies other than the City of Livermore.
Creek improvements may be subject to requirements of any or all of the following agencies: (1) California Department of Fish and Game, (2) the Army Corps of Engineers, (3) the Regional Water Quality Control Board, (4) State Department of Water Resources (5) the U.S. Fish and Wildlife Service, and (6) Alameda County Flood Control and Water Conservation District (Zone 7).
Portions of Isabel Avenue are within Caltrans right-of-way. Any construction within the Caltrans right-of-way will require a permit from Caltrans prior to construction. Other than the proposed Caltrans embankment landscaping, the project has been designed to avoid constructing improvements in the Caltrans right-of-way.
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4. STREETS
A. SPECIFIC REQUIREMENTS:
The Developer shall offer easements and dedications for, and shall improve his share of the ultimate street widths for the following named streets in accordance with the City's General Plan:
Isabel Avenue
Isabel Avenue is a major street in the General Plan. Along the project frontage Isabel Avenue is currently a 4-lane road with a striped median to accommodate turning lanes and a Class IIa bike lane in each direction.
The intersection of Isabel Avenue and Portola Avenue shall be redesigned and constructed as a protected intersection to provide for enhanced safety provisions for bicyclists and pedestrians moving through the intersection. The redesign of the intersection shall include but is not limited to the extension of the bike lane around the intersection that is protected with corner islands and bicycle signals. Final design features to be approved by the City Engineer. The revised intersection design shall be coordinated with the Shea Aura Tract 8612 (SUB21-007) project across the street.
The Isabel Neighborhood Specific Plan (INSP) requires that the existing bike lanes on Isabel Avenue be replaced with a new Class IV separated bike lane with buffer along the project frontage. Installation of this Class IV bike lane will include a physically raised barrier.
The Class IV bike lane will be comprised of an 8’ bike lane and 3’ median buffer. The median buffer shall have 6” deep curbs and be filled with landscaping and a decorative surface treatment subject to the review and approval of the Community Development Department. The buffer area shall be designed with a combination of median buffer planters and open segments to provide cyclists with both a travel lane separated from traffic and periodic openings with breakaway bollards to enter and exit the buffered bike lane. The median buffer planters shall be approximately 60’ in length and 3’ wide and have 6” deep curbs. The Developer shall provide a minimum of 3 samples of proposed decorative surface treatments for the median buffer during the design phase for review and approval by the Community Development Department.
Final design of the Class IV bike lane shall include but is not limited to appropriate transitions to and from the existing Class IIa to the Class IV bike lane; modifications to signing and striping; any surface treatments and/or structures, and any necessary utility services needed for the maintenance of the median buffer.
To accommodate the space needed for the Class IV bike lane the lane configurations on Isabel Avenue will vary depending on location.
Intersection with Portola Avenue:
At the intersection with Portola Avenue the lane configuration shall be constructed as follows:
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8’ Class IV bike lane
3’ raised buffer median
11.5’ merge lane
11.5’ travel lane
11.5’ travel lane
9’ raised median
11.5’ left turn lane
11.5’ left turn lane
11.5’ travel lane
11.5’ travel lane
11.5’ right turn lane
3’ raised buffer median
8’ Class IV bike lane
The Developer shall be responsible for constructing the 9’ median but will need to coordinate its construction with the Developer of Shea Aura Tract 8612 (SUB21-007) by locating the Isabel Avenue’s lane configurations in their ultimate locations.
The raised median shall expand in size and eventually taper down a 6’ width at the intersection of Isabel and A Street where the lane configuration transitions as follows:
8’ Class IV bike lane
3’ raised buffer median
11’ right turn lane
11.5’ travel lane
11.5’ travel lane
11’ striped future left turn lane
6’ raised median
11.5’ travel lane
11.5’ travel lane
3’ raised buffer median
8’ Class IV bike lane
Just north of the intersection with A Street, the Developer shall construct a northbound bus stop and turnout with a raised platform to accommodate the Class IV bike lane in accordance with Figure 17 in FHWA’s Separated Bike Lane and Planning Design Guide. The Developer shall install the appropriate transitions for the bike lane into and out of the bus stop.
Intersection with A Street:
The intersection of Isabel Avenue and A Street shall be designed and constructed as a protected intersection to provide for enhanced safety provisions for bicyclists and pedestrians moving through the intersection. The design of the intersection shall include but is not limited to the extension of the bike lane around the intersection that is protected with corner islands and bicycle signals. Final design features to be approved by the City Engineer.
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South of the intersection of Isabel Avenue and A Street, the lane configuration shall be constructed as follows:
8’ Class IV bike lane
3’ raised buffer median (minimum)
11.5’ travel lane
11.5’ travel lane
10’ raised median
11’ left turn lane
11.5’ travel lane
11.5’ travel lane
3’ raised buffer median
8’ Class IV bike lane
Just south of the intersection with A Street, the Developer shall construct a southbound bus stop and turnout with a raised platform to accommodate the Class IV bike lane in accordance with Figure 17 in FHWA’s Separated Bike Lane and Planning Design Guide. The Developer shall install the appropriate transitions for the bike lane into and out of the bus stop.
Intersection with Gateway Avenue:
North of the intersection with Gateway Avenue the lane configuration shall be constructed as follows:
8’ Class IV bike lane
3’ raised buffer median
11.5’ travel/right turn lane
11.5’ travel lane
11’ striped future left turn lane
8’ raised median
11.5’ travel lane
11.5’ travel lane
3’ raised buffer median
8’ Class IV bike lane
South of the intersection with Gateway Avenue the lane configuration shall transition as follows:
6’ Class IV bike lane
3’ raised buffer median
11’ travel lane
11’ travel lane
11’ striped future left turn lane
5’ raised median
11’ left turn lane
11’ left turn lane
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11’ travel lane
11’ travel lane
3’ raised buffer median
6’ Class IV bike lane
The median shall then extend out to a width of 22.5’ and terminate at the Caltrans right-of-way limit.
Streetlights on Isabel Avenue shall be installed along the project frontage and within the Isabel Avenue median in accordance with City Standards and Details. The project frontage streetlights shall be installed in accordance with Details ST-14A and ST14B. The median streetlights shall be double mast arm and shall be installed in accordance with Details ST-14A and ST-14B.
Portola Avenue
Portola Avenue is a major street in the General Plan. Along the project frontage Portola Avenue is a 4-lane road with a landscaped median to accommodate turning lanes and a Class IIa bike lane in each direction.
The Isabel Neighborhood Specific Plan (INSP) requires that the existing bike lane at the project location be replaced with a new Class IV separated bike lane with buffer along the project frontage in the eastbound direction. Installation of this Class IV bike lane will include a physically raised barrier.
To accommodate the Class 4 bike lane the lane configuration of Portola Avenue shall be modified in segments as follows:
Eastbound - West of Montage (south of median)
12’ travel lane
12’ travel lane
8.5’ buffer
8’ bike lane
East of Montage (north to south)
8’ bike lane
9’ buffer
11’ travel lane
12 travel lane
12’ turn lane
10’ existing median
11’ travel lane
12’ travel lane
8’ bike lane
3.5’ minimum buffer
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The buffer for this section shall expand as necessary to accommodate the existing bus turn out East of Isabel (north to south)
8’ bike lane
9’ buffer
11’ travel lane
11’ travel lane
10’ existing median
11’ turn lane
11’ travel lane
11’ travel lane
11’ turn lane
11’ turn lane
3.5’ buffer
6’ bike lane
Isabel to Cayetano Park entrance (north of median)
8’ bike lane
2’ buffer
10’ travel/turn lane
10’ travel lane
1l’ turn lane
10’ turn lane
11’ turn lane
The Class IV bike lane will be comprised of a bike lane and buffer area of varying width as noted above. The buffer area shall be designed with a combination of median buffer planters and open segments to provide cyclists with both a travel lane separated from traffic and periodic openings with breakaway bollards to enter and exit the buffered bike lane. The median buffer planters shall be approximately 60’ in length and varying width and have 6” deep curbs. Where feasible, each median buffer planter shall be planted with 3 street trees per standard detail L-3G with groundcover and/or hardscape per standard detail L-2B. Median buffer planting shall be reviewed and approved by the Community Development Department. City Engineer may modify the final lane widths shown above as needed to fit within available right-of-way.
Final design of the Class IV bike lane shall include but is not limited to appropriate transitions to and from the existing Class IIa to the Class IV bike lane; modifications to signing and striping; traffic signal timing, irrigation of planter area, any surface treatments and/or structures, and any necessary utility services needed for the maintenance of the median buffer planter.
Per Development Agreement 22-001, the Developer shall install additional Class IV bike lanes at the following locations:
1. Westbound on North Canyons Parkway and Portola Avenue completing the segment of Class
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IV bike lanes installed with Denova Amarone Tract 8657 and Shea Serenity Tract 8613
2. Westbound on Portola Avenue completing the segment of Class IV bike lane between Shea Serenity Tract 8613 and Campus Hill Drive.
3. Westbound between Campus Hill drive and just beyond the entrance to Cayetano Park.
4. Eastbound between Collier Canyon Road and the project frontage.
To further enhance bicycle safety, the Developer shall install bike boxes at the intersection of Portola Avenue and Montage Drive.
Portola Avenue along the tract boundary shall be given a 1-1/2" A.C. overlay across the full width.
Key cutting will be required at the conform points and along the gutter.
Isabel Avenue and Portola Avenue shall include relinquishment of abutter's rights on the final map.
Campus Hill Drive
In order to maximize the functionality of the redesigned intersection of Isabel Avenue and Portola Avenue as a protected intersection, the Developer shall extend the Class IV bike lane on both sides of Campus Hill Drive up to Heligan Lane.
Due to the right-of-way constraints of Campus Hill Drive, the Class IV bike lane shall be comprised of an 8’ bike lane on the west side and a 6’ bike lane on the east side with 2’ buffers on both sides.
Final design of the Class IV bike lane shall include but is not limited to appropriate transitions to and from the Class IV bike lane; modifications to signing and striping; traffic signal timing, irrigation of planter area, any surface treatments and/or structures, and any necessary utility services needed for the maintenance of the median buffer planter.
Main Street
Main Street is the primary street within the project and is meant to serve the commercial core of the Isabel Neighborhood Specific Plan. It is intended to contribute to street life and provide a sense of identity for the neighborhood. The streetscape for Main Street shall include but is not limited to design features such as specialty stamped concrete sidewalk, specialty streetlights and lighting, specialty wayfinding signs, kiosks, planters, trash and recycling receptacles, public art, special event banners and benches. During the design phase the Developer shall provide a minimum of 3 stamped concrete samples for the review and approval of the Community Development Department. The streetlights on Main Street shall include secondary outlets to provide for additional power for special events.
The Developer shall construct Main Street in two segments as follows:
Between Gateway and A Street, Main Street shall be comprised of a 92’ right-of way width that shall contain will 2 – 12’ travel lanes with 18’ wide angled parking on both sides with landscaped islands interspersed among the parking stalls. Along the edge of pavement 4’ planter strips shall be installed with 12’ sidewalks on both sides of the street. The sidewalk along Main Street shall be
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decorative stamped concrete and shall extend around the corners onto Gateway Avenue. During the design phase the Developer shall provide a minimum of 3 stamped concrete samples for the review and approval of the Community Development Department.
The intersection of Mainstreet and Gateway Avenue shall be an all-way stop controlled intersection.
Between A Street and Portola Avenue, Main Street shall narrow to a 64’ right-of-way width that shall contain 2 – 12’ travel lanes with 8’ parallel parking on both sides. Along the edge of pavement 4’ planter strips shall be installed with 8’ sidewalks on both sides of the street.
Streetlights on Main Street between Gateway Ave and A Street shall be decorative and installed in accordance with City Standards and Detail ST-14F. This will serve to identify this segment of Main Street as part of the core of the Isabel Neighborhood Specific Plan.
Streetlights on Main Street between A Street and Portola Avenue and shall be decorative and installed in accordance with City Standards and Detail ST-14D.
Gateway Avenue
Gateway Avenue is a Pedestrian Street in the Isabel Neighborhood Specific Plan. Pedestrian Streets are intended to serve as the entry point into the Isabel Neighborhood and be the main walking route within the neighborhood that is comfortable for pedestrians. Between Isabel Avenue and Main Street, Gateway Avenue shall have specialized streetscape features that include but is not limited to planter boxes, specialty lighting, benches, public art, special event banners, and wayfinding signage for pedestrians, bicyclists and drivers. Other specialty streetscape features may include specialty paving at intersections to enhance the visibility of pedestrian crossings.
The right-of-way width for Gateway Avenue varies in width from 77’ to 60’. In general, Gateway Avenue shall be comprised of two travel lanes with pedestrian serving features such as 6’ sidewalks and 6’ planter strips on both sides of the street. 8’ parallel parking shall be provided in designated parking bays where space is available.
Between Isabel Avenue and Main Street, Gateway Avenue shall have a right-of-way width of 77’ to include additional travel lanes to accommodate traffic entering and exiting the neighborhood.
Additionally, Gateway Avenue shall include a bike box at the intersection with Isabel Avenue to facilitate left turns for bicyclists onto Isabel Avenue. No parking will be allowed for this segment of Gateway Avenue.
Between Main Street and C Street Gateway Avenue shall have a right-of-way width of 61’. This segment of Gateway Avenue shall be comprised of a 10’ travel/turn lane, 2 – 10’ travel lanes and 8’ parking bay along the south side of the street. The planter strips shall be narrowed in this segment to fit within the 61’ right-of-way width.
Between C Street and Shea Center Drive
Between C Street and Shea Center Drive Gateway Avenue shall have a right-of-way width of 60’.
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This segment of Gateway Avenue shall be comprised of 2 – 10’ travel lanes and 8’ parking bays along both sides of the street.
In accordance with the Isabel Neighborhood Specific Plan, Class III bike lanes shall be installed within the entire Gateway Avenue right-of-way from Isabel Avenue to Collier Canyon Road. Class III bike lanes share the travel way with vehicles. The Developer shall sign and stripe the Class III bike lane within Gateway in locations that are deemed appropriate by the City Engineer.
Streetlights on Gateway Avenue between Isabel Avenue and C Street shall be decorative and installed in accordance with City Standards and Detail ST-14F. This will serve to identify this segment of Gateway Avenue as part of the core of the Isabel Neighborhood Specific Plan.
Streetlights on the remainder of Gateway Avenue shall be decorative and installed in accordance with City Standards and Detail ST-14D.
A Street
A Street is a Bicycle Street in the Isabel Neighborhood Specific Plan. Bicycle Streets are intended to provide connection to the City’s bicycle and trail network through Class II bike lanes. Bicycle streets have narrow travel lanes and parking bays on both sides where space is available. Bicycle streets also have planter strips and sidewalk on both sides. A Street shall have a 76’ right-of-way width that is comprised of 2-10’ travel, 2- 6’ Class II bike lanes separated from the travel lanes by 2’ striped buffers. The parking bays shall be 8’ wide and the planter strip and sidewalk for A Street shall be 6’ wide.
Streetlights on A Street shall be decorative and installed in accordance with City Standards and Detail ST-14D.
B and C Streets
B and C Streets are Pedestrian treets in the Isabel Neighborhood Specific Plan. These streets shall have a 62’ right-of-way width comprised of 2- 11’ travel lanes with 8-foot parking bays, 6’ planter strips and 6’ sidewalk on both sides.
Streetlights on B and C Streets shall be decorative and installed in accordance with City Standards and Detail ST-14D.
Shea Center Drive
In accordance with the Isabel Neighborhood Specific Plan, Class II bike lanes shall be installed within the Shea Center Drive right-of-way in both directions from Gateway Avenue to Constitution Drive. The Developer shall sign and stripe the Class II bike lane within Shea Center Drive. To accomplish this the street shall be restriped for 2- 10’ travel lanes, 2- 6’ bike lanes and a 10’ dual left turn lane.
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Mid-block Crossings
Where mid-block crossings are proposed on any street the Developer shall install Rectangular Rapid Flashing Beacons (RRFB) to increase safety at these locations. Installation shall include all utility connections and services.
Emergency Vehicle Access
The Developer shall construct and dedicate an easement for a 26 feet wide Emergency Vehicle Access as shown on the Tentative Map.
Additionally, prior to the start of framing for any buildings, full street sections shall be installed to provide access for emergency vehicles during construction of the buildings. Full street sections shall include installation of fire hydrants, utilities and curb and gutters.
CASp Certification for Public Walkways/Sidewalks
The Developer shall have a certified CASp Specialist review and certify that the design for all pedestrian improvements within the public right-of-way or a public easement complies with the following applicable regulations: American with Disabilities Act (ADA) requirements, the Public Rights-of-Way Accessibility Guidelines (PROWAG), and the requirements found in Chapter 11B of the 2019 California Building Code. If an accessibility design cannot meet the above listed applicable standards, the Developer shall propose and the CASp Specialist shall concur with a design exception request for approval by the City Engineer or their designee. In addition, the Developer shall have the certified CASp Specialist inspect and certify that pedestrian improvements are installed per the CASp certified design. Pedestrian improvements include new trails, walkways, sidewalks, accessible ramps, connections between existing and new pedestrian improvements, and modifications to existing pedestrian improvements within or adjacent to the project site, as shown on the approved plans.
5. TRAFFIC SIGNALS
Install fully traffic actuated traffic signals per current City and Caltrans standards and using equipment as specified by the City Engineer at the following intersections:
Isabel Avenue and Portola Avenue - redesign as a protected intersection Isabel Avenue and Gateway – design as a protected intersection with a bike box on Gateway Avenue
Isabel Avenue and Street A – modify to accommodate striping for the Class IV bike lanes Portola and Main Street/Montage Drive - modify to accommodate striping for the Class IV bike lanes and add bike boxes on Main Street and Montage Drive Traffic signals shall be in operation seven days prior to the first occupancy or at the approval of the
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City Engineer.
6. TRAFFIC IMPACT FEE CREDITS AND REIMBURSEMENTS:
In accordance with Development Agreement 22-001 the Developer will be eligible for credits or reimbursements for TIF eligible improvements as outlined in the Development Agreement. The following is a summary of the improvements that will receive TIF Credit or reimbursement under the terms of Development Agreement 22-001:
Main Street between Gateway Avenue and A Street
Gateway Avenue between Main Street and Isabel Avenue
Isabel Avenue Medians and non-frontage off-site improvements Portola Avenue non-frontage improvements
Shea Center Drive southbound bike lane
Gateway Avenue bike lanes west of Shea Center Drive
A. CREDITS
Traffic impact fee credits will be calculated at the time the subdivision agreement is prepared prior to final map approval. The traffic impact fee credit for construction will be based on cost estimates for the T.I.F. work as approved by the City Engineer. The final calculated traffic impact fee for construction will determine the number of building permits eligible to receive traffic impact fee credits at permit issuance.
B. REIMBURSEMENTS
In accordance with DA the Developer may be eligible to receive a reimbursement of a portion of TIF paid at building permit issuance if certain performance parameters are met as outlined in the DA. The portion of TIF fees to be reimbursed will be the difference between the full TIF rate and the Downtown TIF rate in effect at the time of building permit issuance.
Additionally, following fulfillment of the performance parameters for TIF reimbursement as outlined in the DA, the Downtown TIF rate will be applied for all subsequent building permits issued for the project.
7. SANITARY SEWERS
The Developer is proposing to relocate an existing 12’ public sanitary sewer main along the southern end of the project within a 30’ sanitary sewer easement. The Developer is proposing to relocate the sewer main under the proposed multi-use trail along the southern edge of the project.
In order to relocate this main the Developer shall dedicate a new 30’ sanitary sewer easement on the final map for the relocated portion of the sewer main.
Following installation of the relocated sewer main and the new main has passed City inspection tests for use, the Developer shall remove the unused sewer main and prepare documents for the vacation of the sanitary sewer easement that will no longer be used for review and approval by the
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City. Vacation of the sanitary were easement that is no longer needed shall occur prior to tract acceptance.
The Developer will be installing the City standard asphalt street section for the majority of the streets in the project with only specialty paving (i.e. pavers, stamped concrete, stamped asphalt, etc.) in a few areas to act as “accents” to the project entry or other areas as approved by the City Engineer. In order to facilitate the maintenance and repair of the public sanitary sewer lines in the future, the Developer shall install double-walled pipe or other pipe protective measures as approved by the City Engineer, in all locations where the pipe runs under specialty paving. Additionally, no pipe joints will be allowed in specialty paving areas.
Sewer lines shall be extended across all frontages and stubbed to each Planning Area.
Sewer laterals with cleanouts behind the curb shall be installed to each lot or site before the streets are surfaced.
8. STORM WATER DRAINAGE AND TREATMENT REQUIREMENTS
A. General
1. This site is subject to the National Pollutant Discharge Elimination System (NPDES) Program. Prior to the issuance of the initial grading or building permit, the Developer shall provide evidence that the site is covered by the statewide General Permit to Discharge Storm Water associated with construction activity. This requires confirmation that a Notice of Intent (NOI) and the applicable fee was sent to the State Water Resources Control Board. In addition, the grading plans need to state: "All grading shall be in accordance with the Storm Water Pollution Prevention Plan prepared by the Developer per the Notice of Intent on file with the State Water Resources Control Board".
2. Necessary interceptor ditches shall be concrete. Field inlets and storm drainage pipe may be necessary in conjunction with concrete interceptor ditches as secondary drainage releases. All interceptor ditches shall be privately maintained.
B. Storm Drainage Requirements
1. Drainage from this site currently outfalls to the Arroyo Las Positas which is identified in the Zone 7 Stream Management Master plan and Stream WISE Program, Project R5-2, dated August 2006 as impacted for sediment. The necessary improvements needed to alleviate this deficiency include removing the sediment from Airway Blvd. to Kitty Hawk Road. To avoid worsening downstream creek impacts the Developer shall evaluate the impacts to the creek as a result of this development and demonstrate that they are equal to or less than the existing impacts to the creek prior to development. If the impacts of the proposed development are found to exceed the pre-project impacts to the creek the Developer may: 1) choose to complete the improvements as part of their project; 2) wait until the improvements are completed by the City or Zone 7 with a future CIP project prior to proceeding with their project; or 3) provide with their project, on-site facilities that create post-development storm flows that are less than or equal to pre-development flows and
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meet the City’s discharge guidelines. If detention is needed the Developer shall regulate storm water flows up to and including the 100-year storm with the discharge rate the same as that required by the Hydromodification Management Plan “HMP”. Developer shall submit calculations demonstrating that the added detention and flow regulation results in post project flows that are equal or less than the existing impacts to the creek prior to development.
2. This project is located within an impacted storm drainage basin as identified in the City’s Storm Drain Master Plan (dated July 2004). The necessary improvements needed to increase downstream capacity are not currently identified as a project within the City’s current Capital Improvement Program (CIP). The applicant may: 1) choose to install the storm drain improvements as part of their project; 2) wait until the improvements are installed by the City with a future CIP project prior to proceeding with their project; or 3) provide with their project, onsite facilities that create post-development storm flows that are less than or equal to predevelopment flows.
Per the City’s Facilities Planning Guidelines (dated June 2005), the flows must have the following characteristics:
For a 10-year design discharge: a hydraulic grade line (HGL) is no higher than 1.25 feet below the top of curb elevation at any manhole or inlet.
For a 100-year design discharge: a HGL does not exceed the top of curb elevation. (This is required for item 3 above.)
For additional detail on these guidelines, the applicant should refer to the following resources:
City of Livermore Storm Drain Master Plan & City of Livermore Facilities Planning Guidelines (both available at the Engineering counter at City Hall).
Stormwater Hydromodification Vault
The storm drainage for the site shall be conveyed to the proposed stormwater hydromodification vault located at the southern end of the project as shown on the tentative map. This stormwater hydromodification vault shall be sized to serve the ultimate development of the site and detain the difference between pre-development and post development storm water flows for the 100-year storm based upon the City’s NPDES storm water discharge permit. This stormwater hydromodification vault shall be privately owned and maintained.
C. Stormwater Infrastructure Maintenance Funding
The cost to maintain all private storm water infrastructure installed with this project shall be funded by the Developer.
D. Channels – Not Used
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E. Storm Water Treatment, Detention and Low Impact Development Requirements
1. The Developer shall treat the storm water runoff from this site prior to having the storm water enter the City’s storm water distribution system. Stormwater Treatment, Low Impact Development, and Trash Capture is required by the Regional Water Quality Control Board.
The Developer shall complete and or update the Stormwater Requirements Checklist. The Developer shall provide a storm water treatment plan with calculations indicating treatment that meets the latest requirements described in Section C.3 of the City’s NPDES Permit with the Regional Water Quality Control Board. City approval of this plan and calculations is required prior to the approval of the improvement plans.
2. This project is greater than one acre, the Developer shall provide a Hydrograph Modification Plan (HMP) with calculations in accordance with the Alameda Countywide Cleanwater Program (ACCWP) Bay Area Hydrology Model (BAHM) guidelines. The software for the design of control measures to meet the Flow Duration Control is available to download from www.bayareamodel.org. For additional information you may contact Debbie Salgado in the City’s Engineering Department at (925-960-4558)
3. Prior to final map approval, the applicant shall enter into a maintenance agreement with the City of Livermore for all storm water treatment devices deemed necessary on this site. If the stormwater treatment devices will be maintained by the individual homeowners a cleanout will be necessary at the property lines to allow the residents to maintain their portion of the private storm drain underdrain. If the stormwater treatment device will be maintained by a Homeowners Association, then the cleanouts at each of the property lines may not be needed. The storm drain treatment devices shall be shown on the plat plans and included in the Operations and Maintenance Agreement. The Operations and Maintenance Agreement(s) shall be recorded prior to recordation of the Final Map.
F. Stormwater Treatment Infrastructure Maintenance Funding The cost to maintain all private storm water treatment, detention and low impact development infrastructure installed with this project shall be funded by the Developer.
The cost to maintain storm water treatment devices located within a public street will be maintained by the City through the INSP Maintenance CFD.
9. REQUIRED SOURCE CONTROL STORMWATER MEASURES
The Regional Water Quality Control Board adopted Order R2-2022-0018 issuing the Alameda Countywide NPDES municipal storm water permit for the Alameda Countywide Clean Water Program. The 17 member agencies, including Livermore, are subject to this permit and all its requirements including the following:
“The Permittees shall, as part of their continuous improvement process, submit enhanced new development and significant redevelopment Performance Standards
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that summarize source control requirements for such projects to limit pollutant generation, discharge, and runoff, to the maximum extent practicable…” In accordance with this requirement, the following source control measures, included as part of these Conditions of Approval, shall be implemented as a part of this project.
A. Structural Control Measures
1. Illegal Dumping to Storm Drain Inlets and Waterways
On-site storm drain inlets, except inlets located in landscaped areas, shall be clearly marked with the words “No Dumping! Flows to Bay” on a stainless steel marker. The stainless steel markers are available for purchase from the Water Resources Division. For ordering information, please call 925-960-8100. For projects with newly-developed, privatelymaintained streets, agency staff will verify that storm drain inlets have been marked before the final sign-off on the project’s building permit or encroachment permit.
2. Interior Floor Drains
Approved interior floor drains shall be plumbed to the sanitary sewer system and shall not be connected to the storm drain system. The applicant shall contact the Water Resources Division for specific connection and discharge requirements.
3. Parking Garages
Interior level parking garage floor drains shall be connected to a sand/oil interceptor or equivalent water treatment device approved by the Water Resources Division prior to discharging to the sanitary sewer system.
4. Pesticide/Fertilizer Application and Irrigation
a. Landscaping shall be designed to minimize irrigation and runoff, promote surface infiltration where possible, minimize the use of fertilizers and pesticides that can contribute to storm water pollution, and incorporate appropriate Bay-Friendly Landscaping principles.
b. If a landscaping plan is required as part of a development project application, the plan shall meet the following conditions related to reduction of pesticide use on the project site:
I. Where feasible, landscaping shall be designed and operated to treat storm water runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified.
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II. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment.
III. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable.
IV. Unless otherwise specified, proper maintenance of landscaping shall be the responsibility of the property owner.
V. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design. Some examples of IPM principles and techniques include the following:
i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site.
Consider future conditions when plants reach maturity. Consider seasonal changes and time of day.
iii. Provide irrigation appropriate to the water requirements of the selected plants. iv. Select pest and disease resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects.
VI. Landscaping shall also comply with City of Livermore’s “Water Efficient Landscape Ordinance”. However, areas of a site used for bio-swales or other landscaped areas that function as a storm water treatment measure shall be exempt from the Water Efficient Landscaping requirements.
VII. An efficient irrigation system shall be installed in areas requiring irrigation. An example of an efficient irrigation system is one that includes a weather-based (automatic, self-adjusting) irrigation controller with a moisture and/or rain sensor shutoff, and in which sprinkler and spray heads are not permitted in areas less than 8 feet wide.
5. Pool, Spa, and Fountain Discharges
a. New or rebuilt swimming pools, hot tubs, spas and fountains must have a connection to the sanitary sewer to facilitate draining. This connection could be a drain in the pool to the sanitary sewer or a cleanout located close enough to the pool so that a hose can readily direct the pool discharge into the sanitary sewer cleanout.
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b. When draining is necessary, a hose or other temporary system shall be directed into a sanitary sewer cleanout, or vegetated areas that are large enough to accommodate the volume without allowing the discharged water to flow to the storm drain system or receiving water body.
6. Food Service Equipment Cleaning
a. Food service facilities (including grocery stores) shall have a sink or other container for cleaning floor mats, equipment, and hood filters, which is connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to allow for the largest type of equipment that must be cleaned at the facility. The cleaning area shall be indoors or in a roofed area outdoors and must be plumbed to the sanitary sewer. The discharge of wastewater from these washing activities to the storm drain system is prohibited. Outdoor cleaning areas shall be designed to prevent storm water runon from entering the sanitary sewer and to prevent wastewater runoff to the storm drain from washing activities. Signs shall be posted indicating that all food service equipment washing activities shall be conducted in this area.
b. An oil and grease interceptor with a minimum size of 750 gallons is required for all food service facilities (including restaurants and grocery stores). Facilities that do not have any cooking or any other grease generating processes may request an exemption from this requirement.
7. Refuse Areas
a. New or redevelopment projects shall provide a roofed and enclosed area for dumpsters, recycling containers, compactors, and food waste containers. The area shall be designed to prevent water run-on to the area, to prevent runoff from the refuse area and to properly contain litter and trash. Dumpster leakage from covered trash and food compactor enclosures shall drain to the sanitary sewer via connection to an approved oil and grease interceptor device.
b. Runoff from trash enclosures, recycling areas, and/or food compactor enclosures or similar facilities shall not discharge to the storm drain system. Trash enclosure areas shall be designed to avoid run-on to the trash enclosure area. In most cases, drains are not permitted within trash enclosure areas. A drain, however, must be provided for compactors. If a drain is required in or beneath dumpsters, compactors, and tallow bin areas, it shall be connected to a grease removal device prior to discharging to the sanitary sewer.
8. Outdoor Process Activities/Equipment 1
1 Examples of businesses that may have outdoor process activities and equipment include machine shops and auto repair shops, and industries that have pretreatment facilities.
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a. Process activities shall be performed either indoors or in roofed outdoor areas. If performed outdoors, the area shall be designed to prevent the “run-on” of storm water drainage, as well, as the runoff from the area with process activities. b. Process equipment areas shall drain to the sanitary sewer system. The applicant shall contact the Water Resources Division for specific connection and discharge requirements.
9. Outdoor Equipment/Materials Storage
a. All outdoor equipment and materials storage areas shall be covered and/or bermed, or shall be designed with Best Management Practices (BMP) that effectively minimize the potential runoff and contact of storm water to pollutants. b. Storage areas containing non-hazardous liquids shall be covered by a roof and be contained by berms, dikes, liners, vaults or similar spill containment devices. c. All on-site hazardous materials and wastes, as defined and/or regulated by the California Public Health Code must be used, managed, and stored in compliance with the applicable Livermore Pleasanton Fire Department’s requirements and regulations.
10. Vehicle/Equipment and Commercial/Industrial Cleaning a. Wastewater from vehicle and equipment washing operations shall not be discharged to the storm drain system. Auto dealerships, however, may rinse off vehicle exterior surfaces for appearance purposes, provided only a minimum volume of water is used without soap or other cleaning agents.
b. Commercial/industrial facilities having vehicle/equipment cleaning needs shall either provide a roofed, bermed area for washing activities or discourage vehicle/equipment washing by removing hose bibs (faucets) and installing signs prohibiting such uses.
Vehicle/equipment washing areas shall be paved, designed to prevent run-on to or runoff from the area, and plumbed to drain to the sanitary sewer via an oil water separator with a minimum size of 750-gallons or an approved equivalent pretreatment device. c. Commercial car wash facilities shall be designed and operated such that no runoff from the facility is discharged to the storm drain system. Wastewater from the facility shall discharge to the sanitary sewer via an oil water separator with a minimum size of 750- gallons or an approved equivalent pretreatment device.
d. All facilities, which discharge wastewater generated from vehicle or equipment washing, must obtain a wastewater discharge permit from the City of Livermore’s Water Resources Division prior to the commencement of the discharge.
11. Vehicle/Equipment Repair and Maintenance
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a. Vehicle/equipment repair and maintenance shall be performed in a designated area indoors, or if such services must be performed outdoors, in an area designed to prevent the run-on and runoff of storm water. Oil and other automotive fluid change service must always be performed indoors.
b. Secondary containment shall be provided for exterior work areas where hazardous materials or hazardous wastes are used or stored. Drains shall not be installed within the secondary containment areas.
c. Vehicle service facilities shall not contain floor drains. d. Tanks, containers, or sinks used for parts cleaning or rinsing shall not be connected to the storm drain system. Tanks, containers, or sinks used for such purposes shall not be directly connected to the sanitary sewer. Discharges to the sanitary sewer from such operations require prior approval from the Water Resources Division. The applicant shall contact the Water Resources Division for specific connection and discharge requirements.
12. Fuel Dispensing Areas
a. Fueling areas2 shall have impermeable surfaces (i.e., portland cement concrete or equivalent smooth impervious surface) that are: a) graded at the minimum slope necessary to prevent ponding; and b) separated from the rest of the site by a grade break that prevents run-on of storm water to the maximum extent practicable. b. Fueling areas shall be covered by a canopy or roof that extends a minimum of ten feet in each direction from each pump. Roof downspouts from the canopy or roof shall not drain onto the fueling area.
13. Loading Docks
a. Loading docks shall be graded to minimize run-on to and runoff from the loading area.
Roof downspouts shall be positioned to direct storm water away from the loading area.
Storm water runoff from loading dock areas shall be connected to a post-construction storm water treatment measure(s) prior to discharge to the storm drain system. b. Door skirts between the trailers and the building shall be installed to prevent exposure of loading activities to rain, unless one of the following conditions applies: the loading dock is covered, or the applicant demonstrates that rainfall will not result in an exposure of storm water to pollutants.
14. Fire Sprinkler Test Water
2 The fueling area shall be defined as the area extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of one foot, whichever is greater.
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Provisions shall be made in the project design and construction to allow for the discharge of fire sprinkler test water to an onsite vegetated area. If this is not feasible, provide for discharge to the sanitary sewer in accordance with current plumbing codes.
15. Miscellaneous Drain or Wash Water
a. Boiler drain lines shall be connected to the sanitary sewer system and may not discharge to the storm drain system.
b. For small air conditioning units, air conditioning condensate shall be directed to landscaped areas as a minimum BMP. For large air conditioning units, in new developments or significant redevelopments, condensation lines shall be connected to the sanitary sewer system, wherever feasible.
c. Roof drains shall discharge and drain away from the building foundation to landscaped areas wherever feasible.
d. Washing and/or steam cleaning activities must be performed at an appropriately equipped facility that drains to the sanitary sewer as specified in Section J. Any outdoor washing or pressure washing must be in compliance with the City’s Stormwater Management Program requirements and managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. The applicant shall contact the Water Resources Division for specific discharge requirements.
16. Architectural Copper Installation
Projects with architectural copper should, if possible, purchase copper materials that have been pre-patinated at the factor. Whether patination is done offsite or onsite, applicant should consider coating the copper materials with an impervious coating that prevents further corrosion and runoff. If patination is done on-site, implement one or both of the following:
a. Collect rinse water in a tank and pump to the sanitary sewer. Contact the City of Livermore Water Resources before discharging to the sanitary sewer. b. Collect the rinse water in a tank and haul off-site for proper disposal.
B. II. OPERATIONAL BMPS
This section details Best Management Practices (BMP) that private property owners and/or the occupants of private property must implement following the construction of projects. Ultimately, the responsibility for implementation of these BMPs rests with the property owners. The City of Livermore’s Source Control Program routinely performs inspections of industrial and commercial sites to verify BMP implementation and effectiveness.
1. Paved Sidewalks and Parking Lots
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Sidewalks and parking lots shall be swept regularly to minimize the accumulation of litter and debris. Wash water resulting from the pressure washing of parking lots must be captured, pretreated (if necessary) to meet local discharge limits, and discharged to the sanitary sewer. Wash water resulting from the pressure washing of sidewalks may be allowed to drain to the storm drain system provided that (a) no soap or other cleaning agents are used, and (b) all debris are trapped and collected to prevent entry into the storm drain system. Under no circumstances shall wash water containing any soap or other cleaning agents be discharged to the storm drain system.
2. Private Streets, Utilities and Common Areas
a. The owner of private streets and storm drains shall prepare and implement a plan for street sweeping of paved private roads and cleaning of all storm drain inlets. b. For residential developments, where other maintenance mechanisms are not applicable or otherwise in place, a Property Owners Association, Landscape& Lighting District, or an equivalent mechanism shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining storm water BMPs associated with improvements and landscaping. CC&R’s creating the association shall be reviewed and approved by the City prior to the recordation of the Final Map and recorded prior to the sale of the first residential unit. The CC&R’s or Landscape & Lighting District shall describe how the storm water BMPs associated with privately owned improvements and landscaping shall be maintained and detail contact information for the entity responsible for such maintenance activities.
3. Vehicle/Equipment Repair and Maintenance
a. No person shall dispose of, or permit the disposal, directly or indirectly, of vehicle fluids, hazardous materials, or rinse water from parts cleaning operations into storm drains.
b. No vehicle fluid removal shall be performed outside a building, or on asphalt or ground surfaces, whether inside or outside a building, except in such a manner as to ensure that any spilled fluid will be in an area of secondary containment. Leaking vehicle fluids shall be contained or drained from the vehicle immediately. c. No person shall leave unattended drip parts or other open containers containing vehicle fluid, unless such containers are in use or in an area that cannot discharge to the storm drain.
4. Fueling Areas
The property owner shall dry sweep the fueling area and spot clean leaks and drips on a routine basis. Fueling areas shall not be washed down with water unless the wash water is
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collected and prevented from discharging to the storm drain system. Wash water resulting from the pressure washing of fueling areas must be captured, pretreated (if necessary) to meet local discharge limits, and discharged to the sanitary sewer or hauled offsite for proper disposal through a licensed waste hauler.
5. Loading Docks
The property owner shall ensure that BMPs are implemented to prevent potential storm water pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control, and spill clean-up.
6. On-site Storm Drains
All on-site storm drains must be inspected and, if necessary, cleaned at least once a year immediately prior to the rainy season.
7. Architectural Copper Cleaning, Treating or Washing
When cleaning, treating or washing architectural copper features, implement one or both of the following:
a. Collect rinse water in a tank and pump to the sanitary sewer. Contact the City of Livermore Water Resources before discharging to the sanitary sewer. b. Collect the rinse water in a tank and haul off-site for proper disposal.
10. WATER SUPPLY (CITY)
The Developer is installing City standard asphalt street section for the majority of the streets within the project with specialty paving (i.e. pavers, stamped concrete, stamped asphalt, etc.) in a few areas to act as “accents” to the project entry or other areas as approved by the City Engineer. In order to facilitate the maintenance and repair of the water lines in the future, the Developer shall install double-walled pipe or other pipe protective measures as approved by the City Engineer, in all locations where the pipe runs under specialty paving. Additionally, no pipe joints will be allowed in specialty paving areas.
Water mains shall be extended across all frontages of each phase and all waterline valves must notate “EPDM” on the valve body.
The developer shall install pressure reduction valves (PRVs), backflow prevention devices and appurtenances on the potable and reclaimed water services as directed by the City Engineer The fire service backflow preventer(s) shall be effectively screened from the public right-of-way while at the same time preserving ease of maintenance access to the backflow preventer(s).
Screening shall be as specified on City Standard Detail W-10A, B and C. The fire service
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backflow preventer(s) shall meet the performance standards of the backflow preventer shown in City Standard Detail W-10A, B and C.
Prior to removal of a 1-inch, a 1.5-inch, or a 2-inch water service, the Developer shall contact the City’s Water Resources Division at (925) 960-8100 and ask if the City would like to convert the service to a water sampling station. Existing water services (of any size) that will not be used by the proposed development shall be abandoned at the main. Large services shall be abandoned by placing a blind flange on the tee at the main. Small services shall be abandoned by removing the corporation stop valve and installing the appropriate plug in the service saddle. Any valves or meters on abandoned services shall be removed. The meters shall be returned to the Water Resources Division if they are not reused. The Developer shall coordinate water service removals with the City’s Water Resources Division as well as with the public works inspector.
Because the project is located within the City of Livermore Water Zone 1, the developer shall install pressure reduction valves (PRVs), backflow prevention devices and appurtenances on the potable and reclaimed water services as directed by the City Engineer.
The fire service backflow preventer(s) shall be effectively screened from the public right-of-way while at the same time preserving ease of maintenance access to the backflow preventer(s).
Screening shall be as specified on City Standard Detail W-10A, B and C. The fire service backflow preventer(s) shall meet the performance standards of the backflow preventer shown in City Standard Detail W-10A, B and C.
Because the project is located within a reclaimed water service area, the irrigation system shall be connected to the reclaimed water system. If the Reclaimed water main is not currently located along the sight frontage of this project, the Developer shall extend the water main as necessary to connect to the main along said project site frontage.
Furthermore, the Developer shall Prepare a “Reclaimed Water Engineer’s Report” for review and shall obtain City approval of the “Reclaimed Water Engineer’s Report” prior to the approval of the final map.
11. UNDERGROUNDING OF UTILITIES:
All existing and new electric (with the exception of any 60 KV and higher voltage wires) and communication lines along the project frontage and within the project shall be placed underground.
Electric, gas, Comcast and SBC utilities are required and shall be placed in a common trench. All electric transformers shall be placed underground.
12. TRAILWAY/BIKEWAY REQUIREMENTS
Active Transportation Plan
Certain portions of this development are within the City of Livermore Active Transportation Plan established and adopted as part of the General Plan.
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In accordance with this plan, the Developer will be required to construct Class IV bike lanes including but not limited to the project frontages of Portola Avenue and Isabel Avenue.
In accordance with the DA the developer shall install a multi-use trail at the southern end of the project to provide neighborhood connectivity and a visual buffer from I-580. The trail shall be 26’ wide and shall coexist with an Emergency Vehicle Access. The Developer shall dedicate a public access easement over the trail for pedestrian access on the final map. Prior to the filing of the final map, the Developer shall enter into a Maintenance Agreement with the City to ensure the long-term maintenance of this trail.
13. MEDIANS AND OTHER LANDSCAPED AREAS
Since the City has a new centralized irrigation system with a computer terminal and modem located at the City’s Maintenance Service Center, the Developer shall install a City standard centralized irrigation controller system with communication accessories as approved by the City. The City may exempt this requirement based on the limited size of the landscape area.
14. HORTICULTURIST'S REPORT
A Horticulturist’s report will be required if the site is located north of Highway I-580.
15. SPECIAL DISTRICTS
A. Landscaping and Lighting Maintenance and Operation
This development is within Landscape Maintenance District LL-821 that was created to maintain public improvements installed by Shea for the development of commercial properties. Because the property has been rezoned from commercial to residential, the Developer shall de-annex this property from LL-821 and annex into Landscape Maintenance District LL-857 which was created to maintain public improvements within Shea residential properties. The Developer shall initiate and bear the costs for the de-annexation from LL-821 and the annexation to LL-857.
The Developer may provide an alternative source of funding for its share of the maintenance of the public improvements within LL-857 subject to approval by the City.
B. Assessment District
Portions of this development are within Community Facilities District 2016-2 (Shea Properties) (CFD) and is subject to the charges and requirements thereof. Because the CFD was formed with a non-residential use for the parcels within Tract 8659, the Developer shall bear the costs for any changes or modifications to the CFD that will be necessary to reconfigure the assessments for the new residential use within Tract 8659.
The development shall annex into Community Facilities Maintenance District 2023-1 (Isabel Neighborhood Specific Plan) to provide the City maintenance funds to maintain portions of public
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infrastructure and landscaping that is installed with the Isabel Neighborhood Specific Plan in accordance with the applicable rate and method of approtionment.
The Developer shall initiate and bear the costs for the annexation into CFD 2023-1.
Annexation documents shall be filed with the filing of the final map. The necessary documentation shall be submitted for City review with the first improvement plan submittal.
C. Mello Roos District
This development is within the Triad Community Facilities District 90-1A and is subject to the charges and requirements thereof.
In accordance with DA, the Developer is proposing to form a Community Facilities District (CFD) to fund the construction of back bone infrastructure and certain development impact fees. The formation of this new CFD must be completed prior to the filing of the final map.
16. AIRPORT LOCATION
This development is located in the vicinity of the Livermore Municipal Airport. Aircraft operations in the vicinity of the property may potentially create nuisances, including but not limited to noise, vibration or odors. The owner and or future buyer should be aware that operations and flight numbers at the Livermore Municipal Airport could increase in the future. A report must be filed with the Division of Real Estate relative to this matter.
An avigation easement shall be granted to the City. The grant shall be made on the City's "Avigation Easement" form.
17. SUBDIVISION AGREEMENT AND SECURITY
Following tentative map approval, the Subdivision Improvement Agreement will not be submitted to the City Council until the Developer has submitted all of the documents indicated in the “Final Approval of Tract Map Checklist” in the Development Plan Check and Procedures Manual (28) days prior to the city council meeting at which the final map will be considered for final approval by the City Council.
18. FEE AMOUNTS
The Developer will be required to pay the applicable development impact fees and project processing fees due in connection with this subdivision. The fee shall be the amount in effect at the time the fee is required to be paid.
19. VEHICLE ACCESS
Prior to or with the submittal for the first plan check of the tract improvement plans and final map, the Developer shall submit for review and approval a traffic control plan for providing safe entry
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to and exit from the site. The purpose of the plan is to ensure that there will be safe entry and exit by construction and other vehicles prior to the installation of the required permanent street improvements.
Access to the development by construction equipment, material delivery and other heavy loads shall be limited by the Developer to the following route:
I-580, Isabel Avenue, Portola Avenue
Such heavy loads will not be allowed on existing residential streets in the vicinity of the development.
The wheel-loading on the above routes shall not exceed State load limits.
20. PHASING
The developer is proposing to file multiple final maps for the project. Per the Tentative Map for Tract 8659, the first final map will subdivide the project to create parcels for future tentative maps. The first final map will also create the primary backbone streets and infrastructure to serve the entire project. The Developer has also proposed to construct the required on-site and off-site master infrastructure improvements as set forth in the Development Agreement, in two phases, which generally proceed as follows (please refer to Development Agreement for the particular sequencing requirements):
Phase 1:
a) Backbone Infrastructure - On-site streets, utilities and amenities b) Off-site improvements on Isabel Avenue, North Canyons Parkway, Campus Hill Drive, Shea Center Drive and Gateway Avenue and Portola Avenue
c) Caltrans Embankment Landscaping
d) Law Enforcement Assets located on or within City infrastructure Phase 2:
a) Neighborhood Park
b) Neighborhood Plazas
c) Law Enforcement Assets located on or within Phase 2 improvements FL:DES
VTTM 8659 (SUB22-008) Harridge - Isabel Crossings
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INSP Policy Table
Land Use
Goal/Policy Whether the Project is consistent and an explanation. If the policy is not applicable, it is marked N/A.
G-LU-1: Provide a mix of residential, neighborhood-serving commercial, and office uses that supports transit ridership in both commute directions and support a vibrant and livable neighborhood.
P-LU-1: Establish a new Main Street through the center of the Planning Area that accommodates neighborhood-serving
businesses and places for social gathering ,and helps create a sense of place for the Isabel Neighborhood.
Consistent. The Project includes construction of a new
commercial Main Street in the central portion of the Planning Area with commercial retail and other commercial uses on the ground floor for future neighborhood-serving businesses and commercial uses, as well as adjacent town squares and a neighborhood park for social gatherings to help create a sense of place for the Isabel Neighborhood.
P-LU-2: Require buildings with Ground Floor Retail/Overlay Flex Space on Main Street between Constitution Drive and Portola Avenue to provide active ground floor uses facing Main Street that are publicly accessible and that generate walk-in clientele.
Consistent. The Planning Area no longer has a Constitution Drive.
However, Parcels C2-A, C1-B, and S-1 adjacent to Main Street between Gateway Avenue and Portola Avenue will have ground floor active uses, including a grocery store and retail spaces, to generate walk-in clientele and create a walkable neighborhood where housing and jobs are located in close proximity.
P-LU-3: Establish a neighborhood-serving retail center anchored by a grocery store. This center shall:
• Be visible and accessible from the Valley Link station and Main Street; and
• Incorporate a major public space such as a plaza or park.
Consistent. As discussed above, the Project will have ground floor retail stores and a grocery store/ food hall along Main Street, as well as adjacent open space town squares, connecting
pedestrians to the proposed Valley Link Station a short walking distance away.
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P-LU-4: Allow live/work units in the Neighborhood core as an option for increasing both housing alternatives and business opportunities, particularly before the retail market matures:
• Up to 20 percent of the ground floor frontage on each block of Main Street may be live/work units. These units may be converted entirely to a commercial use. The ground floor of these units are required to be active non-residential uses such as retail or flex space (cannot become residential) per the Retail/Flex Space Overlay development standards.
• Live/work units located in the Ground Floor Retail / Flex overlay on Main Street shall be designed to meet the ground floor retail design standards and guidelines (Chapter 5, Urban Design) and Building Code standards for retail uses.
• Live/work units located within residential areas not located on Main Street must be located adjacent to a public street and may not be converted entirely to a commercial use. These units must remain in residential use, with the option to also operate a business within the unit.
• Live/work units shall count as one unit for the purposes of density calculation, open space requirements, and tracking housing. The density calculation shall be based on the underlying residential zone.
– The City will require a Zoning Clearance for businesses operating in live/work units within the Ground Floor Retail / Flex overlay. – The non-residential ground floor use of Live/work units within the Ground Floor Retail / Flex overlay shall adhere to the City’s HOP standards with the following exceptions:
1. Do not require commercial uses to be clearly incidental and secondary to the residential use;
2. May have in-person contact with clients, customers or employees at the residence;
3. May store up to 250 cubic feet of supplies/ stock/merchandise in the unit;
N/A. The Project does not propose live/work units.
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4. May employ people who do not live in the live/work unit;
5. May have visible signage on vehicles and at the unit, subject to the Ground floor Retail signage standards (Chapter 5, Urban Design);
6. May have one commercial grade vehicle associated with the business; and
7. May include photography studios and retail/ wholesale sales of products as permitted business types.
P-LU-5: Encourage the continued operation of, and investment in, existing business park, light industrial, and commercial uses.
Consistent. The Project includes commercial uses on the ground floor along the new proposed commercial Main Street, which will be able to support uses that support the neighboring business park and commercial uses.
P-LU-6: Ensure that land uses are compatible with existing residential uses and minimize conflicts between adjacent land uses with respect to scale, safety, noise, privacy, and other potential nuisances and hazards.
Consistent. The Project proposes 1,299 residential units, residential amenities, 2.13 acres of town squares, pocket plazas, and a neighborhood park, as well as a grocery store and retail spaces that support the existing and future residential uses. The Project is designed to be compatible with the existing residential uses and would not pose potential nuisances and hazards to the existing communities.
P-LU-7: Plan the provision of high quality, cost effective child care facilities are provided throughout the Neighborhood.
• Encourage new residential, office, and mixed use developments to incorporate child day care facilities early in the site planning and design process.
• Consider applying regulatory and/or financial incentives to support child care centers close to the Valley Link station to serve commuters.
• Partner with other public agencies such as Alameda County, N/A. Small and Large Family Day Cares, Day Care Centers are a permitted use in all residential districts within the Project site. Day Care Centers are additionally permitted in the ground floor retail/flex overlay space and allowed through a Zoning Use Permits in all other commercial zones.
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non-profit organizations, and private child care providers to leverage resources and assist with planning efforts.
P-LU-8: The City shall encourage property owners to collaborate and prepare Master Plans by residential subarea. (Refer to Figure 2-3 for the subarea map.) For the purposes of this Specific Plan, Master Planning shall mean the subdivision and/or site plan design review application of at least one entire subarea. If Master Planned, residential densities may be averaged or distributed across the subarea rather than calculated at the parcel level, provided that the Master Plan complies with:
1. The target subarea unit count and the performance measures identified in Table 2-6; and
2. All other applicable development and design standards for the land use.
If Master Planning more than one subarea, the densities may be averaged or distributed across those subareas. The City may consider a unit count lower than the average subarea unit count within a Master Plan, if there are demonstrated, significant regulatory, environmental, or other constraints within the subarea, as determined by the Director.
Consistent. The Project encompasses subareas 3b and 3c
subareas and proposes 1,299 dwelling units across the two subareas. Table 2-6 expects a minimum of 1,236 dwelling units to be constructed across the two subareas, and the Project meets or exceeds this requirement.
P-LU-9: Retail/Flex Space Overlay on the BART property north of I580 is diagrammatic on Figure 2-1. As the Plan is implemented, the Overlay shall apply to all building frontages along the Isabel Path between the north end of the Valley Link pedestrian bridge and Isabel Avenue.
Consistent. The project proposes a grocery store or food hall on Parcel S1, a town square (Parcel TS), and two pocket plazas (Parcels C2-C and C1-C) directly north of Isabel Avenue, and it proposes additional ground floor retail spaces along Main Street and a neighborhood park on Parcel N3-B. The Retail/Flex Space Overlay areas on Parcels C2-A, C1-A, S1, and the town square and
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parks, would create a walkable environment for pedestrians traveling between Isabel Avenue and Portola Avenue.
P-LU-10: Allow mobile food vendors to operate in non-residential areas within the Isabel Neighborhood with a Temporary Use Permit (TUP), subject to the following regulations:
• Mobile food vendors are responsible for providing a solid waste receptacle and maintaining a clean environment around their facility.
• No loud music.
• No blocking driveways or taking up more than two spaces in private parking lots.
• Mobile food vendors must provide copies of relevant permits from the Alameda County Health Department and obtain a City of Livermore Business License, as part of the TUP application. • The TUP shall identify the locations in which vendors would be allowed to locate and during which hours of the day (between 8:00 AM and 9:00 PM, for example).
• The TUP shall be effective for one calendar year with no limit on the number of days in which it can operate. Each TUP shall be subject to annual renewal.
• There may be up to 10 active TUPs for the Isabel Neighborhood at any point in time. This number may be reduced by the Community Development Director when the Neighborhood
Commercial uses and Main Street commercial uses begin to open.
• The requirement for a TUP would not apply to mobile food vendors that are part of special events such as festivals and farmer’s markets, which would require a Special Event Permit.
As specified in the Development Agreement, the Project will provide Temporary Commercial Activation prior to the
Commercial Block construction. Temporary Commercial
Activation may include farmers markets, food trucks, mobile vendors, and other community-serving uses..
G-LU-2: Protect scenic views to the extent possible and create new view corridors from within the Planning Area.
Consistent. Although the mixed-use commercial buildings may block hillside views from Interstate 580, as ministerially allowed by state law, the Project proposes a neighborhood park, town square, and two pocket plazas, as well as a recreation center.
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These features contribute to the creation of new view corridors within the Planning Area to nearby hillsides. The heights of the Project buildings are designed and oriented to protect views.
P-LU-11: In areas exempt from the Scenic Corridor Policy height limits, certain architectural elements may exceed the established height limits by up to 10 feet. Examples of allowable architectural elements include:
• Church spires, cupolas, dormers, chimneys, and vents; • Television and radio receiving antennas; and
• Wireless telecommunication facilities and associated screening (subject to Section 6.02.100 of the Livermore Development Code) Consistent. The Project proposes three-story townhomes over the majority of the Site with central mixed-use buildings, including the five-story building over the proposed grocery store/food hall on Parcel S-1. The Project does not propose any designs that would be incompatible with or significantly obstruct views from the surrounding neighborhoods. The taller buildings proposed within the Project are located to the south along Isabel Avenue or along Main Street, where higher intensity developments are expected and planned for in the INSP.
P-LU-12: The Isabel Neighborhood shall be exempt from the “Special Height Regulations” in Section 4.02.040 of the Livermore Development Code.
Consistent.
P-LU-13: The Core, East Airway, and Portola areas, as identified on Figure 2-4, are exempt from the City’s existing Scenic Corridor policies as defined in the Community Character Element of the Livermore General Plan. Maximum building height above mean sea level for these three areas are established by Figure 2-4. All other buildings proposed on this site remain subject to the Scenic Corridor Policy. Any buildings outside of the exception area remain subject to the Scenic Corridor Policy, or the prescribed height limits in the Plan area, whichever is more restrictive.
Consistent. The Project is consistent with the maximum building height above mean sea level as established by Figure 2-4. The Project proposes to exceed the applicable height limits in portions of Planning Areas C2-A, C-5, S-1, and S3-B; however, the Project has requested a “waiver or concession” under to the State Density Bonus Law for additional height in these locations. The areas where additional height is provided are located internal to the Project Site or near Isabel Avenue where the additional height, which is not substantial, would not block key views for neighboring properties in locations where higher development intensity is planned by the INSP.
P-LU-14: Development on all sites subject to Federal Aviation Regulations Part 77 must demonstrate compliance with the height limits established for airspace protection.
Consistent. The Project would comply with Federal Aviation Regulations Part 77. The Project has reviewed with FAA’s Obstruction Evaluation Group the proposed heights of the proposed buildings, who have indicated that the proposed height would not pose a hazard to air navigation or require further analysis. The Project would only be required to notify the FAA five days after the construction reaches its greatest height.
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P-LU-15: Residential buildings shall be within the following ranges:
2-3 stories for Transition, 2-4 stories for Village, 3-5 stories for Center, and 3-6 stories for Core.
Consistent. The residential buildings the Project proposes are primarily three-story townhomes that comply with applicable INSP standards pursuant to the approved master plan. The Project proposes a four-story mixed-use building on Parcel C1-B and fivestory mixed-use buildings on Parcel C2-A in the central area of the Project Site, where the additional height is expected and planned for in accordance with applicable INSP standards pursuant to the approved master plan. The Project’s proposed mixed-use
buildings that are five or six stories tall in Planning Areas S3-A, S3- B and S-1 are consistent with applicable INSP standards pursuant to the approved master plan.
P-LU-16: For Office, Office Core, General Commercial, and Business Park uses, maximum building height may be increased to 55 feet with a CUP if in compliance with Scenic Corridor policy.
N/A. The Project does not propose standalone commercial buildings. All commercial uses are within mixed-use residential and commercial buildings.
G-LU-3: Provide a variety of public open spaces and common areas within residential developments.
Consistent. The Project proposes a recreation center, a neighborhood park, two pocket plazas, and a town square within the proposed residential development.
P-LU-17: Ensure that all new development provides ample landscaped areas, private open space, common open space, and publicly accessible open space. Up to 10 percent of the common area requirement may be satisfied through the provision of common indoor areas.
• When provided as Ground-floor Retail/ Flex space, these indoor spaces may not be converted to commercial use if utilized in the calculation of open space requirements – unless new common area is provided in kind as a replacement.
Consistent. The Project provides 5.42 acres of common open space, including playgrounds, community gardens, pocket plazas,and trails, and it provides 16,262 sf of indoor amenity space and 83,317 sf of private open space. The Project provides a total of 319,614 sf of open space for 1,299 dwelling units, an average of 246 sf of open space per dwelling unit, which exceeds applicable INSP and code requirements.
P-LU-18: New development under the Isabel Neighborhood
Specific Plan shall fund the cost of ongoing maintenance and replacement for all new City landscape and open space assets.
Consistent. The Project would construct and maintain
landscaping and open space within the Project boundary.
P-LU-19: For residential project sites that are one acre or less, required common open space may be provided on-site or off-site.
Any open space provided off-site must be located within the Isabel Neighborhood Specific Plan area.
N/A. The Project exceeds one-acre in size.
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P-LU-20: For residential project sites greater than one acre and located adjacent to a neighborhood park (including across a public street), up to 25 percent of the required common open space may be satisfied through payment of an in-lieu fee.
N/A. The Project would exceed the required open space and would not need to satisfy open space requirement through payment of an in-lieu fee.
P-LU-21: Required landscaping, common open space, and
publicly accessible open space areas may be located within required setbacks provided that these areas are appropriately designed to be used as common open space.
Consistent. The Project would provide landscaping and open space throughout the Project area, including within setbacks.
P-LU-22: Site plans must incorporate pathways to the larger street network, and, where feasible, the open space and trails network.
Consistent. The Project includes new streets, open space, and pedestrian trails.
G-LU-4: Encourage preservation of existing farmland under conservation easements and mitigation for the loss of
important
farmland.
N/A. The Site does not have existing farmland.
P-LU-23: Preserve land north of I-580 in the Planning Area that is classified as Farmland of Statewide Importance or Unique Farmland by the California Department of Conservation Farmland Mapping and Monitoring Program.
N/A.
P-LU-24: The City recommends that development of the BART site provide compensatory mitigation, per the BART to Livermore Extension EIR. To the maximum extent feasible, compensatory mitigation should be implemented in Eastern Alameda County at sites immediately adjacent to the area of the Valley Link project impacts. If this is not acceptable to Resource Agencies, other properties in North Livermore and Doolan Canyon (within unincorporated Alameda County) offer many opportunities.
Potential mitigation areas that are farther from the Valley Link to Livermore Extension project footprint but still within Eastern Alameda County include: Altamont Hills, Greenville Road, and South Livermore.
N/A.
P-LU-25: Open space preservation should prioritize land that is adjacent to urban growth boundaries and/or existing easements, in order to create and protect wildlife corridors.
N/A.
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P-LU-26: The City shall work with Valley Link, and Alameda County to leverage other resources for farmland preservation to maximize the value of the mitigation and benefits to North Livermore.
N/A.
P-LU-27: Development of the Gandolfo property shall acquire Prime farmland at a 1:1 ratio of compensatory mitigation under permanent easement.
N/A.
G-LU-5: Support a diverse housing stock that provides options for students, seniors, low-income families, first-time
homebuyers, and people with disabilities.
Consistent. The 1,299-dwelling-unit Project proposes to provide 363 affordable units, which is 28% of the total units provided, and 103 more affordable units than would otherwise be required by the IHO and the INSP including a complete range of affordability levels from very low income to moderate income housing, thus providing housing options for a broad array of persons. The Project also includes market rate and affordable for-sale units.
P-LU-28: Assist Las Positas College with pursuing opportunities for student and faculty housing projects.
N/A.
P-LU-29: Each product type within new residential developments shall provide at least two unit types which differ in the number of bedrooms.
Consistent. The Project proposes at least two unit types on each Planning Area within the Project Site.
P-LU-30: For residential projects with at least 10 dwelling units, 10 percent of the units must adhere to principles of Universal Design.
Any fraction greater than or equal to 0.50 shall be rounded up to nearest whole number. No additional unit shall adhere to principles of Universal Design for a fractional unit of less than
0.50. Such features include but are not limited to:
• Entrances without steps and a flat or very low threshold – • living space on one floor or stair landings big enough to accept lifts –
• wide interior doors, hallways, and alcoves, and
• clear floor space in kitchens and bathrooms. All residential development shall comply with the California Building Code for accessibility.
Consistent. The Project’s housing units adhere to the principles of Universal Design, maximizing access for all persons through ground floor access points, wide walkways and access points, and open floor plans, among other elements. Additionally, the Project would comply with ADA requirements to ensure that at least 10% of the apartments have hallways, kitchens, and bathrooms that are ADA accessible.
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P-LU-31: Residential projects may achieve a density bonus consistent with the Livermore Development Code density bonus provisions.
Consistent. The Project requests incentives and waivers pursuant to the State Density Bonus Law (but not additional density).
P-LU-32: Encourage the construction of single room occupancy, studio, and accessible units.
Consistent. The Project proposes studio or one-bedroom units on Parcels C1-B, C2-A, S1, S3-A, and S3-B and will comply with Universal Design principles and ADA accessibility requirements.
G-LU-6: Promote the production of affordable for-sale and rental units and mixed-income developments such that at least 25 percent of all new units at build-out are offered at below-market rates, in order to provide affordable housing opportunities for rent and ownership in the Isabel
Neighborhood and to take advantage of the strong connection between transit use and affordable housing.
Consistent. The 1,299-dwelling-unit Project proposes to provide 363 affordable units, which is 28% of the total units provided, and 103 more affordable units than would otherwise be required by the IHO and the INSP.
P-LU-33: All new residential development shall comply with the City’s Inclusionary Ordinance (Section 10.06.050 of the Livermore Development Code), except that at least 20 percent of units for each project shall be affordable (i.e., offered at below-market rates). The affordable housing units for for-sale residential subdivisions must be sold to moderate and median-income households. Of the total number of for-sale dwelling units (20 percent) set aside, at least five percent (5%) shall be reserved for sale to median-income households with the balance set aside for moderate-income households. Whenever the inclusionary
requirement results in a fractional unit(s), the fractional unit(s) shall be combined and provided as median-income units. For example, a 110unit for-sale residential development would be required to provide 15 percent, or 16.5 units, at the moderateincome level and 5 percent, or 5.5 units, at the median-income level. Therefore, 16 units shall be provided at the moderateincome level and 6 units shall be provided at the median-income level.
The affordable housing units for rental residential projects must Consistent. The 1,299-dwelling-unit Project proposes to provide 363 affordable units, which is 28% of the total units provided, and 103 more affordable units than would otherwise be required by the IHO and the INSP.
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be designated or reserved for rent to very-low-, low-, median, and moderate-income households. Of the total number of rental dwelling units (20 percent) set aside, at least six percent (6%) shall be reserved for rental to very-low income households, four percent (4%) shall be reserved for rental to median-income households, and three percent (3%) shall be reserved for rental to moderate-income households. Whenever the inclusionary
requirements results in a fractional unit(s), the fractional unit(s) shall be combined and provided as
very-low-income units. For example, a 110-unit rental residential development would be required to provide 6 percent, or 6.6 units, at the very-low income level; 7 percent, or 7.7 units, at the lowincome level; 4 percent , or 4.4 units at the median-income level; and 3 percent, or 3.3 units, at the moderate-income level. The combined fractional units equates to two units that shall be provided as very-low-income units. Therefore, 8 units shall be provided at the very-low income level, 7 units shall be provided at the low-income level, 4 units shall be provided at the medianincome level, and 3 units shall be provided at the moderateincome level.
Under the City’s Inclusionary Ordinance, affordable housing units shall be built on site and integrated within new residential developments unless the City Council approves an alternative method of compliance. For projects that utilize land dedication as a compliance method, the dedicated land must be located within the Isabel Neighborhood area and equivalent in actual value to the affordable units it is replacing.
P-LU-34: Coordinate with BART to maximize affordable housing on BART-owned property north of the Valley Link station and achieve their goal of at least 20 percent affordability.
N/A. The Project Site is not owned by the San Francisco Bay Area Rapid Transit District/ BART. However, the Project is providing 28% of the dwelling units as affordable units.
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P-LU-35: Establish a program to reduce the development cost of affordable units. For example, adopt flexible parking standards for the Core and Center land use categories to reduce housing costs associated with excess parking (see parking ratios and policies in Chapter 3, Transportation).
N/A.
P-LU-36: Pursue grant opportunity funds for transit-oriented development such as those using cap and trade funds (i.e., the Affordable Housing and Sustainable Communities program).
N/A.
P-LU-37: Use Affordable Housing Fund subsidies as appropriate to:
• Acquire land for affordable housing in the Isabel Neighborhood. • Partner with property owners and non-profit developers to develop affordable and mixed-income projects.
• Match funding from state and federal sources for affordable housing projects.
• Support non-profit organizations that convert units from marketrate to below-market rate. • Subsidize infrastructure costs for affordable housing projects.
N/A.
G-LU-7: Minimize the involuntary displacement of existing residents resulting from increased property values after the Valley Link project.
N/A. The Site is currently vacant and contains no existing housing units.
P-LU-39: Develop an anti-displacement strategy in the event of rapidly rising rents after the opening of the Isabel Valley Link station. This may include providing rental assistance for long-time residents of nearby neighborhoods (within one mile of the Valley Link station).
N/A.
P-LU-40: Leverage the home repair program or establish a new program to help preserve the mobile home parks near to the Isabel Neighborhood.
N/A.
G-LU-8: Advance economic development goals of the City
through a coordinated strategy for the Isabel Neighborhood.
Consistent. The Project would construct 1,299 dwelling units including 363 affordable units, ground floor commercial space,
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and a grocery store, which would advance the economic
development goals and housing goals of the City.
P-LU-41: Assist new businesses with locating in the Planning Area, and support existing businesses with retention and expansion efforts.
Consistent. The Project provides approximately 75,000 square feet of new commercial area, which is proposed to include grocery, restaurant, general retail, and office uses, among other potential allowed commercial uses.
P-LU-42: Work with local businesses, civic organizations, schools, and other local groups to establish and implement programs that foster a sense of community and make the Isabel Neighborhood an interesting place to live, work, and visit. Examples include events featuring local creative industries such as food, art, music, artisanal products and beer, wine and spirits tasting.
N/A. The Project is still in the pre-development stage and thus cannot yet establish public cultural programs. However, the Project proposes a robust public art program, includes ample public open space for social gatherings, activities and events and includes temporary commercial activation spaces during build out that would attract foot traffic and support a variety of local businesses and vendors.
P-LU-43: Help connect businesses to the Valley Link station through existing and emerging transportation technologies.
Consistent. The Project proposes ground floor commercial spaces along Main Street, which is an easy walking distance from and would thus enhance the walkability between Portola Avenue and the proposed future site of the Valley Link station. The Project also proposes enhanced crosswalks crossing Portola Avenue where the station is proposed to be located to improve pedestrian access and safety. The enhanced walkability through the Project Site would help connect businesses to the Valley Link station.
P-LU-44: Support employment opportunities including but not limited to job training programs, such as State of California approved Joint Labor Management Apprenticeship Programs, for Livermore residents of all skill levels to ensure the benefits of regional rail and transit-oriented development investments are spread among the entire community.
Staff has encouraged the Developer to work with local trades and labor organizations. As of the preparation of this report, the Developer is actively negotiating with labor groups for participation in Project construction.
P-LU-45: Promote construction workforce outcomes such as local hire, paying area standard wages and employing youth and employing youth and at-risk workers who are enrolled in State of California approved Joint Labor/Management Apprenticeship Programs.
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P-LU-46: Encourage the use of a local construction workforce who are paid area standard wages. See P-IMP-8 regarding the use of Community Workforce and Training Agreements.
P-LU-47: Allow for a mix of office space and land use types and flexible retail requirements that can respond to changing economic conditions and business needs overtime.
Consistent. The Project is designed with flexible retail spaces on the ground floor along Main Street and Gateway Avenue. The retail spaces are designed to be flexible so that they can respond to the changing economic conditions and business needs over time serving a variety of commercial uses.
P-LU-48: Require new large-scale industrial, warehouse and distribution uses that require outdoor storage to locate outside the Planning Area, in more appropriate parts of Livermore such as the Oaks Business Park and the east side of Livermore.
N/A. The Project does not propose any large-scale industrial, warehouse, or distribution uses.
G-LU-9: Establish the Innovation Hub as a dedicated space for attracting, growing, and retaining innovation-oriented
companies.
N/A.
P-LU-49: Support the development of a campus environment that includes Class A offices, flexible/collaborative work spaces, common areas, business support services, and shared amenities.
This may include assistance with assembling land or master planning, or subsidizing programs or amenities.
N/A.
P-LU-50: Utilize the latest communication infrastructure in the Innovation Hub.
N/A.
P-LU-51: Pursue a shared marketing strategy, business
association, and/or maintenance district in coordination with Innovation Hub tenants and property owners.
N/A.
P-LU-52: Encourage collaboration between Innovation Hub tenants and Las Positas College, existing/new businesses, and/or the Labs.
N/A.
Transportation
G-TRA-1: Develop a street network that implements the land use diagram and is sized to meet projected demands for
vehicle travel.
Consistent. The Project would construct several new internal and connector streets through the Site, including A Street, B Street, C Street, Gateway Avenue, and Main Street to meet projected demands for vehicle travel.
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P-TRA-1: Create a walkable street grid within a half-mile radius of the Valley Link station (Neighborhood core area).
• Block sizes within this area should range from 300-400 feet, with a maximum length of 600 feet. Where block lengths exceed 400 feet, mid-block crossings shall be installed.
Consistent. The Project proposes a town square, pocket plazas, a neighborhood park, and various ground floor commercial spaces and a grocery store along Main Street, creating an active street frontage and a walkable neighborhood in close proximity to the Valley Link Station. While some of the block sizes exceed 300 feet, the Project is designed with multiple pedestrian entrances along the frontages so that the streets would be safe and provide ample access for pedestrians.
P-TRA-2: For the purposes of development associated traffic studies, road improvement design, and capital improvement priorities, the upper limit of acceptable service at signalized intersections shall be mid-level D, except at the following intersections near the freeway, which shall be LOS E:
• Airway Boulevard/North Canyons Parkway
• Airway Boulevard/I-580 westbound ramps
• Airway Boulevard/I-580 eastbound ramp-Kitty Hawk Road • Isabel Avenue/Portola Avenue
• Isabel Avenue/I-580 westbound ramps
• Isabel Avenue/I-580 eastbound ramps
• Isabel Avenue/Airway Boulevard
Consistent. The Project would provide improvements along Isabel Avenue and Portola Avenue adjacent to the Site, as well as establish new streets within the Project Site and comply with this requirement. As set forth in the Project’s Focused Traffic Study, the Project complies with the applicable Level of Service
requirements.
G-TRA-2: Establish a comfortable, safe, and efficient network for pedestrians and bicyclists.
Consistent. The Project contributes to the bicycle network through the construction and contribution to of a variety of new Class II and IV proposed bicycle lanes along Isabel Avenue, Portola Avenue and Campus Hill Drive. The Project also creates a walkable central street that will be safe for and provide facilities for bicyclists along Main Street through the use of ground floor commercial spaces, a grocery store, and various open spaces.
The other streets within the Project Site would be smaller residential streets designed to be safe for pedestrians and bicyclists.
P-TRA-3: Connect existing uses, new development, the Main Street, Valley Link station, bus stops, parks, natural areas, Las Consistent. The Project would provide sidewalks, bicycle and pedestrian trails, and code required bicycle parking spaces to
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Positas College, and other key destinations with sidewalks, pedestrian and bicycle trails, and bicycle facilities.
connect the proposed development, the Main Street, with existing uses and the Valley Link Station.
P-TRA-4: Create a continuous trail loop within the Isabel Neighborhood and links to the regional trail network outside of the Planning Area.
• Partner with LARPD, East Bay Regional Parks District, and Alameda County to identify funding opportunities.
• Advocate for a pedestrian and bicycle trail as the top priority for the bicycle connection along the future North Canyons Parkway/ Dublin Boulevard extension, followed by a buffered bike lane as a second priority (as opposed to a traditional Class II facility).
Consistent. The Project proposes sidewalks and pedestrian trails that would provide safe pathways for pedestrians and bicyclists within the Project Site and connect them to the regional trail network outside of the Project Site and the new external bike lanes provided by the Project.
P-TRA-5: Design pedestrian and bicycle trails to be highly visible and accessible from adjacent development.
• Any fencing along trails should be as low and visually permeable as possible, such as three-foot high split rail fencing. • Allow and encourage property owners to provide direct access to trails that abut their properties through the installation of access gates where fencing currently exists.
• Work with property owners and Zone 7 to address safety, security, and maintenance in selecting access points and designing fencing.
Consistent. The Project’s proposed sidewalks and trails would not be fenced in as the fences would detract from the usability of the sidewalks and the trails; however, the sidewalks and trails would be highly visible and accessible from the Project and would be internal and along the perimeter of the Project Site.
P-TRA-6: Provide pedestrian bridges and under-crossings to enhance the connectivity of the trail network and provide direct access to the Valley Link station.
• Orient pedestrian bridges to be as short, direct, and publicly visible as possible.
N/A.
P-TRA-7: Provide multiple safe bicycle and pedestrian crossings of I-580 within the Isabel Neighborhood.
• Encourage Valley Link station pedestrian bridges to be available for non-Valley Link patron use when the station is open.
N/A. The Project does not cross I-580.
P-TRA-8: Provide four-legged crosswalks at new signalized or stopcontrolled intersections.Consistent. The Project would provide four-legged crosswalks at new signalized intersections at the Isabel Avenue and Gateway Avenue, and Isabel Avenue and A Street intersections.
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P-TRA-9: Implement on-street improvements such as new
crosswalks and bike lanes to enhance the safety and convenience of walking and biking in the outer portions of the Planning Area and to provide interim connections along the proposed trail loop before major off-street improvements are in place. Consider adding on-street markings to more clearly show the path of bicycle travel on and near freeway interchanges.
Consistent. The Project provides high visibility crosswalks and both on and offsite new bike lanes within and around the Project Site that connect the Site to the regional bicycle trial network.
P-TRA-10: Provide bicycle parking areas at trailheads and major destinations at major intersections.
Consistent. The Project would provide crosswalks and bike lanes within and around the Project Site in addition to provide bicycle parking areas, including bike parking adjacent to the proposed onsite trail.
P-TRA-11: Incorporate traffic calming measures to slow vehicle speeds and increase the visibility of pedestrian crossings.
Consistent. The Project’s proposed streets have been designed with vehicle speed and pedestrian/bicyclist safety in mind to create a safe environment for pedestrians and bicyclists, including through the provision of stop signs, signalized intersections, protected crosswalks, and signage.
P-TRA-12: Coordinate implementation of the planned trail, pedestrian, and bicycle improvements with the City’s adopted Bicycle, Pedestrian, & Trails Active Transportation Plan. • Improvements to existing major streets in the Planning Area shall refer to the adopted Bicycle, Pedestrian, & Trails Active Transportation Plan for specific bicycle facility type, sidewalk improvements, and crossing improvements.
• The design of new streets should refer to the Bicycle, Pedestrian, & Trails Active Transportation Plan for specific design considerations related to the bicycle, pedestrian, and trail network and street crossings.
Consistent. The Project would provide on and offsite bicycle trails and pedestrian pathways.
P-TRA-13: Require development to meet the on-site bicycle parking requirements listed in Table 3-3. Development
applications shall show bicycle parking on site plans, including spaces to be provided within garages of individual dwelling units.
Bicycle stalls shall meet the following
requirements:
Consistent. The Project provides code required bicycle parking spaces and bicycle facilities.
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• Stalls shall be capable of supporting a bicycle in an upright or hanging position and enable a user to lock his or her bicycle to such a device.
• The areas containing stalls shall be surfaced with hardscape or paving.
• When located within a parking area, stalls shall be protected by curbs, fences, planter areas, bumpers, or similar barriers for the mutual protection of bikes, automobiles and pedestrians, unless deemed by the City to be unnecessary.
• Where required, “secured, covered” bicycle parking may include garages, lockers, storage rooms, or fenced areas with restricted access.
• Publicly accessible bicycle parking may include uncovered racks.
G-TRA-3: Provide safe, convenient access to and from the Valley Link station by all transportation modes.
Consistent. The Project proposes enhanced crosswalks crossing Portola Avenue where the station is proposed to be located to improve pedestrian access and safety. The enhanced walkability through the Project Site would help connect the Project to the Valley Link station for easy and safe pedestrian access.
P-TRA-14: Encourage Valley Link station infrastructure to be integrated into the Neighborhood’s circulation and land use networks.
N/A.
P-TRA-15: Prioritize pedestrian safety when designing roadways serving the Valley Link station.
N/A.
P-TRA-16: Support direct, comfortable, shaded, safe, visible, and well-lit walking paths between the Valley Link platform and surrounding development.
N/A.
P-TRA-17: Support the research, piloting, and deployment of emerging technologies and new services such as real-time parking availability signage, real-time bus arrival updates, and rideshare matching.
N/A.
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P-TRA-18: Work with Valley Link to ensure adequate bicycle parking at the Isabel Valley Link station and to consider bicycle needs when designing elevators.
N/A.
G-TRA-4: Reduce dependency on vehicle travel and congestion on neighborhood streets to create a safer, cleaner
neighborhood environment.
Consistent. The Project provides bicycle parking spaces and creates pedestrian sidewalks and walkways to reduce the dependency on vehicle travel and congestion within and around the Project Site. By locating residential homes near the Valley Link Station and onsite and offsite job opportunities, the Project further contributes to the reduction of vehicle dependency within the City.
P-TRA-19: Employ a range of Transportation Demand Management (TDM) strategies to help make alternative modes of transportation as convenient, affordable, and safe as solo driving. Strategies include sponsored transit passes, parking cash-out programs, sponsored rideshare programs, bicycle commuter tax
reimbursement, and bikeshare programs.
N/A.
P-TRA-20: Design the street network to minimize cut-through vehicle traffic in residential areas.
Consistent. The Project’s proposed internal streets have been carefully planned to minimize cut-through vehicle traffic in residential areas and maximize pedestrian traffic in areas with ground floor commercial spaces and parks.
P-TRA-21: Continue working with transit operators, developers, technology providers, corporate shuttles, Transportation Network Companies, bike share operators, and other entities to minimize neighborhood impacts, and reduce private car ownership need and parking demand.
N/A.
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P-TRA-22: With the exception of business park and general commercial users outside of the Core Area (generally bound by I580, Collier Canyon Road, Portola Avenue, and the seasonal drainage running south from Cayetano Park), require property owners, residents, and tenants, to form a Transportation Management Association (TMA) for the Isabel Neighborhood.
Required actions shall be determined by the TMA and may include but are not limited to the following:
• Monitor and manage the vehicular and bicycle parking supply for all retail uses north of I-580, rather than on a project or site basis. • Work with LAVTA and Valley Link to alter or add bus routes and/or provide free shuttle service between the Valley Link station and major destinations such as Las Positas College.
• Establish neighborhood-wide car-sharing and/or bike sharing programs.
• Implement programs for streetscape maintenance and
beautification projects along Main Street,
Pedestrian Streets, and Bicycle Streets.
• Implement informational campaigns using brochures,
boards/kiosks, or other communication
outlets.
• Provide technical support to businesses and homeowner associations in the implementation of TDM
measures.
• Implement a wayfinding signage program for motorists, bicyclists, and pedestrians.
Consistent. The Project would comply with the TMA requirement for any TMA established pursuant to the INSP.
P-TRA-23: Require Office and Business Park projects exceeding 15,000 square feet within a half-mile of the Valley Link station to implement the following site design measures:
• Integration of passenger loading zones near the main building entrance on large sites;
• Access to electrical vehicle charging stations for 10 percent of residential parking spaces and two percent of commercial or N/A. The Project is not an office or business park project.
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industrial parking spaces;
• On-site showers and lockers for employees; and
• Preferential parking for carpools, vanpools, and low emission vehicles.